Item - 2025.TE25.5

The Toronto and East York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 425 Bloor Street West substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District.

2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.

3. City Council request the owner to make reasonable commercial efforts to identify, in consultation with the General Manager, Parks and Recreation, a suitable off-site parkland dedication as a substitution for an on-site parkland dedication that:

a. is accessible to the area where the subject site is located;

b. is a good physical substitute for any on-site parkland dedication;

c. is free and clear, above and below grade, of all easements, encumbrances and encroachments;

d. is in an acceptable environmental condition; and

e. the value of the off-site dedication shall not exceed the estimated value of the on-site dedication that would otherwise be required, which value may include the cost of acquiring the land, land transfer tax, typical closing cost and reasonable real estate commissions of up to 5 percent; and

all to the satisfaction of the General Manager, Parks and Recreation.

4. Should the General Manager, Parks and Recreation, and the owner agree to a property as a substitution for an on-site dedication, City Council accept the off-site parkland dedication, in full or partial fulfilment of the parkland dedication requirements, pursuant to Section 42 of the Planning Act, with conveyance to the City to occur prior to the issuance of the first above grade building permit in accordance with the following:

a. in the event the value of the off-site parkland dedication is less than the value of an on-site parkland dedication, the owner shall provide a cash-in-lieu payment for the shortfall in parkland dedication in accordance with Chapter 415 Article III of the Municipal Code; and

b. in the event the owner is unable to provide a substituted off-site parkland dedication to the City, the owner will be required to satisfy the parkland dedication requirement through a cash-in-lieu of parkland payment prior to the issuance of first above grade building permit in accordance with Chapter 415 Article III of the Municipal Code; and

all to the satisfaction of the General Manager, Parks and Recreation, and the City Solicitor.

5. Should a substituted off-site parkland dedication be accepted by the City, City Council approve a development charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks and Recreation; the development charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks and Recreation, and the Parks and Recreation component of development charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time to time.

6. City Council direct the Executive Director, Development Review, in consultation with the local Ward Councillor and the City Solicitor, to continue to work with the applicant to explore an in-kind community benefit package pursuant to 37(6) of the Planning Act to create streetscape enhancements and pedestrian improvements on the west side of the Robert Street right-of-way that include street trees, pollinator planting and public seating, all to be compatible with the enhanced Robert Street Parkette on the east side of the Robert Street right-of-way and to report back to City Council for further instruction on any offer of in-kind community benefits made by the applicant.

7. City Council direct the City Solicitor to withhold the necessary Bills for enactment until:

a. the owner, at its sole cost and expense, has submitted a revised Pedestrian Level Wind Tunnel Study to address the matters outlined in the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District to the satisfaction of the Executive Director, Development Review;

b. the owner submit a revised Functional Servicing and Stormwater Management Report, ("Engineering Reports"), and supporting plans, to the satisfaction of the Director, Engineering Review, Development Review; and/or

c. the owner enter into a financially secured agreement with the City to secure the construction of any upgrades or required improvements to the existing municipal infrastructure identified in the accepted Engineering Reports to support the development, if any, all to the satisfaction of the Director, Engineering Review, Development Review. 

8. City Council request the Executive Director, Development Review to consider securing the following as part of the site plan agreement:

a. reinstatement and expansion of the Robert Street Parkette on the east side of Robert Street adjacent to the development site, including outdoor seating and a publicly accessible source of drinking water, in consultation with the Bloor-Annex Business Improvement Area, Economic Development and Culture, and Transportation Services;

b. reinstatement and expansion of the existing Bike Share station with a minimum of 23 docks, upgraded to an electric station with power supplied by the property owner, on the east side of Robert Street within the public right-of-way, in consultation with the Toronto Parking Authority and Transportation Services;

c. reinstatement or expansion of the four existing City of Toronto bicycle rings located on the Bloor Street West public right-of-way, in consultation with Transportation Services;

d. a low-carbon building energy strategy that includes at least the following sustainability measures:

1. a highly energy-efficient building envelope with minimal heat loss through balconies;

2. low carbon building heating and cooling, including heat pumps, geothermal heat and energy recovery as the sole or primary source of building and water heating;

3. ample electrical outlets for bicycle charging in the interior bicycle parking area;

4. motion sensor- controlled LED lighting in common areas;

5. fixtures and appliances that are electric-only and efficient in their use of water and energy;

6. accommodation for future solar photovoltaic system;

7. improved stormwater management measures;

8. rainwater capture and re-use for site irrigation;

9. installation of outdoor (dark sky) downward lighting;

10. adequate indoor space dedication to separately collect organic waste, recyclables and household hazardous waste;

11. construction/demolition waste diversion;

12. ventilation suitable to manage wildfire smoke; and

13. conduit to allow for electric vehicle supply equipment for 100 percent of motor vehicle parking; and

e. the applicant will address the concerns raised by the University of Toronto in their letter dated September 18, 2025, to the satisfaction of the Executive Director, Development Review.

9. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending Schedule B of the City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 425 Bloor Street West from Permit Parking.

The Toronto and East York Community Council held a statutory public meeting on September 18, 2025 and notice was given in accordance with the Planning Act.

This report reviews and recommends approval of the application to amend the Zoning By-law to permit a 30-storey mixed-use building, containing 472 dwelling units and 798 square metres of non-residential gross floor area at 425 Bloor Street West.