By-law - Amend 6000^17 219 and 255 Old Yonge Street, 16003 Yonge Street (ZBA^2025^04) - 20260623 - 6792^26The Corporation of the Town of Aurora
By-law Number 6792-26
Being a By-law to amend By-law Number 6000-17, as amended,
respecting the lands municipally known as 16003 Yonge Street, 255 and
219 Old Yonge Street (File No. ZBA-2025-04).
Whereas under section 34 of the Planning Act, R.S.O. 1990, c. P.13, as amended (the
“Planning Act”), zoning by-laws may be passed by the councils of local municipalities to
prohibit and regulate the use of land, buildings and structures;
And whereas on June 27, 2017, the Council of The Corporation of the Town of Aurora (the
“Town”) enacted By-law Number 6000-17 (the “Zoning By-law”), which Zoning By-law was
appealed to the Ontario Municipal Board (the “OMB”);
And whereas on January 29, 2018, the OMB made an order, in accordance with
subsection 34(31) of the Planning Act, providing that any part of the Zoning By-law not
in issue in the appeal shall be deemed to have come into force on the day the Zoning
By-law was passed;
And whereas the OMB and the Local Planning Appeal Tribunal (the “LPAT”) is continued
under the name Ontario Land Tribunal (the “Tribunal” or the “OLT”), and any reference to
the Ontario Municipal Board or OMB or Local Planning Appeal Tribunal or LPAT is
deemed to be a reference to the Tribunal or the OLT;
And whereas the Council of the Town deems it necessary and expedient to further amend
the Zoning By-law;
Now therefore the Council of The Corporation of the Town of Aurora hereby enacts as
follows:
1. The Zoning By-law be and is hereby amended to replace the “Rural (RU) Zone and
Environmental Protection (EP) Zone”, zoning categories applying to the lands
shown in hatching on Schedule “A” attached hereto and forming part of this by-
law with “Detached First Density Residential (R1) Exception Zone (581)” and
“Environmental Protection (EP) Zone”.
2. The Zoning By-law and is hereby amended to replace the “Community
Commercial (C4) Exception Zone (295)” and “Special Mixed Density Residential
(R7) Exception Zone (374)” zoning categories applying to the lands shown in
hatching on Schedule “A” attached hereto and forming part of this by-law with
“(H) Second Density Apartment Residential (RA2) Exception Zone (580) with
Holding Provision” and “Environmental Protection (EP) Zone.”
3. The Zoning By-law be and is hereby amended by adding the following:
“24.580 Second Density Apartment Residential RA2(580) Exception Zone
Parent Zone: RA2
Exception No.: 580
Map: Schedule “A”,
Map No. 3
Previous Zone:
C4 (295)
R7 (374)
Previous By-laws:
6000-17
By-law Number 6792-26 Page 2 of 6
Municipal Address: 16003 Yonge Street and 219 Old Yonge Street
Legal Description: Part of Lot 4, Plan 461, Whitchurch as in R603216 and Part of Lot 3
Plan 461 Whitchurch as in R524310, Town of Aurora
24.580.1 Zone Requirements
Notwithstanding the definition of “Lot Line, Front” in Section 3 of By-law 6000-17, for
the purposes of this zone category Old Yonge Street shall be deemed to be the Front
Lot Line.
In addition to the definition of “Building, Height of” in Section 3 of By-law 6000-17, for
the purposes of this zone category Building Height does not include mechanical
operations, elevator overrun, rooftop elevator access, rooftop stair access and
ornamental landscape features.
Notwithstanding the definition of “Landscape Strip” in Section 3 of By-law 6000-17, for
the purposes of this zone category Landscape Strip means any combination of trees,
shrubs, flowers, grass or other such vegetative elements, and which may include
decorative stonework, paving, screening or other architectural elements, curbs,
retaining walls, stairs and any surface walk or similar area but does not include any
driveway or ramp, parking area or any area with an enclosed building or structure.
Notwithstanding any provisions of this By-law, the frontage of Old Yonge Street will be
used to establish the Average Finished Grade.
Notwithstanding any provisions of this By-law, the minimum yard setbacks shall not
apply to any portion of a building or structure located below Average Finished Grade.
Notwithstanding any provisions of this By-law, private balconies shall be permitted to
encroach into the Environmental Protection Zone.
24.580.2 Site Specifications
Number of Residential Units (maximum) 250 units per net residential hectare
Front Yard (minimum) 3.0 metres
Interior Side Yard (minimum) 6.0 metres
Building Step back (minimum) On the 4th Storey along the North, South
and East building walls – 2.0 metres
Building Height (maximum) 5 Storey or 26.0 metres
24.580.3 Yard Encroachments Permitted
Encroachment for Steps and Landings to
All Yards (maximum)
In no case shall be closer than 0.4
metres from the Front Lot Line
24.580.4 Parking Standards
Width of a manoeuvring space for a 90
degree parking space (minimum) 6.0 metres
Parking Spaces for an Apartment Building
containing residential units
1.0 space per dwelling unit with a
minimum of 9% of spaces for Visitors
By-law Number 6792-26 Page 3 of 6
Parking.
Width of a Driveway Lane (minimum) 3.0 metres
24.580.5 Amenity Area
Amenity Area (minimum)
18 square metres per dwelling unit,
provided a minimum of 9% of the
required Amenity Area is provided as
interior amenity space.
24.580.6 Landscaping Strip
Width of continuous Landscaping Strip
provided on the Front Lot Line (minimum) 1.50 metres
24.580.7 Holding Prefix
Notwithstanding the provisions of Section 24.580, while the "(H)" Holding Prefix is in
place, no person shall within the lands zoned (H)RA2(580) on Schedule "A" attached
hereto, use any lot or erect, alter or use any buildings or structures for any purposes
except those uses which existed on the date of passing of this by-law, unless an
amendment to this by-law is approved by the Council of The Corporation of the Town
of Aurora and comes into full force and effect.
24.580.7.1 Removal of Holding Prefix
Prior to the passing of a by-law to remove the "(H)" Holding prefix from the lands
zoned (H)RA2(580), or any part thereof, the Town of Aurora shall be satisfied that the
following conditions shall be complied with the Town of Aurora has confirmed there is
adequate servicing capacity to allocate to this development.
Upon removal of the "(H)" Holding prefix from the lands zoned (H)RA2(580), pursuant
to Section 36 of the Planning Act, or any successor thereto, the provisions applicable
to the said lands shall be as set out in Sections 24.580.”
4. The Zoning By-law be and is hereby amended by adding the following:
“24.581 Detached First Density Residential R1(581) Exception Zone
Parent Zone: R1
Exception No.: 581
Map: Schedule “A”,
Map No. 3
Previous Zone:
RU
Previous By-laws:
6000-17
Municipal Address: 255 Old Yonge Street
Legal Description: Part of Lot 1, Plan 461, Whitchurch; Part of Lot 2 Plan 461
Whitchurch as in R671374; S/T R671374, Town of Aurora
24.581.2 Site Specifications
Front Yard (minimum) 3.0 metres
24.581.3 Yard Encroachments Permitted
Encroachment of open sided roofed porch
into the Front Yard (maximum)
2.5 metres”
By-law Number 6792-26 Page 4 of 6
This by-law shall come into full force subject to compliance with the provisions
of the Planning Act and subject to compliance with such provisions, this by-law
will take effect from the date of final passage hereof.
If a building permit that is appropriate for the development has not been issued
under the Building Code Act, 7 992, s.o. 1992, c. 23, as amended, for any building
or structure so authorized within five (5) years from the enactment of
amendments to the Zoning By-law to remove the holding symbol IIH" (or Ilh"), then
this by-law shall automatically repeal and if so repealed, the zoning of the lands
will revert to the original zoning.
Enacted by Town of Aurora Council this 23rd day of June, 2026.
Mrakas Mayor
Anne Kantharajah, Town Clerk
By-law Number 6792-26 Page 5 of 6
Explanatory Note
Re: By-law Number 6792-26
By-law Number 6792-26 has the following purpose and effect:
To amend By-law Number 6000-17, as amended, the Zoning By-law in effect in the Town
of Aurora, to rezone the subject lands at 16003 Yonge Street and 219 Old Yonge Street
from “Community Commercial (C4) Exception Zone (295)”, “Special Mixed Density
Residential (R7) Exception Zone (374)” and “Environmental Protection (EP) Zone” to “(H)
Second Density Apartment Residential (RA2) Exception Zone (580) with Holding
Provision” and “Environmental Protection (EP) Zone”.
To amend By-law Number 6000-17, as amended, the Zoning By-law in effect in the Town
of Aurora, to rezone the subject lands at 255 Old Yonge Street from “Rural (RU) and
“Environmental Protection (EP) Zone” to “Detached First Density Residential One (R1)
Exception Zone (581)” and “Environmental Protection (EP) Zone”.
The effect of this zoning amendment will permit the development of one 5-storey
residential apartment building and relocate one single detached residential dwelling
unit. The residential apartment building will provide a total of 148 residential units, 170
parking spaces, 51 bicycle parking spaces and associated indoor and outdoor amenity
areas.
By-law Number 6792-26 Page 6 of 6
Schedule “A”
Location:
255 Old Yonge Street Part of Lot 1, Plan 461, Whitchurch; Part of
Lot 2 Plan 461 Whitchurch as in R671374;
S/T R671374, Town of Aurora
16003 Yonge Street Part of Lot 3 Plan 461 Whitchurch as in
R524310, Town of Aurora
219 Old Yonge Street Part of Lot 4, Plan 461, Whitchurch as in
R603216, Town of Aurora
Lands being rezoned to “Detached First Density Residential One
(R1) Exception Zone (581)”, “(H) Second Density Apartment
Residential (RA2) Exception Zone (580) with Holding Provision” and
“Environmental Protection (EP) Zone”.