Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: February 06, 2026
CASE NO(S).: OLT-25-000892
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.
Applicant/Appellant: Kingsmoor Developments Inc.
Subject: Request to amend the Official Plan – Failure to adopt the requested amendment
Description: To permit a development consisting of three mixed-use towers ranging in height from 32, 35 and 38 storeys
Reference Number: OP.21.026
Property Address: 177 Whitmore Road
Municipality/UT: Vaughan/York
OLT Case No: OLT-25-000892
OLT Lead Case No: OLT-25-000892
OLT Case Name: Kingsmoor Developments Inc. v. Vaughan (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.
Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision
Description: To permit a development consisting of three mixed-use towers ranging in height from 32, 35 and 38 storeys
Reference Number: Z.21.055
Property Address: 177 Whitmore Road
Municipality/UT: Vaughan/York
OLT Case No: OLT-25-000893
OLT Lead Case No: OLT-25-000892
PROCEEDING COMMENCED UNDER subsection 41(12) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.
Subject: Site Plan
Description: To permit a development consisting of three mixed-use towers ranging in height from 32, 35 and 38 storeys
Reference Number: DA.22.007
Property Address: 177 Whitmore Road
Municipality/UT: Vaughan/York
OLT Case No: OLT-25-000894
OLT Lead Case No: OLT-25-000892
Heard: February 5, 2026 by Video Hearing
APPEARANCES:
Parties
Counsel
Kingsmoor Developments Inc.
Paul M. DeMelo
(“Applicant” / “Appellant”)
Daniel Angelucci
City of Vaughan
Raj Kehar
(“City” / “Vaughan”)
Colin Dougherty
Gallu Construction Inc.
R. Barron
Justine Reyes
Daniel Artenosi (in absentia)
MEMORANDUM OF ORAL DECISION DELIVERED BY STEVEN T. MASTORaS ON FEBRUARY 5, 2026 AND ORDER OF THE TRIBUNAL
INTRODUCTION
1This matter is a first Case Management Conference (“CMC”), resulting from appeals under sections 22(7), 34(11) and 41(12) 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”), the refusal or neglect to make a decision, regarding a Zoning By-law Amendment (“ZBA”) application, and failure to consider a Site Plan application (“SPA”) (together, “Applications” / “Appeals”).
2The Appeals were submitted by Kingsmoor Developments Inc. (“Applicant” / “Appellant”) for lands municipally known as 177 Whitmore Road, in the City (“Subject Site”).
3The Subject Site is located at the southeast corner of Whitmore Road and Highway 7, approximately 615 metres (“m”) west of Weston Road. The Subject Site is a corner lot with an approximate area of 1.16 hectares (“ha”) and has three street frontages of approximately 113 m along Whitmore Road, approximately 73 m along Highway 7, and approximately 67.97 m along Winges Road. The Subject Site is generally rectangular in shape, has flat topography, and currently, contains a one-storey commercial building with surface parking.
[4] The Applicant is proposing a development consisting of three (3) mixed-use buildings with heights of 32, 35, and 38-storeys with a shared podium structure of varying heights. The proposal would include 1,172 dwelling units, 885 parking spaces, retail space along the Highway 7 and Whitmore Road frontages, parkland dedication and a privately owned, publicly accessible landscaped courtyard. A gross floor area (“GFA”) of 93,500 square metres (“m2”) of residential gross floor area