DVN Development Updates

2 days ago
13 min read

While new development proposals in Don Valley North have still slowed considerably, we continue to see a number of active planning applications moving through the review process. In many cases, these are not brand-new developments, but proposals from developers who already have approvals and are returning to request additional height or density, or applications that have been approved where staff are finalizing the technical drawings and details needed for the building permit approvals and site plan so they can begin construction. Much of this is being driven by changes to Provincial planning policies, which encourage taller buildings and increased housing density across Toronto and to try to encourage more construction during this downturn in the market.

Below is an update on the major applications currently under review, where they are in the planning process, and what they could mean for our community. Looking at all of these applications together, it's understandable that the amount of proposed development can feel overwhelming. It's important to remember that not every application will be approved, and those that are will be built over many years, not all at once. At the same time, the City is making significant investments in the infrastructure and services needed to support growth, including new sewer and water capacity, hospital expansion, two new schools, and additional grocery stores and other community amenities.

My priority is to ensure our neighbourhood grows responsibly, with the infrastructure and services residents need every step of the way.

If you have questions about any of these applications or would like to discuss a proposal in more detail, please don't hesitate to contact my office.

Update on ReNew Sheppard:

The ReNew Sheppard Secondary Plan, approved by City Council, remains under appeal at the Ontario Land Tribunal (OLT) by several property owners by several property owners. City Planning has let me know they intend to bring forward a settlement report to the July Council, and I will be meeting with them prior to Council meeting to get the details. I will be sure to let you know the details of the settlement and how to get involved closer to the council meeting.

Bayview Village

Concord Park Place

Concord Park Place is a multi-tower condo complex on the Canadian Tire lands on Sheppard 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

Current 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

11 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: Approved at the March 2026 City Council meeting. 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

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: Approved at the March 2026 City Council meeting. 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

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 OLT 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: Held March 31, 2026
Status: Resubmission for the South Site under review by City Staff.
City Planner: Jenny Choi – Jenny.Choi@toronto.ca

567 Sheppard Ave E – YMCA

Original Application: Three buildings of 48 and 48 storeys for a total of 1,115 units, 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 directed staff to oppose the application in order to push for a major reworking of the site to address traffic flow and congestion concerns. Hearing is ongoing.
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: Held April 15 2026.
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.
Revised Application: Two towers of 37 and 28 storeys on a shared six-storey podium with a total of 789 residential units, inclusive of 47 rental replacement units. A total of approximately 70 square metres of retail space is proposed. An on-site parkland dedication is proposed with an area of 759 square metres and a walkway proposed as a POPS with an area of 1,000 square metres.
Community Consultation: originally held in November 2020, revised community consultation meeting to be scheduled
Status: Resubmission under review by City staff.
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. A Proposed settlement is expected to be presented at the July City Council meeting.
Planner: Jenny Choi – Jenny.Choi@toronto.ca

41-47 Talara Dr.

Application: A 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: Refused at City Council in April 2026.
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 in 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.

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: No community consultation was required because this project was approved by a Provincial Ministerial Zoning Order.
Status: Approved by Provincial Ministerial Zoning Order. Construction began May 26, 2026.
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 and 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 with a total of 1,814 units proposed. This revised proposal would demolish the existing residential building.
Community Consultation: Held October 28, 2025.
Status: Appealed to the OLT. At June 2026 Council meeting, directed City Legal to oppose the proposal.
City Planner: Jenny Choi - Jenny.Choi@toronto.ca

5 Fairview Mall

Original Application: Two towers of 36 and 31 storeys inclusive of a 5-storey podium and the retention of the 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.
Status: Approved at the July North York Community Council, final approval at July City Council meeting.
City Planner: Michelle Charkow – Michelle.Charkow@toronto.ca.

1800 Sheppard Phase 1 (Fairview Mall)

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 was approved by City Council in 2024. 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: Approved at City Council in April 2026. 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: Michelle Charkow – Michelle.Charkow@toronto.ca

Parkway Forest

123 Parkway Forest Drive

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: 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

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 a new agreement through the OLT. That process is ongoing.
City Planner: Marian Prejel - Marian.Prejel@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: Approved at City Council in December 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.

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 staff are currently working with the applicant to finalize the technical drawings and details needed for the building permit approvals.
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. This proposal also requires a redesignation of the site from Employment Lands to Mixed Use.
Community Consultation: Held July 2025.
Status: Authority to remove the subject site from Employment Areas and redesignate it from General Employment Areas to Mixed Use Areas rests with the Planning and Housing Committee. This matter, will be considered at the Planning and Housing Committee meeting on July 16 and finalized at the July City Council meeting.
City Planner: Derrick Wong – Derrick.Wong@toronto.ca.

229 Consumers

Application: Official Plan Amendment seeks to re-designate the Subject Lands from General Employment Areas to Mixed Use Areas.
Community Consultation: Held May 2026.
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.

2930 Finch Ave E

Application: To Permit a mixed-use building complex consisting of a 16-storey tower, a 28-storey tower, and a 10-storeys mid-rise, all connected by a 7-storey base building
Community Consultation: To be scheduled
Status: Under Review by City staff
City Planner: Asif Patel - Asif.Patel@toronto.ca

2192-2926 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 from an earlier application here that there is significant interest in Don Valley North about plans 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 m2 (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

Resubmitted plans were circulated in October 2025 and are still being reviewed by Markham City Planning staff.

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