Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE:
November 25, 2025
CASE NO(S).:
OLT-22-002608
(Formerly PL170151)
OLT-21-001787
(Formerly PL111184)
OLT-22-002104
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.
Applicant and Appellant:
7553 Islington Holding Inc.
Subject:
Request to amend the Official Plan - Failure of the City of Vaughan to adopt the requested amendment
Existing Designation:
“Low Density Residential” and “Open Space”
Proposed Designation:
“Medium Density Residential”
Purpose:
To permit the development of a multi-storey residential building containing 490 residential units with variable heights of 12-storeys and 17-storeys, inclusive of a 7-storey podium
Property Address/Description:
7553 Islington Avenue & 150 Bruce Street/ Part of Block 88, Registered Plan 65M-2059, Lots 4 and 5, Concession 7
Municipality:
City of Vaughan
Approval Authority File No.:
OP.08.017
OLT Case No.:
OLT-22-002608
Legacy Case No.:
PL170151
OLT File No.:
OLT-22-002608
Legacy File No.:
PL170151
OLT Case Name:
7553 Islington Holding 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:
7553 Islington Holding Inc.
Subject:
Application to amend Zoning By-law No. 1-88, as amended – Neglect of application by the City of Vaughan
Existing Zoning:
“A - Agricultural Zone”, “OS1 - Open Space Conservation Zone” and “R1 9(643) – Residential Zone”
Proposed Zoning:
“RA3 – Apartment Residential Zone” and “OS1 – Open Space Zone” with site specific exceptions
Purpose:
To permit the development of a multi-storey residential building containing 490 residential units with variable heights of 12-storeys and 17-storeys, inclusive of a 7-storey podium
Municipality:
City of Vaughan
Municipal File No.:
Z.16.022
OLT Case No.:
OLT-22-002608
Legacy Case No.:
PL170151
OLT File No.:
OLT-22-002611
Legacy File No.:
PL170152
PROCEEDING COMMENCED UNDER subsection 17(40) of the Planning Act, R.S.O. 1990, c. P.13, as amended.
Appellant:
1042710 Ontario Limited (aka 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 Official Plan Amendment No. New Official Plan
Municipality:
City of Vaughan
OLT Case No.:
OLT-21-001787
Legacy File No.:
PL111184
OLT File No.:
OLT-21-001787
Legacy File No.:
PL111184
OLT Case Name:
Duca v. Vaughan (City)
PROCEEDING COMMENCED UNDER subsection 34(19) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.
Appellant
1042710 Ontario Limited (aka Royal Centre)
Appellant
1096818 Ontario Inc. Jordan, Ryan, and Brittany Fisch
Appellant
1150 Centre Street GP Inc.
Appellant
1163919 Ontario Ltd., 1888836 Ontario Ltd., and 1211612 Ontario Ltd.
and others
Subject:
Zoning By-law
Description:
New City-wide comprehensive zoning by-law
Reference Number:
By-law 001-2021
Property Address:
City Wide
Municipality/UT:
Vaughan/York
OLT Case No:
OLT-22-002104
OLT Lead Case No:
OLT-22-002104
OLT Case Name:
D'Aversa v. Vaughan (City)
PROCEEDING COMMENCED UNDER subsection 34(19) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.
Appellant
1042710 Ontario Limited (aka Royal Centre)
Appellant
1096818 Ontario Inc. Jordan, Ryan, and Brittany Fisch
Appellant
1150 Centre Street GP Inc.
Appellant
1163919 Ontario Ltd., 1888836 Ontario Ltd., and 1211612 Ontario Ltd.
And others
Subject:
Zoning By-law
Description:
Transitional by-law
Reference Number:
By-law 039-2022
Property Address:
City Wide
Municipality/UT:
Vaughan/York
OLT Case No:
OLT-22-003554
OLT Lead Case No:
OLT-22-002104
PROCEEDING COMMENCED UNDER subsection 9(1) of the Ontario Land Tribunal Act, 2021, S.O. 2021, c. 4, Sched. 6
Request by:
City of Vaughan
Motion for:
Adjournment of the Phase 2B Hearing
Heard:
November 18, 2025, by Video Hearing
APPEARANCES:
Parties
Counsel
7553 Islington Holding Inc.
Matthew Helfand Patrick Harrington (in absentia)
City of Vaughan
Raj Kehar Zaynab Al-Waadh Victoria Perricciolo (student-at-law)
Toronto and Regional Conservation Authority
Tim Duncan Matthew Rutledge (in absentia)
Armando Rosano, Elisa Testa, Vaughanwood Ratepayers’ Association
Amber Stewart
Regional Municipality of York
Alexis Alyea (in absentia) Not Appearing
Sarno Holdings Corporation
Meaghan McDermid
MEMORANDUM OF ORAL DECISION delivered BY STEVEN T. MASTORAS ON November 18, 2025, AND ORDER OF THE TRIBUNAL
INTRODUCTION
1The Tribunal held a Phase 2B Case Management Conference (“CMC”) regarding appeal proceedings brought by 7553 Islington Holding Inc. (“Appellant”) under the Planning Act (“Act”) for the City of Vaughan’s (“City”) failure or neglect to make a decision, within the prescribed timelines regarding a number of applications noted in the above captioned Title of Proceedings (“Appeals”).
2The Appeals filed, are regarding the lands municipally known as 7553 Islington Avenue and 150 Bruce Street (“Subject Lands”) in the City. The Appeals were previously consolidated by the Tribunal at the request of the Parties, and the matters were administratively divided to be considered in a Phase 1 and Phase 2 hearing structure. A Phase 2 Case Management Conference/Motion Decision (“CMC/Motion Decision”) was issued on March 13, 2025, which allowed a Motion submitted jointly by the Toronto Region Conservation Authority (“TRCA”) and the City requesting the bifurcation of the Phase 2 Hearing of the Merits.
PROPOSED DEVELOPMENT
3Generally, the Subject Lands consist of approximately 1.77 hectares (“ha”) situated north of Highway 407 and south of Highway 7, extending between Islington Avenue and Bruce Street. The Subject Lands are surrounded: to the north-west across Islington Avenue, by a vacant commercial lot and adjacent commercial plaza along Legion Court; to the immediate north, with lands owned by Sarno Holdings Corporation (“Sarno”); to the south-west by Islington Avenue; to the south-east by residential properties along Helen Street; to the north-east by Bruce Street, consisting of a number of residential dwellings, a large school property, with recreational amenities and fields; and, additional residential properties further north along Pioneer Lane. The Islington Avenue frontage is approximately 121 metres (“m”) and there is a 39 m frontage along Bruce Street under the Appellant’s ownership.
4The Appeals are seeking to facilitate the development of a 21-storey residential building, with 530 residential units and 549 parking spaces, including one full-level underground/below-grade, fronting along Islington Avenue, with a rear parking garage component of seven levels, coming up to grade at 150 Bruce Street, at the approximate Top of Bank (“TOB”). The building is proposed along the side of the valley wall of the Humber River Valley (“HRV”) by removing existing Woodland on the Subject Lands, including excavation of the valley slope of the HRV system, with grading modification and the removal of approximately 458 trees, as part of the development envelope as proposed. Primary vehicular access for the development would be from Islington Avenue, with emergency access being provided from 150 Bruce Street (“Proposal”).
5The Tribunal Member presiding over the CMC/Motion Decision, directed that a Phase 2A Hearing would first consider the “unresolved natural heritage and hazard land issues as threshold issues”, which would establish the permissible building envelope for the Proposal, in consideration of the Environmental Designations (“EDs”). Furthermore, if determined necessary, the Phase 2B Hearing would subsequently consider the Site- Specific, land use planning evidence. Therefore, the Phase 2A Hearing was expected to consider whether there is a permissible structure available to the Appellant to demonstrate that the Proposal will not negatively impact the EDs under the relevant policies and tests.
6A Phase 2A Hearing Decision (“Phase 2A Decision”) was issued on October 29, 2025, following a 10-day Hearing which took place in September 2025. The Phase 2A Decision, by this Tribunal Member, determined that the Proposal has satisfied all “unresolved natural heritage and hazard land issues as threshold issues.” The Tribunal was persuaded by the Appellant’s evidence that no constraints are found from the EDs, or the respective policy framework, and there were no impediments to the advancement of the Proposal, to a further Phase 2B Hearing of the Appeals, scheduled to commence on January 12, 2026, for a duration of 10-days.
7Furthermore, in the lead up to the Phase 2B Hearing, a subsequent CMC was scheduled for November 18, 2025, and the Parties were directed to submit a draft Procedural Order and Issues List (“PO/IL”), on or before November 10, 2025, for the Tribunal’s consideration.
CITY OF VAUGHAN-NOTICE OF MOTION
8At the outset of the CMC, the Tribunal considered the City’s Notice of Motion (“Motion”) pursuant to s. 17.3 of the Tribunal’s Rules of Practice and Procedure (“Rules”), seeking an adjournment of the January 12, 2026, on consent of the TRCA, Armando Rosano, Elisa Testa, and the Vaughanwood Ratepayers’ Association (together, the “Consenting Parties”). Appellant Counsel had not consented to this request in advance of the CMC, preferring to provide submissions at the CMC.
9Exhibits considered, resulting from the Motion included:
City’s Notice of Motion Record (November 13, 2025);
Affidavit of Service of the Motion Record, signed by Natalia Manassero (November 17, 2025);
Appellant draft Procedural Order (November 11, 2025);
City draft Issues List (November 11, 2025); and,
TRCA Issue List (November 11, 2025).
10The Motion was seeking an Order of the Tribunal adjourning the Phase 2B Hearing currently scheduled to commence on Monday, January 12, 2026, for a duration of 10-days. More specifically, the request was for a short adjournment to reschedule the Phase 2B Hearing to new dates commencing mid-February 2026 onwards, subject to: the Parties’ availability and for a duration to be determined on consent of the Parties; an Order that the time for serving the Notice of Motion be abridged; and such further relief as counsel may advise and the Tribunal may permit.
11As previously noted, the Phase 2A Decision required that the PO/IL be submitted for the purposes of this CMC, on or before November 10, 2025. Counsel for the City advised that the draft Procedural Order submitted by the Appellant on November 11, 2025, Exhibit 3, without consent of the Parties, partly due to concerns with the proposed summary of exchange dates and noted the IL was shared by the City and TRCA with the Appellant on November 10, 2025, and submitted to the Tribunal on November 11, 2025.
12Counsel for the City further submitted that regarding the Phase 2B Hearing:
There is insufficient time to prepare for the scheduled dates in January 2026, noting the importance of procedural fairness, with compressed timelines and a risk of procedural inefficiency;
The list of 35 issues is complex, and that an approximately six-week period, combined with the December 2025 statutory holiday period, was very challenging for the City to prepare fully for the scheduled Hearing;
Instructions from the City of Vaughan Council resulting from the Phase 2A Decision are expected around the November 25, 2025, Council Meeting, which further impacts the City’s ability to fully complete its work in the lead up to the January 12, 2026, Hearing;
Engaging experts, some of whom may be new to this matter, will undoubtedly, experience challenges onboarding, and scoping issues, limited by timing constraints;
More time could allow for better expert coordination, and opportunity for IL resolution/revisions; and,
A modest adjournment will not cause any significant prejudice to the Parties in the context of the Phase 2B Hearing.
13The Tribunal also canvassed other Counsel on behalf of the Consenting Parties and Counsel for Sarno, and there were generally no concerns with the request for a revised Phase 2B Hearing date, later in February/March 2025, other than the March Break period commencing after March 10, 2025.
APPELLANT SUBMISSIONS
14Counsel for the Appellant did not object to a reasonable adjournment of the dates for the Phase 2B Hearing. It became evident that the submission of any updated design/architectural modifications noted in the draft PO on November 28, 2025, was relatively challenging from a timing perspective, and that some adjustments to the proposed PO may be appropriate.
15Counsel for the Appellant had also briefly corresponded with their objection to Issue #16, and possibly some other Issues that may have referred to natural heritage considerations, which Counsel submitted were thoroughly dealt with and determined in the Phase 2A Decision. Counsel also stated that there were no significant changes anticipated with the Proposal and expressed concern that the Consenting Parties were attempting to relitigate or further delay the Hearing of the Appeals.
16Following some further submissions and reassurances from individual Counsel for the Consenting Parties, Appellant Counsel agreed to a short adjournment of the Phase 2B Hearing dates, allowing for some additional time for the matter to proceed and consented to the proposed revised dates suggested by the Tribunal.
MOTION DECISION AND CMC DIRECTIONS
17After carefully considering all submissions from Counsel on behalf of the Parties present, the Tribunal directed that the Phase 2B Hearing dates are to be rescheduled to commence on Monday, February 23, 2026, to Friday, March 6, 2026, for a total of 9-days (excluding Monday March 2, 2026), by Video Hearing at 10 a.m.
18Parties and/or Participants and/or Observers are asked to log in to the event at least 15 minutes before it begins to test their video and audio connections:
GoTo Meeting: https://global.gotomeeting.com/join/914098901
Access code: 914-098-901
19Parties and/or 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 GoTo Meeting or a web application is available: https://app.gotomeeting.com/home.html
20Persons who experience technical difficulties accessing the GoTo Meeting application or who only wish to listen to the event can connect to it by calling in to an audio-only telephone line: +1 (647) 497-9373 or (Toll Free) 1-888-299-1889. The access code is: 914-098-901.
21Individuals 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 event to ensure that they are properly connected at the correct time. Questions prior to the event may be directed to the Tribunal’s Case Coordinator.
22The Tribunal also directed that any updated plans relating to the Proposal, should be submitted on or before Monday, December 8, 2025. Furthermore, direction was given to submit an updated draft PO/IL to the Tribunal on or before Friday, December 12, 2025, which will help to guide the scheduled Phase 2B Hearing. This revised scheduling should assist in facilitating further opportunities for all Parties to continue their discussions in advance of the revised Phase 2B Hearing date.
23Parties were encouraged to continue in their efforts to scope issues, in the lead up to the Phase 2B Hearing, and were further assured that this Tribunal Member, who is seized of the matter, remains available to assist with any issues arising from these directions, if necessary, in the lead up to the holiday period in December 2025.
24Parties are also reminded of the availability of Tribunal-led mediation on mutual consent, if requested in anticipation of any of the Hearing dates as scheduled.
ORDER
25THE TRIBUNAL ORDERS THAT:
The Motion of the City of Vaughan requesting a brief adjournment of the originally scheduled dates for the Phase 2B Hearing of the Appeals by 7553 Islington Holding Inc., commencing on January 12, 2026, is hereby granted;
The Phase 2B Hearing of the Appeals by 7553 Islington Holding Inc., shall now be heard on the revised dates set-down by the Tribunal, scheduled to commence on Monday, February 23, 2026, to Friday March 6, 2026 (excluding March 2, 2026), in accordance with details outlined in Decision paragraph [17] and [18] above; and,
All other Directions in the Decision above, are hereby ordered.
26The Member is seized on this matter; and,
27The Tribunal remains available for any questions that may relate to the implementation of this Order.
“Steven T. Mastoras”
STEVEN T. MASTORAS
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.