News   Apr 02, 2026
Early Work Commencing on St Clair-Old Weston Station
 2.4K     3 
News   Apr 02, 2026
Cranes Up, Foundations Underway at Peter Gilgan Mississauga Hospital
 1.1K     0 
News   Apr 02, 2026
City Council March, 2026 Settlements: Negotiations Advance Projects Across Toronto
 2.7K     2 

80 Sheppard W (80 Sheppard West, ?s, ?)

N

Northern Light

Superstar
Member Bio
Joined
May 20, 2007
Messages
42,057
Reaction score
131,036
Location
Toronto/EY
Sajecki Planning has registered to lobby in respect of development of this property on behalf of the above group.

1679502938147.png


Location Context, this is fairly close to Yonge and NYCC, though beyond the ring road:

1679502981693.png

Looking West from the site in question.

Aerial pic:

1679503059150.png


Site size: ~17,000ftw (large enough to support a tower form)

Comments: Site is within 220M of Yonge-Sheppard Station and would likely benefit from MTSA status.
Precedent is NorthCore Condos, virtually across the street at 16s.

I will tag @sunnyraytoronto as this is fiefdom and he will likely have something to share!
 
Northern Light said:
Sajecki Planning has registered to lobby in respect of development of this property on behalf of the above group.

View attachment 463388

Location Context, this is fairly close to Yonge and NYCC, though beyond the ring road:

View attachment 463389
Looking West from the site in question.

Aerial pic:

View attachment 463390

Site size: ~17,000ftw (large enough to support a tower form)

Comments: Site is within 220M of Yonge-Sheppard Station and would likely benefit from MTSA status.
Precedent is NorthCore Condos, virtually across the street at 16s.

I will tag @sunnyraytoronto as this is fiefdom and he will likely have something to share!
Click to expand...
Nice find. About time this stretch of Sheppard densifies like North York Centre on Yonge has.
 
Railrunner said:
Nice find. About time this stretch of Sheppard densifies like North York Centre on Yonge has.
Click to expand...
We can also, I think and hope, expect the Sheppard line to eventually connect over to the other side of Line 1. Especially with the Downsview project adding so much density over there. That extension would open up a lot more viable options for people taking transit, and therefore drive development all along Sheppard. Unfortunately it doesn't seem like it's going to happen anytime soon.
 
ben.thebean1 said:
We can also, I think and hope, expect the Sheppard line to eventually connect over to the other side of Line 1. Especially with the Downsview project adding so much density over there. That extension would open up a lot more viable options for people taking transit, and therefore drive development all along Sheppard. Unfortunately it doesn't seem like it's going to happen anytime soon.
Click to expand...
I assume it would be bundled with the Sheppard East extension.
 
Northern Light said:
Site size: ~17,000ftw (large enough to support a tower form)

Comments: Site is within 220M of Yonge-Sheppard Station and would likely benefit from MTSA status.
Precedent is NorthCore Condos, virtually across the street at 16s.

I will tag @sunnyraytoronto as this is fiefdom and he will likely have something to share!
Click to expand...

"fief·dom ˈfēf-dəm. plural fiefdoms. Synonyms of fiefdom. : an area over which someone exercises control as or in the manner of a feudal lord."

Hmmm,... now, why would anyone think I'm Feudal? Or a Lord???

Anyways,... Transit-Hub really doesn't mean much around here,... the Secondary Plans still takes precedence,... at least for now, and the North York Centre Secondary Plan will be reviewed/strengthen later this year,..

This site is subject to the Sheppard Lansing Secondary Plan (previously named Sheppard Avenue Commercial Area Secondary Plan which is being split in half to Sheppard Lansing Secondary Plan and Sheppard Willowdale Secondary Plan)
- the main restriction on height is from transition to single residential house area at rear of site; requires 7.5m rear setback from rear property line, from there at 10.5-12.5m height (residential VS commercial/retail) must observe 45degree angular plane,... now due to lot depth,... oh, there's also requirement to convey first 10-15ft strip of frontage property to City for wider roadway,... now due to lot depth, most will be restricted to about 5-6-storeys depending on residential VS Commercial/Retail ratio. This will be a low-rise,... no tower!
1679517272215.png

https://www.toronto.ca/city-governm...avenue-commercial-area-secondary-plan-review/
https://www.toronto.ca/legdocs/mmis/2022/ny/bgrd/backgroundfile-174359.pdf

The 16-Storey NorthCore (previously Grmada Holdings' 14-storey UpZone-To-Flip) and PineLake's 11-storey 245 Sheppard West were not subject to these Secondary Plans because their original development applications were officially submitted prior to the Sheppard Avenue Commercial Area Secondary Plan being officially approved by City Council.


BTW, zoom into first photo that show list of tenants,... the main tenant of the current site is United Ways' North York Seniors Centre's Office/Support site, they also operate their Meals On Wheels and Ride To Doctors Office from this site,... now, we'll need to find another location for them near by,.... https://www.nyseniors.org/
 
Being un-stalled,.... new Development Proposal coming for this site - including (76), 80 & 86 Sheppard West and half of 68 Sheppard West???,..... Sajecki Planning Inc & Turner Fleischer Architects Inc,.... in "Pre-Application Consultation" stage.
1752427995743.png

68 Sheppard West Shelter | 28.5m | 6s | City of Toronto | Montgomery Sisam

CityPlanning docs are up for Purpose Built Homeless Shelter at 68 Sheppard West https://www.toronto.ca/city-government/planning-development/application-details/?id=5622573&pid=388414&title=CITY-INITIATED-68-SHEPPARD-AVE-W 6-storey 2.31FSI Lot frontage: 30.5m; Lot depth 29.4m; Total lot area...
urbantoronto.ca urbantoronto.ca

250' frontage along Sheppard West, depth at 117.66' but 79.5'(only for 50' near Bangor)

- 62 Sheppard West on 50’X117.66’ lot
*** (City-owned 68 Sheppard West Green-P Parking Lot on 100’X117.67’ lot)
- 80 (76) Sheppard West on 150’X117.67’ lot
- 86 Sheppard West on 50’X79.5’ lot

- 29 Bangor Rd on 50’X38.17’ lot directly north of 86 Sheppard (NOT Part of Land Assembly)
 
sunnyraytoronto said:
Being un-stalled,.... new Development Proposal coming for this site - including (76), 80 & 86 Sheppard West and half of 68 Sheppard West???,..... Sajecki Planning Inc & Turner Fleischer Architects Inc,.... in "Pre-Application Consultation" stage.
View attachment 665788

68 Sheppard West Shelter | 28.5m | 6s | City of Toronto | Montgomery Sisam

CityPlanning docs are up for Purpose Built Homeless Shelter at 68 Sheppard West https://www.toronto.ca/city-government/planning-development/application-details/?id=5622573&pid=388414&title=CITY-INITIATED-68-SHEPPARD-AVE-W 6-storey 2.31FSI Lot frontage: 30.5m; Lot depth 29.4m; Total lot area...
urbantoronto.ca urbantoronto.ca

250' frontage along Sheppard West, depth at 117.66' but 79.5'(only for 50' near Bangor)

- 62 Sheppard West on 50’X117.66’ lot
*** (City-owned 68 Sheppard West Green-P Parking Lot on 100’X117.67’ lot)
- 80 (76) Sheppard West on 150’X117.67’ lot
- 86 Sheppard West on 50’X79.5’ lot

- 29 Bangor Rd on 50’X38.17’ lot directly north of 86 Sheppard (NOT Part of Land Assembly)
Click to expand...

Fine, except lose the stratified open space, that makes no sense, and creates needless complications down the road.
 
Northern Light said:
Fine, except lose the stratified open space, that makes no sense, and creates needless complications down the road.
Click to expand...

This area under Sheppard-Lansing Area Secondary Plan is subject to 7.5m rear setback,... hence the 7.5m X 17m Stratified Conveyance - it's technically unbuildable space. One of the complaints about the proposed Purpose Built Homeless Shelter at 68 Sheppard West is that the backyard is too small,... so this Stratified Conveyance would allow extra backyard space for them.

Stratified Conveyance means the City would only own that ground layer,... and still allow the Developer (of (76), 80 & 86 Sheppard West and half of 68 Sheppard West) the flexibility to build something underground like underground Parking there (even through there's a rear setback!),.... but yes, IF something is built underground there like underground Parking, then every 40 years, everything on ground level would have to be ripped up to re-waterproof the underground Parking structure.
 
sunnyraytoronto said:
but yes, IF something is built underground there like underground Parking, then every 40 years, everything on ground level would have to be ripped up to re-waterproof the underground Parking structure.
Click to expand...

Yeah, that's my concern. Two different owners, conflicting needs/wants......
 
You must log in or register to post here.

Back
Top