Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: February 12, 2026
CASE NO(S).: OLT-23-000938 OLT-23-001000
PROCEEDING COMMENCED UNDER subsection 17(24) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Appellant: Richmond Hill Against Overdevelopment
Subject: Proposed Official Plan Amendment No. 43
Description: To permit the development of a 28 storey high-density apartment building with a podium consisting of 284 residential units
Reference Number: D01-20004 (Official Plan Amendment 43)
Property Addresses: 10684 and 10692 Yonge Street
Municipality/UT: City of Richmond Hill/ Regional Municipality of York
OLT Case No.: OLT-23-000938
OLT Lead Case No.: OLT-23-000938
OLT Case Name: Richmond Hill Against Overdevelopment v. Richmond Hill (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant/Appellant: Sabella Ridge Estates Inc.
Subject: Zoning By-law Amendment Application – failure to make a decision
Description: To permit the development of a 28 storey high-density apartment building with a podium consisting of 284 residential units
Reference Number: D02-20010
Property Address: 10684 and 10692 Yonge Street
Municipality: City of Richmond Hill/ Regional Municipality of York
OLT Case No.: OLT-23-001000
OLT Lead Case No.: OLT-23-001000
OLT Case Name: Sabella Ridge Estates Inc. v. Richmond Hill (City)
BEFORE:
K.R. ANDREWS
Wednesday, the 12^th^
MEMBER
day of February, 2026
THESE MATTERS in respect of the lands at 10684 and 10692 Yonge Street in the City of Richmond Hill, having come for a public hearing on September 16 and 17, 2024 before the Ontario Land Tribunal (the “Tribunal”);
AND THE TRIBUNAL having issued an Interim Order on October 18, 2024 (the “Interim Order”), allowing in part, the appeals under subsection 17(24) and subsection 34(11) of the Planning Act, and withholding its Final Order contingent upon the City Solicitor confirming that the pre-requisite matters identified in the Interim Order have been satisfied;
AND THE TRIBUNAL having been advised by the City Solicitor that the pre-requisite matter identified in the Interim Order pertaining to the Official Plan Amendment has been satisfied by confirming that the final form and content of the Official Plan Amendment is satisfactory to the City’s Commissioner of Planning and Building Services;
AND THE TRIBUNAL having been advised by the City Solicitor that the final form and content of Official Plan Amendment 43 is satisfactory to the Parties;
AND THE TRIBUNAL having received a request by the City Solicitor for the Tribunal to issue its Final Order with respect to Official Plan Amendment 43;
NOW THEREFORE
THE TRIBUNAL ORDERS THAT the appeal under subsection 17(24) is allowed in part and Orders that Amendment No. 43 to the Official Plan for the City of Richmond Hill is modified as follows, and approved as set out in Attachment 1 to this Order.
THE TRIBUNAL FURTHER ORDERS THAT the issuance of its Final Order with respect to the Zoning By-law Amendment continues to be withheld, contingent upon confirmation of the City Solicitor that the final form and content of the Zoning By-law Amendment is satisfactory to the City’s Commissioner of Planning and Building Services.
THE TRIBUNAL FURTHER ORDERS THAT if the final form and content of the Zoning By-law Amendment has not been finalized by July 31, 2026, the Parties are to provide the Tribunal with an update on the status of the Zoning By-law Amendment.
“Matthew D.J. Bryan”
MATTHEW D.J. BRYAN
REGISTRAR
Ontario Land Tribunal
Website: olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248
The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal (“Tribunal”). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal.
Attachment 1
Amendment 43 To The Richmond Hill Official Plan
Table of Contents
Title Page
Part One – The Preamble
1.1 Purpose 1
1.2 Location 1
1.3 Basis 1
Part Two – The Amendment
2.1 Introduction 2
2.2 Details of Amendment 2 - 3
Richmond Hill Official Plan
Official Plan Amendment 43
The attached schedule and explanatory text constitute Amendment No. 43 to the City of Richmond Hill Official Plan.
This amendment was approved by the Ontario Land Tribunal in accordance with Sections 17 and 22 of the Planning Act on the ____ day of ____________, 2026.
Part One – The Preamble
1.1 Purpose
The purpose of this Amendment to the Richmond Hill Official Plan is to amend Chapter 6 of the Official Plan of the City of Richmond Hill in order to provide site specific polices related to 10684 and 10692 Yonge Street and to amend Schedule A11 to add the Exception Area 41 to the Schedule. The proposed development combines the sites into a single development parcel. This amendment will allow the development of a 28 storey mixed-use residential/commercial building on the subject lands with an overall maximum density of 4.0 FSI.
1.2 Location
The lands affected by this Amendment are located on the west side of Yonge Street, south of Elgin Mills Road, and are legally described as Part of Lots 53 and 54, Registered Plan 1931 (Municipal Addresses: 10684 and 10692 Yonge Street) (the "Subject Lands"). The area of the Subject Lands is 0.55 hectares (1.35 acres) and are shown on Schedule 1 attached hereto.
1.3 Basis
The proposed amendment is considered appropriate in accordance with the reasons provided by the Ontario Land Tribunal in its Decision dated October 18, 2024 (Case No. OLT-23-000938) attached hereto.
Part Two – The Amendment
2.1 Introduction
All of this part of the document entitled Part Two – The Amendment, consisting of the following text outlined in Section 2.2 constitute Amendment 43 to the Richmond Hill Official Plan.
2.2 Details of the Amendment
2.2.1 That Schedule A11 (Exceptions) to the Richmond Hill Official Plan be amended to identify the subject lands as Exception Area Number 41, as shown on Schedule 1 attached.
2.2.2 By adding the following to Chapter 6 (Exceptions):
“6.41
Notwithstanding any other provision of this Plan to the contrary, in accordance with the Ontario Land Tribunal Decision dated October 18, 2024 (Case No. OLT-23-000938) for the lands legally described as Part of Lots 53 and 54, Registered Plan 1931 (Municipal Addresses: 10684 and 10692 Yonge Street) and shown as Exception Area Number 41 on Schedule A11 (Exceptions) to this Plan, the following shall apply:
a. the maximum building height permitted on the subject lands shall be 28 storeys;
b. the maximum site density shall be 4.0 Floor Space Index (FSI) based on a site area of 5,452 square metres;
c. the floorplate size of any portion of a building above the podium shall generally be 800 square metres;
d. a reduction may be permitted to the minimum protection zone (buffer) to 0 metres (0 feet) from the outer limits of hazardous lands and hazardous sites to the satisfaction of the City and the Conservation Authority to facilitate development or site alteration. However, no such reduction shall be permitted unless it is demonstrated through a Geotechnical Study, Natural Heritage Evaluation and/or Floodplain Assessment, prepared to the satisfaction of the City and the Conservation Authority, that the development or site alteration will not pose a risk to human health and safety or property, will not adversely impact upon adjacent properties or infrastructure, and will not have a negative impact on adjacent key natural heritage features or key hydrological features and/or their functions;
e. development may be permitted to proceed in advance of the implementation of the approved flood remediation program in accordance with the final approved Yonge-Elgin Flood Remediation Class Environmental Assessment once a Flood Risk Assessment Study has been completed and submitted to the satisfaction of the City of Richmond Hill and the Conservation Authority demonstrating that the proposed development either maintains or decreases the level of flood risk associated with the area as well as provides specific actions and strategies for flood remediation, flood proofing, flood warning, emergency response measures, and the protection of any key natural heritage or hydrological features and their functions and the use of low impact development techniques and sustainable design solutions instead of traditional engineering solutions; and,
f. the maximum base building height permitted shall be 5 storeys.”