City Council December, 2025 Zoning Approvals: Waterfront Towers and Rental Growth

DEVELOPMENT PLANNING
December 19, 2025 by Anthony Teles   1.7K 

City Council December, 2025 Zoning Approvals: Waterfront Towers and Rental Growth

Twenty development applications were adopted by Toronto City Council at its December, 2025 meeting, advancing zoning permissions for projects ranging from mid-rise infill buildings to waterfront towers that add up to 11,889 new housing units for the city. The approvals would deliver more than 4,400 purpose-built rental units, of which 596 are secured affordable rental homes, and dozens of rental replacement units for buildings that would be redeveloped, alongside student housing approvals, community spaces, and parkland dedications. All the numbers are detailed below.

Downtown Toronto

Quayside Building 1A
City Council approved a Zoning By-law Amendment and Part Lot Control Exemption for Quayside Building 1A, advancing the first residential phase within the broader Quayside waterfront precinct. Proposed by Dream Unlimited and Great Gulf in partnership with Waterfront Toronto, and designed by Alison Brooks Architects with architects—Alliance as Architect of Record, the project would introduce two condominium towers rising 50 and 57 storeys. The approval permits 1,168 condominium units with ground-floor retail.

Quayside Building 1A (ghosted), designed by Alison Brooks Architects for Dream Unlimited, Great Gulf, and Waterfront Toronto

Quayside Building 1B
Council also approved a Zoning By-law Amendment and Part Lot Control Exemption for Quayside Building 1B. Designed by Henning Larsen Architects with architects—Alliance as Architect of Record, the proposal would introduce a 66-storey purpose-built rental tower on the south side of Lake Shore Boulevard East. The building would deliver 729 rental homes, including 176 affordable rental units, further building out the mixed-income residential program envisioned for Quayside. 

Quayside Building 1B, designed by Henning Larsen Architects for Dream Unlimited, Great Gulf, and Waterfront Toronto

Quayside Building 1C
A third approval was granted for Quayside Building 1C. Designed by Teeple Architects, the proposal would introduce a pair of 13-storey mixed-use rental buildings at Queens Quay East and Bonnycastle Street. The project would deliver 377 affordable rental units above 1,583m² of ground-floor retail space, forming part of the precinct-wide approvals that also facilitate block subdivision through the approved part lot control exemption.

Quayside Building 1C, designed by Teeple Architects for Dream Unlimited, Great Gulf, and Waterfront Toronto

530–550 Yonge Street
City Council approved the Zoning By-law amendment for 530–550 Yonge Street, a 68-storey mixed-use condominium tower planned for the northwest corner of Yonge Street and Breadalbane Street. Designed by Giannone Petricone Associates for KingSett Capital, the proposal would contain 822 condominium units above 1,012m² of ground-floor retail space. The approval requires a Tenant Assistance Plan be provided for tenants of the existing rental units that would be demolished.

530–550 Yonge Street, designed by Giannone Petricone Associates for KingSett Capital

543 Yonge Street
Council approved the Zoning By-law amendment for 543 Yonge Street, a 68-storey mixed-use condominium tower planned on the east side of Yonge Street in the Yonge–Wellesley area, between Wellesley and Maitland streets. Designed by Arcadis for CentreCourt, Fitzrovia Real Estate, and Choice Properties REIT, the proposal would contain 679 condominium units above 455m² of ground-floor retail space.

543 Yonge Street, designed by Arcadis for CentreCourt, Fitzrovia Real Estate, and Choice Properties REIT

One Front
Official Plan and Zoning By-law amendments were approved for One Front, a long-running proposal that would replace the existing Dominion Public Building podium with a two-tower mixed-use development. Proposed by Larco Investments and designed by architectsAlliance with heritage conservation by ERA Architects, the project would rise 45 and 49 storeys, delivering 592 purpose-built rental units alongside 35,079m² of office space, 11,168m² of retail, and 500m² of community agency space in the retained heritage structure. The approval secures amendments to an existing Section 37 agreement to provide the community space at no cost to the City.

One Front, designed by architects—Alliance for Larco Investments

149 College Street
Council approved the Official Plan and Zoning By-law amendments for 149 College Street, a 60-storey residential and student housing tower. Designed by Sweeny &Co for Northwest Development Corporation and Alignvest, the proposal would contain 845 units, including 620 student residences, alongside 4,817m² of institutional space. Council also directed staff to explore an in-kind Section 37 contribution for streetscape and pedestrian realm improvements, and asked that site plan approval secure features including a low-carbon energy strategy and an off-site parkland dedication.

149 College Street, designed by Sweeny &Co for Northwest Development Corporation and Alignvest

333 College Street
Official Plan and Zoning By-law amendments were approved for 333 College Street, a 19-storey mixed-use student rental building planned in the Kensington Market area, between Augusta Avenue and Spadina Avenue. Designed by Rafael + Bigauskas Architects for Parallax Investment Corporation, the proposal would deliver 629 student rental units above a small ground-floor retail component. The approval allocates a portion of Community Benefits Charge funding toward Toronto Community Housing capital upgrades in Ward 11.

333 College Street, designed by Rafael + Bigauskas Architects for Parallax Investment Corporation

Midtown Toronto

170–180 Merton Street
City Council approved the Official Plan and Zoning By-law amendments for 170–180 Merton Street, a 45-storey market-rate rental tower planned for Davisville Village, between Yonge Street and Mount Pleasant Road. Designed by Turner Fleischer Architects for Graywood Developments, the project would introduce 531 rental units above a small ground-floor retail component. The approval requests the identification of an off-site parkland dedication in lieu of an on-site requirement.

170–180 Merton Street, designed by Turner Fleischer Architects for Graywood Developments

North York

Parkside Square (Phase 4)
Approval was granted for Parkside Square Phase 4, advancing the next phase of the broader Parkside Square development in Henry Farm. Proposed by Tribute Communities and designed by Turner Fleischer Architects, Phase 4 would introduce a 43-storey purpose-built rental tower at Yorkland Boulevard and Smooth Rose Court, delivering 463 rental homes. The approval forms part of the multi-phase redevelopment of lands around Sheppard Avenue East and Consumers Road, and secures an amended Section 37 agreement requiring a $350,000 contribution toward nearby Toronto Public Library improvements.

Parkside Square Phase 4, designed by Turner Fleischer Architects for Tribute Communities

1 Herons Hill Way
Council reapproved 1 Herons Hill Way, a 34-storey residential building planned for the southeast corner of Heron’s Hill Way and Yorkland Road in Toronto’s Pleasant View area. While Council had previously approved zoning permissions in 2023, this decision is tied to changes to employment Gross Floor Area requirements, and maintains the originally secured affordable housing obligations. Designed by Graziani + Corazza Architects for Paradise Developments, the proposal would contain 343 units, including six secured as affordable rentals. The approval also requires a POPS (Privately-Owned Publicly-accessible Space) totalling approximately 520m².

1 Herons Hill Way, designed by Graziani + Corazza Architects for Paradise Developments

71 Talara Drive
City Council approved amendments for 71 Talara Drive, a 36-storey market-rate rental tower planned in Bayview Village, west of Bessarion Road. Designed by Turner Fleischer Architects for Tribute Communities, the project would deliver 385 rental units, including 18 affordable rentals and 29 replacement rental homes secured following approval of a Rental Housing Demolition application. The approval also secures a $2.25 million Section 37 contribution toward community facility improvements and includes detailed tenant relocation, assistance, and right-to-return provisions tied to the replacement rental units.

71 Talara Drive, designed by Turner Fleischer Architects for Tribute Communities

45–47 Sheppard Avenue East
City Council also approved 45–47 Sheppard Avenue East, a four-tower mixed-use residential development planned just east of Sheppard–Yonge Station in Willowdale, with buildings rising 30 to 59 storeys. Designed by B+H Architects for Lev Living, the proposal would deliver 2,377 condominium units alongside 3,117m² of ground-floor retail and 1,858m² of institutional and community space. The approval secures an in-kind community benefit including the conveyance of at least 762m² of community space to the City, and a phased on-site parkland dedication totalling approximately 1,159m².

45–47 Sheppard Avenue East, designed by B+H Architects for Lev Living

East York & Toronto East

2451–2495 Danforth Avenue
City Council approved the Official Plan and Zoning By-law amendments for 2451–2495 Danforth Avenue, a mixed-use development introducing 13- and 29-storey towers at the southeast corner of Danforth Avenue and Westlake Avenue in Danforth Village. Designed by Superkül for First Capital, the proposal would deliver 620 residential units above 3,220m² of ground-floor retail, including 13 affordable rental homes secured through Inclusionary Zoning. 

2451–2495 Danforth Avenue, designed by Superkül for First Capital

354 Pape Avenue
Council approved the Zoning By-law amendment for 354 Pape Avenue, a 10-storey mixed-use condominium building proposed in Leslieville, north of Gerrard Street East. Designed by Arcadis for Singma Properties, the project would contain 41 condominium units above a small ground-floor retail and office component. The approval recommends a requirement that at least 75% of construction hoarding advertising space be dedicated to artwork.

354 Pape Avenue, designed by Arcadis for Singma Properties

1012 Gerrard Street East
A Zoning By-law amendment was approved for 1012 Gerrard Street East, a 14-storey mixed-use condominium building at the northwest corner of Gerrard Street East and Marjory Avenue in South Riverdale–Greenwood. Designed by RAW Design for Pymbo Investments, the proposal would contain 112 condominium units above ground-floor retail space.

1012 Gerrard Street East, designed by RAW Design for Pymbo Investments

1291 Gerrard East
Council approved the Zoning By-law amendment for 1291 Gerrard East, a 12-storey mixed-use purpose-built rental building proposed in Leslieville. Designed by BNKC Architects for The Sud Group of Companies, the project would deliver 282 rental units above ground-floor retail space, including 29 rental replacement homes, with Council also approving a Rental Housing Demolition application to permit demolition of the existing rental units. The approval further secures six affordable rental units as an in-kind Section 37 contribution, maintained at Affordable Rent for a minimum 45-year period.

1291 Gerrard Street East, designed by BNKC Architects for The Sud Group of Companies

Maxium 1099 Broadview
City Council adopted the Official Plan and Zoning By-law amendments for Maxium 1099 Broadview, a mixed-use condominium development planned on the east side of Broadview Avenue in Pape Village. Proposed by Equiton Developments and designed by BDP Quadrangle, the project would comprise stepped building elements rising 14 and 16 storeys, delivering 313 condominium units above 633m² of at-grade commercial space. The approval includes provisions to explore an off-site parkland dedication.

Maxium 1099 Broadview, designed by BDP Quadrangle for Equiton Developments

Etobicoke & West Toronto

138 Dowling Avenue
City Council approved the Zoning By-law amendment for 138 Dowling Avenue, a 15-storey purpose-built rental building in Toronto’s Little Tibet–South Parkdale area, between King Street West and Queen Street West. Designed by Superkül for Oben Group, the project would contain 145 rental units. 

138 Dowling Avenue, designed by Superkül for Oben Group

16 Wilby Crescent
A Zoning By-law amendment was approved for 16 Wilby Crescent, a 39-storey residential condominium tower proposed for Toronto’s Weston neighbourhood, south of Hickory Tree Road and west of Weston Road. Designed by Graziani + Corazza Architects for Altree Developments, the proposal would house 436 condominium units. 

Previous design for 16 Wilby Crescent, designed by Graziani + Corazza Architects for Altree Developments

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.

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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.​