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Alongside a round of planning and development approvals and refusals from Toronto City Council’s May, 2026 meeting, several major proposals that were sent to the Ontario Land Tribunal (OLT) also advanced forward through settlements, appeal directions, and procedural review requests. The applications span Scarborough, North York, Etobicoke, Midtown, and the Port Lands film district, together accounting for more than 8,200 proposed residential units across condominium and purpose-built rental tenures. The four formal settlements account for 2,865 residential units.
Settlements
2912-2926 Sheppard Avenue East
City Council accepted a without-prejudice settlement offer for 2912-2926 Sheppard Avenue East, advancing a revised mixed-use proposal on the north side of Sheppard, east of Victoria Park Avenue in Scarborough's L'Amoreaux area. Designed by architects—Alliance for Hazelview Investments, the settlement reduces the tower from 50 storeys to 46 storeys, lowering the height from 164.3m to 150.5m, and decreasing the unit count from 590 to 544 residential units, alongside 258m² of commercial space. Council directed the City Solicitor to attend the OLT in support of the settlement, with the final Order to be withheld pending the final Official Plan and Zoning By-law amendment wording, and continued discussions around a potential in-kind contribution under the City's Community Benefits Charge By-law are decided.
5051-5061 Yonge Street
A with-prejudice settlement offer was accepted for 5051-5061 Yonge Street, revising plans for a mixed-use condominium tower at the northeast corner of Yonge Street and Hillcrest Avenue in the North York City Centre area. Designed by Arcadis for Sevoy Developments and Westdale Properties, the settlement allows 42 storeys (143.9m), reduced from the 55 storeys originally proposed, while increasing the residential yield from 365 to 584 condominium units above 898m² of commercial space. The City Solicitor was directed to support the settlement at the OLT, subject to final amendment wording. Council also requested that 100% of Community Benefits Charge funds collected from the development be allocated through the 2027 Budget process to park improvements at Willowdale Park North.
St Clair-Old Weston Station Transit-Oriented Development (TOD)
A without-prejudice settlement was accepted for St Clair-Old Weston Station TOD, advancing a major mixed-use condominium proposal at 2-4 and 80 Union Street, beside the future St Clair-Old Weston GO station in the Stockyards District. Designed by TACT Architecture for 1057100 Ontario Ltd, the revised settlement scheme increases the height and density of the proposal to 47, 51, and 56 storeys from towers of 39, 43, and 49 storeys, while increasing the overall residential count to 1,713 condominium units from 1,364 units. The updated plans would also decrease office space to 2,901m² from 6,009m², while retail space would increase to 601m² from 487m². The Tribunal Order is to be withheld until the City is satisfied with the final Official Plan and Zoning By-law amendments. Council also authorized the parkland dedication requirement to be satisfied through cash-in-lieu.
1153 Queen Street West
On Queen Street West, Council supported a without-prejudice settlement offer for 1153 Queen Street West, a revised mixed-use rental proposal on the south side of the street between Abell and Sudbury streets in West Queen West. Designed by Turner Fleischer for QuadReal Property Group, the updated scheme would rise 27 storeys (100.5m), slightly taller than the earlier 99.35m proposal, while increasing the total residential count from 367 to 373 rental units, including 362 market-rate rental units and 11 rental replacement units. Retail space would also increase from 762.7m² to 1,023.6m². The City Solicitor and staff were authorized to attend the OLT in support of the settlement, with the Order to be withheld until the final Zoning By-law Amendment is settled and the Rental Housing Demolition application is approved, including secured tenant relocation and rental housing arrangements.
Previous Settlements
155 St Dennis Drive
For 155 St Dennis Drive, Council adopted confidential instructions related to an active OLT matter for this large Flemingdon Park redevelopment site. The proposal, designed by Hariri Pontarini Architects and Two Row Architect for Cityzen Group, Greybrook Realty Partners, and Tercot Communities, contemplates four condominium towers of 42, 49, 52, and 56 storeys (140.6m, 163.8m, 172.2m, and 184.8m), containing 2,170 units and 348m² of institutional space. The public Council decision does not disclose the terms of the instructions or any revised settlement offer, remaining confidential at the discretion of the City Solicitor. A motion to authorize discussions regarding the potential acquisition of the site by the City was defeated.
Juno Residences
Council consented to a request by Berkley Carlyle (Junction) Inc to seek a review of a July, 2024 Ontario Land Tribunal decision for Juno Residences, a mixed-use rental development at 151 and 161-181 Mulock Avenue and 6 Lloyd Avenue in Carleton Village. Designed by RAW Design for Carlyle Communities and Kensington Equities, the proposal includes 28- and 35-storey rental towers (95.1m and 117.25m), along with a five-storey office and daycare building, delivering 1,033 rental units, 881m² of retail space, 3,057m² of office space, and 1,143m² of institutional space. If the Tribunal grants the review request, Council’s direction would add a pre-condition requiring the owner to enter into an agreement with the City to construct and maintain affordable housing in accordance with the Official Plan Amendment approved by the Tribunal in February, 2026, with the agreement registered on title.
New Appeals
65 Heward Avenue
At 65-87 Heward Avenue, Council took a different position, directing the City Solicitor and staff to oppose the current Official Plan Amendment application at the OLT while continuing discussions with the applicant. Designed by RAW Design for Kevric, operating as Heward Studio Investments Inc, the proposal would redevelop a Studio District site with buildings of 9, 12, 18, and 28 storeys, containing 806 residential units, 60,440m² of residential space, 6,693m² of retail space, and 3,150m² of industrial space, including film production studio uses. Council also authorized staff to seek conditions in the City’s interest should the Tribunal allow the appeal in whole or in part.
2929 Bloor Street West
Council directed the City Solicitor and staff to oppose the current appeal for 2929 Bloor Street West, a mixed-use condominium proposal assembled across 2915, 2917, 2939, 2941, and 2943 Bloor Street West on The Kingsway strip, west of Royal York Road. Designed by Arcadis for Sevoy Developments, the application seeks a 29-storey (99.35m) building with 423 residential units, including 416 condominium units and seven rental replacement units, above 1,024m² of retail space. Staff were also authorized to continue discussions with the applicant to resolve outstanding issues and to request conditions in the City’s interest should the OLT allow the appeal in whole or in part.
21 Oakmount Road
For 21-29 Oakmount Road and 26-36 Mountview Avenue, Council directed the City Solicitor and staff to oppose the current Official Plan and Zoning By-law Amendment appeal while discussions with the applicant continue. Designed by Teeple Architects for Elysium Investments, Hepsor SPV I Ltd, and Oikoi Living, the High Park proposal seeks two purpose-built rental towers of 39 and 41 storeys (137.6m and 144.6m), containing 873 rental units, including 861 market-rate rental units and 12 affordable rental units. Should the Tribunal allow the appeal in whole or in part, staff are authorized to request conditions of approval in the City's interest.
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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EDITOR'S NOTE: This story has been republished to reflect corrected figures for the St Clair-Old Weston Transit Oriented Development proposal.
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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.
