Ontario Land Tribunal

Tribunal ontarien de l’aménagement du territoire

ISSUE DATE: May 25, 2026

CASE NO(S).: OLT-26-000153

PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended

Applicant/Appellant: Parkway Hotels and Convention Centre Inc., 650 HWY 7 East Inc., and 9005 Leslie Street Inc.

Subject: Request to amend the Official Plan – Failure to adopt the requested amendment

Description: To permit the development of eight (8) high-rise mixed-use towers ranging from 39 to 49 storeys for a total of 3773 residential units

Reference Number: OPA-23-0003

Property Address: 600, 650 and 670 Highway 7 East and 9005 and 9009 Leslie Street

Municipality/UT: Richmond Hill/York

OLT Case No.: OLT-26-000153

OLT Lead Case No.: OLT-26-000153

OLT Case Name: Parkway Hotels and Convention Centre Inc., 650 HWY 7 East Inc., and 9005 Leslie Street Inc. v. Richmond Hill (City)

PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended

Applicant/Appellant: Parkway Hotels and Convention Centre Inc., 650 HWY 7 East Inc., and 9005 Leslie Street Inc.

Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision

Description: To permit the development of eight (8) high-rise mixed-use towers ranging from 39 to 49 storeys for a total of 3773 residential units

Reference Number: ZBLA-25-0018

Property Address: 600, 650 and 670 Highway 7 East and 9005 and 9009 Leslie Street

Municipality/UT: Richmond Hill/York

OLT Case No.: OLT-26-000155

OLT Lead Case No.: OLT-26-000153

Heard: April 20, 2026 by video hearing

APPEARANCES:

Parties

Counsel

Parkway Hotels and Convention Centre Inc., 650 HWY 7 East Inc., and 9005 Leslie Street Inc.

Daniel Angelucci Ira Kagan (in absentia) Sara Kagan (in absentia)

City of Richmond Hill

Carlton Thorne

York Region Standard Condominium Corporation 972 and York Region Standard Condominium Corporation 1008

Michael Cook

MEMORANDUM OF ORAL DECISION DELIVERED BY YASNA FAGHANI ON APRIL 20, 2026 AND ORDER OF THE TRIBUNAL

1This is the first Case Management Conference (“CMC”) for the above-noted matters. The Applicants, Parkway Hotels and Convention Centre Inc., 650 HWY 7 East Inc., and 9005 Leslie Street Inc. have filed appeals against the City of Richmond Hill (“City”) failure to make a decision regarding applications pursuant to s. 22(11), Official Plan Amendment (“OPA”), and s. 34(11), Zoning By-law Amendment (“ZBA”), of the Planning Act (“Act”). The Applications relate to the proposed development of eight high density, high-rise mixed-use towers ranging from thirty nine to forty nine storeys in height which will contain 3, 3773 residential units.

AFFIDAVIT OF SERVICE

2The Tribunal received the Affidavit of Service sworn by Christopher Drew dated April 7, 2026, and marked as Exhibit 1. There were no issues with the service of the Notice for the CMC, and as such, no further Notice is required.

PARTY AND PARTICIPANT STATUS REQUESTS

3The Tribunal received Party Status Requests from York Region Standard Condominium Corporation 972 and York Region Standard Condominium Corporation 1008 (“Condo Corp.”). Counsel for the Condo Corp. advised that his client represents residents of lands immediately adjacent to the proposed development. His client intends to provide evidence and submissions regarding the proposed development with concerns including height, mass, scale and an overdevelopment of the site. Neither counsel for the Applicant nor City opposed the Party Status Request. After hearing submissions, the Tribunal granted Party Status request to the Condo Corp.

4Raymond Lefaive requested Participant Status. He advised that he is a nearby resident and lives in Ward 6 in the City (where the proposed development is intended). He expressed concerns with the density, traffic, parking, and lack of capacity for the School Board. Counsel for the Applicant opposed the request submitting that there is no comment from the school Board nor a request for the School Board to be a Party. Also, some of the concerns that have been brought up will be already addressed through the proceedings. Counsel for the City did not oppose the Participant Status request.

5Aaron Pun also is a nearby resident and lives in Ward 6 requesting Participant Status. His concerns related to shadows and traffic from the proposed development. Counsel for the Applicant opposed the Participant Status request citing similar reasons to Mr. Lefaive, namely that the issues would already be addressed in the proceedings. Counsel for the City did not oppose the Participant Status request.

6Upon hearing the submissions of Counsels, the Tribunal granted Participant Status request to Raymond Lefaive and Aaron Pun. The individuals are nearby residents with valid concerns regarding the proposed development which will aid the Tribunal in rendering its ultimate decision.

NEXT STEPS

7Counsels requested a second CMC in the future with enough lead time to discuss the necessary issues as well as to potentially explore discussions about mediation. Counsel for the City advised that he will be preparing a report for the City in hopes of obtaining instructions following a Council meeting later in May 2026.

8After hearing and considering the submissions of the Parties, the Tribunal agreed to schedule a second CMC on Monday, July 27, 2026, at 10 a.m. The Tribunal directed the Parties to work with each other and circulate a draft Procedural Order (“PO”) and Issues List (“IL”) by Monday, July 13, 2026 and for the Applicant to file the draft with the Tribunal by Monday, July 20, 2026.

9Parties 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/656004293

Access Code: 656-004-293

10Parties 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

11Persons who experience technical difficulties accessing the GoTo Meeting application, or who only wish to listen to the event can connect to the event by calling in to an audio-only telephone line: (Toll-Free) 1-888-299-1889 or +1 (647) 497-9373. The Access Code is as indicated above.

12Individuals 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 Hearing by video 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.

13As 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.

ORDER

14The Tribunal Orders that:

a. Party Status is granted to York Region Standard Condominium Corporation 972 and York Region Standard Condominium Corporation 1008;

b. Participant Status is granted to Raymond Lefaive and Aaron Pun;

c. The draft Procedural Order and Issues List is to be filed by the Applicant by Monday, July 20, 2026;

d. The second Case Management Conference is scheduled to commence by Video Hearing on Monday, July 27, 2026 at 10 a.m.;

e. The Tribunal may be spoken to in the event of any issue arising from this Order.

15There will be no further Notice, and the Member is not seized.

“Yasna Faghani”

Yasna Faghani

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.