Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: February 05, 2026
CASE NO(S).: OLT-25-000840
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.
Applicant/Appellant
Pier 27 Toronto (North) Inc. and Pier 27 Toronto (Northeast) Inc.
Subject:
Request to amend the Official Plan – Failure to adopt the requested amendment
Description:
To permit the development of a 45-storey mixed-use building and an 11-storey mixed-use building, known as Phase 3 of the Pier 27 development.
Reference Number:
21 143747 STE 10 OZ
Property Address:
19 - 37 Queens Quay E
Municipality/UT:
Toronto/Toronto
OLT Case No:
OLT-25-000840
OLT Lead Case No:
OLT-25-000840
OLT Case Name:
Pier 27 Toronto (Northeast) Inc. et al. v. Toronto (City)
PROCEEDING COMMENCED UNDER section 34(11) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.
Applicant/Appellant
Pier 27 Toronto (North) Inc. and Pier 27 Toronto (Northeast) Inc.
Subject:
Application to amend the Zoning By-law – Refusal or neglect to make a decision
Description:
To permit the development of a 45-storey mixed-use building and an 11-storey mixed-use building, known as Phase 3 of the Pier 27 development.
Reference Number:
21 134747 STE 10OZ
Property Address:
19 - 37 Queens Quay E
Municipality/UT:
Toronto/Toronto
OLT Case No:
OLT-25-000841
OLT Lead Case No:
OLT-25-000840
PROCEEDING COMMENCED UNDER section 114(15) of the City of Toronto Act, 2006, S.O. 2006, c. 11, Sched. A.
Applicant/Appellant:
Pier 27 Toronto (North) Inc. and Pier 27 Toronto (Northeast) Inc.
Subject:
Site Plan - Failure to approve
Description:
To permit the development of a 45-storey mixed-use building and an 11-storey mixed-use building, known as Phase 3 of the Pier 27 development.
Reference Number:
21 143750 STE SA
Property Address:
19 - 37 Queens Quay E
Municipality/UT:
Toronto/Toronto
OLT Case No:
OLT-25-000842
OLT Lead Case No:
OLT-25-000840
Heard:
February 2, 2026 by video hearing
APPEARANCES:
Parties
Counsel
Pier 27 Toronto (North) Inc. and Pier 27 Toronto (Northeast) Inc.
Christopher Tanzola Natalie Ast Cynthia MacDougall (in absentia)
City of Toronto Redpath Sugar Ltd. Toronto Port Authority Pier 27 Toronto (Northwest) Inc.
Ray Kallio Calvin Lantz Jonathan Cheng (in absentia) Kanwar Brar Sam Judson Andrew Jeanrie (in absentia) Christopher Tanzola Natalie Ast Cynthia MacDougall (in absentia)
MEMORANDUM OF ORAL DECISION DELIVERED BY T.F. NG ON FEBRUARY 2, 2026 AND ORDER OF THE TRIBUNAL
1This is the first Case Management Conference (“CMC”) for the above-noted matter. Pier 27 Toronto (North) Inc. and Pier 27 Toronto (Northeast) Inc. (“Appellants”) have filed appeals against the City of Toronto’s (“City”) failure to make a decision within the statutory time frames for the Appellants’ application to permit the development of a 45 storey mixed-use building and an 11 storey mixed use building known as Phase 3 of Pier 27 Development in respect of the property located at 19 – 37 Queens Quay East. The appeals were pursuant to s. 22(7), s.34(11) of the Planning Act and s. 114(15) of the City of Toronto Act.
2The Affidavit of Service on file was marked as Exhibit A.
PARTY / PARTICIPANT REQUESTS
3The Party status requests of Redpath Sugar Ltd. (“Redpath”); Toronto Port Authority (“TPA”) were, by consent, granted by the Tribunal. Additionally at the CMC, counsel, C. Tanzola, informed the Tribunal that his client, Pier 27 Toronto (Northwest) Inc. (“Pier 27 NW”) a related company to the Appellants, requests Party status. The Tribunal granted party status to Pier 27 NW by consent of parties subject to counsel’s undertaking to file the Party Status request within the week.
4The Participant status requests of Yu Yang; Christopher Zhao and Michael Bethke were, without objections, granted to them in their personal capacities.
DRAFT PROCEDURAL ORDER
5The Parties requested the Draft Procedural Order and Issues List (“DPO”) to be filed by the second CMC where the issues are familiar to parties and essentially on the development built form. Further the TPA Issues relate to the height of buildings and the flight path impact to the Billy Bishop airport. These issues will be reviewed by parties while the City’s Council meeting in April 2026 will afford counsel instructions on scoping of those issues.
6Counsels collectively requested a 2nd CMC in June 2026 and a two-week hearing to be scheduled, as a total of 10-12 expert witnesses may be called.
7The Tribunal directed that in the event that the matter is further scoped or is settled, parties are to inform the Tribunal early to release scheduled dates that are not required.
MEDIATION
8This matter relates to Phase 3 of the Pier 27 Toronto development. In Phase 1 and 2 of the redevelopments, the City, the Appellants and Redpath engaged in Tribunal- led mediation and had resolved the previous appeals by consent.
9Notwithstanding the current appeals, the Appellants remain open to mediation to resolve this matter with the City, Redpath and all interested parties. In fact, right after the CMC, counsel stated that parties have an appointment in the afternoon with the Tribunal’s mediation assessment team.
DISPOSITION
10The Tribunal will schedule a 2nd CMC and a 10-day Hearing. There is no further notice, and the Member is not seized. Parties are to update the Tribunal on the appeals and to finalize the Procedural Order at the 2nd CMC.
11The Tribunal directs that the DPO with the Issues list, be forwarded to the Case Coordinator by Friday, May 29, 2026.
CMC
12The Case Management Conference is scheduled to proceed by video at 10 a.m. on Friday, June 12, 2026.
13Parties and Participants are asked to log in to the Video Hearing at least 15 minutes before the start of the event to test their video and audio connections: GoTo Meeting: https://global.gotomeeting.com/join/442599157
Access Code: 442-599-157
14Parties and Participants 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
15Persons who experience technical difficulties accessing the GoTo Meeting application or who only wish to listen to the event can connect to it by calling in to an audio-only telephone line: +1 (647) 497-9391 or (Toll Free) 1-888-455-1389. The access code is: 442-599-157.
16Individuals 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.
HEARING
17The Hearing is scheduled to proceed by video at 10 a.m. from Monday, March 8, 2027 commencing at 10 a.m.to Friday, March 19, 2027 (10 days).
18Parties and Participants are asked to log in to the Video Hearing at least 15 minutes before the start of the event to test their video and audio connections:
GoTo Meeting: https://global.gotomeeting.com/join/719383509
Access Code: 719-383-509
19Parties and Participants 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
20Persons 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) 497-9373 or (Toll Free) 1-888-299-1889. The access code is the same as indicated above.
21Individuals 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 CMC by video to ensure that they are properly connected to the event at the correct time. Questions prior to the hearing event may be directed to the Tribunal’s Case Coordinator, having carriage of this Case.
ORDER
22THE TRIBUNAL ORDERS that:
a. Party status is granted to Redpath Sugar Ltd.
b. Party status is granted to the Toronto Port Authority.
c. Party status is granted to Pier 27 Toronto (Northwest) Inc.
d. Participant status is granted to Yu Yang; Christopher Zhao; and Michael Bethke.
e. The draft Procedural Order and Issues List is to be filed by May 29, 2026.
f. The Case Management Conference is as scheduled.
g. The 10-day Hearing is as scheduled.
“T.F. Ng”
T.F. NG
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.