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Twelve settlements headed to the Ontario Land Tribunal (OLT) along with related directions for City Staff were adopted by Toronto City Council at its December, 2025 meeting, advancing a mix of development and policy matters across the city. Together, the decisions support nearly 19,600 residential units, with large-scale city-building initiatives alongside neighbourhood-scale low- and mid-rise developments, including 239 secured affordable rental homes and 56 rental replacement units. There are also approvals tied to proximity to major transit infrastructure, institutional redevelopment, and Official Plan policy appeals. All the numbers are detailed below.
Downtown Toronto
110 Adelaide Street East
Settlement approval was secured for 110 Adelaide Street East, a high-density mixed-use proposal on the north side of Adelaide in the St Lawrence neighbourhood. Designed by Arcadis for Stafford and Greybrook Realty Partners, the 66-storey (226m) tower would deliver 555 condominium units above retail and office components. Council’s decision authorizes the City Solicitor to support the settlement at the Tribunal, with issuance of the final Order contingent on secured financial agreements for any required municipal upgrades, registration of limiting distance agreements with adjacent properties, and finalization of the Zoning By-law Amendment, including the potential use of a holding provision tied to servicing works.
Ookwemin Minising
City Council endorsed a revised settlement framework for Ookwemin Minising, the first new community planned within the Port Lands and the former Villiers Island precinct. Led by Waterfront Toronto in partnership with CreateTO, the long-range plan covers a large waterfront district bounded by the Keating Channel, Inner Harbour, Polson Slip, and the Don Roadway, with a development program of approximately 14,000 units and extensive parkland and green space. Council’s decision authorizes the City Solicitor and staff to support Ports Toronto modifications set out in the revised settlement proposal and request that the Tribunal make any required technical and stylistic changes to the Official Plan Amendment and Zoning By-law.
Bloor-Yonge Station Capacity Enhancement
City Council adopted confidential instructions to staff related to an OLT hearing on the proposed expropriation of properties required for the Bloor-Yonge Station Capacity Enhancement project, tied to the acquisition of 81 Bloor Street East and 40–42 Hayden Street. Led by the TTC with design by AECOM, the station retrofit and expansion calls for platform and concourse upgrades, including expanded Line 1 platforms, a new second platform for eastbound Line 2 passengers, reconfiguration of the existing Line 2 platform for westbound capacity, and new barrier-free access points. Council’s decision keeps the detailed legal directions confidential under solicitor-client privilege, while authorizing the City’s ongoing participation in the Tribunal process associated with the required expropriations.
West Toronto / Etobicoke
Starklands
City Council adopted a settlement offer for Starklands, a proposal in the Stockyards District. Proposed by Benny Stark Limited and designed by TACT Architecture, the development would comprise eight buildings ranging up to 48 storeys (162.42m), with a mix of condominium towers and low-rise components, and an updated program of 2,516 residential units alongside 9,408m² of commercial space. The settlement includes conditions requiring various reports and studies. Council also accepted an in-kind community benefit requiring delivery and conveyance of a minimum 929m² child care facility with a minimum 279m² outdoor area, and secured an on-site parkland dedication totalling at least 5,300m² to be conveyed in phases.
3019 Dufferin Street
Council adopted a settlement offer for 3019 Dufferin Street, a condominium proposal planned for the northeast corner of Dufferin Street and Claver Avenue in Glen Park. Designed by Architecture Unfolded, the project would rise 33 storeys (111m) and contain 345 condominium units above 353m² of ground-floor retail space. The settlement directs the City Solicitor to support the proposal at the Tribunal, with issuance of the final Order to be withheld until outstanding matters are resolved, including secured agreements and financial securities for any required municipal infrastructure upgrades and updated Toronto Green Standard materials.
4875 Dundas Street West
City Council accepted a with-prejudice settlement offer for 4875 Dundas Street West, advancing a mixed-use redevelopment between Cordova Avenue and Islington Avenue in Islington City Centre. Designed by Graziani + Corazza Architects for Forest Gate Group, the 42-storey (144.8m) tower would contain 445 units, including 389 condominium homes and 56 rental replacement units, above 500m² of retail. Council directed the City Solicitor to support the settlement at the Tribunal. The settlement also requires City approval of the associated Rental Housing Demolition application and registration of agreements securing one-for-one replacement of the 56 rental units and a tenant assistance plan providing right-to-return.
North York
Bayview Ridge Residences
Council amended and adopted a settlement for Bayview Ridge Residences, a low-rise residential proposal planned for the northwest corner of Bayview Avenue and Brenham Crescent in Newtonbrook East. Proposed by Michael Langer and designed by Richard Wengle Architect, the development would comprise six four-storey townhouse buildings delivering a total of 50 three-bedroom units. Council’s decision authorizes the City Solicitor to support the settlement at the Tribunal, with the issuance of any final Order subject to confirmation of any required municipal infrastructure upgrades or secured agreements, as well as approval of a Rental Housing Demolition Application and tenant assistance arrangements.
234 Sheppard Avenue West
City Council approved a revised settlement position for 234 Sheppard Avenue West, supporting a two-building mixed-use proposal at Sheppard Avenue West and Senlac Road in Lansing. Designed by Options Architects for Fredco Trading Inc., the project would introduce 3- and 12-storey buildings (12.5m and 38.4m) with 58 residential units, including 43 market-rate rental homes and 15 condominium units, above 105m² of retail space. Council directed the City Solicitor to support the settlement, with any final Order on the Official Plan and Zoning By-law amendments. Council also requested that staff explore a potential in-kind community benefit package, and that waste staging be reviewed through Site Plan Control with the aim of avoiding access off of Sheppard Avenue West.
Tyndale Green
City Council adopted directions related to a request to review a prior OLT decision for Tyndale Green, a large mixed-use campus redevelopment planned at 3377 Bayview Avenue. Advanced by Collecdev-Markee Developments and Tyndale University, with architecture by KPMB Architects and heritage conservation by ERA Architects, the 12-building plan would introduce a mix of rental and condominium housing, institutional space, and new open spaces, with buildings rising to 24 storeys (80.29m). The program totals 1,511 residential units, including 900 purpose-built rentals and 239 earmarked as affordable units, alongside 1,079m² of retail and 878m² of institutional space. Council directed that if the Tribunal grants the owner’s request to review its August, 2023 decision, the City Solicitor should support the revised proposal.
East Toronto
847 Kingston Road
Council adopted an amended settlement for 847 Kingston Road, advancing a mid-rise, mixed-use proposal on Kingston Road near Beech Avenue in The Upper Beaches. Proposed by Gabriele Homes Ltd in partnership with Cope Group Inc., and designed by Teeple Architects, the revised scheme would rise 13 storeys (46.7m) and deliver 114 condominium units above 378m² of ground-floor retail space. Council directed the City Solicitor to support the settlement at the Tribunal, with the issuance of any final Order contingent on completion of extensive revisions addressing natural heritage impacts tied to the Glen Stewart Ravine. Additional measures include consultation with Indigenous communities.
Other Endorsed Items
Official Plan Amendment 231 Appeal
City Council adopted directions related to the ongoing OLT matter for the appeal of Official Plan Amendment 231, authorizing the City Solicitor and staff to pursue site-specific negotiations on office replacement requirements while the broader mediation process connected to OPA 231 remains paused. Council’s decision endorses using the policy direction previously advanced through Planning and Housing Committee items as the basis for these negotiations, and authorizes the City Solicitor to take the steps required to implement Council’s direction. While portions of the confidential instructions have been made public, the remaining content and associated confidential appendix continue to be withheld under solicitor-client privilege.
Housing Action Plan: As-of-Right Zoning for Mid-rise Buildings on Avenues
City Council adopted directions related to an OLT appeal associated with the City’s Housing Action Plan initiative to permit mid-rise buildings as-of-right along designated Avenues. Council previously adopted a Zoning By-law introducing city-wide as-of-right permissions for mid-rise development, which was subsequently appealed by a single landowner. In an October, 2025 Order, the Tribunal confirmed that the by-law is deemed to have come into force across the city, with the exception of 2850 Kingston Road. Council’s December decision accepts a without-prejudice settlement offer, and directs the City Solicitor to attend the Tribunal in support of the settlement, while portions of Council’s legal directions remain confidential under solicitor-client privilege.
UrbanToronto will continue to follow progress on these developments, but in the meantime, you can learn more about them from our Database files, linked below. If you'd like, you can join in on the conversations in the associated Project Forum threads or leave a comment in the space provided on this page.
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UrbanToronto's research and data service, UTPro, provides comprehensive data on construction projects in the Greater Golden Horseshoe—from proposal through to completion. Other services include Instant Reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from initial application.
