Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE:
December 17, 2024
CASE NO(S).:
OLT-23-000129
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant/Appellant:
2405 Lakeshore Boulevard Inc.
Subject:
Request to amend the Official Plan– failure to adopt the requested amendment
Description:
To facilitate redevelopment of subject property with a 10-storey mixed-use building and a 33-storey residential tower
Reference Number:
21 235704 WET 03 OZ
Property Address:
2405-2417 Lakeshore Boulevard West
Municipality:
City of Toronto
OLT Case No.:
OLT-23-000129
OLT Lead Case No.:
OLT-23-000129
OLT Case Name:
2405 Lakeshore Boulevard Inc. v. Toronto (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant/Appellant:
2405 Lakeshore Boulevard Inc.
Subject:
Zoning By-law Amendment Application – failure to make a decision
Description:
To facilitate redevelopment of subject property with a 10-storey mixed-use building and a 33-storey residential tower
Reference Number:
21 235704 WET 03 OZ
Property Address:
2405-2417 Lakeshore Boulevard West
Municipality:
City of Toronto
OLT Case No.:
OLT-23-000130
OLT Lead Case No.:
OLT-23-000129
OLT Case Name:
2405 Lakeshore Boulevard Inc. v. Toronto (City)
PROCEEDING COMMENCED UNDER subsection 51(34) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant/Appellant:
2405 Lakeshore Boulevard Inc.
Subject:
Proposed Plan of Subdivision – failure to make a decision
Description:
To facilitate redevelopment of subject property with a 10-storey mixed-use building and a 33-storey residential tower
Reference Number:
21 236099 WET 03 SB
Property Address:
2405-2417 Lakeshore Boulevard West
Municipality:
City of Toronto
OLT Case No.:
OLT-23-000131
OLT Lead Case No.:
OLT-23-000129
OLT Case Name:
2405 Lakeshore Boulevard Inc. v. Toronto (City)
BEFORE:
ERIC S. CROWE
Thursday, the 14th
MEMBER
day of November 2024
WHEREAS on November 5, 2021, 2405 Lakeshore Boulevard Inc. (“2405” or “owner”) submitted Applications for an Official Plan Amendment (“OPA Application”), Zoning By-law Amendment (“ZBA Application”), and Draft Plan of Subdivision (“DPOS Application”) to facilitate the Proposed Development at 2405-2417 Lake Shore Boulevard West (“Subject Lands”), in the City of Toronto (“City”), bearing City Application Numbers 21 235704 WET 03 OZ and 21 236099 WET 03 SB (collectively, the “Applications”);
AND WHEREAS on February 13, 2023, 2405 appealed the Applications to the Ontario Land Tribunal (the “Tribunal” or the “OLT”), which appeals have been assigned OLT Case Nos. OLT-23-000129, OLT-23-000130, and OLT-23-000131 (collectively, “OLT Appeals”);
AND WHEREAS THE TRIBUNAL having been advised of a settlement between 2405 and the other Parties to the Appeals, being the City and Mayer Investments Limited;
AND WHEREAS THESE MATTERS have come before the Tribunal for a written hearing on November 14, 2024;
AND WHEREAS THE TRIBUNAL having considered the uncontested planning opinion evidence, through the affidavit of Kate Cooper, MCIP, RPP, Land Use Planner, in support of the OPA Application, the ZBA Application, and the DPOS Application, and the updated Participant Statements of the Mimico Residents Association and the Mimico Lakeshore Community Network;
AND WHEREAS THE TRIBUNAL being satisfied that the Applications are in the public interest and constitute good planning and have regard to those applicable matters of provincial interest found in section 2 of the Planning Act, are consistent with the Provincial Policy Statement, 2024, and conform to the City of Toronto Official Plan;
NOW THEREFORE
THE TRIBUNAL ORDERS that the Appeals are allowed, on an interim basis, and THAT:
2405’s OPA Application is approved in accordance with Attachment 1 attached hereto, on an interim basis, subject to the completion of the Conditions set out in Paragraph 5 of this Order;
2405’s ZBA Application is approved in accordance with Attachment 2 attached hereto, on an interim basis, subject to the completion of the Conditions set out in Paragraph 5 of this Order;
2405’s DPOS Application is approved in accordance with Attachment 3 attached hereto, on an interim basis, subject to the completion of the Conditions set out in Paragraph 5 of this Order;
The approval of 2405’s DPOS Application shall be subject to Draft Plan Conditions, to be agreed upon between the Parties and filed with the Tribunal for approval;
The Tribunal’s Final Order shall be withheld until the following Conditions are satisfied:
the form and content of the Official Plan and Zoning By-law Amendments and conditions of Draft Plan of Subdivision approval are satisfactory to the Executive Director, Development Review, Chief Planner and Executive Director, City Planning and the City Solicitor;
the owner has addressed all outstanding issues identified within the Engineering and Construction Services correspondence, dated March 21, 2022, or as revised, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;
the owner has submitted a revised Functional Servicing and Stormwater Management Report to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services, and such report shall determine the stormwater run-off, sanitary flow and water supply demand resulting from the development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development and/or any upgrades that may be required;
the owner makes satisfactory arrangements with Engineering and Construction Services and enters into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the Functional Servicing Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services;
the owner has provided a revised Pedestrian Wind Study, such report to be reviewed with recommendations implemented as part of the amending Official Plan policies and Zoning By-laws and/or secured in a development agreement, to the satisfaction of the Chief Planner and Executive Director, City Planning;
the owner has submitted a revised Community Energy Plan to the satisfaction of the Environment and Energy Division;
the owner has submitted a Noise Study required by Metrolinx, to the satisfaction of the Executive Director, Development Review and the Manager, Technical Review, Metrolinx;
the owner has submitted a revised Transportation Impact Study including all requested revisions to the satisfaction of the General Manager, Transportation Services;
the owner has addressed all outstanding issues raised by Urban Forestry noted in correspondence, dated March 21, 2022, including the need for an updated Arborist Report, Landscape Plan, Planting Plan and Soil Volume Plan, to the satisfaction of the General Manager, Parks, Forestry and Recreation;
the owner has made revisions to meet the Toronto Green Standard requirements to the satisfaction of the Chief Planner and Executive Director, City Planning;
the owner has submitted a revised Housing Issue Report including all requested revisions noted in correspondence, dated March 21, 2022, to the satisfaction of the Chief Planner and Executive Director, City Planning;
the owner has secured replacement of the existing rental dwelling units, including the same number of rental units, bedroom type and size and with similar rents, and replacement of the gross floor area of the existing dwelling rooms as dwelling rooms or studio units at similar rents;
the owner has secured an acceptable Tenant Relocation and Assistance Plan addressing the right for tenants to return to a replacement rental unit or dwelling room, as applicable, on the lands at similar rents, the provision of alternative accommodation at similar rents, and other assistance to lessen hardship, all to the satisfaction of the Chief Planner and Executive Director, City Planning; and
City Council has approved the Rental Housing Demolition application (21 246210 WET 03 RH) under Chapter 667 of the Toronto Municipal Code pursuant to Section 111 of the City of Toronto Act, 2006, which allows for the demolition of the existing rental units on the site, and the owner has entered into, and registered on title to the lands, one or more agreements with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning and the City Solicitor, securing all rental housing-related matters necessary to implement City Council's decision.
Pursuant to Subsections 51(56.1) and 51(58) of the Planning Act, the Executive Director, Development Review, Chief Planner and Executive Director, City Planning shall have the authority to clear the Draft Plan Conditions (to be agreed upon between the Parties and filed with the Tribunal for approval pursuant to Paragraph 4 of this Order) and to administer final approval of the Draft Plan of Subdivision found at Attachment 3; and
The Tribunal may be spoken to should any matters arise respecting the implementation of this Order.
“Euken Lui”
EUKEN LUI
ACTING REGISTRAR
Ontario Land Tribunal
Website: olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248
The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal (“Tribunal”). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal.
ATTACHMENT 1
OFFICIAL PLAN AMENDMENT
CITY OF TORONTO
BY-LAW No. XXX-2024 (OLT)
To adopt an amendment to the City of Toronto Official Plan with respect to lands municipally known in the year 2023 as 2405, 2407, 2409-2411, 2413, 2415 and 2417 Lake Shore Boulevard West.
Whereas the Ontario Land Tribunal pursuant to its Decision and Interim Order issued on <<<Date>>, and pursuant to the Ontario Land Tribunal Order issued on <<<Date>>>, in file <<<File>>>, upon hearing an appeal under Sections 22(7) and 34(11) of the Planning Act R.S.O. 1990, c. P.13, as amended, deems it advisable to amend the Official Plan for the City of Toronto with respect to lands municipally known in the year 2023 as 2405 to 2417 Lake Shore Boulevard West; and
Whereas Council of the City of Toronto has provided adequate information to the public and has held at least one public meeting in accordance with the Planning Act, as amended; and
The Council of the City of Toronto enacts:
- The text and map attached to Amendment No. [XXX] is hereby adopted as an amendment to the Official Plan for the City of Toronto.
Pursuant to the Decision and Interim Order of the Ontario Land Tribunal issued on <<<Date>>>, and the Ontario Land Tribunal Order issued on <<<Date>>>, in <<<File>>>.
AMENDMENT NO. XXX TO THE OFFICIAL PLAN
LANDS MUNICIPALLY KNOWN IN THE YEAR 2023 AS 2405, 2407, 2409-2411, 2413, 2415 AND 2417 LAKE SHORE BOULEVARD WEST
The Official Plan of the City of Toronto is amended as follows:
- Chapter 6, Section 33, Mimico-by-the-Lake Secondary Plan is amended as follows:
a. Section 6 – Site Specific Policies is amended by adding Special Policy Area 6.6 for the lands municipally known in 2023 as 2405, 2407, 2409-2411, 2413, 2415 and 2417 Lake Shore Boulevard West, shown on Schedule 1, as follows:
“6.6 Special Policy Area 6 – Map 33-9 (OLT Order dated XXX)
Special Policy Area 6 on Map 33-9 corresponds to properties municipally known in the year 2023 as 2405, 2407, 2409-2411, 2413, 2415 and 2417 Lake Shore Boulevard West, located within Precinct C on the east side of Lake Shore Boulevard West and north of Amos Waites Park.
6.6.1 Permitted:
The redevelopment of the subject lands with a mixed-use building in accordance with the policies in Section 6.6 of this Secondary Plan is permitted.
6.6.2 Built Form:
a. despite Policies 4.2.2 a) and b), a mixed-use building within the Mixed Use Areas and Apartment Neighbourhoods designations consisting of a mid-rise element fronting onto Lake Shore Boulevard West, a tower element, and base elements is permitted;
b. For the purposes of Policy 6.6.2, the areas identified as Areas A1, A2, B1 and B2, as shown on Map 33-6 are intended to illustrate the general locations of the above noted areas. The details of the mixed-use building within each area are provided in implementing By-law XXXX-2024;
c. Policies 4.2.4 a) i) to vii) apply to as Areas A1 and A2 shown on Map 33-6 except as follows:
a. despite Policy 4.2.4 a) ii), the midrise element of the building fronting onto Lake Shore Boulevard West is permitted to have the maximum height noted in implementing By-law XXXX-2024;
b. The podium of the building within Area A2 shall have a lower height than the mid-rise element in Area A1, as noted in implementing By-law XXXX-2024;
d. Policies 4.2.4 b) i) to ix) apply to Areas B1 and B2 shown on Map 33-6 except as follows;
a. despite Policy 4.2.4 b) i), the tall building within Area B1 is permitted to have the maximum height noted in implementing By-law XXXX-2024;
b. despite Policy 4.2.4 b) ii), the maximum tower floor plate size within Area B1 shall be 785 square metres. For the purposes of this Policy, the tower shall begin at Level 9;
c. despite Policy 4.2.4 b) iv), a tall building in Area B1 may be located less than 12.5 metres from the interior side property line next to Amos Waites Park and to the interior side to the north property line, as an interim condition, with the ultimate condition resulting in a separation distance equal or greater than 12.5 metres;
d. despite Policy 4.2.4 b) v), the maximum podium height within Area B2 is noted in implementing By-law XXXX-2024;
e. despite Policy 4.2.4 b) vii), a ground floor height of less than 4.5 metres is permitted within Areas A2, B1 and B2, provided a minimum ground floor height of 4.5 metres is provided along Lake Shore Boulevard West frontage within the non-residential portion of Area A1;
f. despite Policy 4.2.4 b) viii)_a tall building will fit below a 45-degree angular plane projected from grade at the west property lines of 15 Primrose Avenue and 16 Superior Avenue used as commercial parking lots;
g. despite Policy 4.2.4 b) ix), a stepback is not required above the podium building height for portions of the tall building located in Area B1 along the new local street and adjacent to Amos Waites Park. In such areas, permanent building features, such as canopies and overhangs required for weather protection and to help mitigate pedestrian-level wind impacts, may be required.
6.6.3 Transportation
In addition to Policy 4.4.6, the portions of new public streets required on the lands shall be as follows [Diagram 6.6.3]:
a. a 13.16-metre-wide portion of a future 16.5 metre wide east-west local street public right-of-way that is approximately 61 metres in length shall be provided adjacent to the north edge of the lands, extending eastward from Lake Shore Boulevard West;
b. an 8-metre-wide portion of a future 11-metre wide east-west waterfront street connecting right-of-way that is approximately between 49 and 62 metres in length shall be provided adjacent to the north edge of the lands, extending westward from the northeast corner of the lands;
c. the right-of-way set out in 6.6.3.b. above may include a 2-metre-wide public easement over privately-owned lands that contributes to the required 8-metre right-of-way width.
d. Despite Policy 4.4.12, an interim new functional street built to City approved standards may be provided without the provision of any temporary transportation facilities such as a cul-de-sac.
6.6.4 Precinct Plan Requirements
a) Policy 3.2.4 shall not apply;
b) Despite Policy 5.1.1, a Precinct Plan shall be prepared for the southwest portion of Precinct C bound by Amos Waites Park to the south, Lake Shore Boulevard West to the west, Superior Avenue to the north and Lake Ontario to the east and referred to as “Precinct C-1” as shown below in Diagram A – Precinct C1.
b. Despite Policy 5.1.4, the Precinct Plan for Precinct C-1 will examine the relationship of the proposed development within the context of the existing Precinct C-1, its relationship to Precinct D, Precinct G and the adjacent portion of Precinct C to the north and east.
c. Despite Policy 5.1.5, the Precinct Plan for Precinct C-1 shall address the requirements of Section 6.6 and the general policies of this Secondary Plan and shall include the following:
i. a land use map;
ii. a proposed street and block pattern;
iii. a transportation Precinct Study that satisfies Policy 4.4.4 of this Secondary Plan for Precinct C-1;
iv. the conceptual proposed massing of buildings including heights and setbacks within precinct C-1, generally as illustrated within the Mimico 20/20 Urban Design Guidelines;
v. the size and location of public lands proposed to be conveyed to the City, including additional streets, parks and open spaces within precinct C-1;
vi. a public realm plan that satisfies Policies 4.1.5 and 4.1.6 of this Secondary Plan in the context of the development site and other lands within Precinct C-1, including the identification of opportunities for public art;
vii. the location, dimensions and character of proposed public space, publicly accessible private open spaces and pedestrian/cycling routes within the precinct showing their connection, continuity and complementary relationship to adjacent public spaces;
viii. view studies that include consideration of the protection and enhancement of significant views of Lake Ontario and landscape focal points for the development site and other lands within the precinct;
ix. the general location, size and treatment of vehicular access points in sufficient detail to identify locations where parking may be shared between developments within a precinct and to assess the effect of these facilities on public sidewalks and pedestrian routes;
x. the location of street-related uses and principal pedestrian entrances to proposed buildings within the precinct and the relationships of such uses and entrances to street frontages to ensure that the role of the public street and pedestrian movements along the street is supported and reinforced;
xi. identification of the shoreline hazard line to the satisfaction of the TRCA for the proposed development site within Special Policy Area 6;
xii. Heritage Impact Assessment for the proposed development site within Special Policy Area 6;
xiii. functional servicing and stormwater management report for the proposed development site within Special Policy Area 6;
xiv. completion of an energy strategy for the proposed development that satisfies Policies 4.8.3 and 4.8.4 of this Secondary Plan and identifies how opportunities for precinct energy strategies can be implemented and identifies opportunities to contribute to the City’s energy and greenhouse gas reduction targets;
xv. completion of a Community Service and Facilities Strategy that satisfies Policy 4.6.4 of this Secondary Plan;
xvi. draft plan of subdivision for the proposed development site within Special Policy Area 6;
xvii. a Precinct C-1 level phasing plan to illustrate how roads will be provided and how they will be secured;
xviii. Natural Heritage Impact Study for the proposed development site within Special Policy Area 6; and
xix. shadow studies to ensure that shadow impacts are minimized on sensitive land uses such as parks and open spaces within the Secondary Plan area and Neighbourhoods adjacent to the Secondary Plan Area.”
6.6.5 Housing Requirements
a) Despite Policies 4.3.2, 4.3.3, 4.3.3(c), the demolition and replacement policies of the Official Plan, including Policy 3.2.1.6 which relate to full replacement of rental units lost due to redevelopment, will continue to apply.
b. Section 7 – Maps is amended as follows:
ATTACHMENT 2
ZONING BY-LAW AMENDMENT
Authority: Ontario Land Tribunal Decision issued on [date] and Ontario Land Tribunal Order issued on [date] in Tribunal File OLT-23-000130
CITY OF TORONTO
BY-LAW [Clerks to insert By-law number]
To amend Zoning By-law 569-2013, as amended, with respect to the lands municipally known in the year 2023 as 2024 2405, 2407, 2409-2411, 2413, 2415, and 2417 Lakeshore Boulevard West.
Whereas the Ontario Land Tribunal, by its Decision issued on [date] and its Order issued on [date], in respect of Tribunal File OLT-23-000130, upon hearing an appeal under Section 34(11) of the Planning Act, R.S.O. 1990, c. P13, as amended, determined to amend Zoning By-law 569-2013, as amended, with respect to the lands municipally known in the year 2023 as 2405, 2407, 2409-2411, 2413, 2415, and 2417 Lakeshore Boulevard West; and
Whereas the Ontario Land Tribunal has the authority pursuant to Section 34 of the Planning Act, as amended, to pass this By-law;
The Ontario Land Tribunal Orders:
The lands subject to this By-law are outlined by heavy black lines on Diagram [1] attached to this By-law.
The words highlighted in bold type in this By-law have the meaning provided in Zoning By-law 569-2013, as amended, Chapter 800 Definitions.
Zoning By-law 569-2013, as amended, is further amended by amending the zone label on the Zoning By-law Map in Section 990.11 respecting the lands outlined by heavy black lines from a zone label of CR 3.0 (c3.0, r2.2) SS2) (x869) and RA (f22.5; d1.5) to a zone label of CR 3.0 (c3.0, r2.2) SS2 (x [exception number] ) as shown on Diagram 2 attached to this By-law.
Zoning By-law 569-2013, as amended, is further amended by adding the lands subject to this By-law to the Parking Zone Overlay Map in Section 995.50 and applying the following Parking Zone label to these lands: B as shown on Diagram 3 attached to this By-law.
Zoning By-law 569-2013, as amended, is further amended by adding Article 900.11.10 Exception Number XXX so that it reads:
([assigned exception number]) Exception [zone symbol] ([assigned exception number])
The lands, or a portion thereof as noted below, are subject to the following Site Specific Provisions, Prevailing By-laws and Prevailing Sections:
Site Specific Provisions:
A. On lands municipally known as 2405, 2407, 2409-2411, 2413, 2415, and 2417 Lakeshore Boulevard West, if the requirements of By-law [Clerks to insert By-law number] are complied with, a building or structure may be constructed, used or enlarged in compliance with Regulations (B) to ([XXXX]) below;
B. Despite regulations 40.5.40.10(1) and 2, the height of a building or structure is the distance between the Canadian Geodetic Datum of 77.0 metres and the elevation of the highest point of the building or structure;
C. Despite regulation 40.10.40.1(1), residential use portions of the building are permitted to be located on the same storey as non-residential use portions of the building;
i. Despite (C) above, not more than 15 percent of the building fronting Lake Shore Boulevard West may be used for residential use;
D. Despite regulation 40.10.40.10(2), the permitted maximum height of a building or structure is the number in metres following the letters "HT" and the number of stories following the letter “ST” as shown on Diagram 4 of By-law [Clerks to insert By-law number];
E. Despite regulation 40.10.40.10(5), the minimum height of the ground floor may be less than 4.5 metres beginning at a distance of XX metres east of the west property line;
F. Despite regulations 40.5.40.10(3) to (8) and D and E above, the following equipment and structures may project beyond the permitted maximum height shown on Diagram 4 of By-law [Clerks to insert By-law number]:
i. equipment used for the functional operation of the building, including electrical, utility, mechanical and ventilation equipment, as well as enclosed stairwells, roof access, maintenance equipment storage, elevator shafts, chimneys, and vents, by a maximum of 8.0 metres;
ii. structures that enclose, screen, or cover the equipment, structures and parts of a building listed in (i) above, including a mechanical penthouse, by a maximum of 8.0 metres;
iii. architectural features, parapets, and elements and structures associated with a green roof, by a maximum of 2.5 metres;
iv. planters, landscaping features, guard rails, and divider screens on a balcony and/or terrace, by a maximum of 2.5 metres;
v. antennae, flagpoles and satellite dishes, by a maximum of 4.0 metres;
vi. trellises, pergolas, and unenclosed structures providing safety or wind protection to rooftop amenity space, by a maximum of 4.0 metres; and
vii. All projections listed in (E) (i) to (vi) above must fit below the angular plane measured from the west property line of the property municipally known in the year 2023 as 15 Primrose Avenue and 16 Superior Avenue;
G. Despite regulation 40.10.40.40(1), the permitted maximum gross floor area of all buildings and structures is 35,500 square metres, of which:
i. the permitted maximum gross floor area for residential uses is 35,150 square metres;
ii. the required minimum gross floor area for non-residential uses is 350 square metres;
H. Despite regulation 40.10.40.50(1) and (2), amenity space must be provided at a minimum rate of 4 square metres for each dwelling unit on the lot, of which:
i. at least 2.0 square metres for each dwelling unit as indoor amenity space;
ii. at least 200 square metres of outdoor amenity space must be in a location adjoining or directly accessible to the indoor amenity space; and
iii. no more than 25 percent of the outdoor component may be a green roof;
I. Despite regulation 40.10.40.70(2), the required minimum building setbacks are as shown in metres on Diagram 4 of By-law [Clerks to insert By-law number];
J. Despite regulation 40.10.40.80(1) or (2), the required separation of main walls are as shown in metres on Diagram 4 of By-law [Clerks to insert By-law number];
K. Despite Clause 40.10.40.60 and G and I above, the following elements may encroach into the required minimum building setbacks and main wall separation distances as follows:
i. decks, porches, and balconies, by a maximum of 2.0 metres;
ii. canopies and awnings, by a maximum of 2.0 metres;
iii. exterior stairs, access ramps and elevating devices, by a maximum of 3.0 metres;
iv. cladding added to the exterior surface of the main wall of a building, by a maximum of 0.3 metres;
v. architectural features, such as a pilaster, decorative column, cornice, sill, belt course, or chimney breast, by a maximum of 1.0 metres;
vi. eaves, by a maximum of 1.0 metres;
vii. air conditioners, satellite dishes, antennae, vents, and pipes, by a maximum of 2.0 metres;
L. No building or structure is permitted within 0.0 and 6.0 metres above ground within the area delineated on Diagram 4;
M. Mm The provision of dwelling units is subject to the following:
i. a minimum of 15 percent of the total number of dwelling units, must have 2 or more bedrooms;
ii. a minimum of 10 percent of the total number of dwelling units, must have 3 or more bedrooms; and
iii. any dwelling units with 3 or more bedrooms provided to satisfy (ii) above are not included in the provision required by (i) above; and,
iv. (L) (i) to (iii) above, does not apply to any dwelling units provided in accordance with agreement(s) pursuant to Section 111 of the City of Toronto Act.
N. Prevailing By-laws and Prevailing Sections: (None Apply)
- Despite any severance, partition or division of the lands, the provisions of this By- law shall apply as if no severance, partition or division occurred.
Prevailing By-laws and Prevailing Sections: Ontario Land Tribunal Decision issued on [date] and Ontario Land Tribunal Order issued on [date] in Tribunal File [-]
Diagram 1
Diagram 2
Diagram 3
Diagram 4
ATTACHMENT 3
DRAFT PLAN OF SUBDIVISION