Agenda - Public Planning - 20251118Town of Aurora
Council Public Planning
Meeting Revised Agenda
Date:Tuesday, November 18, 2025
Time:7 p.m.
Location:Council Chambers, Aurora Town Hall
Meetings are available to the public in person and via live stream on the Town’s YouTube channel.
To participate, please visit aurora.ca/participation.
Pages
1.Call to Order
Note: Added items are marked with an asterisk (*).
2.Land Acknowledgement
3.Approval of the Agenda
4.Declarations of Pecuniary Interest and General Nature Thereof
5.Planning Applications
The Mayor will introduce the procedure that will be followed during the meeting.
5.1 PDS25-110 - Application for Official Plan Amendment and Zoning By-law
Amendment, 6768148 Canada Ltd., 16003 Yonge Street and 219 - 257
Old Yonge Street, Pt Lots 1, 2, 3 and 4, Plan 461, File Number: OPA-2025-
03; ZBA-2025-04
1
That Report No. PDS25-110 be received; and1.
That comments presented at the statutory Public Planning
meeting be addressed by Planning and Development Services in
a report to a future Committee of the Whole meeting.
2.
*5.1.1 Staff Presentation 28
*5.1.2 Applicant Presentation 39
6.Confirming By-law
6.1 By-law Number XXXX-25 - Being a By-law to confirm actions by Council 61
resulting from a Council Public Planning meeting on November 18, 2025
7.Adjournment
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Public Planning Report
No. PDS 2 5 -110
Subject: Application for Official Plan Amendment and
Zoning By-law Amendment
6768148 Canada Ltd.
16003 Yonge Street & 219 - 257 Old Yonge Street
Part Lots 1, 2, 3 and 4, Plan 461
File Number: OPA-2025-03; ZBA-2025-04
Prepared by: Antonio Greco, Senior Planner
Department: Planning and Development Services
Date: November 18, 2025
Recommendation
1. That Report No. PDS25-110 be received; and
2. That comments presented at the statutory Public Planning meeting be addressed by
Planning and Development Services in a report to a future Committee of the Whole
meeting.
Executive Summary
The purpose of this report is to provide Council and members of the public with
background information on the proposed Official Plan Amendment (OPA) and Zoning
By-law Amendment (ZBA) applications on 16003 Yonge Street and 219 - 257 Old Yonge
Street. The following is a summary of the development proposal:
The proposed OPA seeks to redesignate the subject lands from “Stable
Neighbourhoods” and “Community Commercial Centre” to “Medium-High Urban
Residential” and “Environmental Protection (EP)” with a Site-Specific Policy Area.
The proposed ZBA seeks to rezone the subject lands from “Rural (RU) Zone,”
“Special Mixed Density Residential (R7) Exception Zone (374),” “Community
Commercial (C4) Exception Zone (295),” and “Environmental Protection (EP)
Zone,” to “Second Density Apartment Residential (RA2) Exception Zone,”
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November 18, 2025 2 of 14 Report No. PDS25-110
“Detached First Density Residential (R1) Exception Zone,” and “Environmental
Protection (EP) Zone.”
The conceptual Site Plan demonstrates a residential development consisting of a
5-storey residential apartment that will provide a total of 148 residential units.
A preliminary review of the proposed application has been undertaken by Town
departments and public agencies, with those comments and any additional
comments from the Public Planning Meeting to be addressed prior to a
recommendation report being brought forward to Council.
Background
Location / Land Use
The proposed applications cover three individual parcels: 255 - 257 Old Yonge Street,
16003 Yonge Street and 219 Old Yonge Street. In total, the three parcels have a
combined lot area of 1.72 ha (4.27 acres), with frontages of 168m (551 ft) along Yonge
Street, 84m (275 ft) along St. John’s Sideroad and 170 metres (557 metres) along Old
Yonge Street. (Figure 1 – Location Map).
255-257 Old Yonge Street: A one-storey house constructed prior to 1954, situated on a
corner lot with a lot area of 0.70 ha (1.73 acres) and 81 metres of frontage along Yonge
Street, 75 metres of frontage along St John’s Sideroad and 76 metres of frontage along
Old Yonge Street. There is an existing driveway that connects Old Yonge Street to St.
John’s Sideroad.
16003 Yonge Street: A two-storey house constructed in the mid- to late-1850s, known as
the "Red House." The property is designated under Part IV, Section 29 of the Ontario
Heritage Act (“OHA”) through By-law 4361.02R. It was most recently used as a
restaurant from 2003 to 2016. The Red House is positioned closer to Old Yonge Street
with a lot area of 0.67 ha (1.64 acres) and approximately 61 metres of frontage along
Yonge Street and Old Yonge Street. The main vehicular access is off Yonge Street with a
secondary access off Old Yonge Street. There is also a detached garage built between
1978-1988.
219 Old Yonge Street: A two-storey house constructed c.1980s fronting onto Old Yonge
Street (31m) with a lot area of 0.36 ha (0.89 acres). There is an existing driveway on Old
Yonge Street to access this parcel. Currently, the property is being used as private
school catered to individuals with intellectual and developmental disabilities called
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November 18, 2025 3 of 14 Report No. PDS25-110
“Lighthouse – Learning and Development Centre”. A minor variance application (MV-
2015-07) was obtained in 2015 to allow for the current use of the property.
Application History
255-257 Old Yonge Street: In 1978 Council approved a site-specific Official Plan
Amendment (OPA No.3) to permit medium density residential development with heights
up to 3 storey. (Figure 2) The implementing Zoning By-law was never approved and to
date, the lands remained zoned as Rural (along Old Yonge Street) and Environmental
Protection (along Yonge Street). (Figure 4)
16003 Yonge Street: In 1979 Council approved a site site-specific Official Plan
Amendment (OPA No. 11) to permit a restaurant and bed and breakfast use while
protecting the heritage integrity and ensuring proper stormwater management was
implemented. (Figure 2) Furthermore, vehicular access was limited to Yonge Street and
Old Yonge Street be used for emergency only. The implementing site-specific Zoning
By-law was approved in 2002 and is currently zoned as C4(295) and EP along Yonge
Street. (Figure 4)
219 Old Yonge Street: There is no site-specific Official Plan policy on this parcel.
However, Council approved a site-specific Zoning By-law R7(374) with EP zoning along
Yonge Street in 2008. (Figure 4) The site-specific zoning allowed office use excluding
medical offices on this property.
OPA-2025-03 and ZBA-2025-04
A pre-consultation meeting was held with the applicant in March 2024 to discuss the
proposed applications to amend the existing Official Plan and Zoning By-law
permissions. The subject applications were received and deemed complete by the
Town in May 2025. Furthermore, the subject applications were also presented to the
Heritage Advisory Committee (HAC) on October 6, 2025. A Community Information
Meeting was held on October 22, 2025, at the Aurora Public Library.
Surrounding Land Uses
The surrounding land uses are as follows:
North: St. John’s Sideroad, inactive townhouse development applications (Biddington
Homes: OPA-2017-06 & ZBA-2017-08), followed by the 4 storey Hadley Grange
apartment.
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November 18, 2025 4 of 14 Report No. PDS25-110
South: Condominium complex containing 90 townhouse units surrounding Tara Hill
Circle and O’Hara Drive.
East: Old Yonge Street, the heritage designated property known as the “Bunker House”
(220 Old Yonge Street), and existing residential dwelling units that back onto an
extension of the Tom Taylor Trail and Atkinson Park.
West: Yonge Street, with a public pedestrian trail that parallels Tannery Creek on the
west side of Yonge Street and St. Andrew’s College just southwest of the lands.
Policy Context
Provincial Policies
All Planning Act development applications are subject to provincial policies. The
Provincial Planning Statement (PPS) provides policy direction on matters of provincial
interest. These policies support the development of strong communities through the
promotion of efficient land use and development patterns and encourage the creation
of diverse housing opportunities that capitalize on proximity to goods, services, and
transit.
The Lake Simcoe Protection Plan (LSPP) is a provincial document that provides policies
which addresses aquatic life, water quality, water quantity, shorelines and natural
heritage, other threats and activities (including invasive species, climate change and
recreational activities) and overall implementation. The subject lands are partially
located within the Regulated Area by the Lake Simcoe Region Conservation Authority
(LSRCA).
Town of Aurora Official Plan 2024
The Official Plan shapes development decisions and mange growth in the short and
long term. The following highlights some of the key Official Plan policies on these 3
parcels. (Figure 2 and 3)
As part of the Town’s new Official Plan, Yonge Street is identified as an arterial road
within the Region and will serve as the central transportation spine linking the
municipality to the north and south of Aurora (Regional Corridor). All three parcels are
within the Regional Corridor (Figure 3). Section 3.1.2 of the Official Plan recognizes the
Regional Corridor, excluding the Aurora Promenade, intensification will take the form of
low to mid-rise buildings with a maximum building height of five (5) storeys.
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The following are existing Official Plan designation and site-specific policies that were
approved prior to the implementation of the above Regional Corridor policy.
255-257 Old Yonge Street: Designated as “Stable Neighbourhoods”, the general direction
within this designation takes the form of low-density residential use. There is a site-
specific Official Plan policy (OPA no.3) which allows for medium-density residential
uses with a maximum building height of 3 storeys.
16003 Yonge Street: Designated as “Community Commercial Centre,” with a site-
specific Official Plan policy (OPA no.11). The general direction of Official Plan policy is
to reflect the existing designated heritage property known as the “Red House,” being
used as a restaurant or bed and breakfast use, provided that the structure meets
specific development and design policies that ensure compatibility with the surrounding
residential uses.
219 Old Yonge Street: Designated as “Stable Neighbourhoods”, the general direction
within this designation takes the form of low-density residential use and small-scale
intensification. No new apartment buildings shall be permitted within this designation.
Given this parcel is along a Collector Road (Old Yonge Street), the maximum height
permitted in this designation is 4 storeys.
Section 7.3 of the Official Plan outlines policies for implementing affordable housing
within all new residential developments. In accordance with the York Region Official
Plan, a minimum of 25 percent of all new residential units developed within the Town
are required to meet the definition of affordable housing.
Zoning By-law 6000-17, as amended
As shown on Figure 4, the following is a summary of the existing zoning provisions
within the Town of Aurora Zoning By-law 6000-17, as amended.
255-257 Old Yonge Street is currently zoned “Rural (RU)” and “Environmental Protection
(EP).” The RU zone permits for agriculture, greenhouses, a place of worship and a
detached dwelling. The EP zone permits a private park, recreation centre, golf courses,
athletic fields, agricultural uses, woodlands, and stormwater management ponds.
16003 Yonge Street is currently zoned “Community Commercial (C4) Exception Zone
(295)” and Environmental Protection (EP).” The C4 (295) zone permits a 95-seat
restaurant, with a minimum of 35 parking spaces and a Bed and Breakfast as an
accessory structure, with a maximum of 4 rooms and floor area of 200.0 square metres.
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November 18, 2025 6 of 14 Report No. PDS25-110
219 Old Yonge Street is currently zoned “Special Mixed Density Residential (R7)
Exception Zone (374)” and “Environmental Protection (EP).” The R7 (374) zone limits
the permitted use of the property to offices excluding medical offices, with the
exception that the basement shall only be used for accessory storage to the office use.
Reports and Studies
The Owner submitted the following documents as part of a complete application to the
proposed Official Plan and Zoning By-law Amendment applications:
Report Name Report Author
Planning Justification Report MHBC Planning
Green Development Standards MHBC Planning
Architectural Drawing Set RAW Design
Shadow Study RAW Design
Landscape Plan Brook Mcilroy
Vegetation Management Report Brook Mcilroy
Site Survey R. Avis Surveying Inc.
Urban Design Brief MHBC Planning
Sun Shadow Study RAW Design
Renderings Norm Li
Environmental Impact Study Birks NHC & Terrapex
Floodplain Analysis Report Crozier
Geotechnical Investigation & Slope
Stability Assessment
Terrapex
Hydrogeological Study Terrapex
Confirmation that a Landform
Conservation Study is not required
MHBC Planning
Phase 1 & 2 ESA Terrapex
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November 18, 2025 7 of 14 Report No. PDS25-110
Report Name Report Author
Arborist Report Cohen & Master
Functional Servicing & Stormwater
Management Report
Fabian Papa & Partners
Construction Impact Mitigation Study MHBC
Urban Transportation Considerations BA Group
Traffic Noise Feasibility Study Gradient Wind
Stage 1 & 2 Archaeological Assessment ArcheoWorks Inc. & ASI
OPR for Stage 1 & 2 Archaeological
Assessment
Ministry of Tourism, Culture and Sport
Heritage Impact Statement ERA Architects
Proposed Applications
Proposed Official Plan Amendment
In summary, the proposed Site-Specific Policy Area seeks to permit a 5-storey
residential apartment building, with a maximum density of 260 units per net residential
hectare. The designated heritage building known as the “Red House” will be relocated
from 16003 Yonge Street to 255 Old Yonge Street. As shown in Figures 5 - 7, the
applicant proposes to amend the Official Plan policies as follows:
255 Old Yonge Street:
Remove “Site-Specific Policy Area 3” from the lands
Redesignate a portion of the property from “Stable Neighbourhoods” to
“Environmental Protection”.
Amend Schedule “E” and identify the property as a Designated Heritage
Properties under Part IV of the Ontario Heritage Act.
16003 Yonge Street:
Remove “Site-Specific Policy Area 11” from the lands
Remove the property as a Designated Heritage Properties in Schedule “E”
Redesignate from “Community Commercial Centre” to “Medium-High Urban
Residential” and “Environmental Protection” with a new Site-Specific Policy Area.
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November 18, 2025 8 of 14 Report No. PDS25-110
219 Old Yonge Street:
Redesignate from “Stable Neighbourhoods” to “Medium-High Urban Residential”
and “Environmental Protection” with the same Site-Specific Policy Area as 16003
Yonge Street.
Proposed Zoning By-law Amendment
As shown in Figure 8, the applicant proposes the following amendments to the Zoning
By-law:
255 Old Yonge Street:
Rezone from Rural (RU) Zone to Detached First Density Residential (R1)
Exception Zone and Environmental Protection (EP) Zone.
16003 Yonge Street:
Rezone from Environmental Protection (EP) Zone, Community Commercial (C4)
Exception Zone (295) to Second Density Apartment Residential (RA2) Exception
Zone and Environmental Protection (EP) Zone.
219 Old Yonge Street:
Rezone from Special Mixed Density Residential (R7) Exception Zone (374) and
Environmental Protection Zone (EP) to Second Density Apartment Residential
(RA2) Exception Zone and Environmental Protection (EP) Zone.
The applicant has submitted a draft Zoning By-law which is currently under review by
Staff. The Zoning By-law comparison table is attached as Appendix A, which provides a
detailed overview of the parent and proposed exception zones.
The following is an overview of the proposed Detached First Density Residential (R1)
Exception Zone and Second Density Apartment Residential (RA2) Exception Zone for
the subject lands:
Proposed R1 Exception Zone Standards
Reduced Minimum Front Yard Setback from 6.0 metres to 3.0 metres
Reduced Minimum Porch Encroachment into the Front Yard from 2.5 metres to
1.93 metres.
Proposed RA2 Exception Zone Standards
Reduced Minimum Front Yard Setback from 9.0 metres to 3.0 metres
Reduced Minimum Indoor Amenity Area from 50% to 15%
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Reduced Landscaping Strip in the Front and Interior Yards from 3.0 metres to
1.50 metres (Front) and 2.0 metres (Interior).
Reduced Minimum Parking ratio from 1.5 per unit to with a minimum of 20% for
visitor parking to 1.0 per unit with a minimum of 9% for visitor parking.
Conceptual Site Plan
The conceptual Site Plan demonstrates a residential development consisting of a 5-
storey apartment building containing 148 residential units.
The applicant has not submitted a formal site plan application with the Town. The
conceptual Site Plan and Elevation drawing are shown in Figures 9 - 11.
Five Storey Apartment Building
The conceptual site plan illustrates a residential development featuring an L-shaped, 5-
storey apartment building with 148 residential units, ranging from studio to three-
bedroom layouts. To complement the adjacent existing low-density development along
Old Yonge Street and the property to the South, the proposed elevation starts at 3 storey
building and then a 2.4-metre stepback at the fourth and fifth storey.
The primary vehicular access for the proposed apartment building will be from Yonge
Street. The access to Yonge Street will be restricted to right‐in right‐out. This 7.0-metre-
wide driveway will accommodate resident and visitor access to the drop-off area,
underground parking garage, and loading facilities. In addition, an emergency access
ramp from Old Yonge Street is proposed for use only in emergency situations.
Furthermore, the development includes a two-level underground parking garage with a
total of 169 spaces. Overall, there are 150 resident spaces, 16 visitor spaces, and 3 pick-
up/drop-off spaces. The first level of underground parking can accommodate 76
parking spaces, with the second underground level accommodating the remaining 93
parking spaces.
The proposed apartment building provides a total of 503 m² of indoor and 2,788 m² of
outdoor amenity space. Outdoor spaces are located both at grade, in the southeast
corner with access through a 62 m² indoor amenity room, and on a large 1,094 m²
rooftop patio that will be buffered by landscaping features. Additional indoor amenity
areas are located on both lower parking levels near the elevators. The amenity areas are
proposed to feature a gym, common room/lounge, and party room. Alongside these
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shared spaces, most residential units will also benefit from private balconies or
terraces. (Figure 11)
Heritage Dwelling
In addition, vehicular access to the relocated heritage structure will be provided along
Old Yonge Street to mirror the existing driveways of the low-rise dwellings along Old
Yonge Street. The existing driveway off St. John’s Sideroad will be removed and
replaced with the appropriate landscaping.
The heritage structure will be refurbished and expanded through a proposed two-storey,
flat-roofed addition located at the rear of the dwelling. The addition has been carefully
designed to remain visually subordinate, positioned behind the main heritage volume
and preserving the north and south returns to ensure it is not visible from the primary
front view. The roofline has been designed with a perpendicular ridge that integrates
seamlessly with the existing roof form, further reducing its visual prominence. Proposed
exterior materials include dark-wood cladding or vertical board-and-batten siding,
selected to complement the red brick of the Red House while remaining clearly
identifiable as a contemporary intervention. Upon completion, the renovated structure
will operate as a single detached dwelling with private residential parking.
Analysis
Department / Agency Comments
The proposed applications were circulated to all internal and external agencies for
review and comments. The following is a summary of matters that will require further
discussions on:
Conformity to the Provincial policies and local planning policies.
Review of the proposed site-specific zoning standards.
Ensuring appropriate landscaping is provide along the southern property
boundary.
A full landscape plans submission will be required as this development proceeds
through the Site Plan Application process, in accordance with the Town’s
Landscape Design Guidelines.
Lake Simcoe Region Conservation Authority (LSRCA) has no objection subject to
the review and confirmation hydrogeology, natural heritage and stormwater
management on the subject lands.
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November 18, 2025 11 of 14 Report No. PDS25-110
The maintenance and management of stormwater on site.
Availability of municipal servicing capacity.
Public Comments
A Community Information Meeting (CIM) was held on October 22, 2025, at the Aurora
Public Library. Notice of the CIM was distributed twenty days prior to the meeting to all
residents within a 120-metre radius of the subject lands.
The meeting was attended by approximately thirty-five individuals, including Town
Planning staff, the property owner, members of the consulting team, and Councillors
representing Wards 1, 3, and 5. At the time of writing this report, Planning staff had
received two formal objection letters.
Members of the public raised several questions during the meeting, summarized below
along with the corresponding responses:
Will entrance at Old Yonge Street serve as an additional access point for the
apartment building?
No, the Old Yonge Street driveway to the apartment building will function as an
emergency access only. The primary vehicular access for the apartment building
will be from Yonge Street. The relocated heritage house will have a standard
driveway access from Old Yonge Street, consistent with the existing residential
driveways across the street.
Will the Yonge Street access be signalized for full access movement?
No, the Region has confirmed that access to Yonge Street will be restricted to
right‐in right‐out.
How will waste collection be managed for the proposed apartment building?
Waste collection will be accommodated within the underground parking structure
and serviced by a garbage truck accessing the site from Yonge Street. The
driveway access from Yonge Street has been designed to ensure adequate
maneuverability for garbage trucks.
What is the planned ownership tenure for the proposed apartment building?
The planned ownership tenure for the proposed apartment building has not been
determined at this time. The ultimate tenure, whether condominium or rental, will
depend on future market conditions and the developer’s marketing strategy.
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Advisory Committee Review
The Town’s Accessibility Advisor reviewed the subject applications on behalf of the
Accessibility Advisory Committee and provided no comments as it pertains to the
application. Any final review comments that need to be addressed with the Accessibility
Advisory Advisor will be done prior to the approval of the Site Plan application.
Legal Considerations
Subsections 22 (7) and 22 (7.0.2) of the Planning Act states that if Council refuses the
Official Plan Amendment application or fails to make a decision on it within 120 days
after the receipt of the application, the applicant (or the Minister) may appeal the
application to the Ontario Land Tribunal (OLT).
Subsection 34 (11.0.0.0.1) of the Planning Act states that if the passing of a Zoning
Bylaw Amendment also requires an amendment to the Official Plan, and that if both
applications are made on the same day, if Council refuses the Zoning By-law
Amendment application or fails to make a decision on it within 120 days after the
receipt of the application, the applicant (or Minister) may appeal the application to the
OLT.
The applications were received on May 5, 2025, and therefore, the applicant may appeal
to the OLT at any time.
Financial Implications
There are no direct financial implications arising from this report.
Communications Considerations
A Notice of Public Planning Meeting was published in the local newspapers and posted
on the Town’s website. In addition, the notice was given by mail to all addressed
property owners within a 120-metre radius of the subject lands. Two Notices of Public
Planning Meeting signs were installed, one fronting Yonge Street and the other fronting
Old Yonge Street. Public Meeting notification has been provided in accordance with the
Planning Act.
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Climate Change Considerations
When a formal Site Plan application is submitted, Staff will work with the applicant to
identify and implement sustainability measures for the proposed residential
development.
Link to Strategic Plan
The proposed Official Plan and Zoning by-law Amendment applications will need to
comply with the directions set in the Town’s Strategic Plan. Staff will continue to review
the proposed applications to ensure that all new residential development supports the
goal of providing an exceptional quality of life for all. More specifically, the following key
objectives will be considered:
Strengthening the fabric of our community: Through the review and approval of the
Official Plan and Zoning By-law Amendments, housing opportunities are created that
collaborates with the development community to ensure future growth includes housing
opportunities for everyone.
Alternative(s) to the Recommendation
1. Direct staff to report back to another Public Planning Meeting addressing any issues
that may be raised.
2. Refusal of the application with an explanation for the refusal.
Conclusions
Staff will continue to review the subject applications having consideration for the above
noted matters and comments received. The applicant can address the comments and
incorporate required revisions as appropriate. A recommendation report will then be
prepared for a future Committee of the Whole meeting once the technical review is
completed.
Attachments
Appendix 1 – Zoning By-law Comparison Chart
Figure 1 – Location Map
Figure 2 – Existing Official Plan Designation
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November 18, 2025 14 of 14 Report No. PDS25-110
Figure 3 – Regional Corridor
Figure 4 – Existing Zoning By-law
Figure 5 – Proposed Official Plan Designation
Figure 6 – Proposed Site Specific Policy Area
Figure 7 – Proposed Heritage Designation
Figure 8 – Proposed Zoning By-Law
Figure 9 – Conceptual Site Plan
Figure 10 – Conceptual Elevations
Figure 11 – Additional Renderings
Previous Reports
None.
Pre-submission Review
Agenda Management Team review on November 6, 2025
Approvals
Approved by Marco Ramunno, Director, Planning and Development Services
Approved by Doug Nadorozny, Chief Administrative Officer
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Appendix 1 – Zoning By-law Comparison Chart
Parent R1 Zoning
Proposed R1 Exception Zone
(XXX)
Lot Area (Min)
2,000 m2 3,859 m2
Lot Frontage (Min)
30 metres 45 metres
Front Yard (Min)
9 metres 3.28 metres*
Rear Yard (Min)
9 metres 70 metres
Interior Side Yard (Min) 4.5 metres 7.7 metres
Exterior Side Yard (Min) 9 metres 25 metres
Lot Coverage (Max) 35% 3.7%
Height (Max) 10 metres 8 metres
Parking 2 spaces 2 spaces
Porch Encroachment -
Front yard (Max) 2.50 metres 1.93 metres
Parent RA2 Zoning
Proposed RA2 Exception Zone
(XXX)
Lot Area (Min)
95 m2 12,840 m2
Lot Frontage (Min)
30 metres 122 metres
Front Yard Setback (Min)
9 metres 3.0 metres*
Rear Yard Setback (Min)
9 metres 56.8 metres
Interior Side Yard (Min) 6.0 metres 6.6 metres
Exterior Side Yard (Min)
N/A
N/A
Page 15 of 61
Lot Coverage (Max) 35% 21%
Height (Max) 26 metres
17.6 metres (Old Yonge
Street)
23.95 metres (Yonge Street)
Residential Parking
(Min) 228 spaces 169 spaces*
Visitor Parking (Min) 46 spaces 16 spaces*
Barrier Free Spaces
(Min)
7 spaces 8 spaces
Amenity Area (Min) 18 m2 per unit, provided
minimum 50%
is provided as interior
amenity area
21.7 m2 per unit including,
503 m2 indoor
amenity area (15.3%) and
2,788 m2 of
outdoor amenity area
(84.7%) *
Landscaping Strip (Min) 3.0 metres
1.50 metres (Front) and 2.0
metres (Interior)*
Note: The proposed bylaw exceptions are highlighted and labelled with an asterisk “*”.
Final zoning performance standards will be evaluated by Staff in detail prior to the
implementing Zoning By-law Amendment being brought forward to Council for
enactment.
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Figures 1-11Page 17 of 61
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Public Planning MeetingApplication: Official Plan Amendment (OPA-2025-06) Zoning By-law Amendment (ZBA-2025-06)Applicant: 6768148 Canada Ltd.Location: 16003 Yonge Street & 219 - 257 Old Yonge Street November 18, 2025Page 28 of 61
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES16003 Yonge Street & 219 - 257 Old Yonge StreetTotal Size: 255-257 Old Yonge Street•0.70 ha (1.73 acres) 16003 Yonge Street•0.67 ha (1.64 acres)219 Old Yonge Street•0.36 ha (0.89 acres)Total of 1.72 ha (4.27 acres) Total Frontage:168m (551 ft) along Yonge Street84m (275 ft) along St. John’s Sideroad170 metres (557 metres) along Old Yonge StreetPage 29 of 61
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan255-257 Old Yonge Street•Site-Specific Official Plan Policy (OPA No.3)•Stable Neighbourhoods16003 Yonge Street•Site-Specific Official Plan Policy (OPA No.11) •Community Commercial Centre•Heritage Designation219 Old Yonge Street •Stable NeighbourhoodsPage 30 of 61
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESA: Relocated Heritage Home•Environmental Protection•Stable Neighbourhoods•Designated Heritage PropertyB: Proposed 5 storey apartment building•Medium-High Urban Residential•Environmental Protection•New Site-Specific Policy Area•Remove Heritage Designation Proposed Official PlanPage 31 of 61
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning 255-257 Old Yonge Street•Rural (RU)•Environmental Protection (EP)16003 Yonge Street•Community Commercial (C4) Exception Zone (295)•Environmental Protection (EP)219 Old Yonge Street•Special Mixed Density Residential (R7) Exception Zone (374)•Environmental Protection (EP)Page 32 of 61
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESA: Relocated Heritage Home •Detached First Density Residential (R1) Exception Zone•Environmental Protection (EP) ZoneB: Proposed 5 storey apartment building •Second Density Apartment Residential (RA2) Exception Zone•Environmental Protection (EP) ZoneProposed Zoning By-lawPage 33 of 61
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectConceptual Site PlanHeritage Home•Heritage structure to be relocated, refurbished, and expanded with a two-storey rear addition.•Vehicular access from Old Yonge Street.5 Storey Apartment Building•148 apartment units, ranging from studio to three-bedroom layouts.•Right-in/right-out access from Yonge Street; emergency access via Old Yonge Street.•169 total parking spaces provided.Page 34 of 61
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual RenderingExamples from the Urban Design BriefPage 35 of 61
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESApplication Review Staff have identified the following matters to be addressed:•Conformity to the Provincial policies and other planning policies•Review of the proposed site-specific zoning standards•Refinements to the landscaping and building design along the southern edge of the site to strengthen privacy measures and create greater separation•The maintenance and management of stormwater on site•Availability of municipal servicing capacity•All technical matters will be addressed through the Site Plan Approval processPage 36 of 61
TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESNext Steps Next Steps in the Planning process:•Receive Council feedback and when appropriate, a staff report with recommendations will be presented at a future Committee of the Whole Meeting for consideration•All interested parties will be notified of updates relating to the subject application•Any further planning applications will be subject to the approval of the land use amendments as presented tonightPage 37 of 61
Thank youFor any questions please contact:Antonio GrecoSenior Planneragreco@aurora.ca365-500-3103Page 38 of 61
Statutory Public Meeting16003 Yonge Street, 219 & 255 Old Yonge Street, Town of AuroraNovember 18th, 2025Page 39 of 61
03THE PROPOSAL01020405PHYSICAL CONTEXTDEVELOPMENT APPLICATIONPROPOSAL DESIGN Q & AAGENDAPage 40 of 61
THE PROPOSAL01Page 41 of 61
PROPOSAL16003 Yonge Street & 219 Old Yonge Street•5 storey residential apartment•148 residential units, ranging from 1 to 3-bedroom units•Two levels of underground parking •Indoor and outdoor amenity areas255 Old Yonge Street•Re-located, restored heritage structurePage 42 of 61
PHYSICAL CONTEXT02Page 43 of 61
Site Location•16003 Yonge Street, 219 & 255 Old Yonge Street•4.25 acres in size, with frontage along Yonge Street, Old Yonge Street, and St. Johns Sideroad•The Subject Lands are occupied by scattered vegetation, a single-detached dwelling, a commercial use structure, and one two-storey buildingPage 44 of 61
Surrounding UsesPage 45 of 61
Constraint MappingPage 46 of 61
Transit ContextPage 47 of 61
DEVELOPMENT APPLICATION03Page 48 of 61
Development Application•An OPA and ZBA Application has been submitted to bring the lands into conformity with York Region and the Town of Aurora Official Plans which, designates the lands as a Regional Corridor. •A future Site Plan Application will be submitted to facilitate the proposed development.The Application is supported by:•Architectural Plans•Urban Design Brief & Sun Shadow Study•Planning Justification Report•Environmental Impact Study•Floodplain Analysis•Geotechnical & Hydrogeological Investigation•Phase 1 & 2 Environmental Site Assessments•Vegetation Management Report•Functional Servicing and Stormwater Management Report•Slope Stability Study•Transportation Impact Study•Noise Impact Study•Stage 1 & 2 Archaeological Assessment•Heritage Impact StatementPage 49 of 61
PROPOSED DESIGN04Page 50 of 61
SITE PLANPage 51 of 61
PROJECT STATISTICS AT A GLANCEPage 52 of 61
Community Information Meeting•A Community Information Meeting was held on October 22nd, 2025.•At the meeting members of the public were able to ask questions and provide comments on the proposal.The major themes were as follows:Page 53 of 61
REVISED SITE PLANBelow GradePage 54 of 61
REVISED SITE PLANAt-GradePage 55 of 61
REVISED SITE PLANAbove GradePage 56 of 61
Perspective, Looking NorthwestPage 57 of 61
Perspective, Looking SouthPage 58 of 61
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CREDITS: Diese Präsentationsvorlage wurde von Slidesgo erstellt, inklusive Icons von Flaticon, Infografiken & Bilder von Freepik und Illustrationen von StorysetThank you!Any questions?Page 60 of 61
The Corporation of The Town of Aurora
By-law Number XXXX-25
Being a By-law to confirm actions by Council
resulting from a Council Public Planning
meeting on November 18, 2025.
The Council of the Corporation of The Town of Aurora hereby enacts as follows:
1. That the actions by Council at its Council Public Planning meeting held on
November 18, 2025, in respect of each motion, resolution and other action
passed and taken by the Council at the said meeting is hereby adopted,
ratified and confirmed.
2. That the Mayor and the proper officers of the Town are hereby authorized
and directed to do all things necessary to give effect to the said action or to
obtain approvals where required and to execute all documents as may be
necessary in that behalf and the Clerk is hereby authorized and directed to
affix the corporate seal to all such documents.
Enacted by Town of Aurora Council this 18th day of November, 2025.
Tom Mrakas, Mayor
Ishita Soneji, Deputy Town Clerk
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