ontario regulation 143/25

made under the

planning act

Made: June 27, 2025
Filed: June 27, 2025
Published on e-Laws: June 27, 2025
Published in The Ontario Gazette: July 12, 2025

zoning order – city of toronto (transit-oriented community land)

Definitions

1. In this Order,

“car share” means sharing the use of one or more cars that are made available for short-term rental, including hourly rental, but does not include a vehicle dealership;

“established grade” means the Canadian Geodetic Datum elevation of 88.5 metres;

“height” means the vertical distance between established grade and the highest point of a building or structure being measured;

“podium” means the portion of a building below a height of 34.5 metres;

“publicly accessible open space” means landscaping that is available for use by the public;

“south east lot line” means the lines identified with the bearings of N33 degrees 44′05″E, N37 degrees 08′05″E, N36 degrees 41′15″E, N37 degrees 19′05″E and N36 degrees 55′25″E on Expropriation Plan AT6540728;

“storey” means a level of a building, located between any floor and the floor, ceiling or roof immediately above it, excluding any mezzanine located below the fourth storey, where the first storey is the level of a building the floor of which is closest to established grade;

“tower” means the portion of a building at or above a height of 34.5 metres;

“zoning by-law” means Zoning by-law 569-2013, as amended, of the City of Toronto.

Application

2. (1) This Order applies to the lands designated as transit-oriented community land under the Transit-Oriented Communities Act, 2020 in the City of Toronto, in the Province of Ontario, being the lands outlined on maps numbered 1 and 2 and filed at the Toronto office of the Ministry of Infrastructure located at 777 Bay Street and legally described as follows:

1.  Block X on Plan 251E, Toronto; City of Toronto; Designated as Parts 1 to 5 inclusive on Expropriation Plan AT6540728; Subject to an easement over Part 2 on Expropriation Plan AT6540728 as in Instrument No. AT5876620; Subject to an easement over Part 3 on Expropriation Plan AT6540728 as in AT5876620; City of Toronto and further identified by Property Identification Number 21060-0245 (LT) registered in the Land Registry Office for the Land Titles Division of Toronto (No. 80).

2.  Part of Lot 8 on Plan 653 City East; Designated as Part 1 on Expropriation Plan AT6498995; City of Toronto and further identified by Property Identification Number 21060-0194 (LT) registered in the Land Registry Office for the Land Titles Division of Toronto (No. 80).

3.  Part of Lot 7-8 on Plan 653 City East; Designated as Parts 1 and 2 inclusive on Expropriation Plan AT6498934; City of Toronto, and further identified by Property Identification Number 21060-0195 (LT) registered in the Land Registry Office for the Land Titles Division of Toronto (No. 80).

4.  Part of Lot 7 on Plan 653 City East Parts 7 to 10, 63R1129, subject to and together with CA686628; City of Toronto, and further identified by Property Identification Number 21060-0196 (LT) registered in the Land Registry Office for the Land Titles Division of Toronto (No. 80).

5.  Part of Lots 6 and 7 on Plan 653 City East; Designated as Parts 1 and 2 inclusive on Expropriation Plan AT6499011, together with CA117915; City of Toronto, and further identified by Property Identification Number 21060-0197 (LT) registered in the Land Registry Office for the Land Titles Division of Toronto (No. 80).

6.  Part of Lot 6 on Plan 653 City East; Designated as Parts 1 and 2 inclusive on Expropriation Plan AT6498950; City of Toronto, and further identified by Property Identification Number 21060-0198 (LT) registered in the Land Registry Office for the Land Titles Division of Toronto (No. 80).

7.  Part of Lots 5 and 6 on Plan 653 City East; Designated as Parts 1 and 2 inclusive on Expropriation Plan AT6498941; City of Toronto, and further identified by Property Identification Number 21060-0199 (LT) registered in the Land Registry Office for the Land Titles Division of Toronto (No. 80).

8.  Part of Lot 5 on Plan 653 City East; Designated as Parts 1 and 2 inclusive on Expropriation Plan AT6498964; City of Toronto, and further identified by Property Identification Number 21060-0200 (LT) registered in the Land Registry Office for the Land Titles Division of Toronto (No. 80).

9.  Part of Lot 5 on Plan 653 City East; Designated as Part 1 on Expropriation Plan AT6498967; City of Toronto, and further identified by Property Identification Number 21060-0201 (LT) registered in the Land Registry Office for the Land Titles Division of Toronto (No. 80).

(2) For the purposes of this Order, the lands described in subsection (1) shall be considered to be a single lot, and despite any severance, partition or division of the lands, the Order shall apply to the lands as if no severance, partition or division had occurred.

Non-application of policy statements, etc.

3. Policy statements issued under subsection 3 (1) of the Act, provincial plans and official plans do not apply in respect of a licence, permit, approval, permission or other matter required before a use permitted by this Order may be established on the lands described in subsection 2 (1).

General zoning requirements

4. (1) A street, lane or driveway having a minimum width of 18.5 metres must be located on the lands described in subsection 2 (1) and the centre line of the street, lane or driveway must abut the southern boundary of the Open Space Zone shown on the map numbered 1 referred to in subsection 2 (1).

(2) The street, lane or driveway required by subsection (1) must allow for continuous public access between Carlaw Avenue and the eastern limits of the lands described in subsection 2 (1), identified as the line having a bearing of N16 degrees 47′30″W on Expropriation Plan AT6540728.

Permitted uses

5. (1) Every use of land and every erection, location or use of any building or structure is prohibited on the lands within the Block 1 Zone shown on the map numbered 1 referred to in subsection 2 (1), except for,

(a)  the uses permitted under Articles 5.10.20 and 40.10.20 of the zoning by-law;

(b)  car share;

(c)  publicly accessible open space;

(d)  passenger terminal;

(e)  transportation use; and

(f)  uses ancillary to the uses mentioned in clauses (a) to (e).

(2) Every use of land and every erection, location or use of any building or structure is prohibited on the lands within the Block 2 Zone shown on the map numbered 1 referred to in subsection 2 (1), except for,

(a)  the uses permitted under Articles 5.10.20 and 40.10.20 of the zoning by-law;

(b)  publicly accessible open space;

(c)  passenger terminal;

(d)  transportation use;

(e)  outdoor market areas and outdoor patios;

(f)  uses ancillary to the uses mentioned in clauses (a) to (e); and

(g)  uses ancillary to the uses mentioned in clauses (1) (a) to (e).

(3) Every use of land and every erection, location or use of any building or structure is prohibited on the lands within the Block 3 Zone shown on the map numbered 1 referred to in subsection 2 (1), except for,

(a)  the uses permitted under Articles 5.10.20 and 10.10.20 of the zoning by-law;

(b)  publicly accessible open space;

(c)  transportation use; and

(d)  uses ancillary to the uses mentioned in clauses (a) to (c).

(4) Every use of land and every erection, location or use of any building or structure is prohibited on the lands within the Open Space Zone shown on the map numbered 1 referred to in subsection 2 (1), except for,

(a)  the uses permitted under Articles 5.10.20 and 90.30.20 of the zoning by-law;

(b)  publicly accessible open space;

(c)  transportation use; and

(d)  uses ancillary to the uses mentioned in clauses (a) to (c);

(e)  facilities or structures ancillary to a mixed use building located within the Block 1 Zone used for the purpose of providing thermal energy for heating or cooling; and

(f)  uses ancillary to the construction of a mixed use building within the Block 1 Zone.

6. (1) The following zoning requirements apply to the lands within the Block 1 Zone shown on the map numbered 1 referred to in subsection 2 (1):

1.  Clause 40.10.20.100 and Chapter 150 of the zoning by-law do not apply to the following uses:

i.  public parking located in a portion of a building located below established grade,

ii.  outdoor patio,

iii.  outdoor sales or display,

iv.  place of assembly,

v.  retail store, and

vi.  service shop.

2.  Regulation 40.10.20.100 (1) of the zoning by-law does not apply to the use of eating establishment.

3.  Regulation 40.10.40.1 (1) of the zoning by-law does not apply if all dwelling units in a mixed use building are located above the first storey of the building.

4.  The maximum permitted gross floor area is 92,500 square metres.

5.  A minimum of 7 per cent of the gross floor area provided must be available for non-residential uses.

6.  A minimum of 35 per cent of the total number of dwelling units in a building must contain two or more bedrooms, of which a number of dwelling units representing at least 10 per cent of the total number of dwelling units in a building must contain three or more bedrooms.

7.  There is no minimum building setback or minimum building separation requirement for any portion of a building or structure below the finished ground surface.

8.  Any portion of a building or structure above the finished ground surface must be located south of the street, lane or driveway that is required by subsection 4 (1).

9.  Any part of a building located more than 75 metres from the south east lot line is limited to a maximum building height of 16.8 metres and may contain a maximum of two storeys.

10.  Any part of a building located above a height of 16.8 metres must be located within 75 metres of the south east lot line.

11.  At or above a height of 34.5 metres, a minimum tower separation distance of 26 metres must be provided between the main walls of any parts of two towers.

12.  A maximum of three towers are permitted in the Block 1 Zone shown on the map numbered 1 referred to in subsection 2 (1), being the west tower, the centre tower and the east tower, and each of those towers are subject to the following requirements:

i.  The whole of the west tower must be within 50 metres of the west lot line.

ii.  The whole of the east tower must be set back a minimum of 43 metres from the east lot line.

iii.  The whole of the centre tower must be between the east tower and the west tower and must be set back a minimum of 69 metres from the east lot line.

13.  The maximum permitted building height and the maximum permitted number of storeys in each portion of the building that forms part of the west tower, centre tower and east tower are the following:

i.  maximum building height of 145.5 metres and a maximum of 40 storeys in the west tower,

ii.  maximum building height of 130 metres and a maximum of 35 storeys in the centre tower, and

iii.  maximum building height of 115 metres and a maximum of 30 storeys in the east tower.

14.  For the purposes of paragraph 13, the maximum permitted number of storeys is measured from and includes the first storey of the building that forms part of the podium.

15.  Buildings must be set back a minimum of 3 metres from the lot line abutting Carlaw Avenue, as shown on the map numbered 2 referred to in subsection 2 (1).

16.  Buildings must be set back a minimum of 43 metres from the lot line abutting Pape Avenue, as shown on the map numbered 2 referred to in subsection 2 (1).

17.  Buildings must be set back a minimum of 3 metres from the street, lane or driveway that is required by subsection 4 (1), except if the width of the street, lane or driveway is in excess of 18.5 metres, in which case the minimum setback may be reduced to 2.0 metres for the portion of the building that has a maximum height of 16.8 metres or less.

18.  At or above a height of 34.5 metres, the maximum permitted floor area of each level of the west tower, centre tower and east tower is 825 square metres, measured from the exterior of the main wall of each floor level, excluding inset and projecting balconies.

19.  Any part of a building with a floor area greater than 825 square metres, as measured from the exterior main wall of each floor level, excluding inset and projecting balconies, is limited to a maximum of six storeys.

20.  If more than one tower is located above a height of 34.5 metres, non-residential gross floor area must be available for a grocery store.

21.  The following structures may encroach into the minimum building setbacks and minimum building separation distances, and may project above the maximum building heights set out in paragraphs 9 to 13 and 15 to 17:

i.  Enclosed mechanical penthouses up to a maximum vertical projection of 6 metres above the permitted building heights, and such maximum vertical projection does not restrict any other structures listed in subparagraphs iii to xli.

ii.  Elevators, elevator overruns and elevator machine rooms to a maximum vertical projection of 4.5 metres above a mechanical penthouse, and such maximum vertical projection does not restrict any other structures listed in subparagraphs iii to xli.

iii.  Structures used in connection with green roofs.

iv.  Parapets, railings and dividers.

v.  Access hatches.

vi.  Roof assemblies.

vii.  Vents, chimneys, stacks and flues.

viii.  Balconies to a maximum horizontal projection of 2 metres into the separation distance required by paragraph 11 and 2.5 metres into a required building setback, provided that the balconies are at least 0.5 metres from a street or lane.

ix.  Light fixtures.

x.  Guardrails.

xi.  Decks.

xii.  Paving stones.

xiii.  Telecommunication equipment.

xiv.  Exit stairs.

xv.  Stair enclosures.

xvi.  Wheelchair ramps.

xvii.  Retaining walls.

xviii.  Landscape and art features.

xix.  Planters.

xx.  Elements related to drainage.

xxi.  Structures and elements associated with cogeneration energy and renewable energy facilities.

xxii.  Structures for outdoor amenity space or open-air recreation.

xxiii.  Structures for safety or wind protection purposes.

xxiv.  Window washing equipment.

xxv.  Wind screens.

xxvi.  Eaves and sills.

xxvii.  Screens and structures that enclose or cover equipment.

xxviii.  Ornamental and architectural structures.

xxix.  Garage ramps.

xxx.  Stairs, covered stairs and stair enclosures associated with an entrance or exit from an underground parking garage.

xxxi.  Awnings and related supports.

xxxii.  Canopies and related supports.

xxxiii.  Cornices.

xxxiv.  Antennae.

xxxv.  Building maintenance units.

xxxvi.  Lightning rods.

xxxvii.  Trellises and pergolas.

xxxviii.  Bollards.

xxxix.  Outdoor furniture.

xl.  Transformer vaults.

xli.  Equipment used for the functional operation of the building, including electrical, utility, mechanical and ventilation equipment.

22.  Parking spaces, including residential visitor parking spaces and accessible parking spaces, must be provided at rates that are in accordance with the Parking Zone A requirements in Chapter 200 of the zoning by-law.

23.  Regulation 40.5.80.1 (1) of the zoning by-law does not prevent any residential visitor parking spaces required by paragraph 22 from being provided on a non-exclusive basis within a public parking facility.

24.  All residential occupant parking spaces and a minimum of 25 per cent of the total number of parking spaces required for residential visitor and non-residential uses must include an energized outlet capable of providing Level 2 charging or higher.

25.  A maximum of 10 per cent of the total number of parking spaces provided may have a minimum length of 5.6 metres and a minimum width of 2.6 metres with one side of the parking space obstructed.

26.  In addition to the requirements set out in Clause 220.5.10.1 of the zoning by-law, the shared loading space requirements for two or more non-residential uses in a building is the total of the following:

i.  the minimum number of required Type “B” loading spaces is the largest number of Type “B” loading spaces required by a non-residential use,

ii.  the minimum number of required Type “C” loading spaces is the largest number of Type “C” loading spaces required by a non-residential use, and

iii.  the minimum number of required Type “A” loading spaces is the largest number of Type “A” loading spaces required by a non-residential use.

27.  The minimum width of any bicycle parking space must be 0.4 metres.

28.  Long-term bicycle parking spaces and short-term bicycle parking spaces may be located within stacked bicycle parking spaces.

29.  Long-term bicycle parking spaces within a building may be located anywhere above or below established grade.

30.  Regulation 230.40.1.20 (2) of the zoning by-law does not apply to the short-term bicycle parking spaces that are required for non-residential uses located within the Block 2 Zone, as shown on the map numbered 1 referred to in subsection 2 (1).

31.  In addition to the requirements set out in Regulation 230.5.10.1 (6) of the zoning by-law with regard to interior floor area exclusions for bicycle parking space calculations, the interior floor area of a building is also reduced by the area in the building used for retail common areas and for loading areas above ground.

32.  Regulations 40.10.40.1 (2) (A) and (6) of the zoning by-law do not apply with respect to the location of entrances and the first-floor elevation.

33.  Clauses 5.10.40.70 and 40.10.40.70 of the zoning by-law do not apply with respect to building setbacks and separation distances.

34.  Clauses 40.5.40.10 and 40.10.40.10 of the zoning by-law do not apply with respect to height.

35.  Regulation 40.10.40.40 (1) of the zoning by-law does not apply with respect to floor space index.

36.  Regulations 40.10.50.10 (1), (2) and (3) of the zoning by-law, with respect to the provision of fencing and soft landscaping, do not apply to the parts of the lot used for a street, lane, walkway or driveway.

37.  Clauses 40.5.40.60 and 40.10.40.60 of the zoning by-law do not apply with respect to encroachments.

38.  Clauses 40.10.90.40 and 40.10.100.10 of the zoning by-law do not apply with respect to access to loading spaces and access to a lot.

39.  Regulations 200.5.1.10 (10) and (12) (C), Regulations 200.10.1 (1) and (2) and Clause 200.5.200.40 of the zoning by-law do not apply with respect to parking spaces.

40.  Exception 900.11.10 (2) of the zoning by-law does not apply.

41.  The zoning by-law and the provisions of this subsection apply other than to a transportation use and any uses ancillary to that use.

(2) The following zoning requirements apply to the lands within the Block 2 Zone shown on the map numbered 1 referred to in subsection 2 (1):

1.  The zoning by-law applies other than to a passenger terminal, a transportation use, a publicly accessible open space or outdoor market area as well as any uses ancillary to those uses.

(3) The following zoning requirements apply to the lands within the Block 3 Zone shown on the map numbered 1 referred to in subsection 2 (1):

1.  The zoning by-law applies other than to a transportation use and any uses ancillary to that use.

(4) The following zoning requirements apply to the lands within the Open Space Zone shown on the map numbered 1 referred to in subsection 2 (1):

1.  The Open Space – Recreation Zone (OR) requirements set out in Chapter 90 of the zoning by-law apply.

2.  Chapter 40 of the zoning by-law does not apply.

3.  Facilities or structures ancillary to a mixed use building within the Block 1 Zone, as shown on the map numbered 1 referred to in subsection 2 (1), that are used for the purpose of providing thermal energy for heating or cooling must be located below the finished ground surface with the exception of structures that are required to provide access to below ground facilities or structures.

4.  A park, a publicly accessible open space or a combination of the two must be provided and cover an area of at least 3,240 square metres.

5.  The park or publicly accessible open space described in paragraph 4 may also be used for uses ancillary to the construction of a mixed use building within the Block 1 Zone, as shown on the map numbered 1 referred to in subsection 2 (1).

6.  The area occupied by structures at or above the finished ground surface required to provide access to the below ground facilities or structures referred to in paragraph 3 do not count towards the area of the park or the publicly accessible open space area required by paragraph 4.

7.  Any widening of the street, lane or driveway required by subsection 4 (1) that is in excess of 9.25 metres, as measured from the centre line of the street, lane or driveway, shall result in a corresponding reduction of the minimum area required under paragraph 4.

8.  The Open Space Zone shown on the map numbered 1 referred to in subsection 2 (1) must be located in the northwest corner of the lands described in subsection 2 (1) and must abut a portion of each of the lines having bearings of N73 degrees 07′10″E and N16 degrees 34′50″W on Expropriation Plan AT6540728.

9.  There is no minimum building setback or minimum building separation requirement for any portion of a building or structure below the finished ground surface.

Inclusionary zoning

7. (1) Any by-law made under section 35.2 of the Act by the council of the City of Toronto does not apply to the lands described in subsection 2 (1).

(2) Article 600.30 of the zoning by-law does not apply to the lands described in subsection 2 (1).

Other by-laws

8. None of the provisions of By-law No. 438-86 for the former City of Toronto apply to the lands described in subsection 2 (1).

Terms of use

9. (1) Every use of land and every erection, location or use of any building or structure shall be in accordance with this Order.

(2) Nothing in this Order prevents the use of any land, building or structure for any use prohibited by this Order if the land, building or structure is lawfully so used on the day this Order comes into force.

(3) Nothing in this Order prevents the reconstruction of any building or structure that is damaged or destroyed by causes beyond the control of the owner if the dimensions of the original building or structure are not increased and its original use is not altered.

(4) Nothing in this Order prevents the strengthening or restoration to a safe condition of any building or structure.

Deemed by-law

10. This Order is deemed for all purposes, except the purposes of section 24 of the Act, to be and to always have been a by-law passed by the council of the City of Toronto.

Commencement

11. This Regulation comes into force on the day it is filed.

Made by:

Kinga Surma

Minister of Infrastructure

Date made: June 27, 2025