Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: February 23, 2026
CASE NO(S).: OLT-24-000691 OLT-24-001242
PROCEEDING COMMENCED UNDER subsection 14 of the Development Charges Act, 1997, S.O. 1997, c. 27.
Appellant: 2325483 Ontario Ltd. Appellant: 2347789 Ontario Limited Appellant: Ashcroft Homes Eastboro Inc. Appellant: Caivan Communities and others
Description: Development charges in By-law 2024-218 Reference Number: By-law 2024-218 Property Address: City-wide Municipality/UT: Ottawa/Ottawa OLT Case No: OLT-24-000691 OLT Lead Case No: OLT-24-000691 OLT Case Name: 2325483 Ontario Ltd. v. Ottawa (City)
PROCEEDING COMMENCED UNDER subsection 14 of the Development Charges Act, 1997, S.O. 1997, c. 27
Appellant: Caivan Communities Ltd. Appellant: Stittsville South Inc. Appellant: Minto Communities Inc. Appellant: Renaud Road East Owners Group Inc. et al.
Description: Determination of the development charges Reference Number: DC By-law 2024-451 Property Address: City-wide Municipality/UT: Ottawa/Ottawa OLT Case No.: OLT-24-001242 OLT Lead Case No.: OLT-24-001242 OLT Case Name: 1230374 Ontario Ltd. v. Ottawa (City)
Heard: February 17, 2026, by Video Hearing
APPEARANCES:
| Parties | Counsel |
|---|---|
| Caivan Communities Ltd. ("Caivan") | Brendan O’Callaghan |
| Other Appellants – Attachment 1 ("Other Appellants") | Ursula Melinz Tamara Belley |
| City of Ottawa ("City") | Timothy Marc |
MEMORANDUM OF ORAL DECISION DELIVERED BY JEAN-PIERRE BLAIS ON FEBRUARY 17, 2026 AND ORDER OF THE TRIBUNAL
INTRODUCTION
1The City adopted Development Charges By-law No. 2024-218 (Parent By-law) on May 15, 2024, as well as related By-laws No. 2024-221 (Gloucester East Stormwater Facilities), No. 2024-223 (Leitrim Stormwater Facilities), No. 2024-224 (Monahan Drain Stormwater Facilities), No. 2024-225 (N5 and Channelization Stormwater Facilities) and No. 2024-229 (Shirley’s Brook Stormwater Facilities). On October 30, 2024, the City adopted By-law No. 2024-451 which amended By-law No. 218.
2Caivan and the Other Appellants filed numerous appeals pursuant to section 14 of the Development Charges Act, 1997, S.O. 1997, c. 27 with respect to the above By-laws.
3On February 17, 2026, the Tribunal held its first Case Management Conference (“CMC”) to organize the appeal, address status requests and establish next steps in this proceeding.
NOTICE
4There were no issues raised with service of Notice of the CMC, which was sent administratively and as such, no further notice is required.
STATUS REQUEST
5The Tribunal received no request for Party or Participant status.
OPPORTUNITIES FOR SETTLEMENT
6Counsel for the Parties advised that they are seeking Tribunal-assisted mediation.
7The Parties are directed to advise the Tribunal, as soon as possible, of any settlement, and are encouraged to narrow the issues.
NEXT STEPS
8A draft Procedural Order was not provided to the Tribunal prior to the CMC as the Parties intend to pursue settlement discussions through Tribunal-assisted mediation. The Tribunal directed that a second CMC be scheduled to proceed by video hearing on Wednesday, October 7, 2026 at 10 a.m. At the second CMC, the Tribunal will consider the next steps in these proceedings.
9The Parties indicated that there is a high likelihood that a third set of appeals will be filled with respect to a related By-law or By-laws to be considered by the City in March 2026. If that is the case, Parties may seek to have those expected appeals to be considered together with the appeals under the OLT Lead Cases No. OLT-24-000691 and OLT-24-001242, which were both the subject of this CMC.
10Individuals are asked to log in to the event at least 15 minutes before the it begins to test their video and audio connections.
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Access code: 765-631-861
11Individuals are asked to access and set up the application well in advance of the event to avoid unnecessary delay. The desktop application can be downloaded at GoTo Meeting or a web application is available: https://app.gotomeeting.com/home.html.
12Individuals who experience technical difficulties accessing the GoTo Meeting application or who only wish to listen to the event can connect to the event by calling in to an audio-only telephone line: +1-647-497-9391 or (Toll-Free) +1-888-455-1389. The access code is: 765-631-861.
13Individuals are directed to connect to the event on the assigned date at the correct time. It is the responsibility of the persons participating in the event to ensure that they are properly connected at the correct time. Questions prior to the event may be directed to the Tribunal’s Case Coordinator.
14As of March 30, 2026, all hearing events are governed by the Tribunal’s Artificial Intelligence Practice Direction. This Practice Direction requires a party, participant, or witness to include a declaration within each submitted document if generative AI was used to create or generate content.
ORDER
15THE TRIBUNAL ORDERS its directions in this Decision.
“Jean-Pierre Blais”
JEAN-PIERRE BLAIS VICE-CHAIR
Ontario Land Tribunal Website: www.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
List of Other Appellants
| Appellant Name & Number | Counsel | Development Charge By-law No., corresponding OLT File No. & Appellant No. |
|---|---|---|
| 1230374 Ontario Ltd. [TCK Co-tenancy] | U. Melinz | • By-law 2024-451 / OLT-24-001242 (Appellant # 011248) |
| 1374537 Ontario Ltd. | U. Melinz | • By-law 2024-223 / OLT-24-000693 (Appellant # 010597) • By-law 2024-451 / OLT-24-001242 (Appellant # 011243) |
| 1384341 Ontario Ltd. | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010581) • By-law 2024-451 / OLT-24-001242 (Appellant # 011246) |
| 1534524 Ontario Inc. | U. Melinz | • By-law 2024-223 / OLT-24-000693 (Appellant # 010601) • By-law 2024-451 / OLT-24-001242 (Appellant # 011241) |
| 2325483 Ontario Ltd. | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010575 & 010581) • By-law 2024-451 / OLT-24-001242 (Appellant # 011246 & 011247) |
| 2347789 Ontario Ltd. | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010581 & 010590) • By-law 2024-218 / OLT-24-000691 (Appellant FROG # 010582) • By-law 2024-451 / OLT-24-001242 (Appellant # 011231 & 011246) • By-law 2024-451 / OLT-24-001242 (Appellant FROG # 011245) |
| Ashcroft Homes (Eastboro) Inc. (MNP Ltd., Court Appointed Receiver of Ashcroft Homes (Eastboro) Inc.) | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010585) • By-law 2024-221 / OLT-24-000692 (Appellant # 010593) • By-law 2024-451 / OLT-24-001242 (Appellant # 011251) |
| Caivan Communities | B. O’Callaghan | • By-law 2024-218 / OLT-24-000691 (Appellant # 010563) • By-law 2024-221 / OLT-24-000692 (Appellant # 010564) • By-law 2024-224/ OLT-24-000694 • By-law 2024-451 / OLT-24-001242 (Appellant # 011230) |
| Claridge Homes Corporation and Claridge Homes (Mer Bleue) Inc. | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010572) • By-law 2024-451 / OLT-24-001242 (Appellant # 011253) |
| Fernbank Road Landowners Group Ltd. | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010582) • By-law 2024-451 / OLT-24-001242 (Appellant # 011245) |
| Findlay Creek Property Ltd. | U. Melinz | • By-law 2024-223 / OLT-24-000693 (Appellant # 010565) • By-law 2024-451 / OLT-24-001242 (Appellant # 011242) |
| Findlay Creek Properties Ltd. (North) Ltd. | U. Melinz | • By-law 2024-223 / OLT-24-000693 (Appellant # 010598) • By-law 2024-451 / OLT-24-001242 (Appellant # 011240) |
| Findlay Creek Properties Ltd. (South) Ltd. | U. Melinz | • By-law 2024-223 / OLT-24-000693 (Appellant # 010600) • By-law 2024-451 / OLT-24-001242 (Appellant # 011240) |
| Glenview Homes (Innes) Ltd. | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010571) • By-law 2024-221 / OLT-24-000692 (Appellant # 010595) • By-law 2024-451 / OLT-24-001242 (Appellant # 011250) |
| Greater Ottawa Home Builder’s Association | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010578) • By-law 2024-451 / OLT-24-001242 (Appellant # 011238) |
| Kanata North Landowners Group Inc. | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010577) • By-law 2024-451 / OLT-24-001242 (Appellant # 011249) |
| Klondike Developments Inc. | U. Melinz | • By-law 2024-229 / OLT-24-000696 (Appellant # 010568) • By-law 2024-451 / OLT-24-001242 (Appellant #011236) |
| Mattamy (Fairwinds North) Ltd. | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010591) |
| Mattamy Mer Bleue Ltd. | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010574) • By-law 2024-451 / OLT-24-001242 (Appellant # 011252) |
| Minto Communities Inc. | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010570) • By-law 2024-221 / OLT-24-000692 (Appellant # 010596) • By-law 2024-225 / OLT-24-000695 (Appellant # 010567) • By-law 2024-451 / OLT-24-001242 (Appellant # 011232) |
| Renaud Road East Owners’ Group Inc. | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010583) • By-law 2024-451 / OLT-24-001242 (Appellant # 011233) |
| Richcraft Homes Ltd. & affiliated corporations | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010576) • By-law 2024-221 / OLT-24-000692 (Appellant # 010594) • By-law 2024-451 / OLT-24-001242 (Appellant # 011234) |
| Riverside South Development Corporation | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010584) • By-law 2024-451 / OLT-24-001242 (Appellant # 011235) |
| Stittsville South Inc. | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010589) • By-law 2024-451 / OLT-24-001242 (Appellant # 011231) |
| Tamarack (Cardinal Creek) Corporation | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010573) • By-law 2024-451 / OLT-24-001242 (Appellant # 011237) |
| Tamarack Developments Corporation | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010586) • By-law 2024-451 / OLT-24-001242 (Appellant # 011239) |
| Tamarack (Richmond) Corporation | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010587) • By-law 2024-451 / OLT-24-001242 (Appellant # 011239) |
| Tartan Homes Corporation | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010588) • By-law 2024-451 / OLT-24-001242 (Appellant # 011239) |
| Tartan Homes (North Leitrim) Inc. | U. Melinz | • By-law 2024-223 / OLT-24-000693 (Appellant # 010599) • By-law 2024-451 / OLT-24-001242 (Appellant # 011244) |
| Thomas Cavanagh Construction Ltd. | U. Melinz | • By-law 2024-218 / OLT-24-000691 (Appellant # 010581) • By-law 2024-451 / OLT-24-001242 (Appellant # 011246) |