Ontario Land Tribunal / Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: November 12, 2025
CASE NO(S).: OLT-24-000601
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: TerraBona 7115 Yonge Ltd.
Subject: Request to amend the Official Plan – Failure to adopt the requested amendment
Description: To facilitate the development of the site with a 36-storey mixed-use residential building with non-residential uses at-grade
Reference Number: PLAN 23 111529
Property Address: 7115 Yonge Street and 8, 10, 12, 14 Grandview Avenue
Municipality/UT: Markham/York
OLT Case No.: OLT-24-000601
OLT Lead Case No.: OLT-24-000601
OLT Case Name: TerraBona 7115 Yonge Ltd. v. Markham (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: TerraBona 7115 Yonge Ltd.
Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision
Description: To facilitate the development of the site with a 36-storey mixed-use residential building with non-residential uses at-grade
Reference Number: PLAN 23 111529
Property Address: 7115 Yonge Street and 8, 10, 12, 14 Grandview Avenue
Municipality/UT: Markham/York
OLT Case No.: OLT-24-000602
OLT Lead Case No.: OLT-24-000601
Heard: October 31, 2025 by Video Hearing
APPEARANCES:
| Parties | Counsel/Agent* |
|---|---|
| TerraBona 7115 Yonge Ltd. (Applicant) | Max Laskin |
| Metrolinx | Kristina Bezprozvannykh |
| City of Markham | Maggie Cheung-Madar |
MEMORANDUM OF ORAL DECISION DELIVERED BY J. INNIS ON October 31, 2025 AND ORDER OF THE TRIBUNAL
Link to Order
INTRODUCTION
1This appeal arises following a non-decision by the City of Markham (“City”) within the statutory timeframe regarding a revised application for an Official Plan Amendment (“OPA”) and a Zoning By-law Amendment (“ZBA”) to permit the re-development of lands known municipally as 7115 Yonge Street and 8, 10, an 12 Grandview Avenue (“Subject Property”), to construct a 36-storey mixed-use building with retail uses at grade and 437 residential units.
PRELIMINARY MATTERS
2Counsel for 1548318 Ontario Inc. and 1548319 Ontario Inc. advised the Tribunal by correspondence, dated October 29, 2025, that their clients take no position with respect to the proposed settlement and would not be participating in the settlement hearing.
3By correspondence dated October 30, 2025, counsel for Metrolinx advised the Tribunal, on consent of the Applicant, that Metrolinx sought to withdraw as a Party to this proceeding. Metrolinx confirmed at the settlement hearing that it no longer has an interest in the matter, as the Emergency Exit Building (“EEB”) and associated structures referenced in earlier versions of the plans are no longer proposed to be located on the Subject Property.
4Metrolinx's correspondence requested that the Tribunal note, for clarity, that its withdrawal does not constitute support for, or opposition to, the proposed settlement. Metrolinx takes no position on the Application, provided that it is understood that nothing in the Tribunal’s Decision addresses or determines the ultimate location or design of the EEB or any related auxiliary structures, including connections and stairwells, as depicted in the architectural drawings dated April 16, 2025.
5The Tribunal grants Metrolinx’s request to withdraw as a Party. For further clarity, the Tribunal does not approve or endorse the architectural drawings submitted in support of the settlement, recognizing that elements related to the EEB and associated subway infrastructure may be subject to further coordination and refinement outside the scope of this proceeding.
THE PROPOSED DEVELOPMENT
6The Applications were originally submitted to the City in February 2023 and deemed complete on March 7, 2023. A statutory public meeting was held on June 6, 2023. On June 28, 2024, the owner appealed the Applications to the Tribunal pursuant to s. 22 (7) and 34 (11) of the Planning Act. A revised development proposal was filed on March 3, 2025, following which additional materials were provided to address matters raised through the municipal review process. The Applicant subsequently submitted a settlement offer to the City staff dated April 17, 2025, based on architectural drawings dated April 16, 2025, with a refined settlement offer submitted on May 9, 2025. On May 27, 2025, the City Council adopted a resolution accepting the settlement offer, which forms the basis of the proposal now before the Tribunal.
7The revised proposal consists of two high-rise towers situated on a shared seven- to eight-storey podium. The development includes a mix of residential and commercial retail uses, with all residential units proposed as purpose-built rental housing. Tower A, located on the west portion of the site, is proposed at 49-storeys in height, while Tower B, on the east portion, is proposed at 46-storeys. Retail uses are to be located on the ground and second levels of the Tower A podium fronting Yonge Street, with residential units situated throughout the podium and both towers.
8In total, the proposal comprises 873 residential units, representing approximately 70,106 square metres (“m²”) of residential gross floor area, together with 740 m² of retail gross floor area. A minimum of 5 percent of the residential units are to be provided as affordable rental housing for a period of not less than 25 years. The proposal includes 1,897 m² of indoor amenity space and 1,790 m² of outdoor amenity space located within and atop the podium on the second, eighth, and ninth levels.
9Vehicle access is proposed from two driveways on Grandview Avenue, including a centrally located driveway providing a turning circle and access to three loading spaces. A five-level underground parking structure will accommodate 472 parking spaces, of which 369 are reserved for residents and 103 are shared visitor and commercial spaces. Twelve accessible spaces are proposed, divided equally between resident and visitor use. The proposed bicycle parking supply includes 698 long-term spaces and 175 short-term spaces, yielding ratios of 0.8 and 0.2 spaces per unit respectively.
10Streetscape improvements are proposed along both Yonge Street and Grandview Avenue, including a 2.1-metre sidewalk, new tree plantings, raised planter beds, integrated seating, and high-albedo concrete paving, as shown on the landscape plans prepared by Ferris + Associates Inc., dated February 2025. A 1.97-metre road widening along the Yonge Street frontage is to be dedicated to the Regional Municipality of York.
11The proposed OPA would redesignate portions of the Subject Property from “Urban Residential Area” to “Commercial/Community Amenity Area” in the City’s OP (1987), and further redesignate a portion from “Medium Density Housing” to “Community Amenity Area – Yonge/Steeles” within the Thornhill Secondary Plan. The OPA also introduces site-specific policies to recognize the proposed mixed-use development and built form.
12The proposed ZBA would remove the Subject Property from By-law 2237 and incorporate them into By-law 2024-19, the City’s Comprehensive Zoning By-law. The ZBA would rezone the property from “HC2” Highway Commercial Automobile Zone and “R4” Fourth Density Single-Family Residential Zone under By-law 2237 to “MH-HR(IA)*XXX(HXXX)” Mixed-Use High Rise Intensification Area Exception Zone with a holding (H) provision under By-law 2024-19. Site-specific zoning standards are proposed to implement the mixed-use form and development parameters. The holding provision would remain in place until the conditions established by the City are satisfied and the “H” symbol is removed in accordance with the applicable by-law provisions.
13Since the time of the original applications, the City has advanced a series of policy initiatives and technical studies to guide future transit-oriented development along the Yonge Street corridor in anticipation of the Yonge North Subway Extension (“YNSE”). The Yonge Corridor Land Use and Built Form Study, initiated in June 2021 and adopted by Council on June 14, 2022, identified opportunities to accommodate complete communities, enhanced connectivity, and new housing and employment within the Steeles, Clark, and Royal Orchard Station areas. Within this framework, the Subject Property is located within the Steeles Station Area, identified as having capacity for the highest levels of height and density along the corridor, with tall buildings generally concentrated toward Yonge Street and height stepping down toward adjacent neighbourhoods.
14Building upon this study, the City initiated the Yonge Corridor Secondary Plan (“YCSP”) to translate the study’s findings into a statutory planning framework. An interim report on the YCSP was considered by the Development Services Committee on January 27, 2025, setting out emerging directions that encourage a mix of uses, residential intensification, active at-grade frontages, and a full spectrum of housing tenures and affordability.
15The revised proposal now before the Tribunal reflects the policy direction established through these concurrent municipal initiatives. The proposed height, density, and mixed-use form align with the emerging vision for the Steeles Station Area as an identified location for the tallest buildings within the Yonge Corridor, where the highest levels of intensification are to be focused in proximity to higher-order transit.
16The Tribunal received a Participant Statement from a local resident expressing opposition to the proposed development. The Participant identified concerns regarding existing traffic congestion and safety at the intersection of Yonge Street and Grandview Avenue, potential increases in traffic volumes associated with the proposed development, on-street parking conditions, and cumulative impacts from other high-rise proposals in the surrounding area.
17In response, Mr. Jacobs, referenced the Transportation Impact Study prepared by LEA Consulting Ltd., which concluded that the local road network is capable of accommodating traffic generated by the proposed development. While certain intersection movements are projected to operate at a lower level of service under future conditions, the study identifies mitigation measures, including transit demand management initiatives, enhanced pedestrian and cycling connections, and support for multi-modal transportation. Mr. Jacobs further noted that the planned Yonge North Subway Extension is anticipated to shift travel patterns toward higher-order transit over time.
18The Tribunal has considered the concerns raised in the Participant Statement and finds that the transportation evidence filed adequately addresses these matters within the context of the proposed development.
19Disposition of the matter has come before the Tribunal as a settlement motion. The Tribunal confirms that it has received, reviewed and considered the following materials and submissions:
i. the uncontested opinion evidence of Mark Jacobs, a Registered Professional Planner and full member of the Canadian Institute of Planners, contained in his comprehensive affidavit sworn October 24, 2025 (marked as Exhibit 1);
ii. the Appellant’s Document Book dated October 24, 2025 (marked as Exhibit 2);
iii. Participant Statements filed with the Tribunal in the name of Augustine Au, dated September 11, 2024;
iv. Metrolinx’s Letter regarding their Party Status, dated October 30, 2025; and
v. the Parties’ oral/written submissions in support of the settlement.
DECISION AND ORDER
20The Tribunal understands that the aforementioned sworn affidavit evidence of Mr. Jacobs reflects revisions to the applications before the Tribunal that were reached through the cooperative efforts of the Parties.
21The Tribunal accepts the opinion evidence of Mr. Jacobs as presented in his affidavit and similarly finds that the proposed developments height, density, and mixed-use form align with the emerging vision for this portion of the Yonge Corridor and represent an appropriate form of transit-supportive development. Accordingly, the Tribunal finds that the subject applications, as revised, have regard to those applicable matters of provincial interest found in section 2 of the Planning Act, are consistent with the Provincial Planning Statement, 2024, conform to York Region Official Plan, have regard for the 2014 Markham Official Plan, meet the general intent of the 1987 Markham Official Plan and Thornhill Secondary Plan, and otherwise reflects principles of good land use planning.
22THE TRIBUNAL ORDERS THAT:
The appeal is allowed in part, and Orders that the Official Plan (1987) for the City of Markham is modified as follows, and as set out in Attachment 1 to this Order;
The appeals against By-laws 2237 and 2024-19, each as amended, of the City of Markham are allowed in part, and By-laws 2237 and 2024-19 each are amended as set out in Attachment 2 to this Order. In all other respects, the Tribunal Orders that the appeal is dismissed;
The Tribunal authorizes the municipal clerk of the City of Markham to assign a number to these bylaws for record keeping purposes;
The Tribunal may be spoken to if there are any issues implanting this Order.
“J. Innis”
J. INNIS MEMBER
Ontario Land Tribunal Website: www.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
Attachment 2