[ad_1]
600 City Council November, 2025 Zoning Approvals: New Rentals, Parkland Across Toronto
Thirteen development applications across Etobicoke, North York, Midtown, Downtown, and Scarborough were adopted by Toronto City Council at its November, 2025 meeting last week, advancing zoning permissions for projects ranging from freehold townhouses to towers reaching 84 storeys. The approvals include over 2,600 purpose-built rentals, with a meagre seven secured as affordable units. Council’s decisions also entail parkland dedications, infrastructure upgrades, and community benefits across several neighbourhoods.
Forma
Council approved a change to the Official Plan and Zoning By-law approvals that were already in place for the west tower at Forma, A two-tower development from Great Gulf, Dream Unlimited, and Westdale Properties, the 73-storey east tower is already under construction. Plans for the 84-storey supertall west tower, however, are changing before the building comes to market. The 308 metre-tall proposal, designed by Gehry Partners with Adamson Associates Architects as Architect of Record, was previously approved with 8 storeys of office space on its podium levels, but the new OPA and ZBA submission asked for that replacement office space to be converted to another 234 residential units. The new approval secures an amended Section 37 Agreement, including a $250,000 contribution toward local streetscape improvements.
1138 Islington Avenue
Approval was granted for 1138 Islington, a 6-storey (22.35m) apartment building planned five blocks south of Bloor Street in the Norseman Heights area of Etobicoke. Designed by Project Studio Architects for NILRAK Construction, the purpose-built rental building would contain 37 units. Council’s decision secures agreements for any necessary municipal infrastructure upgrades, along with a request to increase onsite tree planting through Site Plan Control.
Revel Condos
City Council approved the Official Plan and Zoning By-law amendments for Revel Condos, a 12-storey (42.5m) mixed-use building proposed for the northwest corner of Lake Shore Boulevard West and Twenty Ninth Street in the Long Branch area of Etobicoke. Designed by SRN Architects for Eden Oak, the design includes 79 condominium units and ground floor retail.
5280 Dundas Street West
Zoning amendments were approved for 5280 Dundas Street West, a 42-storey (143.25m) mixed-use condominium tower planned for the Six Points area of Etobicoke, across the street from Kipling Station. Designed by Jahan Mehr Architects for Marlin Spring, the building would contain 462 condominium units above ground floor retail space. The decision includes provisions for payments-in-lieu for reduced long- and short-term bicycle parking spaces.
Hyatt House Airport
Approval was granted for Hyatt House Airport, a 14-storey (45.34m) hotel proposed on the west side of Carlingview Drive south of Dixon Road, immediately east of Pearson Airport in Etobicoke. Designed by Mataj Architects for Manga Hotels, the project would boast 182 hotel suites with 242 parking spaces and 25 bicycle spaces.
Casa Emery Village (Phases 3 & 4)
Council adopted the Official Plan and Zoning By-law amendments for Casa Emery Village (Phases 3 & 4), a multi-building development introducing five more towers ranging from 25 to 48 storeys at the southeast corner of Finch Avenue West and Weston Road in North York’s Emery Village area. (Five buildings are already built at the site; two mid-rises, and three high-rises.) Designed by Arcadis for Medallion Corporation, the new tower at the mixed-use community would deliver another 2,118 purpose-built rental units along with retail. The approval secures a 2,109m² on-site parkland dedication and requires municipal infrastructure agreements, including funding for a new traffic signal at Weston Road and Zappacosta Drive.
2425 Bayview Avenue
Council approved the Official Plan and Zoning By-law amendments for 2425 Bayview Avenue, a 6-storey (27m) condominium building planned on the edge of North York’s Bridle Path neighbourhood. Designed by Kirshenblatt Urban Architecture for Times Group Corporation, the design includes 56 condominium units. The approval secures a 662m² onsite parkland dedication and directs staff to explore enhanced screening at the vehicular access point.
850 York Mills
Approval was granted for 850 York Mills, a 9-storey (47m) mostly self-storage commercial building proposed on the north side of the road between Lesmill Road and Leslie Street. Designed by TACT Architecture with Cumulus Architects for Dymon Storage, the project would introduce 53,413m² of office, retail, and commercial space.
41-47 Hendon Avenue
Council approved the Official Plan and Zoning By-law amendments for 41–47 Hendon Avenue, a 38-storey (126.67m) mixed-use rental tower planned in North York’s Newtonbrook West area. Designed by Arcadis for Capital Developments and Kilmer Group, it would contain 399 purpose-built rental residential units above ground floor retail. The approval requires a Tenant Assistance Plan for the existing rental dwellings, and directs staff to explore in-kind community benefits and an offsite parkland dedication, along with a POPS (Privately-Owned Publicly-accessible Space) of about 70m².
5789 Steeles Avenue East
Council approved zoning amendments for 5789 Steeles Avenue East, a two-building industrial development planned for the southwest corner of Steeles Avenue East and State Crown Boulevard in the Milliken area of Scarborough. Designed by Baldassarra Architects for Carttera Private Equities, the project would introduce 46,294m² of industrial space in two single-storey buildings.
55 Eglinton East
Official Plan and Zoning By-law amendments were approved for 55 Eglinton East, a 55-storey (180.65m) mixed-use tower planned between Holly Street and Dunfield Avenue in Midtown. Designed by KIRKOR Architects for State Building Group, the design includes 684 units (comprising 677 condominiums and seven affordable rentals) along with ground-floor retail. The approval secures 1,165m² of non-residential or affordable housing space in lieu of office replacement, requires a minimum of six contiguous affordable units, and permits fulfillment of parkland obligations through an offsite dedication or cash-in-lieu.
861 Avenue Road
Council approved zoning amendments for 861 Avenue Road, a pair of 4-storey townhouse blocks planned in the Oriole Park neighbourhood of Midtown. Designed by Richard Wengle Architect for Kensington Equities, the project would include nine freehold units. The approval secures land conveyances along Avenue Road to achieve the 27m right-of-way and a 6m corner rounding at the northwest corner of the site.
UrbanToronto will continue to follow progress on these developments, but in the meantime, you can learn more about them from our Database files, linked below. If you’d like, you can join in on the conversations in the associated Project Forum threads or leave a comment in the space provided on this page.
* * *
UrbanToronto’s research and data service, UTPro, provides comprehensive data on construction projects in the Greater Golden Horseshoe—from proposal through to completion. Other services include Instant Reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from initial application.
