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A major increase in density is being proposed for 680 Sheppard Avenue East in Toronto’s Bayview Village, where a new application seeks to replace a previously approved 22-storey settlement with a pair of taller mixed-use towers rising 28 and 37 storeys. Designed by KIRKOR Architects Planners for Tribute Communities and Greybrook Realty Partners, the proposal is a short walk from Bessarion station on Sheppard Line 4, within its Protected Major Transit Station Area.
The proposal applies to an assembly of 680 and 688 Sheppard Avenue East on its north side, west of Burbank Drive. The site was previously occupied by two low-rise apartment buildings, with 680 Sheppard already demolished, but with 688 Sheppard still occupied as rental housing. Low- and mid-rise residential buildings line much of the surrounding area, while larger apartment complexes, commercial plazas, and mixed-use developments are found along nearby sections of Sheppard Avenue.
A 24-storey tower was proposed for the site in 2019. In 2022, City Council approved a settlement for a single 22-storey tower containing replacement rental housing along with new condominium units. Since then, planning policy for the area has evolved, with the site now within a Protected Major Transit Station Area where the Province encourages greater density. Cassels Brock & Blackwell LLP has resubmitted Official Plan and Zoning By-law Amendment applications to the City of Toronto on behalf of the developers.
The new proposal calls for a 28-storey north tower (89.25m) and 37-storey south tower (114.75m) rising from a shared six-storey podium. Together, the towers would deliver 56,890m² of Gross Floor Area at a Floor Space Index of 7.50 times coverage of the 7,593m² assembly, a notable increase over the approximately 37,000m² and 4.88 times coverage approved in the earlier settlement.
The development would contain 789 residential units, increased from 484, including 742 condominium units and 47 rental replacement units. The unit mix would comprise 16 studio units, 444 one-bedroom units, 253 two-bedroom units, and 76 three-bedroom units, providing 329 family-sized units. Vertical circulation would be provided through three elevators serving the north tower's 367 units (one elevator for roughly every 122 units, requiring particularly high speed motors to minimize wait times when all elevators are operating) and four elevators serving the south tower's 422 units (one elevator for every 106 units, requiring high speed motors to minimize wait times).
Residential amenity space would total approximately 2,216m², including 1,184m² of indoor amenity space and 1,032m² of outdoor amenity space. At grade, the proposal retains many of the public realm elements secured through the earlier settlement process. A 759m² public park would occupy the northeastern portion of the site, while a 1,000m² POPS (Privately Owned Publicly-accessible Space) would remain part of a mid-block pedestrian connection extending north-south through the development. There would be 70m² of retail space at the southwest corner of the site.
Parking and servicing would be accommodated below grade within a three-level underground garage. The proposal includes 288 vehicular parking spots with no visitor parking, reduced from 315 previously. There would be 550 long-term and 68 short-term bicycle parking spots, increased from the previous total of 376.
Bessarion station on Sheppard Line 4 is located approximately 250m to the east, while Bayview station is roughly 675m away to the west. TTC bus service is available along Sheppard Avenue East. For cyclists, the area is served by cycling facilities along nearby sections of Sheppard Avenue and the broader North York cycling network.
The proposal joins higher-density projects emerging around Bessarion and Bayview stations. To the west, the Bayview Village North Block is under construction with three buildings ranging from 8 to 21 storeys. To the south, plans have been filed for a 30-storey tower at 635 Sheppard Avenue East, while the Burbank Heights proposal to the east would introduce a pair of 28- and 32-storey towers. Further east, Concord Adex's Park Place community continues to intensify around Bessarion station, where King's Landing is completing construction with three towers ranging from 19 to 31 storeys. Additional applications within the community include Block 9, proposed at 39 and 44 storeys, and Block 7, proposed at 46 and 49 storeys.
UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, linked below. If you'd like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.
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