Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: March 18, 2026
CASE NO(S).: OLT-26-000088
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P. 13, as amended
Applicant/Appellant: Gallu Construction Inc.
Subject: Request to amend the Official Plan – Failure to adopt the requested amendment
Description: To permit the development of 5 residential towers, a mid-rise office building, a public park and 5 privately owned publicly accessible spaces
Reference Number: OP.23.009
Property Address: 3899 Highway 7
Municipality/UT: Vaughan/York
OLT Case No: OLT-26-000088
OLT Lead Case No: OLT-26-000088
OLT Case Name: Gallu Construction Inc. v. Vaughan (City)
PROCEEDING COMMENCED UNDER section 34(11) of the Planning Act, R.S.O. 1990, c. P. 13, as amended
Applicant/Appellant: Gallu Construction Inc.
Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision
Description: To permit the development of 5 residential towers, a mid-rise office building, a public park and 5 privately owned publicly accessible spaces
Reference Number: Z.23.017
Property Address: 3899 Highway 7
Municipality/UT: Vaughan/York
OLT Case No: OLT-26-000089
OLT Lead Case No: OLT-26-000088
Heard: March 16, 2026, by Video Hearing
APPEARANCES:
Parties
Gallu Construction Inc.
Counsel
Daniel Artenosi Justine Reyes
Parties
City of Vaughan
Counsel
Colin Dougherty Raj Kehar (in absentia)
Parties
Kingsmoor Developments Inc.
Counsel
Paul M. DeMelo Daniel Angelucci (in absentia)
MEMORANDUM OF ORAL DECISION DELIVERED BY STEVEN T. MASTORaS ON MARCH 16, 2026, AND ORDER OF THE TRIBUNAL
INTRODUCTION
1This matter is a first Case Management Conference (“CMC”) resulting from appeals under sections 22(7) and 34(11) of the Planning Act (“Act”) in the City of Vaughan (“City”) for the City’s failure to adopt the requested Official Plan Amendment application (“OPA”) and the refusal or neglect to make a decision regarding a Zoning By-law Amendment (“ZBA”) application (together the “Appeals”).
2The Appeals were submitted by Gallu Construction Inc. (“Gallu” / “Gallu Appeals”) for lands municipally known as 3899 and 3901 Highway 7 and 40 and 60 Winges Road, in the City (“Gallu Property”).
3The Gallu Property is located in the community of Woodbridge, in the southeast quadrant of Ansley Grove and Highway 7, and is approximately 1.60 hectares in size with a frontage of 135.43 metres (“m”) along Highway 7 and approximately 87 m along Winges Road. The Gallu Property is currently occupied by three single-storey commercial/retail buildings, a six-storey office building, and associated surface parking spaces.
4The proposed development consists of five high-rise buildings with heights ranging from 28 to 38-storeys containing a total of 1,981 residential units, an eight-storey mid-rise office building, a 1,603 square metre (“m2”) public park, and five Privately-Owned Publicly Accessible Spaces (“POPS”) (“Proposal”).
5The Proposal has a total Gross Floor Area (“GFA”) of approximately 138,082.14 m2 and a net Floor Space Index (“FSI”) of approximately 9.57. The total GFA for the Proposal is inclusive of approximately 949 m2 of live/work GFA located along the Highway 7 frontage, and 5,165 m2 of non-residential GFA located in the proposed eight-storey mid-rise office building.
6The Tribunal noted receipt of the Affidavit of Service, providing Notice of this CMC, signed by Daniel Teichman and marked as Exhibit 1.
STATUS REQUESTS AND DIRECTIONS
7A single written Party Status Request was submitted on April 13, 2026, by Kingsmoor Developments Inc. (“Kingsmoor”). As the owner of 177 Whitmore Road in the City, immediately adjacent to the Gallu Site, Kingsmoor is currently before the Tribunal with its own Site-Specific matter under appeal (OLT-25-000892) with a scheduled Merit Hearing set down for February 19, 2027 (“Kingsmoor Appeals”).
8Kingsmoor indicated that it intends to participate fully at any scheduled Hearing of the Appeals, including the submission of relevant expert evidence, cross-examinations of any witnesses, and any Tribunal-led mediation efforts, to assist the Tribunal with its adjudication.
9Two separate, written Participant Status Requests were submitted to the Tribunal including from:
2371933 Ontario Inc. (“2371933”/ “SKY”), as owner of the lands municipally known as 7520, 7540 and 7560 Weston Road in the City, who maintain their own separate Site Specific appeals under File No. OLT-25-000733 (“SKY Appeals”). SKY anticipates that it may be of assistance to the Tribunal, as it considers the Gallu Appeals, and requests that it would likely request Party status, as needed, if Tribunal-led Mediation is contemplated at some point in the future; and,
Marino On 7 Inc. (“Marino On 7”), as the owner of lands municipally located at 3883 Highway 7 in the City. Marino On 7 submitted that it does not take issue with the Gallu Appeals, nor do they object to the development of the Gallu Property. However, they do maintain interest in the outcome of the Gallu Appeals, as it relates to matters of transportation, height, density, transition, and other matters which may arise through these proceedings.
10Noting consent from all Parties to these requests, the Tribunal conferred Party status on Kingsmoor, and Participant status on SKY and Marino On 7, respectively.
RELATED TRIBUNAL MATTERS AND HEARINGS (WESTON 7 AREA)
11At a recent Motion Hearing for Direction (“Motion”) initiated by the City and granted, in part, by this Tribunal Member (Issued February 17, 2026), a related Phase 1 Transportation Hearing (“P1TH”) was established to deal with the commonality of transportation issues with three other appeals in the Weston 7 Area, currently before the Tribunal. As a recent Tribunal Appellant, Gallu was also served with these Motion materials and through their engagement at the Motion Hearing, were conferred Party status for the purposes of the P1TH.
12A further City Motion, originally scheduled to be heard at today’s CMC, is now re-scheduled for consideration at the P1TH-CMC on Monday, March 23, 2026. The objective of this further City Motion is intended to crystalize Gallu’s Party status related to the P1TH, as scheduled. Subsequent to this CMC, Gallu has confirmed through correspondence with the Tribunal (March 17, 2026), that they have consented to the pending City Motion and will engage fully, as a Party, during the P1TH process.
13The P1TH is scheduled to commence for up to ten (10) days, beginning Monday, August 10, 2026. Matters included to be heard together are OLT-25-000288 (“PEM Weston Appeals”), the SKY Appeals, the Kingsmoor Appeals, and more recently, the Gallu Appeals (together, the “P1TH Parties”). The Tribunal further noted that a draft final Procedural Order and Issues List (“PO/IL”) to help guide the P1TH proceedings is scheduled for submission to the Tribunal on or before Monday, March 16, 2026.
14Also important to note, is that the PEM Weston Appeals are now scheduled for a Merit Hearing on Monday, October 26, 2026 (for ten-days), resulting from the Tribunal Motion Decision of February 17, 2026.
15The SKY Appeals were recently scheduled for a Merit Hearing, commencing on Monday, November 30, 2026 (for ten-days).
16The Kingsmoor Appeals were also recently scheduled for a Merit Hearing commencing on Tuesday, February 16, 2027 (for nine-days).
GALLU HEARING
17Consistent with each of the other P1TH Parties, Gallu is requesting the same consideration from the Tribunal in scheduling their Site-Specific Merit Hearing, at the Tribunal’s discretion, in the spring of 2027 for approximately ten (10) days.
18After careful consideration of the Tribunal’s calendar, and on consent of the Parties involved with these Gallu Appeals, the Tribunal directed that a Merit Hearing shall be scheduled to commence for ten (10) days on Monday, May 17, 2027, to Monday, May 31, 2027, at 10 a.m. by video conference (excluding Monday, May 24, 2027).
19Parties 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/660145013
Access code: 660-145-013
20Parties 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
21Persons 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: 660-145-013.
22Individuals 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.
23As of March 30, 2026, all hearing events are governed by the Tribunal’s Artificial Intelligence Practice Direction. This Practice Direction requires a party, participant, or witness to include a declaration within each submitted document if generative AI was used to create or generate content.
24On consent of the Parties, the Tribunal also directs that a draft final PO/IL for the Gallu Appeals must be submitted to the Tribunal for its consideration and approval, on or before Friday, May 15, 2026. This PO/IL will serve to guide the Gallu Appeals Merit Hearing, as scheduled above.
25Finally, the Tribunal was appreciative of the respectful cooperation between Counsel for all of the Parties and Participants present and are reminded of the availability of Tribunal-led mediation at the appropriate time on consent of the Parties.
ORDER
26THE TRIBUNAL ORDERS THAT:
In the matter of Appeals from Gallu Construction Inc. against the City of Vaughan, a Merit Hearing is hereby scheduled to commence on Monday, May 17, 2027, with details and particulars noted above;
All other directions in this Decision are so ordered.
27The Member is not seized on this matter, however, is available to assist if anything is required from the Parties.
28There will be no further Notice.
“Steven T. Mastoras”
STEVEN T. MASTORAS
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.