Comprehensive Zoning By-Law Amendment Review

The Town is completing a comprehensive review of its Zoning By-law to ensure that it aligns with the Town’s Official Plan and other best practices from across Ontario.

What is a Zoning By-law?

Section 34 of the Planning Act specifies the scope and authority of Zoning By-laws. A zoning by-law is a tool that controls the use of land and buildings. A zoning by-law identifies:

• How land and buildings may or may not be used.
• The size and location of buildings and structures.
• Required lot sizes and dimensions.
• Minimum or maximum parking space and loading space requirements.
• Minimum and maximum building heights and densities.

A Zoning By-law cannot regulate matters such as colour, architectural theme or aesthetics of a building. Further, a Zoning By-law cannot regulate the people who may occupy a building, nor the relationship between the occupants.

The current, in-effect Zoning By-law for the Town of Ajax is Zoning By-law No. 95-2003 as amended, which was adopted by Ajax Council on July 14, 2003.

Why Update the Zoning By-law?

Since 2003, the Town has passed approximately 220 Zoning By-law Amendments stemming from development applications and Town-initiated studies. During that same time, approximately 1,250 Minor Variance applications have been processed by the Committee of Adjustment.

The Planning Act requires municipalities to bring their zoning by-laws into conformity with its Official Plan. Updating the Zoning By-law to align with the Official Plan can introduce ‘as-of-right’ land use permissions, while introducing associated standards to ensure that urban design policies are adhered to and the natural environment is protected.

Phase 1: Comprehensive Zoning By-law Review

In 2015, the Town launched the ‘Zoning Our Future’ Comprehensive Zoning By-law Review. A series of eight discussion papers were published with opportunities for the public to review and comment.

Phase 1 Discussion Papers can be viewed in the Important Documents folder.

Phase 2: Technical Reports and Draft Zoning By-law

On June 17, 2024, Council endorsed staff report PDS-2024-15 to mark the start of Phase 2 of the Comprehensive Zoning By-law Review. Phase 2 includes the release of eight Technical Reports that general align with the Discussion Papers from Phase 1. The Technical Reports provide an assessment that examines applicable policies, best practices, and options to address issues. The Technical Reports also recommend amendments to the Zoning By-law. A draft Zoning By-law that illustrates all proposed amendments is also available for review. The public, agencies, and stakeholders are invited to review the technical reports and draft by-law, participate in open houses and activities, and provide comments and questions to staff.

View the Draft By-law Amendment(External link)

	Strong Neighbourhoods Technical Report(External link)
	Transportation Requirements Technical Report(External link)
	Intensification Areas Technical Report(External link)
	Employment Areas Technical Report(External link)
	Sustainability Elements Technical Report(External link)
	Pickering Village Technical Report(External link)
	Greenlands System Technical Report(External link)
	General Review and Housekeeping Amendments Technical Report(External link)

Visit the Online MapViewer

An online MapViewer is available to review the proposed mapping changes and provide comments.

Visit the Online MapViewer(External link)

Approvals Phase

On March 3, 2025 Committee endorsed a staff report PDS-2025-06(External link) where staff proposed a phased approval approach of the Comprehensive Zoning By-law Review. The Approval Phases proposed by staff are as follows:

Table 1: Proposed Zoning By-law Approval Phases

On March 24, 2025, Council approved Official Plan Amendment 83 (By-law No. 22-2025) and Zoning By-law Amendment Z2/25 (By-law No. 23-2025) which complete Phase 1 of the Zoning By-law Approvals. These amendments make changes to permit four (4) dwelling units on most properties with a detached, semi-detached or townhouse dwelling. It also reduces parking rates so that each unit requires only one parking space. For more information on Accessory Dwelling Units and the new permissions.

Phase 2 proposes to present Council with Zoning By-law Amendment(s) that would implement changes previously proposed in the Strong Neighbourhoods, Transportation Requirements, Greenlands System, and Pickering Village Discussion Papers; which have not already been approved through Phase 1.

Phase 3 proposes to present Council with Zoning By-law Amendment(s) that would work to implement changes previously proposed in the Employment Areas and Intensification Areas Technical Reports.

Staff continue to meet with residents, landowners, agencies, and other stakeholders to discuss comments that have been submitted in response to the Comprehensive Zoning By-law Review. Both the timing and Technical Report amendments proposed in Phases 2 and 3 as outlined above may change as the process unfolds. Interested parties are encouraged to reach out to staff or continue to visit this webpage for additional updates.

Stay Connected

For those wishing to obtain future updates on the project and/or to submit written comments via email, please contact ZoningOurFuture@Ajax.ca(External link)