Ontario Land Tribunal  
Tribunal ontarien de l’aménagement  
du territoire  
OLT-22-004014  
Formerly PL171057  
ISSUE DATE: July 28, 2022  
CASE NO.:  
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O.  
1990, c. P. 13, as amended  
Applicant and Appellant:  
Subject:  
RioCan Management Inc.  
Request to amend the Official Plan Failure of City  
of Toronto to adopt the requested amendment  
Employment Areas  
General Employment Areas  
To permit redevelopment of the subject site  
815-845 Eglinton Ave East  
City of Toronto  
Existing Designation:  
Proposed Designated:  
Purpose:  
Property Address/Description:  
Municipality:  
Approval Authority File No.:  
OLT Case No.:  
16 210199 NNY 26 OZ  
OLT-22-004014  
Legacy Case No.:  
OLT File No.:  
PL171057  
OLT-22-004014  
Legacy File No.:  
PL171057  
LPAT Case Name:  
RioCan Management Inc. v. Toronto (City)  
PROCEEDING COMMENCED UNDER subsection 51(34) of the Planning Act, R.S.O.  
1990, c. P. 13, as amended  
Applicant and Appellant:  
Subject:  
RioCan Management Inc.  
Proposed Plan of Subdivision Failure of City of  
Toronto to make a decision  
To permit redevelopment of the subject site  
815-845 Eglinton Ave East  
City of Toronto  
Purpose:  
Property Address/Description:  
Municipality:  
Municipality File No.:  
OLT Case No.:  
18 201865 NNY 26 SB  
OLT-22-004014  
Legacy Case No.:  
OLT File No.:  
PL171057  
OLT-22-004039  
Legacy File No.:  
PL190481  
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O.  
1990, c. P. 13, as amended  
Applicant and Appellant:  
Subject:  
RioCan Holdings Inc.  
Application to amend Zoning By-law No. 10010 -  
Refusal or neglect of the City to make a decision  
Mixed Use  
Mixed Use Residential/Non-Residential  
To permit redevelopment of the subject site  
815-845 Eglinton Ave East  
City of Toronto  
Existing Zoning:  
Proposed Zoning:  
Purpose:  
Property Address/Description:  
Municipality:  
Municipality File No.:  
OLT Case No.:  
18 201853 NNY 26 O  
OLT-22-004014  
Legacy Case No.:  
OLT File No.:  
PL171057  
OLT-22-004038  
Legacy File No.:  
PL190480  
BEFORE:  
MEMBER SIGNATURE  
MEMBER  
)
)
Thursday, the 28th  
day of July, 2022  
)
WHEREAS RioCan Management Inc. (“Appellant”) appealed the failure of the City of  
Toronto (the “City”) to make decisions on applications for an Official Plan Amendment  
(“OPA”), Draft Plan of Subdivision, and Zoning By-law Amendments (“ZBLAs”) in  
relation to the property at 815-845 Eglinton Avenue (the “Subject Property”);  
AND WHEREAS the Tribunal held a public hearing on the merits and issued its  
decision on March 4, 2020;  
AND THE TRIBUNAL having allowed the appeals and withheld the issuance of the final  
order in regard to the ZBLAs until counsel for the City and the Appellant has filed with  
the Tribunal the final form of ZBLAs;  
AND THE TRIBUNAL having been provided with the ZBLAs in their final form, on  
consent of the parties, on July 27, 2022;  
AND THE TRIBUNAL having reviewed the ZBLAs and having deemed the wording and  
schedules satisfactory;  
THE TRIBUNAL ORDERS THAT that the former Borough of East York (Leaside)  
Zoning By-law, as amended, be amended in accordance with Attachment “A” attached  
to this order, and the current City Wide Zoning By-law No. 569-2013, as amended, be  
amended in accordance with Attached “B” attached to this order. The Tribunal  
authorizes the municipal clerk to format, as may be necessary, and assign a number to  
these by-laws for record keeping purposes.  
Euken Lui”  
EUKEN LUI  
ACTING 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 “A”  
Authority: Local Planning Appeal Tribunal Decision  
issued on March 4, 2020 and Ontario Land Tribunal Order  
issued on July 27, 2022 in Tribunal File OLT-22-004014  
(PL171057)  
CITY OF TORONTO  
BY-LAW -2022  
To amend Zoning By-law 1916 of the former Town of Leaside, as amended, with respect to  
lands municipally known in the year 2021 as 815-845 Eglinton Avenue East.  
Whereas the Local Planning Appeal Tribunal, pursuant to its Decision issued on March 20, 2020  
and Ontario Land Tribunal Order issued on [date] in Tribunal File PL171057, has determined to  
amend Zoning By-law 1916 of the former Town of Leaside, as amended, with respect to the  
lands known municipally in the year 2021 as 815-845 Eglinton Avenue East; and  
Whereas the Official Plan for the City of Toronto contains provisions relating to the use of  
Section 37 of the Planning Act, as it read the day before section 1 of Schedule 17 to the COVID-  
19 Economic Recovery Act, 2020, S.O. 2020, c.18 came into force, as a mechanism to secure  
capital facilities required to support development; and  
Whereas the Owner has agreed to certain matters hereinafter set out which are secured by one or  
more agreements between the Owner of the land and the City of Toronto;  
Zoning By-law 1916, as amended of the former Town of Leaside, is further amended by the  
Ontario Land Tribunal as follows:  
1.  
2.  
The lands subject to this by-law are those lands outlined by a heavy black line and  
identified on Schedule 1 attached to and forming part of this by-law.  
Schedule "A" to former Town of Leaside Zoning By-law 1916, as amended, is further  
amended by changing the zoning category for the lands shown on Schedule 1 of this By-  
law from "Light Industrial M1(7) Site Specific Zone " and "Light Industrial M1(8) –  
Site Specific Zone" to "Mixed Use Residential Commercial Site Specific MRC.4  
Zone", "Open Space (Parks) Zone (O)", and "Light Industrial M1(17)".  
3.  
Former Town of Leaside Zoning By-law 1916, as amended, is hereby further amended by  
adding the following new Section 6.11.4 immediately after Section 6.11.3 as follows:  
6.11.4 815-845 Eglinton Avenue East MRC.4  
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City of Toronto By-law -2022  
1.  
2.  
Area Restricted  
The provisions of this section shall only apply to the parcel of land zoned MRC.4  
within the lands delineated by heavy lines on Schedule 1 attached to and forming  
part of this By-law and known municipally as 815-845 Eglinton Avenue East in  
the year 2021.  
General Provisions  
On the lands zoned MRC.4, on Schedule 1 attached to and forming part of this  
By-law, no person shall use, occupy, erect or alter or cause to be used, occupied  
or altered any Building, Structure or land or part thereof except in accordance  
with the following provisions:  
(a)  
Permitted Uses, Buildings and Structures MRC.4  
(i)  
Residential  
(A)  
(B)  
Apartment Dwelling; and  
Multiple Attached Dwelling;  
(ii)  
Retail Commercial  
(A)  
(B)  
(C)  
(D)  
(E)  
(F)  
(G)  
(H)  
(I)  
Retail Store;  
Drug Store;  
Food Store;  
Personal Service Shop;  
Financial Institution;  
Tailors Shop;  
Dressmakers Shop;  
Dry Cleaners Distributing Station;  
Automated Teller Machine;  
Automotive Trade;  
Printing store;  
(J)  
(K)  
3
City of Toronto By-law -2022  
(L)  
Artist and photographers studio and/or supplies store;  
(M) Bakery;  
(N)  
(O)  
Eating Establishment;  
Variety/convenience store;  
(P)  
(Q)  
Place of Assembly; and  
Place of Amusement;  
(iii)  
Office  
(A)  
(B)  
Business and Professional Office;  
Business Office;  
(C)  
(D)  
Other  
(A)  
(B)  
Medical Office; and  
Clinic;  
(iv)  
Commercial school;  
Day Nursery;  
(C)  
(D)  
(E)  
Community facilities;  
Parking Garage;  
Home for the Aged;  
(F)  
Home for Nursing;  
(G)  
(H)  
(I)  
Outdoor Patio;  
Open Air Market; and  
Uses accessory to the foregoing uses in i, ii, iii, and iv;  
(b)  
Maximum Height of Buildings and Structures  
(i)  
The maximum building Height of any building or structure, or  
portion thereof on the lands zoned MRC.4, on Schedule 1 attached  
to and forming part of this By-law, shall not exceed the maximum  
4
City of Toronto By-law -2022  
Height limit in metres and number of storeys as shown on  
Schedule 2 attached to and forming part of this By-law;  
(ii)  
Mechanical penthouses and mezzanines storage areas shall not be  
included as a storey;  
(iii)  
Townhomes with two levels that would otherwise be considered  
two storeys will be considered to be one storey for the purpose of  
calculating the number of storeys permitted in accordance with  
Schedule 2 attached to and forming part of this By-law; and  
(iv)  
The following may exceed the maximum Height limits shown on  
Schedule 2 attached to and forming part of this By-law as follows:  
(A)  
a roof structure which is used to house stairwells for roof  
access and/or the mechanical, window washing, electrical  
or ventilation systems for the building; by a maximum of  
8.0 metres  
(B)  
(C)  
architectural features and design elements including  
skylights, parapets, cornices, mouldings, flashings, and  
landscape elements by a maximum of 3.0 metres;  
elevator overruns, structural supports, railings, roof  
drainage, thermal insulation and roof ballast terraces,  
terrace or balcony guards and dividers, planters, stairs, stair  
enclosures, wall or structure elements and railings, lighting  
fixtures, vents, flues, ventilation shafts, pipes, access roof  
hatch, generators, outdoor furniture, fence, pergolas,  
trellises, skylights, pools; structures used for wind  
protection purposes, signage, window washing equipment,  
lighting fixtures, lightning rods by a maximum of 5.0  
metres;  
(D)  
(E)  
generators by a maximum of 8.0 metres;  
outdoor amenity areas including fireplaces, and structures  
located on the roof used for outside or open air recreation,  
or safety by a maximum of 4.0 metres; and  
(F)  
green roof elements and/or structures by a maximum of 2.0  
metres.  
(c)  
Yard Setbacks, Stepbacks and Permitted Projections for Buildings and  
Structures:  
5
City of Toronto By-law -2022  
(i)  
The building location and setbacks on the lands zoned MRC.4, on  
Schedule 1 attached to and forming part of this By-law, shall be  
the minimum yard setbacks for a building or structure as shown on  
Schedule 2 attached to and forming part of this By-law;  
(ii)  
The building location and stepbacks on the lands zoned MRC.4, on  
Schedule 1 attached to and forming part of this By-law, shall be  
the minimum dimensions as shown on Schedule 2 attached to and  
forming part of this By-law;  
(iii)  
(iv)  
Underground parking structures may have a minimum yard setback  
of 0.0 metres from any Lot line; and  
In addition to the provisions in Section 5.7, the following  
projections and encroachments may be permitted within any  
required building setback:  
(A)  
balconies that project a maximum of 1.8 metres in depth  
provided such projecting balconies are not located:  
(1)  
(2)  
(3)  
on main walls which are 15 metres or less from  
other main walls;  
on main walls of the 4th, 5th and 6th storeys of all  
portions of the building over 17-storeys in Height;  
on main walls within 3.0 metres of the corners at  
the 4th storey and above of all portions of the  
building over 17 storeys in Height; and  
(4)  
on the main walls of the first 6 storeys of buildings  
facing Eglinton Avenue East, Laird Drive, the  
POPS spaces and the public park.  
(B)  
(C)  
(D)  
(E)  
at-grade terraces by a maximum of 5.0 metres;  
canopies and awnings by a maximum of 2.0 metres;  
window sills by a maximum of 2.0 metres; and  
architectural features and design elements including entry  
portals, eaves, guardrails, landscape elements, ornamental  
elements, retaining walls, window washing equipment,  
vents, parapets, cornices, mouldings, flashings, railings,  
pergolas, trellises, lighting fixtures, structures used for  
wind protection purposes, signage, exterior stairways and  
6
City of Toronto By-law -2022  
railings, structural supports, wheelchair ramps and decks  
and ramps by a maximum of 2.0 metres.  
(d)  
(e)  
Landscaping  
All yard areas on the lands zoned MRC.4, on Schedule 1 attached to and  
forming part of this By-law, other than driveways, private roads, loading  
areas, motor vehicle parking, bicycle parking, walkways, stairs, outdoor  
amenity areas, terraces, urban plazas and patios shall be landscaped;  
Amenity space on the lands zoned MRC.4, on Schedule 1 attached to and  
forming part of this By-law, shall be provided in accordance with the  
following requirements:  
(A)  
(B)  
(C)  
(D)  
a minimum of 2 square metres of indoor amenity space per  
residential dwelling unit shall be provided;  
a minimum of 2 square metres of outdoor amenity space per  
residential dwelling unit shall be provided;  
at least 40.0 square metres is outdoor amenity space in a location  
adjoining or directly accessible to the indoor amenity space; and  
up to a maximum of 8 guest suites with a maximum Gross Floor  
Area of up to 32 square metres each can be included in the  
calculation of indoor amenity space.  
(f)  
Gross Floor Area  
(i) the maximum total Gross Floor Area on the lands zoned MRC.4,  
on Schedule 1, attached to and forming part of this By-law shall be  
provided in accordance with Section 6. of By-law [Clerks to  
Supply By-law #];  
(g)  
Parking:  
(i)  
Notwithstanding Section 5.17, parking on the lands zoned MRC.4,  
on Schedule 1 attached to and forming part of this By-law , shall  
be provided in accordance with Section 7. of By-law [Clerks to  
Supply By-law #];  
(ii)  
the Parking Spaces required by (i) above:  
(A)  
may be provided on an non-exclusive basis and may be  
provided within a below ground Parking Garage on the Lot;  
7
City of Toronto By-law -2022  
(B)  
(C)  
may be shared between the uses on the lands zoned MRC.4  
and M1(17) on Schedule 1 attached to and forming part of  
this By-law; and  
may be located on any lands zoned MRC.4 and M1(17) on  
Schedule 1 attached to and forming part of this By-law.  
(h)  
(i)  
(j)  
Loading  
(i)  
Notwithstanding Section 5.19, loading on the lands zoned MRC.4,  
on Schedule 1 attached to and forming part of this By-law, shall be  
provided in accordance with Section 8. of By-law [Clerks to  
Supply By-law #];  
(ii)  
the loading spaces required by (i) above:  
(A)  
(B)  
may be shared between the uses on the lands zoned MRC.4  
and M1(17) on Schedule 1 attached to and forming part of  
this By-law; and  
may be located on any lands zoned MRC.4 and M1(17) on  
Schedule 1 attached to and forming part of this By-law.  
Bicycle Parking  
(i)  
The minimum number of Bicycle Parking Spaces on the lands  
zoned MRC.4, on Schedule 1 attached to and forming part of this  
By-law, shall be provided in accordance with Section 9. of By-law  
[Clerks to Supply By-law #];  
(ii)  
the Bicycle Parking Spaces required by (i) above:  
(A)  
(B)  
may be shared between the uses on the lands zoned MRC.4  
and M1(17) on Schedule 1 attached to and forming part of  
this By-law; and  
may be located on any lands zoned MRC.4 and M1(17) on  
Schedule 1 attached to and forming part of this By-law.  
Notwithstanding any provisions of the By-law, as amended, a portion of a  
building on the land zoned MRC.4 on Schedule 1 attached to and forming  
part of this By-law, may be used for Parking Spaces, Bicycle Parking  
Spaces, loading spaces, service, access and/or mechanical equipment that  
serve the uses of the lands zoned M1(17) shown on Schedule 1 attached to  
and forming part of this By-law.  
8
City of Toronto By-law -2022  
4.  
Former Town of Leaside Zoning By-law 1916, as amended, is hereby further amended by  
adding the following new Section 8.2.3(o) immediately after Section 8.2.3(n) as follows:  
8.2.3 (o) 815-845 Eglinton Avenue East M1(17)  
1.  
Area Restricted  
The provisions of this section shall only apply to the parcel of land zoned M1(17)  
within the lands delineated by heavy lines on Schedule 1 attached to and forming  
part of this By-law and known municipally as 815-845 Eglinton Avenue East in  
the year 2021.  
2.  
General Provisions  
Notwithstanding Sections 8.1.3, 8.2.1 and 8.2.2, on the lands zoned M1(17), on  
Schedule 1 attached to and forming part of this By-law, no person shall use,  
occupy, erect or alter or cause to be used, occupied or altered any Building,  
Structure or land or part thereof except in accordance with the following  
provisions:  
(a)  
Permitted Uses, Buildings and Structures  
(i)  
Industrial  
(A)  
(B)  
Printing, publishing, platemaking, typesetting, bindery;  
Food and beverage industries, including the preparation of  
foods for whole sale, but not including the slaughtering of  
animals, meat processors or fish plants;  
(C)  
(D)  
(E)  
(F)  
(G)  
Medical laboratories;  
Technical Research and Development Facilities;  
Data processing;  
Communications; and  
Graphic arts;  
(ii)  
Retail Commercial  
(A)  
(B)  
Retail Store;  
Drug Store;  
9
City of Toronto By-law -2022  
(C)  
(D)  
(E)  
(F)  
(G)  
(H)  
(I)  
Food Store;  
Personal Service Shop;  
Financial Institution;  
Automated Teller Machine;  
Automotive Trade;  
Printing store;  
Bakery;  
(J)  
Eating Establishment;  
Variety/convenience store; and  
Fitness centre/gym;  
(K)  
(L)  
(iii)  
Office  
(A)  
Business and Professional Office;  
Business Office;  
(B)  
(C)  
Medical Office; and  
Clinic;  
(D)  
(iv)  
Other  
(A)  
Parking Garage;  
(B)  
Commercial school; and  
(C)  
Uses accessory to the forgoing uses in i, ii, iii and iv above;  
(b)  
(c)  
The total Gross Floor Area of any one retail store occupied by non-  
residential uses on those lands zoned M1(17) on Schedule 1 attached to  
and forming part of this By-law may not exceed 6,000 square metres;  
Notwithstanding Section 8.2(1)(b)(ii), the uses permitted in 4(a)(ii), and  
(iii) above may be located on the ground or second floor and may occupy  
the entirety of any floor;  
10  
City of Toronto By-law -2022  
(d)  
Maximum Height of Buildings and Structures  
(i)  
The maximum building Height of any building or structure, or  
portion thereof on the Lot, shall not exceed the maximum Height  
limit in metres and number of storeys as shown on Schedule 2  
attached to and forming part of this By-law;  
(ii)  
Mechanical penthouses and mezzanines storage areas shall not be  
included as a storey;  
(iii)  
The following may exceed the maximum Height limits shown on  
Schedule 2 attached to and forming part of this By-law as follows:  
(A)  
a roof structure which is used to house stairwells for roof  
access and/or the mechanical, window washing, electrical  
or ventilation systems for the building; by a maximum of  
8.0 metres;  
(B)  
(C)  
architectural features and design elements including  
skylights, parapets, cornices, mouldings, flashings, and  
landscape elements by a maximum of 3.0 metres;  
elevator overruns, structural supports, railings, roof  
drainage, thermal insulation and roof ballast terraces,  
terrace or balcony guards and dividers, planters, stairs, stair  
enclosures, wall or structure elements and railings, lighting  
fixtures, vents, flues, ventilation shafts, pipes, access roof  
hatch, generators, outdoor furniture, fence, pergolas,  
trellises, skylights, pools; structures used for wind  
protection purposes, signage, window washing equipment,  
lighting fixtures, lightning rods by a maximum of 5.0  
metres;  
(D)  
(E)  
generators by a maximum of 8.0 metres;  
outdoor amenity areas including fireplaces, and structures  
located on the roof used for outside or open air recreation,  
or safety by a maximum of 4.0 metres;  
(F)  
green roof elements and/or structures by a maximum of 2.0  
metres;  
(G)  
a roof structure which is used to house an elevator for roof  
access and/or related elevator overrun and mechanicals;  
and  
11  
City of Toronto By-law -2022  
(H)  
washrooms to service outdoor amenity areas.  
(e)  
Yard Setbacks, Stepbacks and Permitted Projections for Buildings and  
Structures  
(i)  
The building location and setbacks on the Lot shall be the  
minimum yard setbacks for a building or structure as shown on  
Schedule 2 attached to and forming part of this By-law;  
(ii)  
The building location and stepbacks on the Lot shall be the  
minimum dimensions as shown on Schedule 2 attached to and  
forming part of this By-law;  
(iii)  
(iv)  
Underground parking structures may have a minimum yard setback  
of 0.0 metres from any Lot line;  
In addition to the provisions in Section 5.7, the following  
projections and encroachments may be permitted within any  
required building setback:  
(A)  
(B)  
(C)  
(D)  
at-grade terraces by a maximum of 5.0 metres;  
canopies and awnings by a maximum of 2.0 metres;  
window sills by a maximum of 2.0 metres; and  
architectural features and design elements including entry  
portals, eaves, guardrails, landscape elements, ornamental  
elements, retaining walls, window washing equipment,  
vents, parapets, cornices, mouldings, flashings, railings,  
pergolas, trellises, lighting fixtures, structures used for  
wind protection purposes, signage, exterior stairways and  
railings, structural supports, wheelchair ramps and decks  
and ramps by a maximum of 2.0 metres.  
(f)  
Landscaping  
Notwithstanding Section 8.1.5, all yard areas on the lands zoned M1(17),  
on Schedule 1 attached to and forming part of this By-law, other than  
driveways, private roads, loading areas, motor vehicle parking, bicycle  
parking, walkways, stairs, outdoor amenity areas, terraces, urban plazas  
and patios shall be landscaped;  
(g)  
Gross Floor Area  
12  
City of Toronto By-law -2022  
(i)  
the maximum total Gross Floor Area on the lands zoned M1(17),  
on Schedule 1 attached to and forming part of this By-law, shall be  
provided in accordance with Section 6. of By-law [Clerks to  
Supply By-law #];  
(h)  
Parking:  
(i)  
notwithstanding Section 5.17, parking on the lands zoned M1(17),  
on Schedule 1 attached to and forming part of this By-law, shall be  
provided in accordance with Section 7. of By-law [Clerks to  
Supply By-law #];  
(ii)  
the Parking Spaces required by (i) above:  
(A)  
(B)  
may be provided on an non-exclusive basis and may be  
provided within a below ground Parking Garage on the Lot;  
may be shared between the uses on the lands zoned MRC.4  
and M1(17) on Schedule 1 attached to and forming part of  
this By-law; and  
(C)  
may be located on any lands zoned MRC.4 and M1(17) on  
Schedule 1 attached to and forming part of this By-law.  
(i)  
Loading  
(i)  
Notwithstanding Section 5.19, loading on the lands zoned M1(17),  
on Schedule 1 attached to and forming part of this By-law, shall be  
provided in accordance with Section 8. of By-law [Clerks to  
Supply By-law #];  
(ii)  
the loading spaces required by (i) above:  
(A)  
(B)  
may be shared between the uses on the lands zoned MRC.4  
and M1(17) on Schedule 1 attached to and forming part of  
this By-law; and  
may be located on any lands zoned MRC.4 and M1(17) on  
Schedule 1 attached to and forming part of this By-law.  
(j)  
Bicycle Parking  
(i) the minimum number of Bicycle Parking Spaces on the lands  
zoned M1(17), on Schedule 1 attached to and forming part of this  
By-law, shall be provided in accordance with Section 9. of By-law  
[Clerks to Supply By-law #];  
13  
City of Toronto By-law -2022  
(ii)  
the Bicycle Parking Spaces required by (i) above:  
(A)  
may be shared between the uses on the lands zoned MRC.4  
and M1(17) on Schedule 1 attached to and forming part of  
this By-law; and  
(B)  
may be located on any lands zoned MRC.4 and M1(17) on  
Schedule 1 attached to and forming part of this By-law.  
(k)  
Notwithstanding any provisions of the By-law, as amended, a portion of a  
building on the land zoned M1(17) on Schedule 1 attached to and forming  
part of this By-law, may be used for Parking Spaces, Bicycle Parking  
Spaces, loading spaces, service, access and/or mechanical equipment that  
serve the uses of the lands zone MRC.4 shown on Schedule 1 attached to  
and forming part of this By-law.  
5.  
Definitions  
(a)  
For the purpose of this By-law:  
(i)  
Automotive Trade shall mean a use conducted within an enclosed building  
for the repair, storing, sale or offering for sale at retail of any automotive  
vehicle and accessories for automotive vehicles. All repair related  
activities will be conducted below Established Grade. The painting or  
repairing of bodies or fenders of motor vehicles or the sale of non-  
automotive products is clearly not permitted;  
(ii)  
Bicycle Parking Space shall mean an area used for parking or storing a  
bicycle;  
(iii) Bicycle Room shall mean an indoor space that is designed and equipped  
for the purpose of parking and securing bicycles;  
(iv)  
Car Share shall mean the practice where a number of people share the use  
of one or more motor vehicles. Such Car Share motor vehicles, shall be  
made available for short term rental, including hourly rental. Car share  
operators may require that Car Share motor vehicles be reserved in  
advance, charge fees based on time and/or kilometres driven and set  
membership requirements of the car-sharing operator, including payment  
of a membership fee that may or may not be refundable;  
(v)  
Car Share Parking Space shall mean a Parking Space that is reserved and  
used for the Car Share purpose;  
14  
City of Toronto By-law -2022  
(vi)  
Community Centre shall mean premises operated by or on behalf of a  
government or non-profit organization providing community activities,  
such as arts, crafts, recreation, social, charitable and education activities  
including a not-for-profit daycare. A club is not a Community Centre;  
(vii) Established Grade shall mean 131.8 metres Canadian Geodetic Datum;  
(viii) Gross Floor Area shall mean the sum of the total area of each floor level  
of a building, above and below ground, measured from the exterior of the  
main wall of each floor level, but excluding:  
(A)  
(B)  
(C)  
(D)  
parking, loading, service corridors, and bicycle parking and  
associated Bicycle Rooms below Established Grade;  
required loading spaces and required Bicycle Parking Spaces and  
associated Bicycle Rooms at, below, or above Established Grade;  
storage rooms, washrooms, electrical, utility, service corridors,  
mechanical and ventilation rooms at, below, or above Established  
Grade;  
shower and change facilities required by this By-law for required  
Bicycle Parking Spaces;  
(E)  
(F)  
indoor amenity space required by this by-law;  
firefighter central alarm control facilities (CACF); at or below  
Established Grade;  
(G)  
(H)  
(I)  
elevator shafts;  
garbage shafts;  
mechanical penthouse;  
(J)  
portions of a building used as a Community Centre;  
exit stairwells in the building; and  
(K)  
(L)  
portions of a building associated with the Metrolinx Light Rail  
Transit station, at, below, and above grade, including access  
corridors, exit stairwells, service corridors, vestibules, elevator  
shafts, electrical and utility rooms, and mechanical and ventilation  
rooms.  
(ix)  
Height shall mean the distance between the Established Grade and the  
elevation of the highest point of the building;  
15  
City of Toronto By-law -2022  
(x)  
Long-Term Bicycle Parking Spaces shall mean Bicycle Parking Spaces for  
use by the occupants or tenants of a building;  
(xi)  
Lot shall mean the parcel of land delineated by heavy lines on Schedule 1  
attached to and forming part of this By-law and known municipally as  
815-845 Eglinton Avenue East in the year 2021;  
(xii) Parking Garage shall mean a building or portion thereof, with one or more  
Parking Spaces;  
(xiii) Parking Space shall mean an area used for the parking or storing of a  
vehicle;  
(xiv) Place of Amusement shall include a motion picture or other theatre, arena,  
auditorium, public dance hall (including premises for wedding receptions,  
and other social gatherings) music hall, arcade show or penny arcade,  
billiard or pool room, bowling alley, exhibition, ice or roller skating rink,  
shooting gallery and similar uses;  
(xv) Place of Assembly shall include a banquet hall, theatre of any kind,  
athletic, health and/or fitness club, social and/or recreational club, and  
similar places of assembly and/or similar uses;  
(xvi) Public Parking shall mean premises having an area for the parking of one  
or more vehicles as a principal use and the parking of a vehicle is available  
for public use with or without a fee;  
(xvii) Short-Term Bicycle Parking Spaces shall mean Bicycle Parking Spaces  
for use by visitors to a building; and  
(xviii) Stacked Bicycle Parking Space shall mean a horizontal Bicycle Parking  
Space that is positioned above or below another Bicycle Parking Space  
and equipped with a mechanical device providing floor level access to  
both Bicycle Parking Spaces.  
6.  
Gross Floor Area:  
(a)  
Provisions applying to Gross Floor Area for the lands zoned MRC.4 and M1(17)  
shown on Schedule 1 attached to and forming part of this By-law are as follows:  
(i)  
A maximum total Gross Floor Area on the Lot shall not exceed 138,000  
square metres;  
(A)  
the Gross Floor Area of all buildings and structures occupied by  
residential uses must not exceed 118,600 square metres;  
16  
City of Toronto By-law -2022  
(B)  
the Gross Floor Area of all buildings and structures occupied by  
non-residential uses must not exceed 19,850 square metres of  
which at least 12,000 square metres shall be used for permitted  
non-residential uses in in the M1(17) zone, shown on Schedule 1  
attached to and forming part of this By-law, excluding the area  
occupied by a Parking Garage, or Public Parking;  
(C)  
(D)  
the Gross Floor Area of all building and structures occupied by  
non-residential uses may be shared between the uses on the lands  
zoned MRC.4 and M1(17) shown on Schedule 1 attached to and  
forming part of this By-law; and  
no building or structures on the lands zoned M1(17) shown on  
Schedule 1 attached to and forming part of this By-law may be  
occupied by residential uses.  
7.  
Parking  
(a)  
Provisions applying to Parking Spaces for the lands zoned MRC.4 and M1(17)  
shown on Schedule 1 attached to and forming part of this By-law are as follows:  
(i)  
notwithstanding Section 5.17, provide parking in accordance with the  
following minimum requirements:  
(A)  
(B)  
Residential a minimum of 0.45 Parking Spaces per dwelling unit;  
Parking for all other uses shall be provided in accordance with the  
following table:  
17  
City of Toronto By-law -2022  
Parking Rates and Parking Occupancy Table  
Parking Occupancy Rate  
Land Use  
Parking Rate  
AM  
PM  
Eve  
6a.m. to  
Noon  
Noon to  
6p.m.  
6p.m. to  
6a.m.  
Residential  
Visitors  
0.1 Parking Spaces for each  
dwelling unit. No maximum applies.  
10 percent  
35 percent  
100 percent  
Community Centre 0.5 Parking Spaces for each 100  
square metres of Gross Floor Area to  
25 percent  
100 percent  
100 percent  
50 percent  
a maximum of 1.3 Parking Spaces.  
Day Nursery  
Office Uses  
0.4 Parking Spaces for each 100  
square metres of Gross Floor Area to  
a maximum of 0.8 Parking Space for  
each 100 square metres of Gross  
Floor Area.  
1.0 Parking Space for each 100  
square metres of Gross Floor Area to  
a maximum of 2.0 Parking Spaces.  
100 percent 100 percent  
100 percent 60 percent  
0 percent  
Retail and all other 1.0 Parking Space for each 100  
20 percent  
100 percent  
100 percent  
non-residential  
uses  
square metres of Gross Floor Area to  
a maximum of 4.0 Parking Spaces.  
Shared Parking Space Calculation (Minimum)  
(1)  
The minimum number of Parking Spaces as required in the  
table above is determined as follows:  
(A)  
for each of the morning, afternoon and evening  
parking periods identified in the table above, the  
minimum number of Parking Spaces required for  
each use, is calculated using the respective Parking  
Space rate and occupancy rate;  
(B)  
(C)  
the minimum number of Parking Spaces required  
for each parking period is the total of the Parking  
Spaces required for all uses during that parking  
period; and  
the minimum number of Parking Spaces required is  
equal to the largest number of Parking Spaces  
required for any parking period; and  
18  
City of Toronto By-law -2022  
(C)  
(D)  
residential visitor Parking Spaces and non-residential Parking  
Spaces may be provided on a non-exclusive basis and may be  
shared and may be provided as Public Parking in a Parking  
Garage;  
up to a maximum of 10 percent of the total number of Parking  
Spaces provided may have the following minimum dimensions,  
notwithstanding that such Parking Spaces are obstructed on one or  
two sides:  
(A)  
(B)  
(C)  
Length 5.6 metres;  
Width 2.6 metres; and  
Height 2.0 metres;  
(E)  
(F)  
(G)  
the required Parking Spaces may be shared between the uses on the  
lands zoned MRC.4 and M1(17) on Schedule 1 attached to and  
forming part of this By-law;  
the required Parking Spaces may be located on any lands zoned  
MRC.4 and M1(17) on Schedule 1 attached to and forming part of  
this By-law;  
vehicle Parking Spaces may be provided within a parking stacker,  
with dimensions of not less than 2.4 metres in width by 5.3 metres.  
The parking stacker may be located in a garage with a minimum  
clear Height of 3.65 metres;  
(H)  
Car Share Parking  
(1)  
for each on-site Car Share Parking Space provided on the  
Lot, the minimum residential parking required shall be  
reduced by 4 Parking Spaces, up to a maximum for 1 Car  
Share Parking Space per 60 dwelling units;  
8.  
Loading  
(a)  
Provisions applying to loading for the lands zoned MRC.4 and M1(17) shown on  
Schedule 1 attached to and forming part of this By-law are as follows:  
(i)  
notwithstanding Section 5.19, loading spaces shall be provided in  
accordance with the following:  
19  
City of Toronto By-law -2022  
(A)  
(B)  
(C)  
(D)  
(E)  
A minimum of 2 Type G, 5 Type B and 4 Type C loading spaces  
shall be provided;  
Type G loading space shall have minimum dimensions of 13.0  
metres long, 4.0 metres wide and a vertical clearance of 6.1 metres;  
Type B loading space shall have minimum dimensions of 11.0  
metres long, 3.5 metres wide and a vertical clearance of 4.0 metres;  
Type C loading space shall have minimum dimensions of 6.0  
metres long, 3.5 metres wide and a vertical clearance of 3.0 metres;  
the required loading spaces may be shared between the uses on the  
lands zoned MRC.4 and M1(17) on Schedule 1 attached to and  
forming part of this By-law;  
(F)  
the required loading spaces may be located on any lands zoned  
MRC.4 and M1(17) on Schedule 1 attached to and forming part of  
this By-law;  
(G)  
access to loading spaces may be provided by driveways and  
passageways having a maximum slope of up to 12 percent,  
provided the maximum permitted slope of a ramp or driveway  
within 6.0 metres of the limit of a street is 5 percent; and  
(H) all loading and related servicing uses must be located underground.  
Bicycle Parking  
9.  
(a)  
Provisions applying to bicycle parking for the lands zoned MRC.4 and M1(17)  
shown on Schedule 1 attached to and forming part of this By-law are as follows:  
(i)  
The minimum number of Bicycle Parking Spaces shall be provided in  
accordance with the following requirements:  
(A)  
Residential:  
(1)  
(2)  
Long-Term Bicycle Parking Spaces (Resident) 0.9 spaces  
per dwelling unit; and  
Short-Term Bicycle Parking Spaces (Visitors) 0.1 spaces  
per dwelling unit.  
20  
City of Toronto By-law -2022  
(B)  
Non-residential:  
(1)  
(2)  
(3)  
For office uses the minimum number of Short-Term  
Bicycle Parking Spaces to be provided is 3 plus 0.2 for  
each 100 square metres of interior floor area;  
For office uses the minimum number of Long-Term  
Bicycle Parking Spaces to be provided is 0.2 for each 100  
square metres of interior floor area;  
For all other non-residential uses the minimum number of  
Short-Term Bicycle Parking Spaces to be provided is 3 plus  
0.3 Bicycle Parking Spaces for each 100 square metres of  
interior floor area; and  
(4)  
For all other non-residential uses the minimum number of  
Long-Term Bicycle Parking Spaces to be provided is 0.2  
Bicycle Parking Spaces for each 100 square metres of  
interior floor area.  
(C)  
(D)  
Long-Term Bicycle Parking Spaces must be located in a building;  
A Long-Term Bicycle Parking Space may be located in a Stacked  
Bicycle Parking Space;  
(E)  
(F)  
(G)  
(H)  
A minimum of 50 percent of all bicycles will be placed in a  
horizontal position and the balance may be placed in a vertical or  
stacked horizontal position;  
the required Bicycle Parking Spaces may be shared between the  
uses on the lands zoned MRC.4 and M1(17) on Schedule 1  
attached to and forming part of this By-law; and  
the required Bicycle Parking Spaces may be located on any lands  
zoned MRC.4 and M1(17) on Schedule 1 attached to and forming  
part of this By-law.  
Bicycle Parking Space Dimensions  
(1)  
A Bicycle Parking Space must have a minimum length of  
1.8 metres, minimum width of 0.6 metres, and minimum  
vertical clearance from the ground of 1.9 metres;  
21  
City of Toronto By-law -2022  
(2)  
A Bicycle Parking Space if placed in a vertical position on  
a wall, structure or mechanical device must have a  
minimum length or vertical clearance of 1.9 metres,  
minimum width of 0.6 metres, and minimum horizontal  
clearance from the wall of 1.2 metres;  
(3)  
(4)  
If a Stacked Bicycle Parking Space is provided, the  
minimum vertical clearance for each Bicycle Parking Space  
is 1.2 metres; and  
An area used to provide Bicycle Parking Spaces must have  
a minimum vertical clearance of 2.4 metres if it is a  
Stacked Bicycle Parking Space; and 1.9 metres in all other  
cases.  
(I)  
Change and Shower Facilities  
If a building has uses, other than dwelling units, for which a Long-  
Term Bicycle Parking Space is required, shower and change  
facilities must be provided for each gender at the following rate:  
(1)  
(2)  
(3)  
(4)  
(5)  
none if less than 13 required Long-Term Bicycle Parking  
Spaces;  
1 for 13 to 60 required for Long-Term Bicycle Parking  
Spaces;  
2 for 61 to 120 required Long-Term Bicycle Parking  
Spaces;  
3 for 121 to 189 required for Long-Term Bicycle Parking  
Spaces; and  
4 for more than 180 required Long-Term Bicycle Parking  
Spaces.  
10.  
11.  
12.  
Notwithstanding any of the provisions of this By-law, as amended, a temporary sales  
office is permitted on the Lot.  
Notwithstanding any of the provisions of this By-law, an underground parking structure  
is not permitted in the O zone.  
Notwithstanding anything else contained in this By-law, the provisions of this By-law, as  
amended, shall continue to apply collectively to all of the lands identified on Schedule 1  
of this By-law, notwithstanding any existing or future severance, partition or division  
thereof and as if no severance, partition or division occurred.  
22  
City of Toronto By-law -2022  
13.  
14.  
Except as amended in this By-law, all the other provisions of By-law 1916, amended,  
shall apply to the lands.  
Section 37 Provisions  
(a)  
Pursuant to Section 37 of the Planning Act, as it read the day before section 1 of  
Schedule 17 to the COVID-19 Economic Recovery Act, 2020, S.O. 2020, c.18  
came into force, and subject to compliance with this By-law, the increase in  
Height and density of the development is permitted beyond that otherwise  
permitted on the lands shown on Schedule 1 attached to and forming part of this  
By-law, in return for the provision by the owner, at the owner's expense of the  
facilities, services and matters set out in Schedule A hereof and which are secured  
by one or more agreements pursuant to Section 37(3) of the Planning Act that are  
in a form and registered on title to the lands, to the satisfaction of the City  
Solicitor;  
(b)  
(c)  
Where Schedule A of this By-law requires that owner to provide certain facilities,  
services or matters prior to the issuance of a building permit, the issuance of such  
permit shall be dependent on satisfaction of the same; and  
The owner shall not use, or permit the use of, a building or structure erected with  
an increase in Height and density pursuant to this By-law unless applicable  
provisions of Schedule A are satisfied.  
Pursuant to Local Planning Appeal Tribunal Decision/Order issued on March 4, 2020 and  
Ontario Land Tribunal Order issued on [date] in Tribunal File PL171057.  
23  
City of Toronto By-law -2022  
SCHEDULE A  
Section 37 Provisions  
The facilities, services and matters set out below are required to be provided to the City at the  
owner's expense in return for the increase in Height and density of the proposed development on  
the lands zoned MCR 4 and M1(17) as shown in Schedule 1 attached to and forming part of this  
By-law and secured in an agreement or agreements under Section 37(3) of the Planning Act, as it  
read the day before section 1 of Schedule 17 to the COVID-19 Economic Recovery Act, 2020,  
S.O. 2020, c.18 came into force, whereby the owner agrees as follows:  
Cash Contribution  
1.  
Prior to the issuance of the first Above-Grade Building Permit for the development on  
any portion of the Lot, the Owner shall make a cash contribution to the City in the  
amount of Eleven Million Three Hundred Thousand Dollars ($11,300,000.00) (the "Cash  
Contribution") to be allocated at the discretion of the Chief Planner and Executive  
Director, City Planning, in consultation with the Ward Councillor to be used by the City,  
for community services and facilities in the Ward.  
2.  
The Cash Contribution set out in Clause 1 shall be indexed upwardly in accordance with  
the Statistics Canada Non-Residential Construction Price Index for the Toronto Census  
Metropolitan Area, reported quarterly by Statistics Canada in Building Construction Price  
Indexes Table: 18-10-0135-01, or its successor, calculated from the date of execution of  
the Section 37 Agreement to the date of payment of the Cash Contribution by the owner  
to the City.  
Functional Servicing and Stormwater Management  
3.  
Prior to the issuance of any Building Permit for all or any part of the development,  
including any conditional building permit, the Owner shall at no cost to the City:  
a.  
b.  
obtain all necessary permits to haul private water offsite with no discharge to any  
sewer until all required internal infrastructure and external upgrades to the  
existing municipal infrastructure identified in the accepted Functional Servicing  
Report, Hydrogeological Report and Stormwater Management Report, for the  
development are completed to the satisfaction of the General Manager, Toronto  
Water and the Chief Engineer; or  
obtain all necessary permits to discharge private water to the storm sewer, pay all  
applicable fees, comply with all permit conditions, to the satisfaction of the  
General Manager, Toronto Water and the Chief Engineer until all required  
internal infrastructure and external upgrades to the existing municipal  
infrastructure identified in the accepted Functional Servicing Report,  
Hydrogeological Report and Stormwater Management Report, are completed to  
the satisfaction of the General Manager, Toronto Water and the Chief Engineer;  
or  
24  
City of Toronto By-law -2022  
c.  
d.  
obtain all necessary permits and design, financially secure, construct, and make  
operational, all required internal infrastructure and external upgrades to the  
existing municipal infrastructure identified in the accepted Functional Servicing  
Report, Hydrogeological Report and Stormwater Management Report, to support  
the development, all to the satisfaction of the Chief Engineer, the General  
Manager, Toronto Water, and the City Solicitor; and  
Regardless of which option set out in s.3 a, b, or c above is selected, the Owner  
shall:  
i.  
submit all environmental site assessment reports describing the current site  
conditions and the proposed remedial action plans in accordance with the  
City's Environmental Peer Review Policy and obtain concurrence from the  
third party peer reviewer to the satisfaction of the Chief Engineer; and  
ii.  
provide space within the development for installation of maintenance  
access holes and sampling ports on the private side, as close to the  
property line as possible, for both the storm and sanitary service  
connections, in accordance with the Sewers Chapter 681.10 of the City of  
Toronto Municipal Code.  
4.  
Prior to the issuance of any Above-Grade Building Permit for all or any part of the  
development, including for clarity, any conditional Above-Grade Building Permit, the  
Owner shall at no cost to the City design, financially secure, construct, and make  
operational, all required internal infrastructure and external upgrades to the existing  
municipal infrastructure identified in the accepted Functional Servicing Report,  
Hydrogeological Report and Stormwater Management Report, to support the  
development, all to the satisfaction of the Chief Engineer, the General Manager, Toronto  
Water, and the City Solicitor.  
5.  
Prior to the issuance of any Above-Grade Building Permit for all or any part of the site,  
including for clarity, any conditional Above-Grade Building Permit, the Owner shall at  
no cost to the City conduct any remediation work for lands to be conveyed to the City  
identified through the Peer Review to the satisfaction of the Peer Reviewer of the  
Environmental Site Assessments and the Chief Engineer and Executive Director,  
Engineering and Construction Services.  
Child Care Centre  
6. Prior to or concurrent with the earlier of first residential occupancy of Building C as  
shown on Schedule 2 attached to and forming part of this By-law, registration of a  
condominium under the Condominium Act, 1998 for Building C as shown on Schedule 2  
attached to and forming part of this By-law, and in any event within 12 months of the  
first residential occupancy of the development, unless otherwise agreed by the Chief  
Planner in writing, the Owner, at its sole expense, shall design, construct, finish, furnish,  
25  
City of Toronto By-law -2022  
fully equip, commission and provide to the City a non-profit licensable child care centre,  
that can accommodate a 62 child care spaces (generally comprising interior and adjacent  
exterior areas, including all appliances (major and minor), play-based toys (interior and  
exterior) and administrative furnishing and equipment, including the associated outdoor  
play area, all situated within the ground floor or ground floor and second floor of a  
component of the development, including a cash contribution of $300,000.00 towards  
start-up costs for the child care centre.  
Affordable Rental Housing  
7.  
The Owner shall provide 40 affordable rental housing units onsite, to be secured as  
affordable for 15 years and as rental for 25 years all in accordance with the draft  
Affordable Rental Housing terms attached as Appendix "1" to this Schedule "A".  
8.  
The following matters will be provided by the owner to support the development:  
Privately Owned Publicly Accessible Spaces  
a.  
The Owner shall, at its sole cost and expense, provide, construct, provide an  
easement for public access over and thereafter repair and maintain:  
i.  
an approximate area of no less than 1,200 square metres of Privately  
Owned Publicly Accessible Space ("POPS") on the lands located  
generally at the corner of Eglinton Avenue East and Laird Drive; and  
ii.  
an approximate area of no less than 1,600 square metres of POPS on the  
lands located internally to the development,  
(collectively the "POPS Areas"), with the final location, dimensions,  
configuration, and design of the POPS Areas to be to the satisfaction of the Chief  
Planner pursuant to the development review process.  
b.  
The POPS Areas shall be completed and open to the public to the satisfaction of  
the Chief Planner in consultation with the City Solicitor prior to or concurrent  
with the earlier of the first residential occupancy of the Building C as shown on  
Schedule 2 attached to and forming part of this By-law, or five (5) years from the  
issuance of the first above grade permit for the construction of any component of  
the development including residential uses unless otherwise agreed to by the  
Chief Planner or designate in writing.  
Pedestrian Walkways  
c. The Owner shall, at its sole cost and expense, construct, provide an easement for  
public access over and thereafter repair and maintain the following pedestrian  
walkways on and adjacent to the Lot:  
26  
City of Toronto By-law -2022  
i.  
a publicly accessible pedestrian mews connecting to Eglinton Avenue East  
(the "Eglinton Access Walkway"); and  
ii.  
a publicly accessible pedestrian pathway varying in width from 5.0 metres  
to 2.5 metres to the north of the public park (the "Park Walkway"),  
(collectively the "Pedestrian Walkways "), with the final length, width,  
location, configuration and design of the Pedestrian Walkways to be to the  
satisfaction of the Chief Planner pursuant to the development review  
process.  
d.  
The Pedestrian Walkways shall be completed and open to the general public prior  
to or concurrent with the earlier of the first residential occupancy of Building C as  
shown on Schedule 2 attached to and forming part of this By-law, or five (5) years  
from the issuance of the first Above Grade Permit for the construction of any  
component of the development including residential uses, unless otherwise agreed  
to by the Chief Planner or designate in writing.  
Private Street  
e.  
The Owner shall provide, at its sole expense, and thereafter maintain a public  
easement for pedestrian and vehicular access over the lands having a minimum  
width of 8.5 metres (the "Private Street"), with the final location, dimensions,  
configuration, and design of the Private Street to be in accordance with the  
Zoning Amendments and to the satisfaction of the Chief Planner pursuant to the  
development review process.  
f.  
The Private Street shall be completed and open to the public to the satisfaction of  
the General Manager, Transportation Services and the Chief Planner in  
consultation with the City Solicitor prior to or concurrent with the first Residential  
Occupancy of Building D as shown on Schedule 2, unless otherwise agreed to by  
the Chief Planner or designate in writing.  
Pedestrian Level Wind Study  
g.  
Prior to the earlier of site plan approval or the issuance of any foundation permit,  
the Owner is to provide a detailed pedestrian level wind study, including wind  
tunnel analysis report, to the satisfaction of the Chief Planner.  
h.  
The Owner is to implement and maintain all recommended wind impact  
mitigation measures for the development to the satisfaction of the Chief Planner.  
Environment Noise and Vibration Assessment  
i.  
As part of the site plan approval process for the development, the Owner shall  
secure and implement the appropriate recommendations addressing noise and  
vibration as recommended in Section 16 of the Environmental Noise and  
27  
City of Toronto By-law -2022  
Vibration Assessment RioCan 815-845 Eglinton Avenue East Redevelopment  
Toronto ON, prepared by SLR Consulting (Canada) Ltd., dated February 19,  
2020.  
j.  
The Owner shall implement, construct and maintain all recommended noise and  
vibration impact mitigation measures for the development to the satisfaction of  
the Chief Planner.  
Toronto Green Standard  
k. The Owner shall construct and maintain the development in accordance with Tier  
1, Toronto Green Standard and is encouraged to achieve Tier 2, Toronto Green  
Standard, or higher, where appropriate.  
Minimum Family Sized Units  
l.  
The Owner shall provide and maintain a minimum of 10 percent three-bedroom  
units in the development, to the satisfaction of the Chief Planner.  
Transportation Demand Management Measures  
m.  
The Owner shall provide and maintain within the development transportation  
demand management measures to the satisfaction of the General Manager of  
Transportation Services and the Chief Planner in accordance with the  
Transportation Demand Measures attached as Appendix "2" to this Schedule "A".  
Underground Loading and Servicing  
n.  
The Owner shall provide, conduct and maintain all loading and servicing  
activities for the development below grade, to the satisfaction of the General  
Manager of Transportation Services and the Chief Planner, to be reviewed and  
secured through the development review process.  
Timing of Office Development  
o.  
No Above-Grade Building Permit, including a conditional permit, will be issued  
for any above grade component of any building containing residential units on the  
Lot prior to the issuance of the first Above-Grade Permit, including a conditional  
permit, for an above grade component of the office building proposed on the Lot.  
Building Permit Requirements and Development Timing  
p.  
The Owner shall make application for one (1) Excavation and Shoring Permit,  
including a conditional permit, for the development to the satisfaction of the Chief  
Building Official.  
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q.  
r.  
The Owner shall make application for one (1) Above Grade Permit, including a  
condition permit, for the entirety of the above grade construction of Building A,  
Building B, and Building C as shown on Schedule 2 attached to and forming part  
of this By-law, to the satisfaction of the Chief Building Official.  
The Owner shall complete the development as set out in the applicable Site Plan  
Agreement(s) entered into between the Owner and the City within five (5) years  
from the issuance of the first Above Grade Permit for the construction of any  
component of the development including residential uses, unless otherwise agreed  
to by the Chief Planner or designate in writing.  
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City of Toronto By-law -2022  
Appendix 1  
Affordable Rental Housing  
1.  
2.  
The owner shall provide 40 affordable rental dwelling units.  
The final unit mix by number of bedrooms will approximate the overall mix that is  
proposed for the New Buildings. This will include:  
a.  
b.  
c.  
d.  
e.  
No more than twenty-three (23) one-bedroom units with a minimum average unit  
size of 51.1 square meters (550 square feet).  
At least fourteen (14) two-bedroom units with a minimum average unit size of  
69.7 square meters (750 square feet).  
At least three (3) three-bedroom units with a minimum average size of 83.6  
square meters (900 square feet).  
The 40 units shall comprise at least 2,402 square meters (25,850 square feet) of  
gross livable area.  
Changes to the unit mix and/or gross livable area shall be to the satisfaction of the  
Chief Planner and Executive Director, City Planning.  
3.  
4.  
5.  
The units shall be secured as rental housing for 25 years from the date of first occupancy  
thereof, and the owner shall not apply to convert them to any other use in this time  
period.  
The units shall be provided in groups of at least 6 contiguous units unless the entire  
building is secured as rental tenure for at least 25 years, in which case the units can be  
distributed throughout the building with no requirements for contiguous groupings.  
Maximum rents will be set at affordable rents, as defined in the Official Plan of the City  
of Toronto as rents where the total monthly shelter cost (including heat, hydro and hot  
water, excluding parking and internet/cable charges) is at or below one times the Average  
Market Rent for the City of Toronto, by unit type (number of bedrooms), as reported  
annually by the Canada Mortgage and Housing Corporation in the Fall Market Report,  
for any first or new tenant for a 15-year period.  
6.  
During the 15-year affordability period, annual rent increases for sitting tenants will be  
limited to the same percentage for annual rent increases as the Guideline increase  
permitted under the Residential Tenancies Act or equivalent provincial legislation.  
a.  
In the event that no Guideline is announced by the Province of Ontario, the  
applicable percentage shall be the Consumer Price Index for the City of Toronto  
as of the month prior to the date that the notice of rent increase is served.  
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City of Toronto By-law -2022  
Appendix 2  
Transportation Demand Measures  
1.  
2.  
3.  
Car Share Spaces  
The Owner shall provide and maintain a minimum of three (3) publicly accessible Car  
Share sharing spaces as defined in the Zoning By-law Amendments in locations within  
the development.  
Car Pool/ Ride Sharing Spaces  
The Owner shall provide and maintain five percent (5 percent) of the non-resident  
parking supply for the development as car-pool/ride-sharing Parking Spaces in locations  
within the development.  
Bicycle Share Facilities  
Prior to the issuance of the first Above-Grade Building Permit for the development on  
any portion of the Lot, the Owner shall pay to the City, the sum of Two Hundred  
Thousand Dollars ($200,000.00), indexed upwardly, for the future implementation of  
bike-share facilities in Ward 15.  
4.  
5.  
6.  
Bicycle Parking Supply and Facilities  
The Owner shall provide a financial contribution to the City for installation of additional  
City's standard bicycle post-and-ring stands within the City right-of-way in proximity of  
the Eglinton-Crosstown Laird Station.  
The Owner shall provide and maintain one (1) bicycle repair station for each of the five  
(5) proposed development blocks in the development.  
Transit Use Incentives  
The Owner shall provide one (1) unloaded Presto card to the first occupant of each  
residential unit within the development upon initial occupancy.  
The Owner shall provide one (1) loaded Presto card to the first occupant of each  
affordable rental housing unit within the development upon initial occupancy for a term  
of six (6) months.  
Transportation/Transit Screens  
The Owner will provide and maintain one (1) real-time transit/transportation information  
screen within the residential building lobby of each of the five (5) proposed development  
blocks with the development.  
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City of Toronto By-law -2022  
7.  
Vanderhoof Avenue Multi-Use Path  
The Owner shall design a Multi-Use Path along the site frontage of the development on  
the north side of Vanderhoof Avenue in accordance Section 3.1.D of the Laird in Focus  
Urban Design Guidelines July 2020 and the Laird in Focus Functional Plans.  
Provided that Vanderhoof Avenue has been modified generally in accordance with  
Section 3.1.D of the Laird in Focus Urban Design Guidelines July 2020 and the Laird in  
Focus Functional Plans to both the east and the south of the development at the time that  
the Owner makes application for Site Plan Approval for any portion of the development  
fronting on Vanderhoof Avenue, the Owner will be required to construct the Multi-Use  
Path along the site frontage of the development on the north side of Vanderhoof Avenue.  
In the event that that Vanderhoof Avenue has not been modified generally in accordance  
with Section 3.1.D of the Laird in Focus Urban Design Guidelines July 2020 and the  
Laird in Focus Functional Plan to both the east and the south of the development at the  
time that the Owner makes application for Site Plan Approval for any portion of the  
development fronting on Vanderhoof Avenue, the Owner will be required to construct the  
interim Vanderhoof Avenue condition along the site frontage of the development on the  
north side of Vanderhoof Avenue.  
8.  
Laird Station Connection  
The Owner shall provide and maintain a below-grade direct connection to Laird LRT  
Station from the development or shall construct knock out panels below grade in the  
development to allow for a below grade direct connection to Laird LRT Station.  
Provided that Metrolinx agrees to allow a below grade direct connection to Laird LRT  
Station at the Site Plan Approval stage, the Owner agrees that the direct connection to  
Laird LRT Station shall be publicly accessible and shall be operational at all hours that  
the LRT is in operation.  
Provided that Metrolinx agrees to permit a below grade direct connection to Laird LRT  
Station at the Site Plan Approval stage, the Owner agrees to enter into any agreements,  
including an entrance connection agreement, with Metrolinx, including the payment of  
the usual fees that may reasonably required, which provide for the provision of easements  
to secure public access, and to prepare such documents as may be required for any below  
grade direct connection to Laird LRT Station to be open and in operation, all at the  
Owner's sole cost, prior to Site Plan approval for the Building A as shown on Schedule 2.  
9.  
Laird Drive Cycle Track  
The Owner shall design a Cycle Track along the site frontage of the development on the  
east side of Laird Avenue generally in accordance with Section 3.1.B of the Laird in  
Focus Urban Design Guidelines July 2020 and the Laird in Focus Functional Plans.  
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City of Toronto By-law -2022  
Provided that Laird Drive has been modified generally in accordance with Section 3.1.B  
of the Laird in Focus Urban Design Guidelines July 2020 and the Laird in Focus  
Functional Plans with a Cycle Track to the west of the development at the time that the  
Owner makes application for Site Plan Approval for any portion of the development  
fronting on Laird Drive, the Owner will be required to construct the Cycle Track along  
the site frontage of the development on the north side of Vanderhoof Avenue.  
In the event that that Laird Drive has not been modified generally in accordance with  
Section 3.1.D of the Laird in Focus Urban Design Guidelines July 2020 and the Laird in  
Focus Functional Plans with a Cycle Track to the west of the development at the time that  
the Owner makes application for Site Plan Approval for any portion of the development  
fronting on Laird Drive, the Owner will be required to construct the interim Laird Drive  
condition along the site frontage of the development on the east side of Laird Drive.  
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City of Toronto By-law -2022  
Schedule 1