Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: August 19, 2025
CASE NO.: OLT-23-000654 OLT-23-000655
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: Islington Village Development Inc.
Subject: Request to amend the Official Plan – Failure to adopt the requested amendment
Description: To redevelop the Property with a 12-storey mixed-use building with office, retail and residential uses
Reference Number: 22 139836 WET 03 OZ
Property Address: 4884-4896 Dundas Street W
Municipality/UT: City of Toronto
OLT Case No.: OLT-23-000654
OLT Lead Case No.: OLT-23-000654
OLT Case Name: Islington Village Development Inc. v. Toronto (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: Islington Village Development Inc.
Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision
Description: To redevelop the Property with a 12-storey mixed-use building with office, retail and residential uses
Reference Number: 22 139825 WET 03 SA
Property Address: 4884-4896 Dundas Street W
Municipality/UT: City of Toronto
OLT Case No.: OLT-23-000655
OLT Lead Case No.: OLT-23-000654
BEFORE:
F. LAVOIE MEMBER
Monday, the 11th day of August, 2025
THESE MATTERS having come for a public hearing and a settlement hearing, and the Ontario Land Tribunal in its Interim Order issued on September 24, 2024 (the “Order”), having allowed the appeals of the Official Plan and Zoning By-law Amendments, in part, and having withheld its Final Order pending the satisfaction of certain conditions, as set out in paragraph 2 of the Order;
AND THE TRIBUNAL having now been advised that the draft Official Plan Amendment and Zoning By-law Amendment have been finalized and that the conditions for the release of the Tribunal’s Final Order on the Official Plan and Zoning By-law Amendments have been satisfied;
THE TRIBUNAL ORDERS that:
The final form of the Official Plan Amendment to the City of Toronto Official Plan, as amended, attached hereto as “Attachment 1” is hereby approved; and
The final form of the Zoning By-law Amendment to City of Toronto Zoning By-law No. 569-2013, as amended, attached hereto as “Attachment 2” is hereby approved.
The Tribunal may be spoken to in the event that some matter should arise in connection with the implementation of this Order.
The Tribunal so Orders.
“Matthew D.J. Bryan”
MATTHEW D.J. BRYAN
REGISTRAR
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” OFFICIAL PLAN AMENDMENT
Authority: Ontario Land Tribunal Decision issued on [date] and Ontario Land Tribunal Order issued on [date] in Tribunal File [-]
CITY OF TORONTO
BY-LAW [Clerks to insert By-law number]
To adopt an amendment to the Official Plan for the City of Toronto
respecting the lands known municipally in the year 2024 as 4888, 4890 and 4894 Dundas Street West.
Whereas the Ontario Land Tribunal has approved amendments in a decision dated [date] in Tribunal File OLT [-] to the City of Toronto Official Plan with respect to the lands known municipally as 4888, 4890, 4894 Dundas Street West.
The Ontario Land Tribunal approves as follows:
- The attached Amendment No. XX to the Official Plan is adopted pursuant to the Planning Act, as amended.
Ontario Land Tribunal Decision issued on [date] and Ontario Land Tribunal Order issued on [date] in Tribunal File [-]
AMENDMENT ~ TO THE OFFICIAL PLAN
LANDS MUNICIPALLY KNOWN IN THE YEAR 2024 AS
4888, 4890 and 4894 DUNDAS STREET WEST
The Official Plan of the City of Toronto is amended as follows:
- Chapter 6, Section 12, Etobicoke Centre Secondary Plan, is amended by adding the following subsection to Section 4, Site and Area Specific Policies:
“4.14. 4888, 4890, 4894 Dundas Street West
Notwithstanding the policies of the Etobicoke Centre Secondary Plan regarding pedestrian scale indicated within Islington Village and Mixed Use Areas B, the Official Plan policies affecting the Site located on the north side of Dundas Street West, municipally known as 4888, 4890, 4894 Dundas Street West are as follows:
a) A building generally 82 metres tall and 25 storeys in height consisting of a tower portion located in the northwest portion of the site, set back 12 metres from the front lot line along Dundas Street West and a 13 metre-tall street wall that features a one-storey transition from the existing on-site heritage structure, with stepbacks at the second and third storeys is permitted.
b) The Zoning By-Law will contain numerical performance standards including minimum tower setbacks from lot lines, step backs from a base portion and maximum heights to:
i) Provide a high-quality and comfortable public realm that reinforces the base portion, visually limits the prominence of the tower portion, and emphasizes the pedestrian scale and village character of Islington Village; and
ii) Limit net new shadow impacts onto surrounding parks, open spaces and Dundas Street West.
c) As building heights increase, greater setbacks and stepbacks from the lot lines and base portion are required to achieve the objectives outlined in (b)(i) and (ii) above;
d) The relocation of the on-site heritage structure and the introduction of a minimum 30-square-metre Privately Owned Public Space (POPS) shall be limited to the locations specified in the Zoning By-law, to ensure that significant cultural, historical, and other community-valued elements are situated along the Dundas Street West streetscape.
- Chapter 6, Section 12, Etobicoke Centre Secondary