Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: December 22, 2025
CASE NO.: OLT-23-000244 OLT-23-000245
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: 179-183 King Developments Inc. and 185 King Developments Inc.
Subject: Zoning By-law Amendment
Description: To permit 33-storey mixed-use building with 190 residential units and 140 commercial hotel units
Property Address: 179 – 185 King Street E
Municipality/UT: Toronto
Municipal File No.: 22 189358 STE 13 OZ
OLT Case No: OLT-23-000244
OLT Lead Case No.: OLT-23-000244
OLT Case Name: 179-183 King Developments Inc. and 185 King Developments Inc. v. Toronto (City)
PROCEEDING COMMENCED UNDER subsection 114 of the City of Toronto Act, as amended
Applicant and Appellant: 179-183 King Developments Inc. and 185 King Developments Inc.
Subject: Site Plan
Description: To permit 33-storey mixed-use building with 190 residential units and 140 commercial hotel units
Property Address: 179 – 185 King Street E
Municipality/UT: Toronto
Municipal File No.: 22 189357 STE 13 SA
OLT Case No.: OLT-23-000245
OLT Lead Case No.: OLT-23-000244
BEFORE:
MEMBER SIGNATURE
Monday, the 22nd
VICE-CHAIR
STEVEN COOKE
day of December, 2025
“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.
THIS MATTER, in respect of the lands at 179 – 185 King Street East in the City of Toronto (the “Subject Property”), having come for a settlement hearing on May 1, 2024, before the Tribunal and the Tribunal having issued its interim decision on May 23, 2024 (the “Decision”) ordering that the appeal under subsection 34(11) of the Planning Act, R.S.O. 1990, c. P. 13 (the “Appeal”) in Tribunal Case No. OLT-23-000244 is allowed in part, and approving the proposed zoning by-law amendment in principle;
AND THE TRIBUNAL having withheld its Final Order, pending the Tribunal being advised by the City Solicitor that such conditions have been fulfilled as outlined in Paragraph [25] of the Decision, including the receipt of the final form of the zoning by-law amendment in respect of the Subject Property;
AND THE TRIBUNAL now having received confirmation from the City of Toronto of the fulfillment of the conditions of the Decision, satisfactory to the City of Toronto, including confirmation of the final form of the zoning by-law amendment, attached hereto as Schedule “A”;
NOW THEREFORE THE TRIBUNAL ORDERS THAT Zoning By-law No. 569-2013, as amended, is hereby amended in the manner set out in Schedule “A” to this Final Order. The Tribunal authorizes the municipal clerk to format, as may be necessary, and assign a number to this by-law for record keeping purposes.
Authority: Ontario Land Tribunal Decision and Order issued on ______ and final approval on ______, in Tribunal File OLT-23-000244
CITY OF TORONTO
BY-LAW [Clerks to insert By-law number] (OLT)
To amend Zoning By-law 569-2013, as amended, with respect to the lands municipally known in the year 2023 as 175-185 King Street East.
Whereas the Ontario Land Tribunal, by its Decision issued on ______ and its Order issued on ______, in respect of Tribunal File OLT-23-000244, 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 175-185 King Street East; and
Whereas Council of the City of Toronto has the authority pursuant to Section 34 of the Planning Act, R.S.O. 1990, c. P. 13, 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; and
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 SS1 (x339) to a zone label of CR SS1 (x1001) 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 1001 so that it reads:
(1001) Exception CR 1001
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) Regulation 900.11.10(339) applies to the lands shown on Diagram 1 of By-law [Clerks to insert By-law number];
(B) Despite (A) above, regulation 900.11.10(339) does not apply to the lands municipally known as 175-185 King Street East, if the requirements of By-law [Clerks to insert By-law number] are complied with, and a building or structure may be constructed, used or enlarged in compliance with Regulations (C) to (S) below;
(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 of 81.70 metres and the elevation of the highest point of the building or structure;
(D) Despite regulation 40.10.20.40(1), dwelling units are permitted in an apartment building or mixed use building;
(E) Despite regulation 40.10.40.1(1), residential uses may be located on the same storey as non-residential uses provided no dwelling units are on the first floor;
(F) Despite regulation 40.10.40.10(1), 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];
(G) Despite regulation 40.10.40.40(1), the permitted maximum gross floor area of all buildings and structures on the lot must not exceed 29,050 square metres, of which:
(i) the permitted maximum gross floor area for residential uses is 28,625 square metres for residential uses;
(ii) the required minimum gross floor area for non-residential uses is 400 square metres; and
(iii) the permitted maximum gross floor area for any individual retail store is 279.5 square metres;
(H) Despite regulation 40.10.40.50(1), a building with 20 or more dwelling units must provide amenity space on the lot at the following rate:
(i) a minimum of 2.0 square metres for each dwelling unit as indoor amenity space;
(ii) a minimum of 144.0 square metres as outdoor amenity space of which a minimum of 40.0 square metres of the required outdoor amenity space must be in a location adjoining or directly accessible to the indoor amenity space; and
(iii) no more than 25% of the outdoor component may be a green roof;
(I) Despite regulations 40.5.40.10(3) to (8) and (F) above, the following equipment and structures may project beyond the permitted maximum height shown on Diagram 3 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, gable roof, sloped roof, parapets, dormers 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 terrace, by a maximum of 2.5 metres;
(v) trellises, pergolas, and unenclosed structures providing safety or wind protection to rooftop amenity space, by a maximum of 3.0 metres;
(vi) building maintenance units and window washing equipment which may project beyond the permitted maximum height of a mechanical penthouse as set out in (ii) above by a maximum of 2.5 metres;
(vii) antennas and flagpoles, which may project beyond the permitted maximum height of a mechanical penthouse as set out in (ii) above by a maximum of 1.0 metre;
(J) Despite Clauses 40.10.40.70 and 40.10.40.80 and Article 600.10.10, the required minimum building setbacks and main wall separation distances are as shown in metres on Diagram 3 of By-law [Clerks to insert By-law number];
(K) Despite Clause 40.10.40.60 and (J) above, the following elements may encroach into the required minimum building setbacks and main wall separation distances as follows:
(i) balconies, by a maximum of 1.5 metres, except that:
(a) balcony encroachments into the required minimum building setbacks are only permitted on the areas labelled as “Balcony” on Diagram 4 of By-law [Clerks to insert By-law ##];
(ii) canopies and awnings, by a maximum of 1.5 metres;
(iii) exterior stairs, access ramps, and elevating devices, by a maximum of 1.0 metres;
(iv) architectural features added to the exterior surface of the main wall of a building, by a maximum of 0.2 metres;
(v) antennae, vents, and pipes, by a maximum of 0.3 metres;
(L) Despite regulation 200.5.10.1(1), 200.15.10.10 and Table 200.5.10.1, parking spaces must be provided and maintained on the lot in accordance with the following:
(i) No parking spaces are required for residential occupants;
(ii) No parking spaces are required for non-residential uses;
(iii) No parking spaces are required for residential visitors;
(iv) No accessible parking spaces are required;
(v) A minimum of 1 “car-share parking space” is required; and
(a) for the purpose of this exception, “car-share” means the practice whereby a number of people share the use of one or 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
(b) for the purpose of this exception, “car-share parking space” means a parking space exclusively reserved and signed for a vehicle used only for “car-share” purposes.
(M) Despite Clause 220.5.10.1, a minimum of one Type “G” loading space must be provided on the lot;
(N) Despite regulations 230.5.10.1(1) and (5) and table 230.5.10.1(1), bicycle parking space requirements for dwelling units in a mixed use building, are:
(i) a minimum of 0.9 “long-term” bicycle parking spaces for each dwelling unit; and
(ii) a minimum of 0.1 “short-term” bicycle parking spaces for each dwelling unit;
(O) Despite regulation 230.5.1.10(4), bicycle parking spaces must be provided and maintained in accordance with the following:
(i) If a stacked bicycle parking space is provided in a mechanical device where any portion of a bicycle is situated above or below any portion of an adjacent bicycle, the minimum dimensions of each stacked bicycle parking space is:
(a) length of 1.9 metres;
(b) width of 0.3 metres; and
(c) vertical clearance of 1.2 metres;
(ii) a bicycle parking space that is not a stacked bicycle parking space shall have the following minimum dimensions:
(a) length of 1.8 metres;
(b) width of 0.45 metres; and
(c) vertical clearance of 1.9 metres;
(P) Despite regulations 230.5.1.10(9) and (10), bicycle parking spaces must be provided and maintained in accordance with the following:
(i) a “long-term” bicycle parking space may be located in any combination of vertical, horizontal, or stacked positions;
(ii) a “long-term” bicycle parking space may be located in a secured room or enclosure or area on any level of the building below-ground, or any floor up to and including the mezzanine above the 1st floor of the building;
(iii) a “short-term” bicycle parking space may be provided in a stacked bicycle parking space arrangement, in any combination of vertical, horizontal, or stacked positions; and
(iv) a “short-term” bicycle parking space may be located outdoors or indoors, including with a secured room or enclosure, or combination thereof and may be provided on any level of the building below-ground, or any floor up to and including the mezzanine above the 1st floor of the building;
(Q) Despite regulation 230.5.1.10(10), both “long-term” and “short-term” bicycle parking spaces may be located in stacked bicycle parking spaces;
(R) 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 two or more bedrooms;
(ii) A minimum of 10 percent of the total number of dwelling units must have three or more bedrooms;
(iii) An additional 15 percent of the total number of dwelling units must have a combination of two and three bedrooms, or units that can be converted to two and three bedroom units through the use of accessible or adaptable design measures;
(iv) Any dwelling units with three or more bedrooms provided to satisfy (ii) above are not included in the provision required by (i) above; and
(v) If the calculation of the number of required dwelling units with two or three bedrooms results in a number with a fraction, the number shall be rounded down to the nearest whole number.
(S) For the purposes of this exception, a mezzanine and mechanical penthouse are not considered a storey.
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.
Temporary use:
(A) None of the provisions of By-law 569-2013, as amended, apply to prevent the erection and use of sales office on the lot for a period of not more than 3 years from the date this By-law comes into full force and effect.
Ontario Land Tribunal Decision and Order issued on ______ and final approval on _____ in Tribunal File OLT-23-000244