Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: October 30, 2025
CASE NO(S).: OLT-22-003924
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.
Applicant/Appellant: Fieldgate Urban
Subject: Request to amend the Official Plan – Failure to adopt the requested amendment
Description: To permit a four block, 3034-unit mixed use development
Reference Number: 17 277456 ESC 38 OZ
Property Address: 670, 680 and 690 Progress Avenue
Municipality/UT: Toronto/Toronto
OLT Case No: OLT-22-003924
OLT Lead Case No: OLT-22-003924
OLT Case Name: Fieldgate Urban v. Toronto (City.)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.
Applicant/Appellant: Fieldgate Urban
Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision
Description: To permit a four block, 3034-unit mixed use development
Reference Number: 17 277456 ESC 38 OZ
Property Address: 670, 680 and 690 Progress Avenue
Municipality/UT: Toronto/Toronto
OLT Case No: OLT-22-003925
OLT Lead Case No: OLT-22-003924
Heard: September 15, 2025 by Video Hearing
APPEARANCES:
Parties
Counsel
Progress Consilium Developments Limited
Rodney Gill Arjun Prasad (articling student)
City of Toronto
Mark Piel Derin Abimbola
New-Can Realty Ltd.
Christopher Tanzola Justine Reyes
8104476 Canada Inc.
Michael Cook
MEMORANDUM OF ORAL DECISION DELIVERED BY HUGH S. WILKINS ON SEPTEMBER 15, 2025 AND interim ORDER OF THE TRIBUNAL
Link to Interim Order
1On September 15, 2025, the Tribunal convened a settlement hearing in relation to appeals brought by Progress Consilium Developments Limited (carrying on business as Fieldgate Urban) (“Appellant”) arising from the refusal by the City of Toronto (“City”) of the Appellant’s applications for official plan and zoning by-law amendments relating to the lands located at 670, 680 and 690 Progress Avenue (“subject lands”).
2On September 2, 2025, the Parties informed the Tribunal that they had reached a settlement of all of the issues, except for one, and they requested the convening of a hearing to consider the proposed settlement.
BACKGROUND
3The Appellant seeks to construct a mixed-use development on the subject lands. The subject lands are 2.7 hectares in size and presently contain low-rise commercial and light industrial buildings. The proposed development would consist of two residential blocks, a 2,641 square metre public park, and three mixed use blocks. It would consist of a variety of building heights and massing, with the tallest building being 54 storeys tall located near the corner of Progress Avenue and Consilium Place. It would have two public streets, one private street, service lanes, and three Open Spaces, including two privately-owned publicly accessible spaces (POPS). The residential component of the proposed development would have 3,203 units, including 158 studios, 2,242 one-bedroom units, 481 two-bedroom units, and 322 three-bedroom units. The proposed development would also have 1,599 square metres of retail space. There would be 1,337 residential parking spaces, 37 visitor parking spaces, and 346 short-term and 1,375 long-term bicycle parking spaces.
4New-Can Realty Ltd. (“New-Can”) is an Added Party. It initially had concerns regarding language in the proposed Zoning By-law Amendment as agreed between the Appellant and the City regarding stormwater overflows on to New-Can’s lands, which lie adjacent to the subject lands at 700 Progress Avenue. At the settlement hearing, New-Can discussed its concerns with the Appellant and the City and, through these discussions, all of the Parties were able to agree on revised language, which addresses New-Can’s issues