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Settlement Could Allow 17-storey Tower

Titre complet:
Official Plan Amendment 309 - 18 Champlain Boulevard - Tippett Road Regeneration Area - Ontario Land Tribunal Hearing - Request for Directions

Summary#

City Council gave confidential instructions to the City Solicitor for an upcoming Ontario Land Tribunal (OLT) hearing about how Official Plan Amendment 309 (OPA 309) applies to 18 Champlain Boulevard in the Tippett Road Regeneration Area. The decision guides the City’s legal position and possible settlement steps. It does not, by itself, change land-use rules on the site.

  • The OLT hearing on the appeal of OPA 309 for 18 Champlain Boulevard was set to start November 20, 2023.
  • The owner of 18 Champlain Boulevard made a public “with prejudice” settlement offer proposing site-specific changes to OPA 309; Council considered this in giving directions.
  • The owner of 20 Champlain Boulevard is no longer pursuing its appeal; the City will seek a formal withdrawal or dismissal.
  • If the settlement offer is accepted and approved by the OLT, the western part of 18 Champlain could allow one tower up to 17 storeys (56 metres), with the rest staying lower-rise to face Champlain Boulevard.
  • The proposal would set a maximum density of 5.2 floor space index (FSI) on the mixed-use portion, remove a requirement to replace existing non-residential space on this site, and secure pedestrian links (including the Mud Creek Pathway and a mid-block connection).
  • What Council specifically directed is confidential; only the fact that directions were given is public.

What it means for you#

  • General public and nearby residents

    • No immediate change. The OLT will decide the appeal, or approve a settlement if one is reached.
    • If the settlement proposal were approved, you would likely see:
      • A new taller building (up to 17 storeys) on the west side of the site, with lower-rise, ground-related housing along Champlain Boulevard to face the existing neighbourhood.
      • A public walkway through the property to improve access to Wilson Subway Station.
      • The Mud Creek Pathway connection running north–south behind properties, and an east–west mid-block link.
      • Fewer requirements for shops or offices on this particular site (the proposal lifts a rule to replace existing non-residential space here).

  • Property owner at 18 Champlain Boulevard

    • Council has set the City’s legal direction for the OLT hearing. The offer you made proposes a split designation: Mixed Use Areas “D” (with one tower) on the west; Neighbourhoods “A” (low-rise) on the east.
    • Final outcomes depend on the OLT’s decision or an approved settlement.

  • Other landowners in the Tippett Road area

    • OPA 309 remains in force for other properties. The site-specific policies being discussed apply only to 18 Champlain Boulevard.
    • The City may seek formal resolution of the 20 Champlain Boulevard appeal.

  • Commuters and pedestrians

    • If the proposal proceeds, expect improved walking and cycling routes, including a mid-block path to Wilson Station and the Mud Creek Pathway connection.

Expenses#

No direct new public cost is identified beyond existing approved budgets.

  • The report states there is no financial impact from adopting the confidential recommendations beyond the current year’s budget.
  • Legal and planning staff time for the OLT hearing is expected to be covered within existing resources.
  • If development proceeds later, standard development approvals could secure parkland dedication, paths, and other improvements at the developer’s cost. Exact amounts are not provided.

Proponents' View#

  • The settlement offer argues the site is within the Wilson Station Major Transit Station Area and should support more homes near transit.
  • Allowing one 17-storey tower on the west, with lower-rise homes along Champlain Boulevard, could provide a clear transition to the existing neighbourhood.
  • A higher density (up to 5.2 FSI on the mixed-use portion) could add more housing choices within walking distance of the subway.
  • The proposal would add public connections, including a walkway to Wilson Station and the Mud Creek Pathway, improving access and active transportation.
  • Removing the non-residential replacement requirement on this site could make a housing-focused project more feasible and, the proponent contends, more affordable than low-rise-only options.

Opponents' View#

  • One concern is added height and density close to existing low-rise homes; the original OPA 309 approach for this site was lower-rise “Neighbourhoods A” (the settlement proposes a taller element on part of the site).
  • Lifting the requirement to replace non-residential space on this property may reduce local opportunities for jobs or services, which could weaken mixed-use goals in the area.
  • It is unclear from public materials what exact position the City has taken, because Council’s instructions are confidential.
  • The proposal’s impacts on traffic, parking, servicing, and shadowing would need careful review; while policies call for studies and mitigations, outcomes are not yet known.
  • Final decisions rest with the OLT, so timing and the exact form of any change remain uncertain.