Item - 2026.NY34.15

North York Community Council recommends that:

1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 200 Gateway Boulevard substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 17, 2026) from the Director, Community Planning, North 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 approve that in accordance with Section 42 of the Planning Act prior to the issuance of the first above grade building permit, the Owner shall convey to the City, an on-site parkland dedication, having a minimum size of 1,207.1 square metres, in partial fulfillment of the parkland dedication requirement of 1,269 square metres, to the satisfaction of the Executive Director, Development Review and the City Solicitor.

4. City Council approve that in accordance with Section 42 of the Planning Act prior to the issuance of the first above grade building permit, the Owner shall convey to the City, an off-site parkland dedication located at 7 St. Dennis Drive, to satisfy the remaining parkland dedication requirement, to the satisfaction of the Executive Director, Development Review and the City Solicitor.

5. City Council approve the acceptance of the on-site parkland dedication and off-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition; the owner may propose the exception of encumbrances of tiebacks, where such an encumbrance is deemed acceptable by the Executive Director, Development Review, in consultation with the City Solicitor; and such an encumbrance will be subject to the payment of compensation to the City, in an amount as determined by the Executive Director, Development Review, and the Executive Director, Corporate Real Estate Management.

6. City Council direct that should the cost of acquiring the land for the off-site dedication, including the purchase price, less reasonable real estate commissions of up to 5 percent, land transfer tax, and typical closing adjustments incurred, to the satisfaction of the Executive Director, Development Review, be less than the value of the parks levy calculated upon the submission of an application for the first above-grade building permit, the difference will be paid as cash in lieu to the City prior to the issuance of the first above-grade building permit for the development.

7. In the event the Owner is unable to provide an off-site parkland dedication located at 7 St. Dennis Drive to the City, the Owner will be required to satisfy the remaining 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 3 of the Municipal Code, to the satisfaction of the Executive Director, Development Review, and the City Solicitor.

8. 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.

9. City Council recommends that the Executive Director, Development Review, work with the Owner through the Site Plan Control process to make improvements to the existing rental apartment building, at its sole expense and at no cost to tenants, at 200 Gateway Boulevard, as follows:

a. A new 387 square metre amenity space located at grade within the existing building;

b. A rebuilt bulk furniture storage enclosure on the north side of the building;

c. A reconfigured bulk waste storage room for the existing building and new screened enclosure;

d. A 136 square metre dedicated outdoor patio directly adjacent to the ground floor amenity space;

e. A 196 square metre dedicated outdoor amenity space located on the east side of the building; and

f. A 195 square metre dedicated outdoor amenity space located on the east side of the building; and shared outdoor amenities, including landscaped lawn areas adjacent to the multi-use path, large outdoor amenity area including a children’s play area and dog relief area located north of the existing rental building, a multi-use path, two Privately Owned Publicly Accessible Spaces, and a park located at the north of the site.

10. City Council recommends that prior to Site Plan Approval for the proposed development, the Owner develops a Construction Mitigation Strategy, which includes a Parking Strategy, and Tenant Communication Plan, to mitigate the impacts of construction of the proposed development on tenants of the existing rental building all to the satisfaction of the Executive Director, Development Review, in consultation with the Chief Planner and Executive Director, City Planning.

The North York Community Council held a statutory public meeting on July 7, 2026, and notice was given in accordance with the Planning Act, RSO 1990.

This report recommends approval of an application to amend the Zoning By-law to permit a mixed-use residential development at 200 Gateway Boulevard. The proposal includes a 48-storey (147.05 metres, plus 6 metres for mechanical penthouse) residential tower (Building A) with eight grade-related units integrated into a 4-storey podium, and a 13-storey (45.54 metres, plus 6 metres for mechanical penthouse) residential building (Building B) with accessory at-grade commercial uses. The existing 17-storey (51 metres) apartment building (Building C) on the site would be retained.

Building A and Building B would contain 534 and 132 new residential dwelling units respectively, while Building B would also include 464.6 square meters of non-residential (commercial) gross floor area along Don Mills Road. The retained Building C contains 284 existing residential rental units.

A total of 470 parking spaces are proposed, including 416 residential spaces and 54 visitor spaces. The development would also provide approximately 1,207 square metres of public parkland, 1241 square metres for a multi-use path and 1,083 square metres of privately owned publicly accessible space. In addition, a total of 2,074 square metres of indoor and 2,304 square metres of outdoor amenity space are proposed for the entire development.

This report reviews and recommends approval of the application to amend the Zoning By-law Amendment application. The proposed Zoning By-law Amendment application is consistent with the Provincial Planning Statement (2024) and conforms to the City's Official Plan.

The proposed development represents good planning and advances the City-building objectives of the Official Plan by delivering an appropriate mix of residential and commercial uses, optimizing the use of land within the urban area, and contributing to a complete, walkable community with enhanced public realm and open space amenities.