1800 Sheppard Avenue East - Official Plan Amendment and Zoning By-law Amendment Applications - Decision Report - Approval

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The decision

2026-04-22 · Toronto City Council · amended

As filed

City Council on April 22 and 23, 2026, adopted the following: 1. City Council amend the Official Plan for the lands at 1800 Sheppard Avenue East substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (March 12, 2026) from the Director, Community Planning, North York District. 2. City Council amend former City of North York Zoning By-law 7625 for the lands municipally known as 1800 Sheppard Avenue East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 1 to motion 1.

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3. City Council, pursuant to Section 34(17) of the Planning Act, hereby determine that no further notice to the public is required of the proposed draft Site-Specific Zoning By-law amendments noted in Part 2 above. 4. City Council delegate the approval and signing authority to the Executive Director, Development Review for agreements related to payments-in-lieu of bicycle parking under the draft Zoning By-law Amendment referred to in Part 2 above in a form satisfactory to the City Solicitor. 5. City Council direct the Executive Director, Development Review to use $538 per short-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under the draft Zoning By-law Amendment referred to in Part 2 above be calculated. 6. City Council direct the Executive Director, Development Review to use $1076 per long-term bicycle parking space reduced, adjusted for inflation, as the basis upon which payments under the draft Zoning By-law Amendment referred to in Part 2 above be calculated. 7. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 8. City Council require the Owner to enter into an Amending Agreement pursuant to Section 37.1 of the Planning Act and the repealed and transitioned subsections 37(1) and (3) of the Planning Act to reflect the increase in height and density relative to that permitted in Zoning By-law 818-2003, to implement the requirements of the recommended Zoning By-law Amendment, in addition to the previously secured items, to the satisfaction of the Executive Director, Development Review and the City Solicitor.

On the agenda

As the city filed it

This Report recommends approval of the application to amend the Official Plan and Zoning By-law to permit the redevelopment of a portion of the Phase 1 lands (being 1A) at 1800 Sheppard Avenue East (Fairview Mall). The Phase 1A redevelopment proposes a 48-storey mixed use building with an 8-storey podium fronting onto Sheppard Avenue East. The building includes a total gross floor area of 38,413 square metres, 585 residential dwelling units, 184.4 square metres of non-residential gross floor area, and a total of 81 parking spaces.

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A 985.3 square metre landscaped Privately Owned Publicly-Accessible Space area adjacent to the entrance to the Don Mills Subway Station is also proposed. The Official Plan Amendment application is a technical amendment seeking to remove the requirement for a Draft Plan of Subdivision for a portion of the Phase 1 lands in Official Plan Amendment 775 which was approved by City Council on November 13 and 14, 2024. In addition, the proposed Official Plan Amendment seeks to split Phase 1 into Phase 1A and Phase 1B to facilitate the redevelopment of the southern portion of Phase 1 which fronts onto Sheppard Avenue East. The Zoning By-law Amendment amend various performance standards in order to facilitate the development and amend an existing Section 37 Agreement in order to secure 3 percent of the total residential gross floor area for affordable rental housing. Based on the proposed unit sizes and unit mix 18 affordable rental units would be provided. Based on the proposed unit sizes and unit mix 18 affordable rental units would be provided. This report reviews and recommends approval of both applications. The proposed Official Plan Amendment and Zoning By-law Amendment applications are consistent with the Provincial Planning Statement (2024) and conform to the City's Official Plan and have appropriate regard for the matters of provincial interest listed in Section 2 of the Planning Act. The draft Official Plan Amendment also conforms with the Sheppard East Subway Corridor Secondary Plan, including the previously approved Official Plan Amendment application (22 135661 NNY 17 OZ), which permits the redevelopment of the whole of the lands with a masterplan concept (Official Plan Amendment 775).

Staff recommended

The Director, Community Planning, North York District recommends that: 1. City Council amend the Official Plan, for the lands at 1800 Sheppard Avenue East substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to this report. 2. City Council amend former City of North York Zoning By-law 7625 for the lands municipally known as 1800 Sheppard Avenue East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this Report.

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3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. City Council require the Owner to enter into an Amending Agreement pursuant to Section 37.1 of the Planning Act and the repealed and transitioned subsections 37(1) and (3) of the Planning Act to reflect the increase in height and density relative to that permitted in Zoning By-law 818-2003, to implement the requirements of the recommended Zoning By-law Amendment, in addition to the previously secured items, to the satisfaction of the Executive Director, Development Review and the City Solicitor.

Considered

2026-03-31 · North York Community Council · adopted
Decision as filed
North York Community Council recommends that: 1. City Council amend the Official Plan, for the lands at 1800 Sheppard Avenue East substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to the report (March 12, 2026) from the Director, Community Planning, North York District. 2. City Council amend former City of North York Zoning By-law 7625 for the lands municipally known as 1800 Sheppard Avenue East substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to the report (March 12, 2026) from the Director, Community Planning, North York District.
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3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required. 4. City Council require the Owner to enter into an Amending Agreement pursuant to Section 37.1 of the Planning Act and the repealed and transitioned subsections 37(1) and (3) of the Planning Act to reflect the increase in height and density relative to that permitted in Zoning By-law 818-2003, to implement the requirements of the recommended Zoning By-law Amendment, in addition to the previously secured items, to the satisfaction of the Executive Director, Development Review and the City Solicitor.
Clerk’s note
The North York Community Council held a statutory public meeting on March 31, 2026, and notice was given in accordance with the Planning Act, RSO 1990.
2026-04-22 · Toronto City Council · amended

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