Developers bcIMC and QuadReal have submitted a revised version of their plan to intensify Bayview Village Shopping Centre at Bayview and Sheppard in the Toronto borough of North York. The proposal to redevelop surface parking lots with new buildings and improve connections to Bayview subway station seeks Zoning Bylaw Amendments and an Official Plan Amendment, with the latest resubmission the result of a without prejudice settlement offer following an appeal to the Local Planning Appeal Tribunal (LPAT). 

The Hariri Pontarini Architects and DIALOG-designed proposal dates back to an application filed in July, 2017, seeking zoning for four mixed-use buildings along with a mix of underground and above-grade parking to intensify the site of mall. The proposal was presented at public meetings to work through the plans with City staff and members of the community. 

In February, 2018, the project was appealed to the LPAT following City Council’s failure to make a decision within the allotted 180 days of the submission. During the first prehearing conference in October, 2018, the City and bcIMC stated that discussions were ongoing towards a settlement plan, resulting in a settlement hearing being planned for the following spring. Further unresolved issues led to delays in the appeals process, and a subsequent series of prehearings culminated in a settlement offer being tabled this January, outlining revisions for the project in preparation for a final September, 2020 LPAT hearing.

Bayview Village redevelopment, image via submission to City of Toronto

The settlement offer is divided into two blocks of buildings along with public spaces, with a total gross floor area (GFA) of 149,123 m², consisting of 80,995 m² of residential space and 68,127 m² of retail space.

In the southwest corner of the property fronting Sheppard Avenue, a six-storey podium would support towers rising to 29 and 30 storeys, and with maximum tower floor plate sizes of 795 m². These heights have been adjusted from the previous proposal's 28 and 33-storey towers. A total gross floor area of 65,950 m² is proposed for the southwest development, which would include an above ground parking structure with an approximate gross floor area of 11,000 m².

Southwest towers at Bayview Village redevelopment, image via submission to City of Toronto

A total of 687 condominium units would be housed on this portion of the site, with a focus on family-friendly layouts. At least 10% of the total number of units are proposed with three or more bedrooms, and 40% are proposed with either two or three bedrooms. The unit breakdown includes a mix of 406 one-bedroom and one-bedroom+den layouts, 212 two-bedroom and two-bedroom+dens, and 69 three-bedrooms.

The parking garage would be built at the southwest corner of the mall, replacing existing surface parking for the adjacent Loblaws grocery store. A set of renderings for the new five-level above-grade garage show prominent Loblaws branding, as well as a mix of colourful cladding meant to add visual interest in place of a typical unadorned concrete garage.

Parking component, Bayview Village redevelopment, image via submission to City of Toronto

To the north and east of the existing mall, plans call for a pair of six-storey buildings, a 20-storey tower (increased from 19 storeys), and a modernized north face to the existing mall, combining for an approximate total GFA of 39,600 m².

Looking southwest across Bayview Village redevelopment, image via submission to City of Toronto

The north development's three buildings would house a combined 345 residential rental units, proposed in a mix of seven studio units, 155 one-bedroom and one-bedroom+dens, 139 two-bedroom and two-bedroom+dens, and 44 three-bedrooms. 

Looking southeast across Bayview Village redevelopment, image via submission to City of Toronto

Both public and privately-owned public spaces (POPS) are planned for the site, including a 930 m² POPS adjacent to the southwest portion's pair of towers. In addition, two public parks would be conveyed to the City, totaling 4,746 m², or 1.17 acres. Near the southwest POPS, a 1,021 m² (0.25 acre) park is planned, while a 3,275 m² (0.92 acre) park is planned in the northeast corner.

Park at Bayview Village redevelopment, image via submission to City of Toronto

The Settlement Proposal was prepared in advance of an April 7th meeting with the North York Community Council, to be considered by City Council later. Those meetings have been postponed because of the Covid-19 situation, as will be a meeting with a local residents group and the City to finalize other project details.

Additional information and images can be found in our Database file for the project, linked below. Want to get involved in the discussion? Check out the associated Forum thread, or leave a comment below.

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Related Companies:  Bousfields, Gradient Wind Engineers & Scientists, Hariri Pontarini Architects, Janet Rosenberg & Studio, McIntosh Perry, Peter McCann Architectural Models Inc., QuadReal Property Group, RJC Engineers