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High-Rise Redevelopment Settlement Plan

Titre complet:
1-3 Concorde Gate and 10-12 Concorde Place - Zoning By-law Amendment - Ontario Land Tribunal Appeal - Request for Directions

Summary#

This item asked Toronto City Council to give legal direction on a proposed settlement of an Ontario Land Tribunal (OLT) appeal for a large redevelopment at 1–3 Concorde Gate and 10–12 Concorde Place. The settlement would revise an earlier plan to build a mixed-use community with eight high-rise towers, two new public parks, a new public street, and space for a possible Toronto District School Board (TDSB) elementary school. The aim was to resolve the appeal and set clear conditions for revised zoning.

Council did not adopt the item (vote lost 1–21).

Key proposed changes in the settlement offer:

  • Reduce towers on site from 9 to 8; set tower floor plates at 800 square metres or less, with separation distances of about 27–32.7 metres.
  • Lower tower heights to 42–47 storeys (down from 40–52 storeys in the original).
  • Add a TDSB elementary school in Phase 2 (if approved by the Minister of Education); include dual zoning so the space could allow residential and other uses if the school does not proceed.
  • Cut parking from 2,143 spaces to 587.
  • Increase non-residential space (retail/office and similar): minimum about 2,048 square metres if the school happens, or a minimum total of about 57,000 square feet if it does not.
  • Provide two large on-site public parks and a new public road (23-metre width), with parkland dedication shortfalls covered by cash-in-lieu if needed under the City’s parkland rules as amended by Bill 23.

What it means for you#

  • Nearby residents

    • If a settlement like this is approved later, expect a major new high-rise community with eight towers, two new parks, and a new public street.
    • Fewer on-site parking spaces could mean more residents rely on transit, walking, and cycling; it could also increase demand for nearby on-street parking.
    • More ground-floor retail and other non-residential space could add local services, especially if the school is not built (the plan would then require more non-residential space).

  • Parents and students

    • A new public elementary school could be built as part of Phase 2, but it is not guaranteed (it needs Ministerial approval). If the school does not proceed, the space would instead permit residential and other commercial/community uses.

  • Businesses and services

    • The plan sets a minimum amount of non-residential space. This could mean new retail, office, medical office, hotel, community centre, or private school uses on site, depending on final approvals.

  • City administration

    • Accepting a settlement would likely end the zoning appeal and pause the subdivision appeal while staff finalize technical conditions. If not settled, the OLT hearing proceeds based on the applicant’s revised plans.

Note: Council did not adopt the settlement direction at this meeting. The applicant indicated the OLT hearing would proceed using the revised plans if the offer was not accepted.

Expenses#

The City Solicitor’s report says adopting the confidential recommendations would not require new funding beyond the current year’s approved budget.

  • City costs: Ongoing legal and planning staff time related to the OLT case and technical review (traffic, servicing, stormwater, road plans, rail safety). No new budget allocation was identified.
  • Developer obligations (if a settlement is ultimately approved):
    • Dedication of two public park blocks, with cash-in-lieu if there is any shortfall based on final uses and floor area.
    • A letter of credit tied to parkland before certain building permits in Phase 1, and a small cash-in-lieu payment for a residual parkland amount identified in the offer (107 square metres).
    • Construction of a new public road and, if pursued by TDSB, the school in Phase 2.
    • Meeting technical conditions before the OLT issues a final zoning order (updated traffic, servicing, stormwater, hydrogeology, road plans, phasing plan, and rail safety measures).

Proponents' View#

  • The settlement appears intended to resolve litigation at the OLT and provide certainty for both the City and the applicant.
  • The revised plan reduces the number and height of towers, which could lessen shadowing and improve tower spacing.
  • Including two public parks and a new public street could improve open space and circulation for the area.
  • Adding a potential TDSB elementary school could serve new and existing families; if the school does not proceed, the plan still secures additional non-residential space for services.
  • Cutting parking and adding travel demand measures could reduce traffic impacts and encourage other ways of getting around.
  • Withholding final OLT approval until technical studies are updated could improve safety and infrastructure planning (traffic, stormwater, servicing, and rail safety).

Opponents' View#

  • Local residents’ groups asked Council to reject the settlement, citing:
    • Excessive density (they state it is higher than Yonge and Eglinton) despite not being close to the Wynford LRT station.
    • A new elementary school location they view as unsuitable (near the Don Valley Parkway and CP rail lines).
    • Minimal retail and other services.
  • Other uncertainties raised by the materials:
    • The school is not guaranteed; dual zoning means the space could convert to more residential and commercial uses if the school does not proceed.
    • The exact mix and timing of non-residential space beyond the minimums is not fixed and may shift between buildings/phases.
    • Parkland would rely on a combination of on-site parks and possible cash-in-lieu if there is any shortfall; the final on-site park size versus cash-in-lieu is not yet known.
  • No publicly available information on affordable housing requirements or the total unit count was provided in the supplied material.