ontario regulation 246/25

made under the

Planning Act

Made: October 31, 2025
Filed: October 31, 2025
Published on e-Laws: October 31, 2025
Published in The Ontario Gazette: November 15, 2025

Zoning Order — City of Toronto

Definitions

1. In this Order,

“accessory” means a use, building or structure that is normally incidental or subordinate to a principal use, building or structure located on the same lot, including but not limited to,

(a) administrative offices and meeting rooms,

(b) dining facilities,

(c) doctors’ offices,

(d) nursing stations and medication rooms,

(e) activity rooms,

(f) clinical spaces and treatment rooms,

(g) religious worship rooms,

(h) social enterprise spaces including coworking facilities,

(i) staff support rooms,

(j) visitor overnight rooms, which are not hotel rooms or short-term rental units,

(k) recreation facilities, and

(l) parking structures;

“clinical space” means an area used primarily in the direct care of patients and families, including waiting rooms, medication rooms, nourishment alcoves or rooms, clean supply rooms, clean and soiled utility rooms and care team stations and, without limitation, hemodialysis and specialized geriatric spaces but excludes storage rooms, housekeeping rooms and corridors;

“long-term care home” means a long-term care home defined in subsection 2 (1) of the Fixing Long-Term Care Act, 2021;

“parking facilities” means a building or part of a building which contains premises used for the parking of one or more vehicles, including paid parking, public parking, parking structures and parking garages;

“zoning by-law” means Zoning By-law 569-2013 of the City of Toronto.

Application

2. (1) This Order applies to lands in the City of Toronto, in the Province of Ontario, being lands outlined in red on a map numbered 325 and filed at the Toronto office of the Ministry of Municipal Affairs and Housing located at 777 Bay Street.

(2) Despite any existing or future severance, partition or division of the lands described in subsection (1), the provisions of this Order apply to all of those lands as if no severance, partition or division had occurred.

Non-application of s. 114 of the City of Toronto Act, 2006, site plan control area

3. Section 114 of the City of Toronto Act, 2006 does not apply to the lands described in subsection 2 (1).

Matters that may be dealt with in agreement.

4. Each person who owns all or any part of the lands described in subsection 2 (1) shall enter into one or more agreements with the City of Toronto dealing with the matters listed in subsection 47 (4.4) of the Act.

Non-application of policy statements, etc.

5. 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).

Applicable zoning by-law

6. (1) The zoning-by law shall apply to the lands described in subsection 2 (1).

(2) The following by-laws do not apply to the lands described in subsection 2 (1):

1. The former North York Zoning By-law No. 7625.

2. The former North York Zoning By-law No. 21590.

3. The former North York Zoning By-law No. 23225.

Permitted uses

7. (1) Every use of land and every erection, location or use of any building or structure is prohibited on the lands described in subsection 2 (1), except for the following uses:

1. The uses permitted in a Commercial Residential (CR) Zone in Article 40.10.20 of the zoning by-law.

2. A long-term care home.

3. Uses, buildings and structures accessory or ancillary to the use set out in paragraph 2.

4. A clinical space.

5. A building or part of a building used for healthcare related testing, screening, imaging or therapy.

6. Any room, place or space in which dry cleaning is performed.

(2) For the purposes of clause 40.10.20.20 of the zoning by-law, the following uses are permitted even if the relevant conditions set out in clause 40.10.20.100 of the zoning by-law has not been complied with:

1. A retail service.

2. A retail store.

3. Public parking.

4. A day nursery.

5. A laboratory.

6. An eating establishment.

7. An outdoor patio.

8. A take-out eating establishment.

9. A respite care facility.

Zoning requirements

8. (1) The following zoning requirements in the zoning by-law apply to the lands described in subsection 2 (1):

1. The Development Standard Set 2 (SS2) requirements.

2. The Commercial Residential (CR) Zone requirements.

(2) Despite subsection (1), the following zoning requirements apply to the lands described in subsection 2 (1):

1. The maximum building height is 69.0 metres from the average elevation of the ground.

2. The front lot line for the property is identified on the map referred to in subsection 2 (1).

3. The rear lot line for the property is identified on the map referred to in subsection 2 (1).

4. The minimum setback to the rear lot line is 9.0 metres.

5. The minimum setback to the front and side lot lines is 3.0 metres.

6. There is no maximum lot coverage.

7. The maximum gross floor area is 68,500 square metres.

8. The minimum gross floor area for all uses on the first floor, excluding a long-term care home and parking, is 1,600 square metres.

9. The maximum gross floor area for above-ground parking facilities is 25,000 square metres.

10. A minimum of one Type B loading space and one Type C loading space is required.

11. Type B loading spaces must have a minimum width of 3.5 metres, a minimum length of 11.0 metres and a minimum vertical clearance of 4.5 metres.

12. Type C loading spaces must have a minimum width of 3.5 metres, a minimum length of 6.0 metres and a minimum vertical clearance of 3.5 metres.

13. A minimum of 345 parking spaces, which includes small parking spaces, is required.

14. A minimum of 3 percent of parking spaces must be accessible.

15. Accessible parking spaces must have a minimum length of 5.6 metres, a minimum width of 3.4 metres and a minimum vertical clearance of 2.1 metres.

16. Each accessible parking space must be adjacent to a 1.5 metre wide accessible barrier free aisle or path.

17. A minimum of seven parking spaces must include an energized outlet capable of providing Level 2 charging or higher.

18. A maximum of 20 small parking spaces may be spaces with a minimum width of 2.6 metres, a vertical clearance of 2.1 metres, with no additional width required for obstructions.

19. A maximum of 5 parking spaces referred to in paragraph 18 may have a length of 4.6 metres.

20. A maximum of 5 parking spaces referred to in paragraph 18 may have a length of 5.1 metres.

21. A maximum of 10 parking spaces referred to in paragraph 18 may have a length of 5.6 metres.

22. Projections and encroachments associated with the following structures or elements may exceed the minimum building setbacks set out in paragraphs 4 and 5 by 3.0 metres and maximum building heights set out in paragraph 1 by 7.5 metres:

i. Mechanical elements, mechanical penthouses, stairs and stair enclosures.

ii. Fences, raised planters, light fixtures, guardrails, pergolas and trellises, a divider or dividers and features associated with an outdoor amenity space.

iii. A railing or railings located at each of the roof levels of the building.

iv. Roof assemblies, including a parapet, roof drainage, thermal insulation, roof pavers and roof ballast, at each of the roof levels of the building.

v. Elements and structures associated with a green roof, green energy and renewable energy facilities.

vi. Structures, including canopies, used for outside or open-air recreation, safety, pedestrian movement or weather protection purposes, provided said structures shall not enclose space so as to constitute a form of penthouse or other room or rooms.

vii. Spires, ornamental, decorative or architectural elements, stair towers, access corridors to stairs, access hatches, elevator machine rooms, elevator overruns, chimney stacks or other heating, cooling or ventilating equipment located above the height of each of the roof levels of the building.

viii. Lightning rods and exhaust flues.

ix. Eaves, cornices, columns, landscape and public art features, wheelchair ramps, light fixtures, stairs and stair enclosures, balustrades, guardrails, bollards, awnings, arcades, canopies, raised planters, patios, retaining walls, fences, vents, screens, wind mitigation screens and features, acoustic enclosures, underground garage ramps and associated structures, emergency generators and associated fuel storage, service platforms, accessibility ramps, window sills, mullions, damper equipment, skylights, window washing equipment and fall restraint provisions.

x. Open balconies, decks, terraces and bay windows.

xi. Telecommunications equipment.

xii. Any elevation-based projections such as architectural fins, sun control solutions, decorative mullions and screens.

xiii. Any additional appurtenances including, without limitation, antennae, flagpoles and satellite dishes.

23. For the purposes of determining the maximum height set out in paragraph 1, the average elevation of the ground along all lot lines that abut a street is 140.62 metres above sea level.

24. The following chapters, sections, articles and clauses of the zoning by-law do not apply to the lands described in subsection 2 (1):

i. 5.10.40.70.

ii. 40.5.40.10 (4).

iii. 40.5.40.10 (5).

iv. 40.5.40.10 (7).

v. 40.5.40.10 (8).

vi. 40.5.40.60.

vii. 40.5.80.10.

viii. 40.10.20.40.

ix. 40.10.40.1 (1).

x. 40.10.40.1 (2).

xi. 40.10.40.1 (6).

xii. 40.10.40.10.

xiii. 40.10.40.60.

xiv. 40.10.40.70 (2).

xv. 40.10.40.80 (2).

xvi. 40.10.50.10 (2).

xvii. 40.10.50.10 (3).

xviii. 40.10.90.10 (1) (B).

xix. 40.10.90.10 (1) (C).

xx. Table 200.5.10.1.

xxi. 200.10.

xxii. 200.15.10.

xxiii. 220.5.

xxiv. 230.30.1.20 (2).

xxv. 230.5.1.10 (4).

xxvi. 230.5.1.10 (5).

xxvii. 230.5.1.10 (6).

xxviii. 230.5.1.10 (7).

xxix. 230.5.1.10 (9).

xxx. 600.

xxxi. 900.

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 or 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 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:

Rob Flack

Minister of Municipal Affairs and Housing

Date made: October 31, 2025