Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: June 04, 2025
CASE NO(S).: OLT-22-004202
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: 6200 Yonge GP Inc. Subject: Request to amend the Official Plan - Failure to adopt the requested amendment Purpose: To permit a 25-storey mixed-use building with a daycare space at grade Property Address: 6184-6200 Yonge Street, 11 & 15 Moore Park Avenue Municipality: City of Toronto Municipal File No.: 21 252332 NNY 18 OZ OLT Case No.: OLT-22-004202 OLT Lead Case No.: OLT-22-004202 OLT Case Name: 6200 Yonge GP Inc. v. Toronto (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: 6200 Yonge GP Inc. Subject: Application to amend Zoning By-law - Refusal or neglect to make a decision Purpose: To permit a 25-storey mixed-use building with a daycare space at grade Property Address: 6184-6200 Yonge Street, 11 & 15 Moore Park Avenue Municipality: City of Toronto Municipal File No.: 21 252332 NNY 18 OZ OLT Case No.: OLT-22-004203 OLT Lead Case No.: OLT-22-004202
PROCEEDING COMMENCED UNDER subsection 114(15) of the City of Toronto Act, 2006, S.O. 2006, c. 11, Sched. A
Applicant and Appellant: 6200 Yonge GP Inc. Subject: Site Plan Purpose: To permit a 25-storey mixed-use building with a daycare space at grade Property Address: 6184-6200 Yonge Street, 11 & 15 Moore Park Avenue Municipality: City of Toronto Municipal File No.: 21 252331 NNY 18 SA OLT Case No.: OLT-22-004204 OLT Lead Case No.: OLT-22-004202
BEFORE: CARMINE TUCCI MEMBER Tuesday, the 3rd day of June, 2025
THESE MATTERS in respect of the lands at 6184, 6186, 6188, 6190, 6192, 6200 Yonge Street and 11 & 15 Moore Park Avenue in the City of Toronto, having come for a public hearing on June 14, 2023 before the Ontario Land Tribunal (the "Tribunal") and the Tribunal having issued a Decision and Interim Order on September 21, 2023 allowing 6200 Yonge GP Inc.’s appeals of the request to amend the City of Toronto Official Plan and application to amend City of Toronto Zoning By-law 569-2013; and
THE TRIBUNAL HAVING BEEN ADVISED by 6200 Yonge GP Inc. on consent of the City Solicitor that the conditions outlined in paragraph 88(3) of the September 21, 2023 Decision and Interim Order have been satisfied;
NOW THEREFORE
THE TRIBUNAL ORDERS that the Appeals are allowed in part and:
The City of Toronto Official Plan is amended in accordance with the official plan amendment attached hereto as Attachment "A";
Zoning By-law No. 569-2013 of the City of Toronto is amended in accordance with the zoning by-law amendment attached hereto as Attachment "B"; and
The site plan appeal, remains adjourned sine die;
THE TRIBUNAL authorizes the municipal clerk to format, as may be necessary, and assign a number to these by-laws for record keeping purposes.
“Matthew D.J. Bryan” MATTHEW D.J. BRYAN REGISTRAR
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 A
Authority: Ontario Land Tribunal Deicsion issued on September 21, 2023, and Order issued on June 04, 2025 in Tribunal Case OLT-22-004202.
CITY OF TORONTO
Bill XXX BY-LAW ###
To adopt Official Plan Amendment 665 for the City of Toronto respecting the lands known municipally in the year 2024 known as 6184, 6186, 6188, 6190, 6192, 6200 Yonge Street and 11 & 15 Moore Park Avenue
Whereas the Ontario Land Tribunal has approved amendments in a decision dated September 11, 2023 and Order June 04, 2025 in Case No. OLT-22-004202 to the City of Toronto Official Plan with respect to the lands known municipally as 6184, 6186, 6188, 6190, 6192, 6200 Yonge Street and 11 & 15 Moore Park Avenue.
The Ontario Land Tribunal approved as follows:
- The attached Amendment No. 665 to the Official Plan is hereby adopted pursuant to the Planning Act, as amended.
Pursuant to Ontario Land Tribunal decision issued on September 21, 2023 and Order issued on June 04, 2025 in Tribunal Case OLT-22-004202.
City of Toronto By-law No. ~~-20~
AMENDMENT NO. 665 TO THE OFFICIAL PLAN
LANDS MUNICIPALLY KNOWN IN THE YEAR 2024 AS 6184, 6186, 6188, 6190, 6192, 6200 YONGE STREET AND 11 & 15 MOORE PARK AVENUE
The Official Plan of the City of Toronto is amended as follows:
Map 16, Land Use Plan, is amended by re-designating the lands known municipally as 11 & 15 Moore Park Avenue from Neighbourhoods to Mixed Use Areas, as shown on the attached Appendix A.
Chapter 7, Site and Area Specific Policies, is amended by adding Site and Area Specific Policy No. 800 for the lands known municipally in 2024 as 6184, 6186, 6188, 6190, 6192, 6200 Yonge Street and 11 & 15 Moore Park Avenue, as follows:
6184, 6186, 6188, 6190, 6192, 6200 Yonge Street and 11 & 15 Moore Park Avenue
a) A mixed-use building with a maximum height of 16-storeys is permitted.
b) For developments that contain more than 80 new dwelling units, a minimum of 25 percent of the total number of new units will be a combination of two- and three-bedroom units, including
(i) A minimum of 15 percent of the total number of dwelling units must be 2 bedroom units;
(ii) A minimum of 10 percent of the total number of dwelling units must be 3 bedroom units.
- Chapter 7, Map 27, Site and Area Specific Policies, is amended by adding the lands known municipally in 2024 as 6184, 6186, 6188, 6190, 6192, 6200 Yonge Street and 11 & 15 Moore Park Avenue shown on the map above as Site and Area Specific Policy No. 800.
Appendix A
ATTACHMENT B
Authority: Ontario Land Tribunal Decision issued on September 21, 2023 and Order issued on June 04, 2025 in Tribunal Case No. OLT-22-004202.
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 2024 known as 6184, 6186, 6188, 6190, 6192, 6200 Yonge Street and 11 & 15 Moore Park Avenue
Whereas the Ontario Land Tribunal, by its Decision issued on September 21, 2023, and Order issued on June 04, 2025 in respect of Tribunal Case No. OLT-22-004202, approved amendments to the City of Toronto Zoning By-law No. 569-2013, as amended, with respect to lands municipally known in the year 2024 as 6184, 6186, 6188, 6190, 6192, 6200 Yonge Street and 11 & 15 Moore Park Avenue; and
Whereas the Ontario Land Tribunal has the authority pursuant to Section 34 of the Planning Act, R.S.O. 1990, c. P. 13, as amended, to approve this By-law; and
The Ontario Land Tribunal, by Order approves as follows:
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; r1.0) SS3 (x2565) and RD (f15.0; a610) (x5) to a zone label of CR 7.1 (c0.1; r7.0) SS3 (x888) 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 888 so that it reads:
Exception CR 888
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 6184, 6186, 6188, 6190, 6192, 6200 Yonge Street & 11 and 15 Moore Park Avenue, 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 (Q) 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 190.1 metres and the elevation of the highest point of the building or structure;
(C) Despite Regulation 40.10.40.1(1) residential uses are permitted on the first storey, except facing Yonge Street;
(D) Despite Clause 40.10.30.40(1), the permitted maximum lot coverage, as a percentage of the lot area, is 69 percent;
(E) Despite regulation 40.10.40.10(3) and (B) above, 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];
(F) Despite Regulation 40.10.40.10(7), the permitted maximum number of storeys in a building is the number following the letters "ST" as shown on Diagram 3 of By-law [Clerks to insert By-law number]; and
(i) for the purpose of this exception, indoor amenity space located on the MPH does not constitute a storey;
(G) Despite Regulations 40.5.40.10(3), (4), (6), (7) and (E) 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) parapets, guardrails, safety railings, fences, wind or privacy screens, landscape elements (including green roofs), skylights, access roof hatch, structures on the roof used for outside or open air recreation, which may project above the height limits to a maximum of 2.5 metres;
(ii) trellises, window washing equipment, stairs, stair enclosures, ramp enclosures which may project above the height limits to a maximum of 4.5 metres;
(iii) vents, stacks, flues, chimneys, heating, cooling or ventilating equipment or a fence, wall or structure enclosing such elements which may project above the height limits to a maximum of 6.5 metres
(H) Despite Regulation 40.5.40.10(8)(C), any storey above 24.0 metres above average grade may exceed 750 square metres in gross floor area;
(I) Despite Regulation 40.10.40.40(1), the permitted maximum gross floor area of all buildings and structures is 24,700 square metres, of which:
(i) the required minimum gross floor area for non-residential uses is 370 square metres;
(J) 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];
(K) Despite Regulations 40.10.40.60(3), (5), (7), (8) and (H) above, the following elements may encroach into the required minimum building setbacks as follows:
(i) exterior stairways, cornices, canopies, waste storage and loading space enclosures, wheelchair ramps, balconies, lighting fixtures, awnings, ornamental elements, eaves, window sills, window washing equipment, balustrades, terraces, decorative architectural features, railings, partitions, exhaust shafts, bay windows, retaining walls, pilasters and sills, and porches and decks, either excavated or unexcavated, to a maximum of 2.5 metres;
(L) Despite Regulation 40.10.40.50(1), amenity space must be provided as follows:
(i) A minimum rate of 2.0 square metres of indoor amenity space per dwelling unit;
(ii) A minimum rate of 2.0 square metres of outdoor amenity space per dwelling unit
(iii) no more than 25 percent of the outdoor component may be a green roof;
(M) The provision of dwelling units is subject to the following:
(i) a minimum of 15 percent of the total number of dwelling units must be 2 bedroom units;
(ii) a minimum of 10 percent of the total number of dwelling units must be 3 bedroom units;
(N) Despite Regulations 40.10.50.10(1)(B), a minimum of 18 percent of the area of the lot must be for landscaping;
(O) Despite Regulations 200.5.10.1(1) and Table 200.5.10.1, parking spaces must be provided in accordance with the following:
(i) a minimum rate of 0.4 parking spaces per dwelling unit for residents;
(ii) a minimum rate of 2.0 plus 0.05 residential visitor parking spaces for each dwelling unit; and
(iii) parking spaces are not required for non-residential uses;
(P) Despite Regulations 230.5.10.1(1), (5) and Table 230.5.10.1(1), bicycle parking spaces must be provided in accordance with the following minimum rates:
(i) 0.68 "long-term" bicycle parking spaces for each dwelling unit;
(ii) 0.07 "short-term bicycle parking spaces for each dwelling unit;
(Q) Despite Regulation 220.5.10.1(2), a minimum of one Type “G” loading space shall be provided on the lands with the following dimensions
(i) length of 13.0 metres;
(ii) width of 4.0 metres; and
(iii) vertical clearance of 6.1 metres; Prevailing By-laws and Prevailing Section (None Apply)
None of the requirements of City-wide Zoning By-law 569-2013 apply to prevent the installation of maintenance access holes and sampling ports for both the storm and sanitary service connections, in accordance with the City of Toronto Sewers By-law Chapter 681.
Despite any severance, partition or division of the lands, the provisions of this By-law shall as if no severance, partition or division occurred.
Pursuant to Ontario Land Tribunal Decision issued on September 21, 2023, and Order issued on June 04, 2025 in respect of Tribunal Case No. OLT-22-004202.