DVN Development Updates
- 23 hours ago
- 13 min read
While recently we have seen a noticeable uptick in development application activity in Don Valley North, it’s still far less than we have seen in years past. However, a clear pattern is emerging in Don Valley North. Rather than brand-new proposals, much of what we're seeing are developers with existing approvals returning to request additional height. This isn't happening in a vacuum; new Provincial policies are actively encouraging taller buildings and greater density across Toronto. I covered what these changes mean for how our city is absorbing growth in an E-Blast last year.
In short, City Planning's responsibility is to ensure every proposal still reflects sound planning principles and is backed by the services and infrastructure our neighbourhoods depend on. My job is to bring your concerns into that process and fight to have them shape the outcome. It's also worth keeping in mind that under Provincial rules, developers can appeal to the Ontario Land Tribunal (OLT) at any time — effectively removing the decision from our hands. That's exactly why building a strong record of community input and solid planning rationale from the very beginning matters so much.
This week's update walks through the development files currently on our radar. As always, I remain committed to defending good planning and keeping a close watch on each application to ensure it reflects the needs and character of our community. I know that seeing all these together can feel daunting — but it's worth remembering that many of these projects won't be built for many years, if they're built at all.
Update on ReNew Sheppard:
The ReNew Sheppard Secondary Plan, approved by City Council, remains under appeal at the Ontario Land Tribunal by several property owners. The appeal process is still ongoing, with the next hearing scheduled for this fall. City Planning and Legal staff continue to review the matter closely, and we remain committed to keeping residents informed as the process moves forward. Despite the holdup, new applications that are coming forward in the ReNew Sheppard catchment are being asked to review and adhere to the vision and policies in ReNew.
Bayview Village
Concord Park Place
Concord Park Place is a multi-tower condo complex that was approved by Provincial Tribunal in 2013. The complex is located south of Sheppard Avenue East between Bessarion Road and Leslie Street and includes several buildings already constructed and occupied. Block 15 (3 towers of 31, 27, and 19 storeys with 990 units) is nearing the end of construction, with occupancy expected in 2026, while future building phases continue to be reviewed.
Block 7 - 1001 Sheppard Avenue East - Concord Park Place
Application: Two towers of 44 and 39 storeys atop a 6-storey podium with a TCDSB elementary school incorporated within the first 2-storeys of the base building and a school yard, as well as retail space. The updated proposal consists of an increase from 867 units to 929 units, although the height and total number of storeys remains the same.
Community Consultation: Held in June 2024.
Status: Approved in 2024. City staff are currently working with the applicant to finalize the technical drawings and details needed for the building permit approvals and site plan.
City Planner: Michael Romero – Michael.Romero@toronto.ca
Block 1 - 1181 Sheppard Avenue East - Concord Park Place
Application: Two towers of 32 and 38 storeys, connected by a 5-storey mixed-use podium for a total of 795 units. 58,642 square metres would be residential gross floor area, 1,410 square metres would be retail gross floor area, and 6,899 would be office gross floor area.
Community Consultation: Held in November 2020.
Status: This application was approved by the Ontario Land Tribunal in 2023. City staff are currently working with the applicant to finalize the technical drawings and details needed for the building permit approvals and site plan.
City Planner: Michael Romero – Michael.Romero@toronto.ca
Block 2 - 1125 Sheppard Avenue East - Concord Park Place
Original Application: Two towers of 40 and 36 storeys inclusive of a shared 6-storey podium, with a stratified park at the southeast corner of the site and a landscaped mid-block connecting Sheppard Avenue East to Singer Court. The proposal consists of 950 residential units, and 2,881 square metres of non-residential gross floor area (retail space).
Revised Application: Increase heights of 52 and 48 storeys, with a total of 1,238 residential units and 414 vehicle parking spaces.
Community Consultation: Held in June 2024.
Status: Refused at December 2025 City Council meeting and appealed to the Ontario Land Tribunal.
City Planner: Michael Romero – Michael.Romero@toronto.ca
22-36 Greenbriar
Application: 31-storey rental residential building. The building would provide a total of 516 residential units, being a mix of studio, one-bedroom, two-bedroom, and three-bedroom units. An original proposal 22-storey residential building was approved in 2023.
Community Consultation: Held November 24, 2025.
Status: Approval recommended at upcoming March 25, 2026, City Council Meeting.
City Planner: Michael Romero - Michael.Romero@toronto.ca
1 Greenbriar Road
Application: 3-storey rental residential building with a total of 29 residential units. A total of 24 vehicular parking spaces is proposed, including 21 for residents and three for visitors. A total of 22 bicycle parking spaces is proposed in the underground parking garage.
Community Consultation: Held March 2022.
Status: Approval recommended at upcoming March 25, 2026, City Council Meeting.
City Planner: Michael Romero - Michael.Romero@toronto.ca
23-29 Greenbriar
Application: A 25-storey residential building with 326 units, 24 of which will be purpose-built rentals.
Community Consultation: Held in June 2022.
Status: Approved May 2025. City staff are currently working with the applicant to finalize the technical drawings and details needed for the building permit approvals and site plan.
City Planner: Michael Romero - Michael.Romero@toronto.ca
2901 Bayview Ave - Bayview Village Mall
Approved Application: Comprised of two distinct development phases, the North site, which is currently under construction is located at Bayview Mews and Hawksbury Drive and includes one 20-storey mixed use building; two 6-storey mixed use buildings; and a retail addition to the existing Bayview Village Shopping Centre. The existing south site approval includes a mixed-use building fronting onto Sheppard Avenue East with two towers (30 and 29 storeys); and a five-storey parking structure located to the south of the Loblaws building.
Revised Application: Proposal to seek additional heights on the south half of the site from the Tribunal approved 29-storey and 30-storesy to a 52-storey and 44-storey mixed use building. The proposed development provides a total GFA of 93,208.36 square metres and a total of 1074 residential units. A total of 508 parking spaces; as well as 732 bicycle parking spaces will be provided on-site. Note, a paved access along the north property line will be provided, leading to 3 levels of below-grade parking.
Community Consultation: Scheduled for March 31, 2026.
Status: Resubmission under review by City Staff.
City Planner: Jenny Choi – Jenny.Choi@toronto.ca
589 Sheppard Ave E
Application: One building of 14 storeys. The proposal consists of 160 residential units, and 410 square metres of non-residential gross floor area (retail space).
Community Consultation: Held in May 2021.
Status: Under review by City staff. Awaiting resubmission from applicant.
City Planner: Michael Romero – Michael.Romero@toronto.ca
567 Sheppard Ave E – YMCA
Original Application: Three buildings of 55, 45, and 2 storeys for 1,179 units and the reconstruction of the existing 2 storey YMCA community facility.
Revised Application: Increases the building heights to 56 and 46 storeys for a total of 1,219 units, with a new YMCA facility that is up to three storeys in height.
Community Consultation: Last held in July 2024.
Status: Report deferred at December 2025 City Council. Applicant has appealed to the Ontario Land Tribunal. I intend to direct staff to oppose the application at this upcoming City Council meeting and continue to push for a major reworking of the site.
City Planner: Michael Romero – Michael.Romero@toronto.ca.
635 Sheppard Avenue East& 1 Greenbriar Road
Original Application: One building of 12 storeys inclusive of a 5-storey podium. The proposal consists of 145 residential units, and 404 square metres of non-residential gross floor area (retail space).
Revised Application: A 30-storey mixed-use building atop a podium with residential and commercial uses with a total of 351 residential units, providing a total of 97 parking spaces.
Community Consultation: Scheduled for April 2026, Details TBC.
Status: Originally approved in October 2023, resubmission under review by City staff.
City Planner: Michael Romero – Michael.Romero@toronto.ca.
680-688 Sheppard Avenue East
Application: A tower of 22 storeys and an 8 to 13-storey mid-rise component inclusive of a shared 6-8 storey podium, and a 747 square metre park. The proposal consists of 487 residential units and 6,16 square metres of non-residential gross floor area.
Community Consultation: Held in November 2020.
Status: Approved at the Ontario Land Tribunal in 2023. City staff are currently working with the applicant to finalize the technical drawings and details needed for the building permit approvals and site plan.
City Planner: Michael Romero – Michael.Romero@toronto.ca
690 -720 Sheppard
Original Application: A mixed-use tower with an 11-storey podium, for a total of 29 storeys. The development would include 554 residential units, 1,185 square metres of commercial space, 298 parking spaces, and 438 bicycle parking spaces.
Revised Application: A 32-storey and 28-storey mixed use buildings (705 units) inclusive of a shared 8-storey podium and 4-storey streetwall submitted in November 2024.
Status: Appealed to the OLT in June 2025 citing Council’s lack of a decision within the Province’s legislated time frame.
Planner: Jenny Choi – Jenny.Choi@toronto.ca
41-47 Talara Dr.
Application: 43-storey residential building. The building would provide a total of 369 residential units, 37 parking spaces and 150 bicycle parking spaces
Community Consultation: Held March 02, 2026.
Status: Under review by City Staff.
City Planner: Michael Romero – Michael.Romero@toronto.ca
71 Talara
Original Approval: A 23-storey residential building atop a 5-storey podium. The proposal consists of 281 residential units.
Resubmitted Application: A 36-storey residential building containing a 4 to 5-storey podium fronting onto Talara Drive. The proposal includes a total of 385 residential dwelling units, 29 of which will be rental replacement units, with a total gross floor area of 27,730.1 square metres.
Community Consultation: Held in July 2025 for the resubmission.
Status: Approved at the December 2025 City Council meeting.
City Planner: Michael Romero – Michael.Romero@toronto.ca.
4000 Leslie Street – North York General Hospital (MZO)
Application: One 16-storey building housing the North York General Long term care facility (528 beds) owned and operated by North York General Hospital with senior focused services (hemodialysis, medial imaging and pharmacy) as well as an integrated care services offered through North York General Hospital (4001 Leslie Street). The first two levels will be devoted to retail, medical office, clinic uses, and lobby and building service uses.
Community Consultation: N/A. No community consultation was required because this project was approved by a Provincial Ministerial Zoning Order.
Status: Approved by Provincial Ministerial Zoning Order. Building permits have begun to be issued.
City Planner: Jenny Choi – Jenny.Choi@toronto.ca.
Don Valley Village
2500 Don Mills
Original Application: Two towers of 49 and 44 storeys inclusive of a 6-storey podium. The proposal consists of 1,196 residential units, and 1,003 square metres of non-residential gross floor area (retail space).
Status: Approved at the Ontario Land Tribunal in Nov 2024. City staff are currently working with the applicant to finalize the technical drawings and details needed for the building permit approvals and site plan. I am working with the applicant to clean up the site or add hoarding around the old gas station to improve cleanliness and safety.
City Planner: Jenny Choi – Jenny.Choi@toronto.ca.
2600 Don Mills
Original Application: A 33-storey infill tower that maintains the existing rental building along with three blocks of stacked townhomes on other parts of the site. The 384 new units would be supported by additional parkland and road network additions through a block context plan with 1650 Sheppard Ave and 25 Leith Hill Rd.
Revised Application: Four buildings with heights of 47, 42, 42 and 42 storeys, together with an onsite public park occupying 1,096.8 square meters. The total residential gross floor area (GFA) of the four buildings is 126,673 square meters, with a total of 1,814 units proposed. This revised proposal would demolish the existing residential building.
Community Consultation: Held October 28, 2025.
Status: Under review by City Staff.
City Planner: Jenny Choi - Jenny.Choi@toronto.ca
5 Fairview Mall
Original Application: Two towers of 36 and 31 storeys inclusive a 5-storey podium and retention of an existing 4-storey medical office building on site, with approximately 8,000 square metres of gross floor area. The proposal consists of 598 residential units, and 11,432 square metres of non-residential gross floor area (retail space).
Revised Application: Three towers of 35, 39, 47 storeys inclusive of an 8-storey podium for a total of 1,295 units. Existing medical office building would be replaced, with current offices relocated into one of the newer towers.
Community Consultation: Held in January 2023. Series of workshops between Applicant and City Staff to address comments completed.
Status: Under review by City Staff.
City Planner: Michelle Charkow – Michelle.Charkow@toronto.ca.
1800 Sheppard (Fairview Mall)
Original Application: Masterplan concept of 12 buildings between 18 and 52 storeys with approximately 4500 units and three new public parks over four phases. No existing buildings would be demolished. The first phase proposes three buildings of 38, 48, and 58 storeys containing 1,416 residential units.
Approved Application: Masterplan concept of 14 new buildings, with height ranges between 24 and 52 storeys, 9,500 square metres of parkland, a multi-use path along the east side of Fairview Mall Drive, new public streets, existing private driveways, and a total of approximately 6,200 residential dwelling units. Zoning by-law application for phase 1 of the development will be submitted in the future.
Community Consultation: Held in July 2022. We also facilitated working group meetings with Cadillac Fairview and local stakeholders throughout 2024. This resulted in more parkland, more affordable housing and more community space in the development.
Status: Master Plan approved at City Council in November 2024.
City Planner: Michelle Charkow – Michelle.Charkow@toronto.ca
1800 Sheppard Phase 1 (Fairview Mall)
Application: Phase 1 A proposes a 48-storey mixed-use development containing 579 purpose-built rental residential units (including approximately 17 affordable units), 169 square metres of at-grade retail space, and a 1,060 square metre Privately-Owned Publicly Accessible Space (POPS).
Community Consultation: Held December 1, 2025.
Status: Under review by City staff. A technical amendment regarding the phasing policies to facilitate the redevelopment of the southern portion of Phase 1 without a Draft Plan of Subdivision will be reviewed at the upcoming City Council Meeting.
City Planner: Michelle Charkow – Michelle.Charkow@toronto.ca
Parkway Forest
123 Parkway Forest Drive (OPA & ZBA)
Application: One tower of 35 storeys atop a 1-storey podium, the retention of an existing 19-storey apartment building and five 3-storey townhouses on site, and the demolition of an existing five 3-storey townhouses on site. The proposal consists of 339 residential units.
Community Consultation: Last held in February 2022.
Status: Approved at City Council in May 2025. City staff are currently working with the applicant to finalize the technical drawings and details needed for the building permit approvals and site plan.
City Planner: Leila Mirriahi – Leila.Mirriahi@toronto.ca
Bayview Woods-Steeles
10 Ruddington Drive
Application: One building of 13 storeys and three stacked townhouse blocks, and the retention of an existing 13-storey residential building. The proposal consists of 244 residential units.
Community Consultation: Held in June 2021.
Status: Approved by the Ontario Land Tribunal in December 2021. City staff are currently working with the applicant to finalize the technical drawings and details needed for the building permit approvals.
City Planner: Derrick Wong - Derrick.Wong@toronto.ca
3377 Bayview Avenue (Tyndale University)
Application: 14 residential buildings, most which range in height from 6 storeys to 8 storeys. Three buildings will have heights of 11, 15, and 20 storeys. There will be a total of 1530 residential units across the site, as well as a daycare, café, and flexible use spaces to be used by Tyndale University.
Revised Application: In Fall 2025, the applicant filed a request to alter the approval to include minor technical changes to some of the buildings and shifts how parking is delivered across the site. Underground parking beneath several blocks has been removed, replaced by a temporary surface lot on Block 6 while a permanent above-grade parking structure is built on Block 2. That permanent structure will include retail, or community uses at street level.
Community Consultation: Held in October 2021. My office also convened a working group which met regularly to discuss this application.
Status: Approved at the Ontario Land Tribunal in 2023. At the December 2025 City Council meeting, City Legal staff recommended support for proposed changes and enter a new agreement through the OLT. That process is ongoing.
City Planner: Marian Prejel - Marian.Prejel@toronto.ca.
6 Foxdale Court
Original Application: Five two-storey detached dwellings fronting onto a public road with a cul-de-sac design.
Revised Application: Six two-storey residential detached dwellings fronting a new private road with a hammerhead design.
Community Consultation: Held in March 2024.
Status: Revised application was approved by City Council in September 2025.
City Planner: Diana Steinberg - Diana.Steinberg@toronto.ca
636-686 Finch St East
Original Application: 12-storey mixed use building that would contain 206 dwelling units, 897 sqm of non-residential gross floor area and 311 proposed parking spaces within a proposed three level underground garage.
Community Consultation: N/A
Status: Approved at OLT in February 2025, City staff are currently working with the applicant to finalize the technical drawings and details needed for the building permit approvals.
City Planner: Derrick Wong – Derrick.Wong@toronto.ca
Consumers Business Park
1 Herons Hill Way
Application: 34-storey mixed-use building while retaining the existing 2-storey office building on the west portion of the subject site. The proposed mixed-use building would contain 292 square metres of office space on the ground level, and 25,951 square metres of residential gross floor area above. A total of 350 rental residential units is proposed.
Community Consultation: Held December 2020.
Status: City Council first approved this development in October 2023, but the approval was put on hold until the province signed off on a land use redesignation. That provincial approval came through, and the project received its final approval in December 2025. The approved plan keeps the original building design intact.
City Planner: Derrick Wong – Derrick.Wong@toronto.ca.
15 Smooth Rose Court
Application: Building A, originally approved at 35 storeys as part of the Parkside Square development at Sheppard Avenue and Consumers Road, has been resubmitted for approval at 43 storeys with 417 units.
Community Consultation: Held June 2025.
Status: Approved at December 2025 City Council Meeting.
City Planner: Richard Martin – Richard.Martin@toronto.ca.
245 Yorkland Boulevard
Application: Four towers, divided across two 6-storey podiums, for a total of 45 storeys each, a public park in the northeast corner of the site, and the retention of an existing 12-storey office building located in the centre of the site. The proposal consists of 2,140 residential units.
Community Consultation: Held July 2025.
Status: Under review by City Staff.
City Planner: Derrick Wong – Derrick.Wong@toronto.ca.
Out of Ward
While the following applications are beyond the borders of Don Valley North, they are near enough that I know residents will be curious.
2192-2926 Sheppard Ave E2192-2926 Sheppard Ave E
Application: One 50-storey mixed use building atop a 6-storey podium that would contain 590 new residential units, 357 parking spaces and 548 bicycle parking spaces. The subject site is currently occupied with a two-storey commercial building and a surface parking lot fronting Sheppard Avenue East.
Community Consultation: Held Sept 10, 2025.
Status: Under Review by City staff.
City Planner: Asif Patel - Asif.Patel@toronto.ca
2900 Steeles Ave East – Shops on Steeles
While not in the Ward (or the City of Toronto), we know there is significant interest in Don Valley North about the application to redevelop the Shops on Steeles on the northeast corner of Steeles Avenue East and Don Mills Road, known municipally as 2880 to 2930 Steeles Avenue East in Markham. The application proposes a mixed-use community of 13 buildings ranging in height from eight to 59 storeys, consisting of 5,049 dwelling units, two levels of underground parking for 4,367 cars, and 7,884 square meters (85,000 sq. ft.) of commercial space. Planning staff in Markham have offered the following update:
Applications were submitted in June 2024.
A Public Meeting was held by the City of Markham on November 5, 2024, the Public Meeting Information Report is linked here.
Comments from Markham City Staff and external agencies were issued to the applicant in October 2024. No further update currently.
If you have questions or concerns about any of these developments, or about how the process works, please don’t hesitate to reach out to my office. Whether you’re looking for more details on a specific application or want to share your thoughts, we’re here to listen and make sure your voice is part of the conversation.
