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←Toronto and East York Community Council · 2025-09-18 · 2025.TE25.7

The filed record

2323-2329 and 2345 Yonge Street - Official Plan Amendment Application and 2323-2329 Yonge Street Zoning By-law Amendment Application - Decision Report - Approval

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The decision

2025-10-08 · Toronto City Council · adopted

As filed

City Council on October 8 and 9, 2025, adopted the following: 1. City Council amend the Official Plan for the lands municipally known as 2323-2329 Yonge Street and 2345 Yonge Street substantially in accordance with the draft Official Plan Amendment included as Attachment 7 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 2323-2329 Yonge Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 8 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District.

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3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. 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 a revised Functional Servicing and Stormwater Management Report, to the satisfaction of the Director, Engineering Review, Development Review; b. enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure in connection with the accepted Functional Servicing Report by the Director, Engineering Review, Development Review, should it be determined that improvements to such infrastructure are required; and c. submit revised information to address outstanding comments from Solid Waste Management. 5. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an agreement with the owner of the lands at 2345 Yonge Street to secure the provision of affordable housing required for the site, if the owner elects to provide affordable housing as a portion of the minimum 2,441 square metres of gross floor area for alternative uses required by the Official Plan Amendment; such affordable housing shall be provided in accordance with the terms and conditions outlined in Attachment 9 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District to the satisfaction of the Chief Planner and Executive Director, City Planning, and with such agreement registered in priority on title to the lands in a manner satisfactory to the City Solicitor. 6. City Council require the owner of the lands at 2323-2329 Yonge Street, at their sole cost and expense, to enter into, and register on title, an Amending Section 37 Agreement that amends the Section 37 Agreement registered on title to the lands, registered as Instrument AT6606276, securing the following matters of legal convenience in addition to the previously secured items to implement the requirements of the recommended Official Plan Amendment, to the satisfaction of the Executive Director, Development Review and the City Solicitor as follows: a. in accordance with the draft Official Plan Amendment, included as Attachment 7 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District, the owner shall be required to provide a minimum 1,480 square metres of non-residential uses or affordable rental housing, in lieu of the required office replacement, which will include a minimum of 6 affordable rental housing units totalling 345 square metres; the minimum 345 square metres of affordable rental housing shall include 161 square metres of affordable rental housing provided as a Community Benefits Charge in-kind community benefit; and the affordable housing shall be provided in accordance with the terms and conditions outlined in Attachment 9 to 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 and the City Solicitor; and b. the owner shall submit an updated Pedestrian Level Wind Tunnel Study prior to Site Plan Approval 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. 7. City Council request the Applicant establish a Neighbourhood Liaison Committee including the Republic Resident Association, Eglinton Park Residents Association, and North Toronto Collegiate Institute representatives, in consultation with the Ward Councillor, the General Manager, Transportation Services and the Executive Director, Development Review, and to consult the committee developing a Construction Management Plan for the project; as a part of the Construction Management Plan, request the following key priorities be addressed: a. measures to limit right-of-way occupancy for construction staging; b. regular cleaning of the streets, sidewalks and adjacent properties for dust and debris; and c. adequate notice to residents of any major neighbourhood disruptions, impacting noise, or creating transportation or pedestrian impacts. 8. City Council request the Executive Director, Development Review and the Chief Planner and Executive Director, City Planning to work with the Applicant to explore small-scale retail floorplates in the project. 9. City Council request the Executive Director, Development Review to consult with residents' groups at the site plan stage on measures including but not limited to: a. wind mitigation measures; b. opportunities to enhance tree planting and greenery; and c. public realm improvements to Roehampton Avenue, in collaboration with Transportation Services Neighbourhood Projects. 10 . City Council request the Executive Director, Development Review and the General Manager, Transportation Services to report on the feasibility of plans to realign the Roehampton Avenue-Orchard View intersection. 11. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 2323-2329 Yonge Street from Permit Parking.

On the agenda

As the city filed it

This report reviews and recommends approval of the applications to permit a 206-metre (65-storey, excluding the mechanical penthouse) mixed-use building containing approximately 784 residential units at 2323-2329 Yonge Street. The Official Plan Amendment application was submitted for two sites, 2323-2329 Yonge Street and 2345 Yonge Street, which are under the same ownership, to allow for a reduction in the required amount of replacement office space.

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In line with the Council-approved city-wide office replacement policy directions, each site will instead secure a combination of non-residential gross floor area and/or affordable housing. A separate Zoning By-law Amendment application (21 220609 STE 12 OZ) was submitted for a proposed development at 2345 Yonge Street and is currently under review. This application will be the subject of a future decision report.

Staff recommended

The Acting Director, Community Planning, Toronto and East York District recommends that: 1. City Council amend the Official Plan for the lands municipally known as 2323-2329 Yonge Street and 2345 Yonge Street substantially in accordance with the draft Official Plan Amendment included as Attachment 7 to this Report. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 2323-2329 Yonge Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 8 to this Report.

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3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. 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 a revised Functional Servicing and Stormwater Management Report, to the satisfaction of the Director, Engineering Review, Development Review; b. enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure in connection with the accepted Functional Servicing Report by the Director, Engineering Review, Development Review, should it be determined that improvements to such infrastructure are required; and c. submit revised information to address outstanding comments from Solid Waste Management. 5. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an agreement with the owner of the lands at 2345 Yonge Street to secure the provision of affordable housing required for the site, if the owner elects to provide affordable housing as a portion of the minimum 2,441 square metres of gross floor area for alternative uses required by the Official Plan Amendment. Such affordable housing shall be provided in accordance with the terms and conditions outlined in Attachment 9 of the report to the satisfaction of the Chief Planner and Executive Director, City Planning, and with such agreement registered in priority on title to the lands in a manner satisfactory to the City Solicitor. 6. City Council require the owner of the lands at 2323-2329 Yonge Street, at their sole cost and expense, to enter into, and register on title, an Amending Section 37 Agreement that amends the Section 37 Agreement registered on title to the lands, registered as Instrument Number AT6606276, securing the following matters of legal convenience in addition to the previously secured items to implement the requirements of the recommended Official Plan Amendment, to the satisfaction of the Executive Director, Development Review and the City Solicitor as follows: a. in accordance with the draft Official Plan Amendment, included as Attachment 7 to this report, the owner shall be required to provide a minimum 1,480 square metres of non-residential uses or affordable rental housing, in lieu of the required office replacement, which will include a minimum of 6 affordable rental housing units totalling 345 square metres. The minimum 345 square metres of affordable rental housing shall include 161 square metres of affordable rental housing provided as a Community Benefits Charge in-kind community benefit. The affordable housing shall be provided in accordance with the terms and conditions outlined in Attachment 9 of the report to the satisfaction of the Executive Director, Development Review and the City Solicitor; and b. the owner shall submit an updated Pedestrian Level Wind Tunnel Study prior to Site Plan Approval 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.

Considered

  • 2025-09-18 · Toronto and East York Community Council · amended

    Decision as filed

    The Toronto and East York Community Council recommends that: 1. City Council amend the Official Plan for the lands municipally known as 2323-2329 Yonge Street and 2345 Yonge Street substantially in accordance with the draft Official Plan Amendment included as Attachment 7 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District. 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands municipally known as 2323-2329 Yonge Street substantially in accordance with the draft Zoning By-law Amendment included as Attachment 8 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District.

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    3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. 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 a revised Functional Servicing and Stormwater Management Report, to the satisfaction of the Director, Engineering Review, Development Review; b. enter into a Municipal Infrastructure Agreement to financially secure the construction of any improvements to the municipal infrastructure in connection with the accepted Functional Servicing Report by the Director, Engineering Review, Development Review, should it be determined that improvements to such infrastructure are required; and c. submit revised information to address outstanding comments from Solid Waste Management. 5. City Council authorize the Chief Planner and Executive Director, City Planning to enter into an agreement with the owner of the lands at 2345 Yonge Street to secure the provision of affordable housing required for the site, if the owner elects to provide affordable housing as a portion of the minimum 2,441 square metres of gross floor area for alternative uses required by the Official Plan Amendment; such affordable housing shall be provided in accordance with the terms and conditions outlined in Attachment 9 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District to the satisfaction of the Chief Planner and Executive Director, City Planning, and with such agreement registered in priority on title to the lands in a manner satisfactory to the City Solicitor. 6. City Council require the owner of the lands at 2323-2329 Yonge Street, at their sole cost and expense, to enter into, and register on title, an Amending Section 37 Agreement that amends the Section 37 Agreement registered on title to the lands, registered as Instrument AT6606276, securing the following matters of legal convenience in addition to the previously secured items to implement the requirements of the recommended Official Plan Amendment, to the satisfaction of the Executive Director, Development Review and the City Solicitor as follows: a. in accordance with the draft Official Plan Amendment, included as Attachment 7 to the report (September 2, 2025) from the Acting Director, Community Planning, Toronto and East York District, the owner shall be required to provide a minimum 1,480 square metres of non-residential uses or affordable rental housing, in lieu of the required office replacement, which will include a minimum of 6 affordable rental housing units totalling 345 square metres; the minimum 345 square metres of affordable rental housing shall include 161 square metres of affordable rental housing provided as a Community Benefits Charge in-kind community benefit; and the affordable housing shall be provided in accordance with the terms and conditions outlined in Attachment 9 to 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 and the City Solicitor; and b. the owner shall submit an updated Pedestrian Level Wind Tunnel Study prior to Site Plan Approval 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. 7. City Council request the Applicant establish a Neighbourhood Liaison Committee including the Republic Resident Association, Eglinton Park Residents Association, and North Toronto Collegiate Institute representatives, in consultation with the Ward Councillor, the General Manager, Transportation Services and the Executive Director, Development Review, and to consult the committee developing a Construction Management Plan for the project; as a part of the Construction Management Plan, request the following key priorities be addressed: a. measures to limit right-of-way occupancy for construction staging; b. regular cleaning of the streets, sidewalks and adjacent properties for dust and debris; and c. adequate notice to residents of any major neighbourhood disruptions, impacting noise, or creating transportation or pedestrian impacts. 8. City Council request the Executive Director, Development Review and the Chief Planner and Executive Director, City Planning to work with the Applicant to explore small-scale retail floorplates in the project. 9. City Council request the Executive Director, Development Review to consult with residents' groups at the site plan stage on measures including but not limited to: a. wind mitigation measures; b. opportunities to enhance tree planting and greenery; and c. public realm improvements to Roehampton Avenue, in collaboration with Transportation Services Neighbourhood Projects. 10 . City Council request the Executive Director, Development Review and the General Manager, Transportation Services to report on the feasibility of plans to realign the Roehampton Avenue-Orchard View intersection. 11. City Council request the General Manager, Transportation Services to review and report back on the feasibility of amending City of Toronto Municipal Code Chapter 925, Permit Parking, to exclude the development located at 2323-2329 Yonge Street from Permit Parking.

    Clerk’s note

    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.

  • 2025-10-08 · Toronto City Council · adopted

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