St. Lawrence Developments Ltd. v. City of Toronto, 2025 CanLII 49961

Ontario Land Tribunal

Tribunal ontarien de l’aménagement du territoire

ISSUE DATE: May 21, 2025

CASE NO(S).: OLT-24-000398

PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended

Applicant and Appellant: St. Lawrence Developments Ltd.

Subject: Request to amend the Official Plan – Failure to adopt the requested amendment

Description: To permit three connected towers for residential and retail commercial use

Reference Number: 14 241637 WET 05 OZ

Property Address: 40-60 St. Lawrence Avenue

Municipality/UT: Toronto/Toronto

OLT Case No.: OLT-24-000398

OLT Lead Case No.: OLT-24-000398

OLT Case Name: St. Lawrence Developments Ltd. v. City of Toronto

PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended

Applicant and Appellant: St. Lawrence Developments Ltd.

Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision

Description: To permit three connected towers for residential and retail commercial use

Reference Number: 14 241637 WET 05 OZ

Property Address: 40-60 St. Lawrence Avenue

Municipality/UT: Toronto/Toronto

OLT Case No.: OLT-24-000399

OLT Lead Case No.: OLT-24-000398

OLT Case Name: St. Lawrence Developments Ltd. v. City of Toronto

Heard: May 14, 2025, by Video Hearing

APPEARANCES:

Parties	Counsel
St Lawrence Developments Ltd. (“Applicant”)	Matthew Helfand Eileen Costello in absentia
City of Toronto (“City”)	Jamie Dexter Jessica Amey

DECISION DELIVERED BY W. DANIEL BEST AND INTERIM ORDER OF THE TRIBUNAL

Link to Order

INTRODUCTION

1The Tribunal convened a Hearing to consider a settlement regarding an appeal brought forward for the above-noted matter. The Applicant appealed under ss. 22(7) and 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended, against the failure of the City to make decisions on Applications for an Official Plan Amendment (“OPA”) and a Zoning By-law Amendment (“ZBA”) concerning 40-60 St. Lawrence Avenue (the “Subject Lands”).

2The Subject Lands are located mid-block between St. Lawrence Avenue to the east and Caven Street to the west, approximately 110 metres (“m”) south of The Queensway. The Subject Lands are rectangular in shape, with frontages of approximately 64 m along both St. Lawrence Avenue and Caven Street. The Subject Lands have an east-west depth of approximately 130 m. The area of the Subject Lands is approximately 8,207 square metres (“m²”).

3The Subject Lands are located within the Islington-City Centre West Neighbourhood. The neighbourhood includes Islington and Kipling Stations along the Line 2 (Bloor-Danforth) subway and has convenient access to major transportation corridors including Highway 427 and the Gardiner Expressway.

4The lands on the south side of The Queensway are characterized by larger parcels extending to the Gardiner Expressway, primarily used for industrial, big box commercial and limited residential uses. The lands on the north side of The Queensway consist primarily of two-storey main-street commercial buildings and recently developed mid-rise residential buildings located on shallower lots that abut low density residential areas further north.

5In proximity to the Subject Lands, there has been a focus of mixed-use regeneration with several formerly industrial, commercial, and low-rise residential sites being redeveloped with mid- to high-rise development. There are several proposed, approved, under construction/recently completed buildings with approved heights ranging up to 42 storeys.

6The Subject Lands are currently vacant and are being used for outdoor storage and staging. Vehicular access to the Subject Site is provided by a single curb cut from St. Lawrence Avenue located at the southeast corner of the Site. Pedestrian access is provided from the existing public sidewalk along the west side of St. Lawrence Avenue.

7The Subject Lands have access to major road transportation corridors and is within walking distance to several surface transit options.

8The Settlement Proposal consists of a redevelopment of the Subject Lands with a three-tower mixed-use development, containing a mix of residential and non-residential uses. The proposed heights of the towers are situated to provide a gradual decrease in height from east to west. The eastern-most tower (“Tower A”) is 43 storeys, the central tower (“Tower B”) is 37 storeys, and the western-most tower (“Tower C”) is 26 storeys.

9Tower A and Tower B sit atop a shared podium of four storeys. Tower C sits atop a five-storey podium. The Settlement Proposal is a three-phased development. Phase 1 will include Tower A and the bulk of the shared podium element; Phase 2 will include Tower B and the balance of the shared podium element; and Phase 3 will include the standalone Tower C.

10The Settlement Proposal includes a total Gross Floor Area (“GFA”) of 74,980 m², comprised of approximately 74,499 m² of residential space and approximately 481 m² of non-residential space, resulting in a gross density of 9.13 Floor Space Index (“FSI”). The amenity areas include a total of approximately 2,446 m² of indoor space. Approximately 2,528 m² is proposed.

11The proposed unit mix includes a total of 4 studio units (0.3%), 802 one-bedroom units (65.6%), 294 two-bedroom units (24.0%) and 123 three-bedroom units (10.1%). Of the proposed three-bedroom units, there are approximately 18 two-storey townhouse units situated along the St. Lawrence Avenue, Caven Street, and future Street A frontages at grade. As a result, a total of 417 units (34.1%) will be larger units of two bedrooms or greater.

12A total of 447 vehicle parking spaces, will be located within a three-level underground parking garage. A total of 375 residential parking spaces, 69 visitor parking spaces and three car share parking spaces are proposed. A total of 928 long-term bicycle parking spaces and 96 short-term bicycle parking spaces are proposed for residents and visitors.

13The Tribunal was advised that the settlement had been endorsed by City Council on March 26, 2025, with an amendment approved on April 23, 2025.

LEGISLATIVE FRAMEWORK

14When considering an appeal of an application to amend an OPA filed pursuant to s. 22, and application to amend a ZBA filed pursuant to s.34, The Tribunal must have regard to matters of Provincial interest as set out in s. 2 of the Act and regard to the decision of the City Council and the information it considered by it pursuant to s.2.1(1) of the Act.

15Section 3(5) of the Act requires that decisions of the Tribunal affecting planning matters be consistent with the Provincial Planning Statement (“PPS”).

16The Tribunal must also be satisfied that the ZBA conforms with the Official Plans in effect.

17Overall, the Tribunal must be satisfied that the OPA, ZBA, and Conditions represent good planning and are in the public interest.

SUBMISSIONS AND EVIDENCE

18In support of the proposed settlement, the following Exhibits were filed:

• Exhibit 1: Affidavit of Ryan Doherty dated May 9, 2025.

19Mr. Doherty is a registered planner and an associate of a land-use planning consulting firm. Based on his experience and expertise outlined in his curriculum vitae, the Tribunal qualified him to provide opinion evidence as an expert in land-use planning.

20Mr. Doherty stated that Subject Lands are an appropriate location for high-density development and the Settlement Proposal will result in new housing and non-residential uses in a compact built form that supports the use of existing infrastructure. The proposed development provides a full range of housing that reconnects with the surrounding urban fabric and will provide a dedication of lands towards a new public road.

21Mr. Doherty opined that the Settlement Proposal supports intensification and in-fill development of underutilized sites within a built-up area. He continued that the Subject Lands are in a settlement area and have characteristics of a strategic growth area as defined by the PPS.

22Mr. Doherty submitted that the proposed development contributes to the provision of an appropriate range and mix of land uses and transportation options to support the achievement of a complete community through appropriate intensification and redevelopment within the existing settlement area.

23Mr. Doherty highlighted that the proposed development is designed to accommodate and promote a range of transportation options, including vehicles and active transportation.

24Mr. Doherty opined that the Settlement Proposal represents good planning, and the proposed development addresses the relevant matters of Provincial interest identified in s. 2 of the Act, is consistent with the PPS and conforms with the applicable Official Plans.

25The Tribunal accepts the uncontroverted planning opinion evidence of Mr. Doherty in its entirety. The Tribunal finds that the Settlement Proposal addresses the relevant matters of Provincial interest identified in s. 2 of the Act, is representative of good land use planning, is consistent with the PPS, and conforms with the applicable Official Plans. The Tribunal acknowledges the failure of City Council to make a decision on the OPA and ZBA but recognizes the endorsement of the Settlement Proposal on March 26, 2025, with an amendment approved on April 23, 2025.

26Mr. Doherty recommended that the Tribunal approve the Official Plan and Zoning instruments in principle, subject to the conditions outlined in paragraph [28] and withhold the final order for the purpose of allowing the Parties to finalize the instruments.

INTERIM ORDER

27THE TRIBUNAL ORDERS THAT the appeals are allowed, in part, on an interim basis, contingent upon confirmation, satisfaction or receipt of those pre-requisite matters identified in paragraph [28] below, and the Official Plan Amendment set out in Attachment 1 and the Zoning By-law Amendment set out in Attachment 2 to this Interim Order, are hereby approved in principle.

28The Tribunal will withhold the issuance of its Final Order contingent upon confirmation of the City Solicitor of the following pre-requisite matters:

• the final form and content of the Official Plan and Zoning By-law Amendments are satisfactory to the Executive Director, Development Review, and the City Solicitor;
• the owner has submitted a Functional Servicing Report to determine the stormwater runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development, to the satisfaction of the Director, Engineering Review;
• the owner has made satisfactory arrangements with Engineering Review and has entered into the appropriate agreement(s) 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 accepted Servicing Assessment Report accepted by the Director, Engineering Review;
• the owner has addressed all outstanding issues identified in the Engineering Review correspondence dated September 13, 2023, to the satisfaction of the Director, Engineering Review;
• the owner has provided a revised Transportation Impact Study to the satisfaction of the General Manager, Transportation Services;
• the owner has submitted a revised Hydrological Assessment Report and Hydrological Review Summary Form, Servicing Report Groundwater Summary Form, and Foundation Drainage Summary Form to determine the quality and quantity of groundwater that may be required to be discharged to the City sewage works as a result of the proposed development and comply with Foundation Drainage Policy and guidelines to the satisfaction of the Director, Engineering Review and the General Manager, Toronto Water;
• the owner has provided a revised Pedestrian Level Wind Study, including a Wind Tunnel Study, to the satisfaction of the Executive Director, Development Review;
• the submitted Compatibility and Mitigation Studies, including the Transportation Noise and Vibration Assessment, dated May 5, 2023, prepared by Gradient Wind Engineering Inc., and the Air Quality and Land Use Compatibility Assessment, dated May 5, 2023, prepared by Gradient Wind Engineering Inc. have been peer-reviewed by a third-party consultant retained by the City at the owner's expense, and the owner agrees to implement any necessary control measures and recommendations identified by the peer review, with the control measures to be secured through the Site Plan Control process, to the satisfaction of the Executive Director, Development Review; and
• the owner has addressed all outstanding issues raised by Urban Forestry, Tree Protection and Plan Review, as they relate to the application, to the satisfaction of the Executive Director, Environment, Climate and Forestry.

29The Member will remain seized for the purposes of reviewing and approving the final draft of the Official Plan Amendment, Zoning By-Law Amendment, and the issuance of the Final Order.

30If the Parties do not submit the final drafts of the Official Plan Amendment and the Zoning By-law Amendment and provide confirmation that all other contingent pre-requisites to the issuance of the Final Order set out in paragraph [28] above have been satisfied, and do not request the issuance of the Final Order, by Friday, September 12, 2025, the Applicant and the City shall provide a written status report to the Tribunal by that date, as to the timing of the expected confirmation and submission of the final form of the draft Official Plan Amendment and the draft Zoning By-law Amendment and issuance of the Final Order by the Tribunal.

31The Tribunal may, as necessary, arrange the further attendance of the Parties by Telephone Conference Call to determine the additional timelines and deadline for the submission of the final form of the instrument(s), the satisfaction of the contingent prerequisites, and the issuance of the Final Order.

“W. Daniel Best”

W. DANIEL BEST

MEMBER

Ontario Land Tribunal

Website: www.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

Authority: Ontario Land Tribunal Decision issued on May 21, 2025 and Ontario Land Tribunal Order issued on May 21, 2025 in Tribunal File OLT-24-000398

CITY OF TORONTO

BY-LAW XXX-2023

To adopt Amendment No. XXX to the Official Plan for the City of Toronto respecting the lands municipally known in the year 2024 as

40-60 St. Lawrence Avenue

Whereas the Owner of the lands appealed a proposed official plan amendment to the Ontario Land Tribunal pursuant to Section 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended; and

Whereas the Ontario Land Tribunal, by its Decision dated May 21, 2025 in File OLT-24-000780 and its Order dated May 21, 2025 in File OLT-24-000398 approved amendments to the Official Plan for the City of Toronto with respect to the lands;

The Ontario Land Tribunal Orders:

1. The attached Amendment No. XXX to the Official Plan is hereby in force pursuant to the Planning Act, as amended.

Pursuant to Ontario Land Tribunal Decision issued on May 21, 2025 and Ontario Land Tribunal Order issued on May 21, 2025 in Tribunal File OLT-24-000398.

AMENDMENT NO. XXX TO THE OFFICIAL PLAN

OF THE CITY OF TORONTO

Lands known municipally in the year 2024 as 40-60 St. Lawrence Avenue

The Official Plan of the City of Toronto is amended as follows:

1. Chapter 7, Site and Area Specific Policy No. 6, South Side of The Queensway, Between Zorra Street and St. Lawrence Avenue, North of the Gardiner Expressway, is hereby amended as follows:

(i) Adding new clause (g), as follows:

(g) Notwithstanding clauses (a) and (b), a residential/mixed-use development with up to 1,230 residential units and a gross density of up to 9.15 times the parcel area is permitted within the area of Parcel 3 on the property municipally known in the year 2024 as 40-60 St. Lawrence Avenue. The gross density cap may be exceeded on individual development sites provided that the overall gross density for the subject lands within the area of Parcel 3 is not exceeded at full build-out. The site area used to calculate gross density may include the lands dedicated for public purposes;

ATTACHMENT 2

Authority: Ontario Land Tribunal Decision issued on May 21, 2025 and Ontario Land Tribunal Order issued on May 21, 2025 in Tribunal File OLT-24-000398

CITY OF TORONTO

BY-LAW XXX-2025

To amend Zoning By-law 569-2013, as amended, with respect to the lands municipally known in the year 2024 as 40-60 St. Lawrence Avenue

Whereas the Ontario Land Tribunal, by its Decision dated May 21, 2025, and Order dated May 21, 2025, in file OLT-24-000398 in hearing an appeal under Section 34(11) of the Planning Act, R.S.O. 1990, c. P13, as amended, ordered the amendment of Zoning By-law 569-2013, as amended, with respect to the lands municipally known in the year 2024 as 40-60 St. Lawrence Avenue; and

The Ontario Land Tribunal Orders:

1. The lands subject to this By-law are outlined by heavy black lines on Diagram 1 attached to this By-law.

2. The words highlighted in bold type in this By-law have the meaning provided in Zoning By-law 569-2013, Chapter 800 Definitions.

3. Zoning By-law 569-2013, as amended, is further amended by adding the lands subject to this By-law to the Zoning By-law Map in Section 990.10, and applying the following zone label to these lands: CR 2.0 (c2.0; r1.0) SS3 (x####) as shown on Diagram 2 attached to this By-law.

4. Zoning By-law 569-2013, as amended, is further amended by adding the lands subject to this By-law to the Policy Areas Overlay Map in Article 995.10.1 and applying the following Policy Area label to these lands: PA4, as shown on Diagram 3 attached to this By-law.

5. Zoning By-law 569 -2013, as amended, is further amended by adding the lands to the Height Overlay Map in Article 995.20.1, and applying the following height and storey label to these lands: HT 14.0, as shown on Diagram 4 attached to this By-law.

6. Zoning By-law 569 -2013, as amended, is further amended by adding the lands to the Lot Coverage Overlay Map in Article 995.30.1, and applying the following lot coverage label to these lands: 50, as shown on Diagram 5 attached to this By-law.

7. Zoning By-law 569-2013, as amended, as amended, is further amended by adding the lands to the Rooming House Overlay Map in Article 995.40.1, and applying no value.

8. Zoning By-law 569-2013, as amended, is further amended by adding Article 900.11.10 Exception Number #### so that it reads:

(####) Exception CR ####

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 40-60 St. Lawrence Avenue, if the requirements of By-law [Clerks to insert By-law ##] are complied with, a building or structure may be constructed, used or enlarged in compliance with Regulations (B) to (X) below:

(B) Despite Regulation 5.10.30.20(1) and (2), the front lot line is the lot line which runs parallel to St. Lawrence Avenue.

(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 110.20 metres and elevation of the highest point of the building or structure;

(D) Despite Regulation 40.10.30.40(1), with respect to maximum lot coverage, does not apply;

(E) Despite Regulation 40.10.40.1(1), residential use portions of a building are permitted to be located on the same level as non-residential use portions of the building on the first and second storey;

(F) Despite Regulation 40.10.40.10(3) the permitted maximum height of a building or structure is the number following the HT symbol in metres as shown on Diagram 6 of By-law [Clerks to insert By-law ##];

(G) Despite Regulations 40.5.40.10(3) to (8) and (F) above, the following equipment and structures may project beyond the permitted maximum height of a building:

(i) equipment used for the functional operation of the building, including electrical, utility, mechanical and ventilation equipment, cooling equipment, water supply facilities, enclosed stairwells, maintenance equipment storage, by a maximum of 7.5 metres;

(ii) structures that enclose, screen or cover the equipment, structures and parts of a building listed in (i) above, inclusive of a mechanical penthouse, by a maximum of 7.5 metres;

(iii) chimneys, vents, pipes, shafts, elevator overruns, green roof elements, parapets and lightning rods located on top of the mechanical penthouse enclosure may further exceed the permitted maximum height in (i) and (ii) above by a maximum of 2.0 metres;

(iv) building maintenance units and window washing equipment, by a maximum of 10.0 metres;

(v) cabanas, pergolas, trellises and unenclosed structures providing safety or wind protection to rooftop terraces or amenity space, by a maximum of 3.0 metres;

(vi) planters, landscaping features, guard rails, balustrades, privacy and decorative screens, terrace dividers, fences, exterior stairs, roof drainage features and terrace walls, by a maximum of 2.5 metres;

(vii) architectural features, parapets, and elements and structures associated with a green roof located below a mechanical penthouse enclosure, by a maximum of 1.5 metres; and

(viii) structures and elements related to outdoor flooring and roofing assembly features, by a maximum of 0.5 metres;

(H) Despite Regulation 40.10.40.10(5), the required minimum height of the first storey, as measured between the floor of the first storey and the ceiling of the first storey, is 4.0 metres for non-residential use portions and 2.7 metres for residential use portions;

(I) 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; and

(iii) any dwelling units provided to satisfy (I)(ii) above are not included in the provision required by (I)(i) above;

(iv) if the calculation of the required dwelling units in (i) or (ii) above results in a number with a fraction, the requirement will be rounded up or down to the nearest whole number;

(J) Despite Regulation 40.10.40.40(1), the permitted maximum gross floor area is 75,100 square metres, of which:

(i) the permitted maximum gross floor area for residential uses is 74,600 square metres; and

(ii) the permitted maximum gross floor area for non-residential uses is 500 square metres;

(K) In addition to the items listed in Regulation 40.5.40.40(3), gross floor area may be reduced by the area in the building used for:

(i) storage rooms, locker rooms or bicycle parking areas located at or above-ground;

(ii) exit corridors leading to exit stairwells in the building; and

(iii) elevator lobbies and vestibules in the basement;

(L) Despite Regulation 40.10.40.70(3), the required minimum building setbacks are as shown in metres on Diagram 6 of By-law [Clerks to insert By-law ##];

(M) Despite Regulation 40.10.40.80(2), the required separation of main walls is as shown in metres on Diagram 6 of By-law [Clerks to insert By-law ##];

(N) Despite Clause 40.10.40.60 and Regulations (L) and (M) above, the following elements may encroach into the required minimum building setbacks and separation distances as follows:

(i) canopies and awnings, by a maximum of 3.0 metres;

(ii) exterior stairs, access ramps and elevating devices, by a maximum of 3.0 metres;

(iii) planters, landscaping features, guard rails, and divider screens associated with an at grade terrace or outdoor amenity space, by a maximum of 3.5 metres;

(iv) balconies, by a maximum of 2.0 metres;

(v) architectural features, such as a pilaster, decorative column, cornice, sill, belt course or chimney breast, in addition to louvres, or screens providing privacy, safety or wind mitigation by a maximum of 1.0 metre;

(vi) window projections, including bay windows and box windows, by a maximum of 1.0 metre;

(vii) eaves, by a maximum of 1.0 metre;

(viii) light fixtures, satellite dishes, antennae, vents, and pipes, by a maximum of 1.0 metre; and

(ix) cladding added to the exterior surface of the main wall of a building, by a maximum of 1.0 metre;

(O) Despite Regulation 970.10.15.5(5) and Table 970.10.15.5, parking spaces must be provided in accordance with the following:

(i) for residential occupants, at a maximum rate of:

(a) 0.8 parking spaces for each bachelor dwelling unit up to 45 square metres and 1.0 parking spaces for each bachelor dwelling unit greater than 45 square metres;

(b) 0.9 parking spaces for each one bedroom dwelling unit;

(c) 1.0 parking space for each two bedroom dwelling unit; and

(d) 1.2 parking spaces for each three bedroom dwelling unit;

(ii) for residential visitors, at a minimum rate of 2.0 plus 0.05 parking spaces per dwelling unit; and

(iii) for non-residential uses, at a maximum rate of 1.0 parking space for each 100 square metres of gross floor area;

(P) Despite Regulation 200.5.1.10(2)(A)(iv), a total of 10 percent of all parking spaces on the lot may be obstructed as described in Regulation 200.5.1.10(2)(D) without being required to provide additional width for the obstructed sides of the parking space;

(Q) Despite Regulation 200.5.1.10(2)(D), Electric Vehicle Infrastructure, including electrical vehicle supply equipment or an energized outlet, does not constitute an obstruction to a parking space;

(R) Despite Regulation 200.15.1(1) and (3) an accessible parking space must comply with the following:

(i) accessible parking spaces must have the following minimum dimensions:

(a) length of 5.6 metres;

(b) width of 3.4 metres; and

(c) vertical clearance of 2.1 metres;

(ii) the entire length of an accessible parking space must be adjacent to a 1.5 metre wide accessible barrier free aisle or path;

(S) Despite Regulation 200.15.1(4), an accessible parking space is not required to be the closest parking space to:

(i) a barrier free entrance to a building; or

(ii) a passenger elevator that provides access to the first storey of a building;

(T) Despite Regulations 200.15.10(1), (2) and 970.10.15.5(11), if the total parking space requirement is 5 or more, clear identified off street accessible parking spaces must be provided as follows:

(i) if the number of required parking spaces is less than 13, a minimum of 1 parking space must comply with Regulation (R) of By-law [Clerks to insert By-law number];

(ii) if the number of required parking spaces is 13 to 100, a minimum of 1 parking space for every 25 parking spaces or part thereof must comply with Regulation (R) of By-law [Clerks to insert By-law number]; and

(iii) if the number of required parking spaces is more than 100, a minimum of 5 parking spaces plus 1 parking space for every 50 parking spaces or part thereof in excess of 100 parking spaces, must comply with Regulation (R) of By-Law [Clerks to insert By-law number];

(U) Despite Clause 220.5.10.1, loading spaces must be provided in accordance with the following:

(i) 2 Type “B” loading spaces;

(ii) 2 Type “G” loading spaces; and

(iii) Type “B” and Type “G” loading spaces required by (i) and (ii) above may be provided in a shared configuration;

(V) Despite Regulations 230.5.1.10(4)(A)(ii) and (B)(ii) the required minimum width of a bicycle parking space or stacked bicycle parking space provided in a horizontal or vertical position is 0.45 metres;

(W) Despite Regulation 230.5.1.10(10), required “short-term” and “long-term” bicycle parking spaces may be located in a stacked bicycle parking space arrangement; and

(X) Despite Regulations 230.40.1.20(2), a “short-term” bicycle parking space may be located more than 30 metres from a pedestrian entrance to the building on the lot;

Prevailing By-laws and Prevailing Sections: (None Apply)

9. Despite any future severance, partition or division of the lands as shown on Diagram 1 attached to this By-law, the provisions of this By-law will apply as if no severance, partition or division occurred.

Pursuant to Ontario Land Tribunal Decision issued on May 21, 2025 and Ontario Land Tribunal Order issued on May 21, 2025 in Tribunal File OLT-24-000398.