Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: May 07, 2026
CASE NO.: OLT-22-004571
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: 1136974 Ontario Inc. (“Dunpar Homes”)
Subject: Request to amend the Official Plan - Failure to adopt the requested amendment
Purpose: To create a master plan consisting of new site and area specific policies and urban design guidelines
Property Address/Description: 4195-4221 Dundas Street West and 556-564 Prince Edward Drive
Municipality: City of Toronto
Approval Authority File No.: 22 149111 WET 03 OZ
OLT Case No.: OLT-22-004571
OLT Lead Case No.: OLT-22-004571
OLT Case Name: 1136974 Ontario Inc. (“Dunpar Homes”) 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: 1136974 Ontario Inc. (“Dunpar Homes”)
Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision
Purpose: To permit 699 apartment and townhouse units containing retail and a relocated EMS Station
Property Address/Description: 4195 Dundas Street W
Municipality: City of Toronto
Approval Authority File No.: 16 129328 WET 05 OZ
OLT Case No.: OLT-22-003838
OLT Lead Case No.: OLT-22-004571
BEFORE:
T.F. NG
VICE-CHAIR
Thursday, the 7th day of May, 2026
THESE MATTERS having come on for a hearing in writing on October 28, 2024 and the Ontario Land Tribunal (the “Tribunal”) having determined that the appeals under subsection 22(7) of the Planning Act (the “Official Plan Appeal”) and 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 November 22, 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 Official Plan Appeal and the Zoning Appeal have been satisfied;
THE TRIBUNAL ORDERS that the Official Plan Appeal is allowed and that the City of Toronto Official Plan 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 TRIBUNAL ORDERS that 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 “2” to this Order. The Tribunal authorizes the municipal clerk to format and assign a by-law number to the by-law in Attachment “2” as may be necessary, for record keeping purposes.
“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”
Authority: Ontario Land Tribunal Decision issued on November 22, 2024 and Ontario Land Tribunal Order issued on May 7, 2026 in Tribunal Case OLT-22-004571
CITY OF TORONTO
BY-LAW -2026 (OLT)
To adopt Amendment 883 to the Official Plan for the City of Toronto respecting the lands known municipally in the year 2025 as 4195 and 4205 Dundas Street West and 556, 558, 560, 562 and 564 Prince Edward Drive North
Whereas the proposed official plan amendment was appealed 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 issued on November 22, 2024 and its Order issued on May 7, 2026 in File OLT-22-004571, approved amendments to the Official Plan for the City of Toronto with respect to the lands known municipally as 4195 and 4205 Dundas Street West and 556, 558, 560, 562 and 564 Prince Edward Drive North;
The Ontario Land Tribunal Orders:
- The attached Amendment 883 to the Official Plan is hereby adopted pursuant to the Planning Act, as amended.
Pursuant to Ontario Land Tribunal Decision issued on November 22, 2024 and Order issued on May 7, 2026 in Tribunal File OLT-22-004571.
City of Toronto By-law No. ~~-20~
AMENDMENT 883 TO THE OFFICIAL PLAN
LANDS MUNICIPALLY KNOWN IN THE YEAR 2024 AS 4195 and 4205 DUNDAS STREET WEST AND 556, 558, 560, 562 AND 564 PRINCE EDWARD DRIVE NORTH
The Official Plan of the City of Toronto is amended as follows:
- Map 14, Land Use Plan, is amended by re-designating the lands known municipally as 4195 and 4205 Dundas Street West and 556, 558, 560, 562 and 564 Prince Edward Drive North from Mixed Use Areas and Neighbourhoods to Mixed use Areas and Parks as shown on the attached Appendix A;
Appendix A
ATTACHMENT “2”
Authority: Ontario Land Tribunal Decision issued on November 22, 2024 and Ontario Land Tribunal Order issued on May 7, 2026 in Tribunal Case OLT-22-004571
CITY OF TORONTO
BY-LAW -2026 (OLT)
To amend Zoning By-law 569-2013, as amended, with respect to the lands municipally known in the year 2025 as 4195 and 4205 Dundas Street West and 556, 558, 560, 562 and 564 Prince Edward Drive
Whereas the Ontario Land Tribunal, by its Decision issued on November 22, 2024 and its Order issued on May 7, 2026, in respect of Tribunal File OLT-22-004571 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 2024 as 4195 and 4205 Dundas Street West and 556, 558, 560, 562 and 564 Prince Edward Drive; 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 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 2.5 (c0.5; r2.0) SS2 (1246) and OR as shown on Diagram 2 attached to this By-law.
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 label to these lands: HT 14.0, as shown on Diagram 3 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 Policy Areas Overlay Map in Article 995.10.1 and applying no value.
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 no value.
Zoning By-law 569-2013, as amended, is further amended by adding Article 900.11.10 Exception Number 1246 so that it reads:
(1246) Exception CR (1246)
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 4195 and 4205 Dundas Street West and 556, 558, 560, 562, and 564 Prince Edward Drive 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 (T) 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 118.80 metres and the elevation of the highest point of the building or structure;
(C) 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" as shown on Diagram 4 of By-law [Clerks to insert By-law ##];
(D) 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 4 of By-law [Clerks to insert By-law ##];
(E) Despite regulation 40.10.40.10(5), the required minimum height of the first storey of a townhouse is 2.1 metres, measured from the Canadian Geodetic Datum of 118.80 metres to the floor of the second storey;
(F) Despite regulations 40.5.40.10(3) to (8) and (C) and (D) 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 ##]:
(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 6.0 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 6.0 metres;
(iii) architectural features, parapets, sloped parapets, and elements and structures associated with a green roof, by a maximum of 3.0 metres;
(iv) building maintenance units, window washing equipment, and access ladder, by a maximum of 8.0 metres;
(v) planters, landscaping features, guard rails, and divider screens on a balcony and/or terrace, by a maximum of 2.0 metres;
(vi) antennae, flagpoles and satellite dishes, by a maximum of 3.0 metres; and
(vii) trellises, pergolas, and unenclosed structures providing safety or wind protection to rooftop amenity space, by a maximum of 3.0 metres;
(G) Despite regulation 40.10.40.1(1), the residential use portions may be located on the ground floor of a mixed use building;
(H) Despite regulation 40.10.40.40(1), the permitted maximum gross floor area of all buildings and structures is 57,100 square metres, of which:
(i) the permitted maximum gross floor area for residential uses is 55, 100 square metres; and
(ii) the required minimum gross floor area for non-residential uses is 1,970 square metres;
(I) Despite regulation 40.10.40.50(1), a building with 20 or more dwelling units must provide amenity space at the following rate:
(i) at least 2.0 square metres for each dwelling unit as indoor amenity space;
(ii) at least 2.0 square metres of outdoor amenity space for each dwelling unit of which 409 square metres 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;
(J) For the purposes of this exception, regulation 40.10.40.1(3), regarding the location of a building with a dwelling unit in relation to another building and the street on which the building fronts, does not apply;
(K) 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 ##];
(L) Despite regulation 40.10.40.80(2), the required separation of main walls are as shown in metres on Diagram 4 of By-law [Clerks to insert By-law ##];
(M) Despite Clauses 40.5.40.60 and 40.10.40.60 and (K) and (L) 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 2.5 metres;
(ii) canopies and awnings, by a maximum of 3.0 metres;
(iii) exterior stairs, access ramps and elevating devices, by a maximum of 3.0 metre;
(iv) architectural features, such as a pilaster, decorative column, cornice, sill, belt course, or chimney breast, by a maximum of 1.0 metre;
(v) satellite dishes, antennae, vents, and pipes, by a maximum of 1.0 metre;
(vi) dormers, by a maximum of 0.5 metres; and
(vii) eaves, by a maximum of 1.7 metres;
(N) Despite regulation 40.10.50.10(3), a minimum 1.5 metre wide strip of land used only for soft landscaping must be provided, as shown on Diagram 4;
(O) Despite regulation 200.5.1.10(2)(A)(iV), a maximum of 12 parking spaces provided for residential occupants or residential visitors 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;
(P) Despite regulations 970.10.15.5(5), (11), and (12) and Table 970.10.15.5, parking spaces must be provided in accordance with the following:
(i) a minimum of 0.5 residential occupant parking spaces for each dwelling unit in an apartment building; and
(ii) a minimum of 2 parking spaces plus 0.05 visitor parking spaces for each dwelling unit in an apartment building;
(iii) 0 parking spaces for non-residential gross floor area;
(Q) Despite regulations 200.15.1(1) and (3), accessible parking spaces must comply with 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;
(R) Despite regulation 200.15.1(4), accessible parking spaces must be the parking spaces closest to a barrier free:
(i) entrance to a building;
(ii) passenger elevator that provides access to the first storey of the building; and
(iii) the shortest route from the required entrances in (i) and (ii);
(S) Despite regulations 40.10.90.40 (1)(B) and 40.10.100.10(1)(C), one vehicle access is permitted from Dundas Street West and one vehicle access is permitted from Prince Edward Drive;
(T) The provision of dwelling units is subject to the following:
(i) a minimum of 20 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) if the calculation of the number of required dwelling units with two or three bedrooms in (i) or (ii) above results in a number with a fraction, the number is rounded down to the nearest whole number;
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.
Ontario Land Tribunal Decision issued on November 22, 2024 and Ontario Land Tribunal Order issued on May 7, 2026 in Tribunal File OLT-22-004571.