Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: December 23, 2025 CASE NO(S): OLT-23-000969
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.
Applicant/Appellant: 7506473 CANADA INC.
Subject: Proposed Zoning By-law Amendment
Description: To permit a 22-storey mixed-use tower consisting of 294 rental units in the northwest portion of the property
Reference Number: 22 116509 WET 07 OZ
Property Address: 1 York Gate Boulevard
Municipality/UT: Toronto / Toronto
OLT Case No.: OLT-23-000969
OLT Lead Case No.: OLT-23-000969
OLT Case Name: 7506473 CANADA INC. v. Toronto (City)
PROCEEDING COMMENCED UNDER subsection 114(15) of the City of Toronto Act, 2006, S.O. 2006, c. 11, Sched. A.
Applicant/Appellant: 7506473 CANADA INC.
Subject: Proposed Site Plan
Description: To permit a 22-storey mixed use tower consisting of 294 rental units in the northwest portion of the property
Reference Number: 22 124982 WET 07 SA
Property Address: 1 York Gate Boulevard
Municipality/UT: Toronto / Toronto
OLT Case No.: OLT-23-000970
OLT Lead Case No.: OLT-23-00969
B E F O R E:
P. TOMILIN MEMBER
Tuesday, the 23^rd^ day of December, 2025
THIS MATTER having come on for a written hearing on September 20, 2024 and the Ontario Land Tribunal (the “Tribunal”) having determined that the appeal under subsection 34(11) of the Planning Act (the “Zoning Appeal”) should be allowed, in part, and should be approved, in principle, with the final Order withheld pending the Tribunal being advised by the City Solicitor that such conditions set out in the Tribunal’s Order issued October 9, 2024 have been fulfilled;
THE TRIBUNAL HAVING BEEN ADVISED that these above-noted matters to be completed to the satisfaction of the City of Toronto prior to the issuance of a final Order regarding the Zoning Appeal have been satisfied;
THE TRIBUNAL ORDERS that the Zoning Appeal is allowed and that Zoning By-law No. 569-2013 of the City of Toronto, as amended, is hereby amended in the manner set out in Attachment “1” to this Order. The Tribunal authorizes the municipal clerk to format and assign a by-law number to the by-law in Attachment “1” as may be necessary, for record keeping purposes. The site plan appeal remains adjourned sine die.
“Matthew D.J. Bryan”
MATTHEW D.J. BRYAN 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 ZONING BY-LAW AMENDMENT
Authority: Ontario Land Tribunal Decision issued on October 9, 2024 and Ontario Land Tribunal Order Issued on [date] in File OLT-23-000969
CITY OF TORONTO
BY-LAW -2025(OLT)
To amend Zoning By-law 569-2013, as amended, with respect to part of the lands municipally known in the year 2024 as 1 York Gate Boulevard.
Whereas the Ontario Land Tribunal, in its Decision issued on October 9, 2024 and its Order issued on [date] on File OLT-23-000969, upon hearing an appeal under Section 34(11) of the Planning Act, R.S.O. 1990, c. P. 13, as amended, determined to amend Zoning By-law 569-2013, as amended, with respect to part of the lands municipally known in the year 2024 as 1 York Gate Boulevard; and
Whereas the Ontario Land Tribunal has the authority pursuant to Section 34 of the Planning Act, as amended, to pass this By-law; and
Whereas pursuant to Section 39 of the Planning Act, as amended, the council of a municipality may, in a by-law passed under Section 34 of the Planning Act, authorize the temporary use of land, buildings or structures for any purpose set out therein that is otherwise prohibited in the 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 990.10 respecting the lands outlined by heavy black lines from a zone label of CR 1.0 (c1.0; r0.0) SS3 (x205) to a zone label of CR 7.8 (c1.0; r7.8) SS3 (x1207) as shown on Diagram 2 attached to this By-law;
Zoning By-law 569-2013, as amended, is further amended by adding Article 900.11.10 Exception Number 1207 so that it reads:
(1207) Exception CR 1207
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 a part of the lands municipally known as 1 York Gate Boulevard that are outlined by heavy black lines on Diagram 1, 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 (U) below;
(B) In addition to the permitted uses listed in Clauses 40.10.20.10 and 40.10.20.20, car-share parking spaces are permitted as a non-residential use;
(C) Despite Regulations 40.5.40.10(1) and (2), the height of a building or structure is the distance between the Canadian Geodetic Datum elevation of 178.8 metres and the elevation of the highest point of the building or structure;
(D) Despite Regulation 40.10.40.10(3), the permitted maximum height of a building or structure is the number in metres following the letters "HT" as shown on Diagram 3 of By-law [Clerks to insert By-law Number];
(E) Despite Regulations 40.5.40.10(3) to (8) and (D) above, the following equipment and structures may project above the permitted maximum building height shown on Diagram 3 of By-law [Clerks to insert By-law Number]:
(i) equipment and structures 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 5.5 metres;
(ii) structures that enclose, screen, or cover the equipment and structures used for the functional operation of the building listed in (i) above, inclusive of a mechanical penthouse, by a maximum of 6.0 metres;
(iii) architectural features, parapets, and elements and structures associated with a green roof, by a maximum of 2.0 metres;
(iv) building maintenance units and window washing equipment, by a maximum of 3.0 metres;
(v) trellises and pergolas, by a maximum of 3.0 metres;
(vi) windscreens and unenclosed structures and elements providing safety or wind protection, by a maximum of 3.0 metres;
(vii) planters, landscaping features, guard rails, and divider screens on a balcony or terrace, by a maximum of 2.5 metres; and
(viii) antennae, flagpoles and satellite dishes, by a maximum of 3.0 metres;
(F) The gross floor area of any storey located above a building height of 85.8 metres shall not exceed 750 square metres;
(G) Despite Regulations 40.10.40.40(1) and 40.5.1.10(3), the permitted maximum gross floor area of all buildings and structures on land outlined by heavy black lines on Diagram 1 is 21,300 square metres;
(H) The provision of dwelling units is subject to the following:
(i) a minimum of 25 percent of the total number of dwelling units must have two or more bedrooms;
(ii) a minimum of 10 percent of the total number of dwelling units must have three or more bedrooms;
(iii) any dwelling units with three or more bedrooms provided to satisfy (ii) above are not included in the provision required by (i) above; and
(iv) if the calculation of the number of required dwelling units results in a number with a fraction, the number is rounded down to the nearest whole number, but there may not be less than one dwelling unit;
(I) Despite Regulation 40.10.40.70(3), the required minimum building setbacks are as shown in metres on Diagram 3 of By-law [Clerks to insert By-law Number];
(J) Despite Regulation 40.10.40.80(2), the required separation of main walls are as shown on metres on Diagram 3 of By-law [Clerks to insert By-law Number];
(K) Despite Regulations 40.5.40.60(1), 40.10.40.60 and (I) and (J) above, the following elements may encroach into the required minimum building setbacks and main wall separation distances as follows:
(i) terraces and balconies, by a maximum of 2.0 metres;
(ii) divider screens on terraces and balconies, canopies, and awnings, by a maximum of 2.0 metres;
(iii) wind mitigation measures, including canopies and wind screens, by a maximum of 3.0 metres;
(iv) exterior stairs, access ramps and elevating devices, by a maximum of 2.0 metres;
(v) architectural features, such as a pilaster, decorative column, cornice, sill, belt course, or chimney breast, by a maximum of 1.5 metres; and
(vi) air conditioners, satellite dishes, antennae, vents, and pipes, by a maximum of 1.0 metres;
(L) Despite Regulations 200.15.10.10(1) and 200.15.10.5 and Article 200.25.15, if parking spaces are provided on the lot, at least one (1) accessible parking space must be used for visitors;
(M) Despite Article 200.25.15, if parking spaces are provided on the lot, a percentage of the provided parking spaces must be accessible parking spaces in accordance with Section 200.15;
(N) Despite Regulation 40.10.80.20 (1), a parking space that is not located in a building or structure may be zero (0) metres from a lot line;
(O) Despite Regulations 200.15.1(1) and (3), accessible parking spaces must have the following minimum dimensions:
(i) length of 5.6 metres;
(ii) width of 3.4 metres;
(iii) vertical clearance of 2.1 metres; and
(iv) the entire length of an accessible parking space must be adjacent to a 1.5 metre wide accessible barrier free aisle or path;
(P) Despite Regulation 200.15.1(4), accessible parking spaces are required to be within 50 metres of a barrier free entrance to the building and passenger elevator that provides access to the first storey of the building;
(Q) For the purposes of this exception, Regulation 40.10.30.40(1) regarding lot coverage does not apply;
(R) For the purposes of this exception, Regulation 40.10.50.10(1), regarding a minimum landscaping strip, does not apply;
(S) If car-share parking spaces are provided on the lot, a maximum of two (2) car-share parking spaces may be provided on the lot, subject to the following:
(i) Car-share parking spaces are not permitted to replace a parking space that is an occupant, visitor, or accessible parking space;
(T) For the purposes of this exception;
(i) "car-share" or "car-sharing" means the practice whereby a number of people share the use of one of more motor vehicles and such "car-share" motor vehicles are made available to at least the occupants of the building for short-term rental, including hourly rental; and
(ii) "car-share parking space" means a parking space exclusively reserved and actively signed for a vehicle used only for "car-share" purposes;
(U) Despite Regulation 200.5.1(2), parking spaces for all uses on the lot may be provided on the lands municipally known as 1 York Gate Boulevard, outside the lands that are outlined by heavy black lines on Diagram 1.
Despite any consent, severance, partition or division of the lands, the provisions this By-law shall apply as if no consent, severance, partition or division occurred.
None of the provisions of Zoning By-law 569-2013, as amended, or this By-law apply to prevent the erection and use of a construction sales office on the lands to which this By-law applies for a period of 3 years from the date this By-law comes into full force and effect, after which this temporary use permission expires.
Prevailing By-laws and Prevailing Sections: None apply
Ontario Land Tribunal Decision issued on October 9, 2024 and Order Issued on [date] in File OLT-23-000969.
Diagram 1
Diagram 2
Diagram 3