There is no requirement to post this notice on the Environmental Registry of Ontario, but we wanted to hear your thoughts. Thank you for your feedback.
This consultation was open from:
May 30, 2025
to June 29, 2025
Decision summary
On July 18, 2025, the Minister of Municipal Affairs and Housing filed Ontario Regulation (O. Reg.) 159/25 with the Registrar of Regulations which amends the Zoning Order filed as 169/21 in the City of Markham.
Decision details
A Zoning Order, made pursuant to clause 47(1)(a) of the Planning Act, regulates the use of the land and the erection, location and use of any building or structure on the land. The Minister's Zoning Order was made based on a request from Mon Sheong Foundation.
Pursuant to clause 47(8) of the Planning Act, O. Reg.159/25 amends the MZO filed as Ontario Regulation 169/21 which applies to approximately 3 hectares of land at 30-36 Apple Creek Boulevard in the City of Markham. See Location Map below.
O. Reg. 169/21, as amended, facilitates the development of a retirement home, long-term care home, and seniors’ residences along with other accessory uses such as offices, restaurants, place of worship and above ground parking structure. O. Reg.159/25 further amends certain zoning requirements in O. Reg. 169/21 to enable the building of 700 units in two 38-storey towers above a six-storey parking podium structure as part of the remaining phase of the development on the subject lands, specifically changing the:
- Minimum distances between buildings from 11 metres to 11 metres between active facades, 5.5 metres between an active facade and a blank facade, and 0.0 metres between two blank wall facades;
- Maximum building heights from 53 metres to 135 metres;
- Maximum floor area ratio from 400 per cent to 480 per cent;
- Maximum building floor area of 2,100 square metres per storey for any building with a minimum setback of 106 metres from the lot line abutting Apple Creek Boulevard, and 135 metres from the lot line abutting Woodbine Avenue to a maximum floor area of 850 square metres per storey above a parking podium where those buildings are a minimum setback of 111 metres from the lot line abutting Apple Creek Boulevard and from 78 metres from the lot line abutting Woodbine Avenue to 78 metres; and
- Provision of on-site parking during construction.
Effects of consultation
All comments received were taken into consideration prior to a decision being made.
Key issues raised included:
- incompatibility of the scale and intensity of the proposed development with the existing low-rise residential neighbourhood,
- lack of prior public engagement by the proponent,
- safety concerns for seniors in high-rise buildings,
- increased traffic congestion, pressures on public infrastructure and services, and
- adverse environmental impacts on adjacent valley lands
Supporting materials
View materials in person
Some supporting materials may not be available online. If this is the case, you can request to view the materials in person.
Get in touch with the office listed below to find out if materials are available.
12th floor
777 Bay Street
Toronto,
ON
M7A 2J3
Canada
Connect with us
Contact
mmahzoningorders@ontario.ca
12th floor
777 Bay Street
Toronto,
ON
M7A 2J3
Canada
Original proposal
Why consultation isn't required
Part II of the Environmental Bill of Rights Act, 1993 does not apply to proposals to make a Minister’s Zoning Order (MZO) under subsection 47(1) of the Planning Act, or to amend or revoke an MZO under subsection 47(8) of the Planning Act.
Although not required, the ministry is providing public notice of this request for consultation.
Proposal details
A Minister’s Zoning Order (MZO), made pursuant to clause 47(1)(a) of the Planning Act, regulates the use of land and the erection, location and use of any building or structure on the land, and prevails over the existing municipal zoning by-law to the extent there is any conflict.
The Minister is considering a request from the Mon Sheong Foundation to amend the MZO filed as Ontario Regulation 169/21 pursuant to subsection 47(8) of the Planning Act. This would be the sixth amendment if made. The area covered by Ontario Regulation 169/21 is approximately 3.0 hectares in size and the subject lands are located on the north side of Apple Creek Boulevard, east of Woodbine Avenue. See link to location map below.
Ontario Regulation 169/21 facilitates the development of a retirement home, long-term care home, and seniors’ residences along with other accessory uses such as offices, restaurants, place of worship and above ground parking structures. Currently, an 11-storey long-term care facility and an 8-storey seniors’ life-lease building are under construction on the site. Ontario Regulation 169/21 (as amended) exempts the subject lands from site plan approval by using ‘enhanced’ authorities under the Planning Act.
The subject lands are currently designated in the City’s Official Plan as “Business Park Employment” and “Service Employment” and “Employment -Business Park” and “Employment – Service Employment” in the City’s Comprehensive Zoning By-law 2024-19.
The requested amendment to the MZO seeks to permit 700 units of seniors’ life-lease units in two 38-storey towers above a six-storey parking podium structure as part of the remaining phase of the development on the subject lands. Specifically, the requested amendment seeks to change the:
- Distances between buildings from 11 metres to 11 metres between active facades, 5.5 metres between an active facde and a blank facade, and 0.0 metres between two blank wall facades
- Maximum building heights from 53 metres to 135 metres
- Maximum floor area ratio from 400 per cent to 480 per cent
- Maximum building floor area from 2,100 square metres per storey to 850 square metres per storey above a parking podium
- Minimum setback from 106 metres from the lot line abutting Apple Creek Boulevard to 111 metres and from 135 metres from the lot line abutting Woodbine Avenue to 78 metres.
To help ensure decisions are made in a transparent manner and support government priorities, the Ministry is seeking feedback on whether this request should be considered and any additional information that may help inform a decision.
Supporting materials
View materials in person
Some supporting materials may not be available online. If this is the case, you can request to view the materials in person.
Get in touch with the office listed below to find out if materials are available.
12th floor
777 Bay Street
Toronto,
ON
M7A 2J3
Canada
Comment
Commenting is now closed.
This consultation was open from May 30, 2025
to June 29, 2025
Connect with us
Contact
mmahzoningorders@ontario.ca
12th floor
777 Bay Street
Toronto,
ON
M7A 2J3
Canada
Comments received
Through the registry
84By email
2By mail
0