21-25 Imperial Street - Zoning By-law Amendment - Decision Report - Approval

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The decision

2025-07-23 · Toronto City Council · adopted

As filed

City Council on July 23 and 24, 2025, adopted the following: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 21-25 Imperial Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 19, 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.

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3. City Council direct that before introducing the necessary Bills to City Council for enactment, the owner is required to, at its sole cost and expense: a. submit an updated Pedestrian Level Wind Tunnel Study to the satisfaction of the Executive Director, Development Review and the owner shall agree to implement any wind mitigation measures required therein to the satisfaction of the Executive Director, Development Review. 4. City Council request the owner to make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the final location and configuration of the off-site parkland dedication to be acceptable to the General Manager, Parks and Recreation and free and clear of any above or below grade easements, encroachments, and encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks and Recreation and be in an acceptable environmental condition to the satisfaction of the General Manager, Parks and Recreation, to be conveyed to the City prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland for the remaining deficiency in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event the owner sufficiently demonstrates that they made reasonable commercial efforts to secure an acceptable off-site parkland dedication but were unable to do so, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Corporate Real Estate Management and payment will be required prior to the issuance of the first above grade building permit.

On the agenda

As the city filed it

This report recommends approval of the application to amend the Zoning By-law to permit a 19-storey (63.4 metres, excluding mechanical penthouse) mixed-use building at 21-25 Imperial Street. The building is proposed to contain 228 dwelling units and 52 square metres of ground floor retail space. Two ground level units will have expanded home occupation (live/work) permissions.

Staff recommended

The Acting Director, Community Planning Toronto and East York District recommends that: 1. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 21-25 Imperial Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to this Report. 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.

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3. City Council direct that before introducing the necessary Bills to City Council for enactment, the owner is required to, at its sole cost and expense: a. submit an updated Pedestrian Level Wind Tunnel Study to the satisfaction of the Executive Director, Development Review, and the owner shall agree to implement any wind mitigation measures required therein to the satisfaction of the Executive Director, Development Review. 4. City Council request that the owner make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the final location and configuration of the off-site parkland dedication to be acceptable to the General Manager, Parks and Recreation and free and clear of any above or below grade easements, encroachments, and encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks and Recreation and be in an acceptable environmental condition to the satisfaction of the General Manager, Parks and Recreation, to be conveyed to the City prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland for the remaining deficiency in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event the owner sufficiently demonstrates that they made reasonable commercial efforts to secure an acceptable off-site parkland dedication but were unable to do so, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Corporate Real Estate Management and payment will be required prior to the issuance of the first above grade building permit.

Considered

2025-07-08 · Toronto and East York Community Council · adopted
Decision as filed
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 21-25 Imperial Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 5 to the report (June 19, 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.
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3. City Council direct that before introducing the necessary Bills to City Council for enactment, the owner is required to, at its sole cost and expense: a. submit an updated Pedestrian Level Wind Tunnel Study to the satisfaction of the Executive Director, Development Review and the owner shall agree to implement any wind mitigation measures required therein to the satisfaction of the Executive Director, Development Review. 4. City Council request the owner to make reasonable commercial efforts to convey off-site parkland to the City equal to the value of the on-site parkland dedication, in fulfilment of the parkland dedication requirements pursuant to Section 42 of the Planning Act, with the final location and configuration of the off-site parkland dedication to be acceptable to the General Manager, Parks and Recreation and free and clear of any above or below grade easements, encroachments, and encumbrances, with the exception of any encumbrances as may be otherwise approved by the General Manager, Parks and Recreation and be in an acceptable environmental condition to the satisfaction of the General Manager, Parks and Recreation, to be conveyed to the City prior to the issuance of the first above grade building permit; and a. in the event that the off-site parkland dedication is less than the value of the on-site parkland dedication, then the owner will pay cash-in-lieu of parkland for the remaining deficiency in parkland dedication, prior to the issuance of the first above grade building permit; b. in the event the owner sufficiently demonstrates that they made reasonable commercial efforts to secure an acceptable off-site parkland dedication but were unable to do so, the owner will be required to satisfy the parkland dedication requirement through the payment of cash-in-lieu; and c. the value of the cash-in-lieu of parkland dedication will be appraised through Corporate Real Estate Management and payment will be required prior to the issuance of the first above grade building permit.
Clerk’s note
The Toronto and East York Community Council held a statutory public meeting on July 8, 2025 and notice was given in accordance with the Planning Act.
2025-07-23 · Toronto City Council · adopted

On the record

The item as the City filed it

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