Retour aux projets de loi

Eight-Tower Redevelopment Settlement

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

Summary#

City Council considered a legal strategy for an Ontario Land Tribunal (OLT) appeal about a rezoning at 1–3 Concorde Gate and 10–12 Concorde Place. Council adopted the item, giving directions to the City Solicitor on a revised “with prejudice” settlement offer from the developer. The offer would allow a large, phased redevelopment with eight residential towers, new parks, a new public street with bike lanes, and space for a possible public elementary school. The apparent goal is to resolve the appeal and shape the project to meet key City planning objectives.

Key points from the settlement offer and staff report:

  • Main change: reduce towers from 9 to 8, with heights between 42 and 47 storeys; smaller tower floorplates (max 800 m²) and larger tower separations (about 27–32.7 m).
  • New public street (23 m wide, L‑shaped) linking Concorde Gate and Concorde Place, and widen Concorde Gate to 23 m to allow cycling lanes.
  • Two public parks on-site (about 1,225 m² north park and 1,319 m² south park), with a 107 m² shortfall to be paid as cash‑in‑lieu by the owner; above‑base upgrades at the north park to be built by the owner for development charge credits.
  • Possible Toronto District School Board (TDSB) elementary school in Phase 2 (needs provincial Minister’s approval); if no school, more non‑residential space will be added instead.
  • Increase in non‑residential space to at least 2,044 m², and up to about 5,295 m² if the school does not proceed; more retail and services at street level.
  • Parking reduced from 2,143 to 587 spaces; a construction management plan and a resident liaison committee are to be set up.

What is unclear:

  • The exact terms Council approved are partly confidential; the public report summarizes the offer but does not publish all final directions.
  • Whether the OLT will accept the settlement; a hearing was scheduled if no settlement.

What it means for you#

  • Nearby residents

    • Expect a long, phased build if the settlement proceeds: first towers at the northwest corner; the new street, north park, and school space (if approved) come in Phase 2; the south park in a later phase.
    • Two new public parks will be created on-site; the north park will get upgraded features designed and built by the owner.
    • A new public street connection with bike lanes will change local traffic and cycling routes between Concorde Gate and Concorde Place.
    • Construction impacts (noise, dust, traffic) are to be managed through a Construction Management Plan and a monthly Construction Liaison Committee with local representatives.

  • Parents and students

    • A new TDSB elementary school is planned in Phase 2, but it still needs Ministerial approval. If approval is not granted, the space will instead be used for other non‑residential uses (for example, office, community, retail), and the outdoor school yard could become public or private open space.

  • Future residents

    • High‑rise living with more family‑sized units than many past projects (about 27% two‑bedroom and 9% three‑bedroom units, to be secured in the zoning).
    • Ground‑floor non‑residential uses (such as retail or services) mainly along Concorde Gate and the new street.
    • Significantly fewer on‑site parking spaces than first proposed (587 spaces in total), which could mean more reliance on transit, walking, or cycling.

  • Cyclists and drivers

    • New cycling lanes are planned as part of a 23 m right‑of‑way, and a new street connection may change local circulation and access.

  • Community groups

    • The owner will provide financial security (letters of credit) and title restrictions to ensure the parks are delivered during phasing.
    • The owner has committed to study whether a private daycare is feasible as part of the non‑residential space.

  • Note

    • If the settlement is finalized, the developer’s subdivision appeal would be put on hold while remaining subdivision issues are worked out with City staff.

Expenses#

Estimated public cost: the report says there is no financial impact beyond what is already in the current year’s City budget.

  • The owner must dedicate parkland on‑site and pay cash‑in‑lieu for a 107 m² shortfall (amount to be set by the City’s real estate office).
  • The owner will post letters of credit as security for park delivery during phasing.
  • The owner will design and construct “above‑base” improvements at the north park and receive development charge credits from the City for those upgrades.
  • The owner funds required technical studies and updates (traffic, servicing, stormwater, hydrogeology, rail safety) as conditions before the final OLT order on zoning.

Proponents' View#

  • The offer appears intended to resolve the OLT appeal while improving urban design: fewer towers, smaller floorplates, and larger tower separations consistent with City tall‑building guidance.
  • It adds public benefits: a new 23 m public street with bike lanes, two public parks, and upgraded features for the north park.
  • It provides space for a new public elementary school in Phase 2, responding to local growth needs (subject to provincial approval).
  • It increases non‑residential uses at street level, which could add shops and services for residents.
  • It reduces parking and includes travel demand measures, which could be seen as supporting transit, walking, and cycling.
  • The TDSB stated support for the proposal at the Tribunal; Don Mills Residents Inc. (DMRI) withdrew its remaining issues and will not oppose at the hearing.

Opponents' View#

  • One concern is timing and phasing: key public pieces (the new street, the north park, and any school space) arrive in later phases, so benefits are staggered over time.
  • The school is not guaranteed; if Ministerial approval is not granted, the space changes to other non‑residential uses, which may not meet local school‑capacity needs.
  • The project remains tall and dense; even with design changes, there may be ongoing worries about traffic, shadows, wind, and overall fit with the area.
  • The large reduction in parking could lead to spillover parking on nearby streets unless managed well.
  • The final mix and location of non‑residential uses has built‑in flexibility; this could leave some uncertainty about which services will be delivered and when.
  • Some details remain confidential; without the released final directions, it is unclear exactly what Council authorized the City Solicitor to accept at the OLT.