396 
Alongside a series of planning approvals from Toronto City Council’s June, 2026 meeting, several major proposals were settled via the Ontario Land Tribunal (OLT), while some applications were refused and another moved forward through procedural decisions. The projects span Scarborough, North York, Downtown, Etobicoke, and the Beaches, including a major transit-oriented community planning study and heritage matters in Rosedale. The three formal settlements account for 2,242 residential units, including 11 affordable rental units and 14 rental replacement units. All the numbers are detailed below.
Settlements
2650 Lawrence Avenue East
City Council accepted a without-prejudice settlement offer for 2650 Lawrence Avenue East, advancing a revised mixed-use condominium proposal at the northeast corner of Lawrence Avenue East and Midland Avenue in Scarborough’s Midland Park area. Designed by Diamond Schmitt Architects for First Capital, the revised plans call for 34- and 39-storey towers rising to 116.4m and 131.2m, containing 1,001 condominium units above 1,940m² of retail space. Council directed the City Solicitor to attend the OLT in support of the settlement, with conditions requiring final zoning wording, along with a 791m² off-site parkland dedication at the northwest corner of the site with frontage on Midland Avenue.
396 Church
Council endorsed a new without-prejudice settlement for 396-398 Church Street, 73-77 McGill Street, and 50 Gerrard Street East, revising plans for a mixed-use residential building at the southwest corner of Church and McGill streets in Toronto’s Garden District. Designed by Arcadis for Podium Developments, the settlement scheme rises 35 storeys to 110.7m, with 411 residential units and 240m² of retail space, while providing no resident vehicular parking and six visitor spaces across two underground levels. The Tribunal Order is to be withheld pending final Official Plan and Zoning By-law amendment wording, and resolution of any outstanding rental housing matters.
Burbank Heights
A without-prejudice settlement was approved for Burbank Heights, increasing the scale of a mixed-use redevelopment at 690-720 Sheppard Avenue East, on the northwest corner of Sheppard Avenue East and Burbank Drive in Bayview Village. Designed by KIRKOR Architects and Planners for Sky Property Group, the proposal now calls for 35- and 38-storey towers (119.26m and 127.65m), up from 28 and 32 storeys, with 830 residential units, including 805 condominium units, 14 rental replacement units, and 11 affordable rental units, along with 1,451m² of retail space. Council’s support at the OLT is subject to final Official Plan and Zoning By-law amendment wording, withdrawal of the owner’s appeal of OPA 777, approval of the Rental Housing Demolition application, and an 815m² on-site parkland dedication.
Refusals
1215 McCowan
Council refused the Official Plan and Zoning By-law Amendment applications for McCowan Square, a three-building redevelopment proposed for 1215-1255 McCowan Road at the northeast corner of McCowan and Ellesmere roads in Scarborough City Centre. Designed by WZMH Architects for Crombie REIT, the application seeks 25-, 45-, and 55-storey mixed-use rental and condominium buildings (ranging 88.95m to 180.84m) with 1,412 residential units, including 1,187 condominium units and 225 market-rate rental units, above 4,810m² of retail space. Should the refusal be appealed, the City Solicitor and staff were authorized to appear before the OLT in support of Council’s decision, while also seeking conditions on final amendment wording, should the Tribunal allow the appeal in whole or in part.
9 Drumsnab Road
Outside of the City's larger development applications, Council also rendered a split decision on proposed alterations to the designated heritage property at 9 Drumsnab Road in the South Rosedale Heritage Conservation District. Council approved the portion of the application to replace the property's windows in accordance with revised plans prepared by Browne & Perry Joinery Co., while refusing the proposed alterations to the front entryway under the Ontario Heritage Act. Should the owner appeal the refusal of the entrance alterations, the City Solicitor and appropriate staff were directed to attend the OLT in opposition.
38-50 Park Road
Council also refused an application to alter the designated heritage property at 38-50 Park Road under Part IV, Section 33 of the Ontario Heritage Act, which would have facilitated the construction of a proposed 31-storey (107.9m) mixed-use building designed by David Chipperfield Architects (with BDP Quadrangle as Architect of Record) for Helberg Properties Ltd. The application was based on a Heritage Impact Assessment by ERA Architects. Should the refusal be appealed, the City Solicitor and appropriate City staff were authorized to appear before the OLT in opposition while continuing discussions with the applicant to resolve the outstanding heritage issues.
Request for Consent to Review Tribunal Decision
2 Sandfield Road
For 2 Sandfield Road, Council consented to the developer filing a request to review a February, 2023 OLT decision concerning a three-storey townhome proposal at the southwest corner of Sandfield Road and York Mills Road in Windfields. Designed by Richard Wengle Architect for Format Group, the proposal includes seven freehold units, each with three or more bedrooms, above one underground level with 15 parking spaces. Council took no position on whether the proposed amendments are substantially in accordance with the original approval, while authorizing the City Solicitor to take the steps required to implement the decision.
Planning Studies
Woodbine Transit-Oriented Community
Council endorsed the emerging directions for the Woodbine Transit-Oriented Community, allowing the Secondary Plan study, Transportation Master Plan, and Infrastructure Master Plan for 555 Rexdale Boulevard to move into the next phase of review and community engagement. Designed by Allies and Morrison for Woodbine Entertainment, the emerging masterplan envisions a mixed-use community beside the future Woodbine GO station, with up to 85 buildings, 19,874 residential units, retail, institutional uses, parks, and public spaces. Staff were requested to bring forward a recommended Secondary Plan, Infrastructure Master Plan, Transportation Master Plan, and Urban Design Guidelines to Council by the second quarter of 2027.
Deferred
425 Woodbine Avenue
Consideration of the Official Plan Amendment, Zoning By-law Amendment, and Rental Housing Demolition applications for 425 Woodbine Avenue was deferred until City Council's July 29 to 31, 2026 meeting. Designed by KFA Architects and Planners and Studio DEEP+ for Artlife Developments, the proposal would redevelop the site south of Kingston Road in the Beaches with a 12-storey (39m) mixed-use building containing 123 residential units, including 11 rental replacement units, above ground-floor commercial space. The companion Rental Housing Demolition application was likewise deferred, postponing Council's consideration of both planning approvals until later this summer.
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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