Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: November 23, 2021
CASE NO(S).: PL111184 PL200260 PL200473 PL210178 PL210333 OLT-21-001218
PROCEEDING COMMENCED UNDER subsection 17(40) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Appellant: 1042710 Ontario Limited (a.k.a. Royal Centre)
Appellant: 1096818 Ontario Inc.
Appellant: 11333 Dufferin St. et. al.
Appellant: 1191621 Ontario Inc.; and others
Subject: Failure to announce a decision respecting Proposed New Official Plan
Municipality: City of Vaughan
OLT Case No.: PL111184
OLT File No.: PL111184
OLT Case Name: Duca v. Vaughan (City)
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: Yonge & Steeles Development Inc.
Subject: Request to amend the Official Plan - Failure of the City of Vaughan to adopt the requested amendment
Existing Designation: General Commercial Area
Proposed Designated: General Commercial Area – Site Specific
Purpose: To permit the existing commercial uses to continue and permits retail stores, restaurants, banks and business and professional offices, retail and hotel uses
Property Address/Description: 7028 Yonge Street & 2 Steeles Avenue West
Municipality: City of Vaughan
Approval Authority File No.: OP.18.016
OLT Case No.: PL200260
OLT File No.: PL200260
OLT Case Name: Yonge & Steeles Development Inc. v. Vaughan (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: Yonge & Steeles Development Inc.
Subject: Application to amend Zoning By-law No. 1-88 - Refusal or neglect of City of Vaughan to make a decision
Existing Zoning: C1 Restricted Commercial Zone subject to site-specific Exceptions 9(865) and 9(331)
Proposed Zoning: RA3 Residential Apartment Zone and to permit site-specific zoning exceptions
Purpose: To permit the existing commercial uses to continue and permits retail stores, restaurants, banks and business and professional offices, retail and hotel uses
Property Address/Description: 7028 Yonge Street & 2 Steeles Avenue West
Municipality: City of Vaughan
Municipality File No.: Z.18.028
OLT Case No.: PL200260
OLT File No.: PL200261
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: Development Group (100 SAW) Inc.
Subject: Request to amend the Official Plan - Failure of the City of Vaughan to adopt the requested amendment
Existing Designation: “General Commercial” and “Low Density Residential” in accordance with Official Plan Amendment No. 210 (OPA 210), the Thornhill-Vaughan Community Plan
Proposed Designated: “Mixed Commercial and Residential”
Purpose: To permit the redevelopment of the subject lands with a mixed-use development containing residential and commercial uses
Property Address/Description: 100 Steeles Avenue West
Municipality: City of Vaughan
Approval Authority File No.: OP.20.001
OLT Case No.: PL200473
OLT File No.: PL200473
OLT Case Name: Development Group (100 SAW) Inc. v. Vaughan (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: Development Group (100 SAW) Inc.
Subject: Application to amend Zoning By-law No. 1-88, as amended - Neglect of the City of Vaughan to make a decision
Existing Zoning: “C2 General Commercial Zone”; subject to Exception 9(731)
Proposed Zoning: “RA3 Apartment Residential Zone”; subject to Exception 9(xxx)
Purpose: To permit the redevelopment of the subject lands with a mixed-use development containing residential and commercial uses
Property Address/Description: 100 Steeles Avenue West
Municipality: City of Vaughan
Municipality File No.: Z.20.004
OLT Case No.: PL200473
OLT File No.: PL200474
PROCEEDING COMMENCED UNDER subsection 51(34) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: Development Group (100 SAW) Inc.
Subject: Proposed Plan of Subdivision - Failure of the City of Vaughan to make a decision
Purpose: To permit the redevelopment of the subject lands with a mixed-use development containing residential and commercial uses
Property Address/Description: 100 Steeles Avenue West
Municipality: City of Vaughan
Municipality File No.: 19T-20V001
OLT Case No.: PL200473
OLT File No.: PL200475
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: Mizrahi Constantine (180 SAW) Inc. et. al.
Subject: Request to amend the Official Plan - Failure of the City of Vaughan to adopt the requested amendment
Existing Designation: General Commercial Area and Low Density Residential
Proposed Designated: Mixed Commercial/Residential Area
Purpose: To permit 6, mixed-use residential apartment buildings
Property Address/Description: 180 Steeles Avenue West
Municipality: City of Vaughan
Approval Authority File No.: OP.20.002
OLT Case No.: PL210178
OLT File No.: PL210178
OLT Case Name: Mizrahi Constantine (180 SAW) Inc. v. Vaughan (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: Mizrahi Constantine (180 SAW) Inc. et. al.
Subject: Application to amend Zoning By-law No. 1-88 - Refusal or neglect of the City of Vaughan to make a decision
Existing Zoning: C4 Neighbourhood Commercial Zone
Proposed Zoning: RA3 Apartment Residential Zone
Purpose: To permit 6, mixed-use residential apartment buildings
Property Address/Description: 180 Steeles Avenue West
Municipality: City of Vaughan
Municipality File No.: Z.20.005
OLT Case No.: PL210178
OLT File No.: PL210180
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: Eastwood Holdings Corp.
Subject: Request to amend the Official Plan - Failure of the City of Vaughan to adopt the requested amendment
Existing Designation: High Density Residential/Commercial
Proposed Designated: High Rise Residential
Purpose: To permit two residential towers
Property Address/Description: 9291 Jane Street
Municipality: City of Vaughan
Approval Authority File No.: OP.20.017
OLT Case No.: PL210333
OLT File No.: PL210333
OLT Case Name: Eastwood Holdings Corp. v. Vaughan (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: Eastwood Holdings Corp.
Subject: Application to amend Zoning By-law No. 1-88 - Refusal or neglect of the City of Vaughan to make a decision
Existing Zoning: “Restricted Commercial" with a holding provision C1(H)
Proposed Zoning: “Residential Apartment Zone 3" (RA3)
Purpose: To permit two residential towers
Property Address/Description: 9291 Jane Street
Municipality: City of Vaughan
Municipality File No.: Z.20.044
OLT Case No.: PL210333
OLT File No.: PL210334
PROCEEDING COMMENCED UNDER subsection 17(40) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: 72 Steeles Holdings Limited and 7040 Yonge Holdings Limited
Subject: Request to amend the Official Plan - Failure of the City of Vaughan to adopt the requested amendment
Existing Designation: General Commercial
Proposed Designated: Mixed Use – Residential and Commercial
Purpose: To permit the development of high density, mixed-use development
Property Address/Description: 72 Steeles Avenue West and 7040/7054 Yonge Street
Municipality: City of Vaughan
Approval Authority File No.: OP.20.014
OLT Case No.: OLT-21-001218
OLT File No.: OLT-21-001218
OLT Case Name: 72 Steeles Holdings Limited and 7040 Yonge Holdings Limited v. Vaughan (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: 72 Steeles Holdings Limited and 7040 Yonge Holdings Limited
Subject: Application to amend Zoning By-law No. 1-88 - Refusal or neglect of the City of Vaughan to make a decision
Existing Zoning: C1 Restricted Commercial Zone
Proposed Zoning: RA3 Apartment Residential Zone with site specific exceptions
Purpose: To permit the development of high density, mixed-use d development
Property Address/Description: 72 Steeles Avenue West and 7040/7054 Yonge Street
Municipality: City of Vaughan
Municipality File No.: Z.20.038
OLT Case No.: OLT-21-001218
OLT File No.: OLT-21-001219
PROCEEDING COMMENCED UNDER subsection 51(34) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: 72 Steeles Holdings Limited and 7040 Yonge Holdings Limited
Subject: Proposed Plan of Subdivision - Failure of the City of Vaughan to make a decision
Purpose: To permit the development of high density, mixed-use development
Property Address/Description: 72 Steeles Avenue West and 7040/7054 Yonge Street
Municipality: City of Vaughan
Municipality File No.: 19T-20V007
OLT Case No.: OLT-21-001218
OLT File No.: OLT-21-001220
Heard: October 5, 2021 by video hearing
APPEARANCES:
Parties
Counsel
Regional Municipality of York
B. Ogunmefun
City of Vaughan
B. Engell E. Lidakis G. Perhar C. Tashos
Appellants and Added Parties/Participants
(listed in Attachment 1)
MEMORANDUM OF ORAL DECISION DELIVERED BY S. TOUSAW ON OCTOBER 5, 2021 AND ORDER OF THE TRIBUNAL
INTRODUCTION
1This proceeding was a further Case Management Conference (“CMC”) to address appeals to the 2010 Vaughan Official Plan (“VOP”). Of the 168 original appeals, 123 are now resolved by way of settlement, hearing decision, or withdrawal.
2This CMC also represents the first CMC for each of two site-specific appeals requesting to be heard together with their related appeals to the VOP.
3The Parties updated the Tribunal on several appeals being actively pursued for issue reduction or settlement, and other appeals awaiting broader studies that will affect how to proceed. Without objection, the Tribunal heard that continued communications among the Parties are addressing remaining appeals appropriately. Updates and direction requests will continue at future CMCs.
4The next CMC as noted below was previously scheduled. At the Parties’ request, two further CMCs are now placed in the Tribunal’s calendar as noted below, after the next CMC. No further notice will be given for these events.
Monday, December 6, 2021, 10 a.m.
GoTo Meeting: https://global.gotomeeting.com/join/386317533
Access code: 386-317-533
Audio-only telephone line: 1 (647) 497-9373 or Toll Free 1 (888) 299-1889
Audio-only access code: 386-317-533
Monday, March 17, 2022, 10 a.m.
GoTo Meeting: https://global.gotomeeting.com/join/935043781
Access code: 935-043-781
Audio-only telephone line: 1 (647) 497-9373 or Toll Free 1 (888) 299-1889
Audio-only access code: 953-043-781
Friday, June 10, 2022, 10 a.m.
GoTo Meeting: https://global.gotomeeting.com/join/387590893
Access code: 387-590-893
Audio-only telephone line: 1 (647) 497-9391 or Toll Free 1 (888) 455-1389
Audio-only access code: 387-590-893
5Statutory Parties and anyone seeking Party or Participant status are asked to log into the video hearing at least 15 minutes before the start of the event to test their video and audio connections.
6Parties and Participants are asked to access and set up the application well in advance of the event to avoid unnecessary delay. The desktop application can be downloaded at GoToMeeting or a web application is available: https://app.gotomeeting.com/home.html
7Persons who experience technical difficulties accessing the GoToMeeting application or who only wish to listen to the event can connect to the event by calling into an audio-only telephone line with the access code provided.
8Individuals are directed to connect to the event on the assigned date at the correct time. It is the responsibility of the persons participating in the CMC hearing by video to ensure that they are properly connected to the event at the correct time. Questions prior to the hearing events may be directed to the Tribunal’s Case Coordinator having carriage of this case.
OLT-21-001218
9The City’s affidavit of service for notice of this first CMC was marked as Exhibit 1.
10On consent of the Parties, the Tribunal ordered that File No. OLT-21-001218 will be heard together with the appeals to the Yonge-Steeles Corridor Secondary Plan (“YSCSP”). As with other files being heard together in the YSCSP area, these site-specific appeals involve the same Parties and the same issues associated with the YSCSP appeals.
11Here, 72 Steeles Holdings Limited and 7040 Yonge Holdings Limited appealed the absence of decisions by the City on applications for Official Plan Amendment (“OPA”), Zoning By-law Amendment (“ZBA”) and Plan of Subdivision (“SUB”) for their properties comprising an L-shaped “site” with frontage on both Yonge Street and Steeles Avenue. Four mixed-use towers are proposed.
12Without objection, the Tribunal granted Party status to the 17 requestors contained in Attachment 2, all of whom are existing Parties in the YSCSP appeals.
13An oral request for Party status was raised by counsel for Lucia Antinori, owner of a vacant parcel referred to as Lot 77 immediately to the northwest of this site. The Tribunal deferred granting this request given that counsel for the requestor had just been retained and counsel for the site requested time to understand the issues. After further discussion among them, the requestor may file a written request for Party status to the Tribunal for consideration at the next CMC.
14All other CMC matters related to this file, such as the potential for mediation, Issues List (“IL”) and Procedural Order (“PO”) were addressed under the YSCSP with which this file is now being heard together.
YSCSP
15The Tribunal confirmed the revised start date for this previously scheduled hearing, as had been requested by the Parties on consent after the last CMC. This hearing is now scheduled to begin on:
Monday, June 13, 2022, 10 a.m. (a 10-week hearing)
GoTo Meeting: https://global.gotomeeting.com/join/584974389
Access code: 584-974-389
Audio-only telephone line: 1 (647) 497-9373 or Toll Free 1 (888) 299-1889
Audio-only access code: 584-974-389
16No further notice will be given, and please see paragraphs [5] to [8] for general instructions.
17The Appellants are undertaking a transportation study, anticipated by the Parties to be fundamental in revising or resolving certain issues and may lead to suggested modifications. The Parties will address such matters at the next CMC.
18The Parties had generally agreed on a draft PO and the City anticipated filing it following this CMC for approval. However, further discussions among the Parties resulted in a delay and the Tribunal advised the City to aim for the December 6, 2021 CMC with a finalized PO.
PL210333
19The Appellant’s affidavit of service for notice of this first CMC was marked as Exhibit 2.
20On consent of the Parties, the Tribunal ordered that File No. PL210333 will be heard together with the appeal of the VOP by Solmar Inc. respecting 9291 Jane Street (“site”). As with other files being heard together with certain VOP appeals, these site-specific appeals involve the same Parties and the same issues associated with the original VOP appeal.
21Here, Eastwood Holding Corp., a company connected with Solmar Inc., appealed the absence of decisions by the City on applications for OPA and ZBA for this site where it proposes two residential towers.
22Without objection, the Tribunal granted Party status for these appeals to the same Parties connected with the Solmar Inc. appeal to the VOP, being the City, Region, Canadian National Railway, Toronto and Region Conservation Authority, and West Rutherford Properties Ltd.
23Without objection, the Tribunal granted Participant status to Greenpark Homes and Sandra Mammone.
24The Appellant requested that a seven-week hearing be scheduled for later in 2022 to accommodate an extensive witness list including a focus on matters of railway compatibility. With consent of the Parties, the Tribunal agreed to schedule the hearing subject to the final PO being tendered for approval at the next CMC. The Parties acknowledge that the potential for reduced hearing time can be addressed well in advance of the hearing. Based on the Parties’ further discussions following this CMC, the Tribunal now schedules the hearing on the merits as follows:
Phase 1
Monday, October 3, 2022 (five-week hearing)
GoTo Meeting: https://global.gotomeeting.com/join/595703213
Access code: 595-703-213
Audio-only telephone line: 1 (647) 497-9373 or Toll Free 1 (888) 299-1889
Audio-only access code: 595-703-213
Phase 2
Monday, November 28, 2022 (two-week hearing)
GoTo Meeting: https://global.gotomeeting.com/join/560330501
Access code: 560-330-501
Audio-only telephone line: 1 (647) 497-9391 or Toll Free 1 (888) 455-1389
Audio-only access code: 560-330-501
25No further notice will be given, and please see paragraphs [5] to [8] for general instructions.
MOTION ON APPEAL 32
26Rio Can Holdings (GTA Marketplace) Inc., the appellant of Appeal 32, withdrew its site-specific appeal to the VOP on July 8, 2021. The City filed a Motion requesting that the VOP be approved as originally adopted by the City affecting 441 Clark Avenue (“site”). No responses to the Motion were received.
27The supporting Affidavit of David Marcucci was marked as Exhibit 3. Mr. Marcucci is a Registered Professional Planner with the City, who has been previously qualified and affirmed under oath in these proceedings.
28In the case of the VOP, the withdrawal of an appeal does not automatically result in the coming into force of the appealed policies. Appeals were lodged to the non-decision of the Region to approve the VOP within the statutory timeframe. Given the absence of an original approval, the Tribunal must assess whether the appealed sections satisfy all statutory requirements in order to be approved.
29Mr. Marcucci addresses these requirements in his affidavit, noting that, in his opinion, the adopted policies and mapping affecting this site give suitable regard to the provincial interests of s. 2 of the Planning Act (“Act”), are consistent with the Provincial Policy Statement, 2020, conform with A Place to Grow, Growth Plan for the Greater Golden Horseshoe, 2020, and conform with the Region Official Plan.
30In his written and oral evidence, Mr. Marcucci explained that this 2.4 hectare site is appropriate in the Low Rise Mixed-Use designation permitting buildings up to four storeys in height and not to exceed a density of 1.5 Floor Space Index. He explained that the site is located within a Community Area that is not suited to more intensive development due to the scale of the area and available transit. He opines that the permitted low rise mixed-use will continue to support local commercial needs while also enabling appropriately scaled residential intensification.
31With the withdrawal of the appeal, and on the uncontested planning evidence of the City, the Tribunal found that the VOP policies and mapping, as they apply to this site, satisfy all statutory requirements. The Motion was granted and the Tribunal Ordered as set out below.
32The Tribunal orders that pursuant to s. 17(50) of the Planning Act, the City of Vaughan Official Plan (2010), as adopted by the City on September 7, 2010, subject to Council modifications on September 27, 2011, March 20, 2012 and April 17, 2012, and as modified and endorsed by the Regional Municipality of York on June 28, 2012, is approved as it applies to the lands which were previously subject to the appeal of Rio Can Holdings (GTA Marketplace) Inc., being Appeal 32, in accordance with Attachment 3 attached to and forming part of this Order.
ORDER
33The Tribunal’s directions, rulings and orders set out above are so ordered.
“S. Tousaw”
S. TOUSAW
MEMBER
Ontario Land Tribunal
Website: olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248
The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal (“Tribunal”). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal.
ATTACHMENT 1
October 5, 2021 CASE MANAGEMENT VIDEO CONFERENCE attendance LIST
Case management conferences for:
OLT Case No.:
VOP 2010 (including YSCSP)
PL111184
Eastwood Holdings Corp.
PL210333
72 Steeles Holdings Limited and 7040 Yonge Holdings Limited
OLT-21-001218
OLT Member – S. Tousaw
ATTENDEE
ON BEHALF OF
Bruce Engell, WeirFoulds LLP
City of Vaughan
Effie Lidakis, City of Vaughan
City of Vaughan
Gurnick Perhar, City of Vaughan
City of Vaughan
Candace Tashos, City of Vaughan
City of Vaughan
David Marcucci, Planner, City of Vaughan
City of Vaughan
Armine Hassakourians, Planner, City of Vaughan
City of Vaughan
Margaret Holyday, Planner, City of Vaughan
City of Vaughan
Meaghan McDermid, Davies Howe LLP
3
Solmar Inc.
PL210333
Eastwood Holdings Corp.
Quinto Annibale, Loopstra Nixon LLP
16
West Rutherford Properties Ltd.
17
Ozner Corporation
84
Royal 7 Developments Limited
109
Antonio Di Benedetto
150
Caldari Land Development Corporation
PL210178
Mizrahi Constantine (180 Saw) Inc.
Barry Horosko, Horosko Planning Law
30
1834371 Ontario Ltd.
43
1541677 Ontario Inc.
56
2159645 Ontario Ltd. (Liberty)
146
2128475 Ontario Corp.
J. Farber, Fogler Rubinoff LLP M. Rutledge, Fogler Rubinoff LLP
32
RioCan Holdings Inc. (Springfarm Marketplace)
133
1306497 Ontario Inc. (Sisley Honda)
Chris Barnett, Osler Hoskin & Harcourt LLP
38
7040 Yonge Holdings Ltd. And 72 Steeles Holdings Ltd.
OLT-21-001218
72 Steeles Holdings Ltd. et al
Tom Halinski, Aird & Berlis LLP
51
Salz & Son Ltd. [also Development Group (100 SAW) Inc.]
PL200473
Development Group (100 SAW) Inc.
Ira Kagan, Kagan Shastri LLP
Yonge Steeles Landowners Group (Appellants 38, 40, 51, 165)
Natalie Ast, Overland LLP
39
Yonge & Steeles Developments Inc.
119
Berkley Commercial (Jane) Inc.
140
FCF Old Market Land 2013 Inc.
164
1966711 Ontario Inc.
165
Yonge & Steeles Developments Inc.
AN
Teresa Marando
PL200260
Yonge & Steeles Development Inc.
Michael Melling, Davies Howe LLP
40
Auto Complex Ltd.
68
1539253 Ontario Inc.
149
Teston Green Landowners Group
T
Velmar Centre Property Ltd.
Block 27 Landowners
Jamie Cole, Davies Howe LLP
108
Zzen 2
142
Ivanhoe Cambridge II Inc.
Mary Flynn-Guglietti, McMillan LLP Kailey Sutton, McMillan LLP
46
Danlauton Holdings Ltd.
153
390 Steeles West Holdings Inc.
160
398 Steeles Avenue West Inc.
Associated Vaughan Properties Limited
Mark Flowers, Davies Howe LLP
60
2090396 Ontario Ltd.
75
H & L Title Inc. and Ledbury Investments Ltd.
Matthew Di Vona, Di Vona Law
62
Lucia Milani and Rizmi Holdings Ltd.
Gerard C. Borean, Parente, Borean LLP
64
281187 Ontario Ltd.
135
Concetta Marciano
136
Pro Catering Ltd.
Bellaterra Corporation
Roslyn Houser, Goodmans LLP
72
First Vaughan Investments Inc., Ruland Properties Inc., and Skyrange Investments Inc.
73
Calloway REIT (Sevenbridge) Inc.
Fairfax Financial (Toys “R” Us)
Adam Giel, Black Sutherland LLP
77
Langvalley Holdings
David Tang, Miller Thomson LLP Calvin Weekes, Miller Thomson LLP
Mercedes Benz of Canada Inc.
Roman Catholic Episcopal Corporation for the Diocese of Toronto
Alan Heisey, PHM Law
141
Tien De Religion Lands
K
CNR
1163919 Ontario Limited, 1930238 Ontario Limited, 1211612 Ontario Limited, 1972380 Ontario Limited, 1219414 Ontario Limited
Issac Menzelefsky, Friedmans Law
156
7080 Yonge Limited (Tan-Mark Holdings Limited & Telast Enterprises Inc.)
168
7080 Yonge Limited (Tan-Mark Holdings Limited & Telast Enterprises Inc.)
Meaghan Barrett, Aird & Berlis LLP
166
Country Wide Homes (Pine Valley Estates) Inc.
Bola Ogunmefun, Region of York
A
Region of York
Tim Duncan, Fogler Rubinoff LLP Mark Howard, Sr. Planner, TRCA
C
Toronto and Region Conservation Authority (TRCA)
Dennis Wood, Wood Bull LLP Carson O’Connor, Wood Bull LLP
AO
Seven 427 Developments Inc.
Morguard Investments Limited
Andrew Biggart, Ritchie Ketcheson Hart & Biggart LLP Francesco Santaguida Victoria Chai
City of Markham
Ray Kallio, City of Toronto
City of Toronto
Pitman Patterson, BLG
York Region (except YSCSP)
Jonathan Cheng, Stikeman Elliott LLP
Longevity Properties Limited
Jordan Max
SpringFarm Ratepayers Association
Julianna Boldt
Raivo Uukkivi, Cassels
Lucia Antinori (seeking party status to the 7040 Yonge Holdings Ltd. and 72 Steeles Holdings Ltd. appeals)
Alexandra Whyte, Loopstra Nixon LLP
Rutherford Land Development Corporation
Victor
Shep Trubkin
Unknown callers