Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: April 9, 2026
CASE NO.: OLT-25-000031
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.
Applicant/Appellant: Urban Capital (Tippett) Inc.
Subject: Request to amend the Official Plan – Failure to adopt the requested amendment
Description: To facilitate the proposed redevelopment of 417 residential dwelling units.
Reference Number: 24 201112 NNY 06 OZ
Property Address: 2 Tippett Road
Municipality/UT: Toronto/Toronto
OLT Case No: OLT-25-000031
OLT Lead Case No: OLT-25-000031
OLT Case Name: Urban Capital (Tippett) Inc. v. Toronto (City)
PROCEEDING COMMENCED UNDER section 34(11) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.
Applicant/Appellant: Urban Capital (Tippett) Inc.
Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision
Description: To facilitate the proposed redevelopment of 417 residential dwelling units.
Reference Number: 24 201112 NNY 06 OZ
Property Address: 2 Tippett Road
Municipality/UT: Toronto/Toronto
OLT Case No: OLT-25-000032
OLT Lead Case No: OLT-25-000031
BEFORE:
K.R. ANDREWS
MEMBER
Monday, the 19^th^ day of January, 2026
THESE MATTERS having come before the Tribunal as a settlement hearing in writing and upon reviewing and having considered:
i. the uncontested opinion evidence proffered by Ryan D. Doherty, a Registered Professional Planner and full member of the Canadian Institute of Planners, in his comprehensive affidavit sworn November 24, 2025; and
ii. draft Order with attachments jointly submitted by the parties.
AND THE TRIBUNAL understands that the aforementioned sworn evidence of Mr. Doherty reflects revisions to the applications before the Tribunal that were reached through cooperative efforts of all Parties;
AND THE TRIBUNAL, having accepted the opinion evidence of Mr. Doherty as presented in his affidavit, finds that the subject applications, as revised, have regard to those applicable matters of provincial interest found in section 2 of the Planning Act, is consistent with Provincial Planning Statement (2024), and conforms with the City of Toronto Official Plan and, Site and Area Specific Policy 387. Further, the proposed development and draft planning instruments represent good planning and design and are in the public interest;
THE TRIBUNAL MAKES AN INTERIM ORDER THAT:
The appeals are allowed, in part, and the draft Official Plan Amendment (attached as Attachment 1) and the draft Zoning By-law Amendment (attached as Attachment 2) (collectively, the “Draft Planning Instruments”) for the lands municipally known as 2 Tippett Road (the “Lands”), are approved in principle, with the Applicant’s acknowledgement that the Draft Planning Instruments may continue to evolve in accordance with the satisfying the pre-conditions noted below;
The Final Order of the Tribunal shall be withheld until the Tribunal is in receipt of written confirmation from the City that the following conditions have been satisfied:
a. the final form and content of the draft planning instruments are to the satisfaction of the City Solicitor and the Executive Director, Development Review;
b. the applicant has satisfactorily addressed matters from Engineering and Construction Services as contained in the Engineering and Construction Services Memorandum dated November 6, 2024, and any outstanding issues raised by Engineering and Construction Services, arising from the ongoing technical review (including provision of acceptable reports and studies), as they relate to the subject applications, to the satisfaction of the Director, Engineering Review;
c. the applicant has submitted updated Phase One and Two Environmental Site Assessment Reports, Transportation Impact Study, Preliminary Geotechnical Investigation, Hydrogeotechnical Investigation, Hydrological Review Summary, Water Tight Letter, External Sanitary Sewer Analysis, Municipal Servicing Report, Servicing Report Groundwater Summary, and Stormwater Management Report to the satisfaction of the Director, Engineering Review;
d. the applicant has made satisfactory arrangements with Engineering and Construction Services and entered into the appropriate agreement with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the accepted Stormwater Management Report accepted by the Director, Engineering Review;
e. the applicant has satisfactorily addressed the Urban Design matters in the Urban Design Memorandum dated November 6, 2024, and any outstanding issues raised by Urban Design, arising from the ongoing technical review (including provision of acceptable reports and studies) as they relate to the subject applications to the satisfaction of the Director, Urban Design;
f. the applicant has satisfactorily addressed any outstanding issues raised by Transportation Services arising from the ongoing technical review (including provision of acceptable reports and studies), as they relate to the subject applications to the satisfaction of the General Manager, Transportation Services; and,
g. the applicant has satisfactorily addressed matters from the Tree Protection and Plan Review, Urban Forestry Memorandum dated November 6, 2024, and any outstanding issues raised by Urban Forestry, arising from the ongoing technical review (including provision of acceptable reports and studies), as they relate to the subject applications to the satisfaction of the Executive Director, Environment, Climate and Forestry.
The Member will remain seized for the purposes of reviewing and approving the final draft of the above planning instruments and the issuance of the Final Order;
The Tribunal may, as necessary, arrange the further attendance of the Parties to determine the additional timelines and deadline for the submission of the final form of the planning instruments and the issuance of the Final Order.
“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.