Active Development Applications

What We Do

BVA Municipal and Government Affairs Committee (MAGA)'s aim is to maintain the character, integrity and beauty of Bayview Village, by monitoring and presenting our community’s perspectives on issues impacting our community, including: real estate developments; orderly flow of traffic; municipal and provincial government initiatives; parking and infrastructure.

We pro-actively work with local government agencies, elected officials and developers to address issues impacting our community and respond to residents who approach us with their input and concerns.

Supporting BVA MAGA work, is the City of Toronto Official Plan, and the Sheppard Subway Corridor Plan.

Preserving the uniqueness of Bayview Village

Your BVA MAGA Committee is an active and visible presence in monitoring the new real estate developments under application in and around our Bayview Village neighbourhood.  We follow these projects through the planning, approval and permitting process advocating, on your behalf, for responsible development.

Our objective is to foster and maintain productive, respect-based relationships with all levels from the provincial, municipal and planning authorities, the stakeholders within our community, the developers as well as their investors, to effectively advocate for the needs, wants, concerns and priorities of the Bayview Village Association members and our residents.

MAGA welcomes new contributors to our Committee providing you the comfort and assurance that your time will be well spent, much valued and a sense of satisfaction that your efforts help protect and preserve the uniqueness of our Bayview Village neighbourhood.

If you have any questions related to MAGA or the information presented herein, please contact Victoria Joly, Chair, MAGA 2020 directly at [email protected].


Virtual Town Hall | Community Consultation | Concord Adex latest mixed-use Development at 1181 Sheppard Avenue East
(Posted: August 6th, 2020)

This Community Consultation is a Developer-led part of the planning review process for the Zoning and Official Plan Amendment Application.  Due to COVID-19 restrictions, the Consultation will be hosted via an on-line Virtual Town Hall.  There will be a presentation on the details of the application and a question and answer session to respond to the community. Councillor Shelley Carroll and City Planning staff have been invited to attend.

MAGA Presentation at BVA AGM
(Posted: June 10, 2020)

Missed the Bayview Village Association Annual General Meeting?  No worries, here's a copy of the MAGA Report and the slides from the Zoom Call presentation. READ THE FULL REPORT


Active Development Applications at a Glance


What's the update on the Bayview Village Mall Expansion
(Posted: June 6, 2020)

Your Bayview Village Association Executive are registered for Party Status in respect to the Official Plan and Zoning Amendments related to the Developer’s Application with respect to Bayview Village Mall (“BVM”).  This Party Status has enabled us to remain at the front lines of the negotiations underway.

Bayview Village Mall Redevelopment Overall Site Plan | Source: City of Toronto, 24 April 2020

MAGA has represented our community in advocating for the remaining issues, including:

  • Parkland and outdoor public space
  • Tree cover/shade and tree preservation
  • Section 37 Monies (community benefits)
  • Site Access (ingress and egress points)
  • Traffic Circulation and entrance/exits from BVSC
  • Pedestrian Circulation (internally and adjacent to the site)
  • Projected development timeline

bcIMC and QuadReal (the "Owner/Applicant") of Bayview Village Mall, and Applicant for the redevelopment, appealed its original applications for Official Plan and Zoning By-law Amendments as filed with the City in July 2017 (the “Initial Applications”) to the Tribunal in February 2018.   The Initial Applications included the development of two towers in the south portion of the Site at heights of 28 and 33 storeys, a tower of 19 storeys in the north portion of the Site along with two 6 storey lower rise buildings and an above ground parkade (the  “Parkade”).  The Initial Application also proposed two public parks having a combined area of 3,038.0 square metres.  The overall density contemplated was in the order of 1.88 times the area of the Site.

Since the filing of the Initial Applications, the Owner/Applicant has continued to work to address the technical and built form concerns of the City and the two residents groups which are parties to the proceedings, namely the Bayview Village Association (the “BVA”) and the Bayview-Sheppard Neighbourhood Alliance (the “BSNA”), collectively referred to as the Residents Groups.  As well the Owner/Applicant and its representatives have participated in many meaningful meetings including community open houses and working group meetings.

In response to on-going discussions, the Owner/Applicant filed a revised submission with the City on January 24, 2020 which included supporting technical reports (the “Built Form Proposal”).   The Built Form Proposal included: two south towers of 30 and 29 storeys, one north tower of 20 storeys (which maintained the metric height shown in the Initial Applications), an increase in the amount of proposed parkland to 4,746 square metres, and a reduction in the overall density to 1.72 times the area of the Site.  The Built Form Proposal also reflected reduced tower floor plate sizes and included the parkade.  The Built Form Proposal is not confidential, although it was filed on a without prejudice basis, and the Built Form Proposal was posted on the City’s website.

The Owner/Applicant provided all Parties with the updated plans, dated April 22, 2020, in accordance with the procedural order, (a copy of which was provided on consent of the parties to the Tribunal on September 30, 2020) as the proposed form of development to be presented at the hearing in September 2020 (the “Revised Proposal”).  The Revised Proposal maintains the general form of development set out in the Built Form Proposal, including:  the proposed building heights, 4,746 square metres of parkland and an overall density of 1.72 times the area of the Site.  While the north development and parkade remain essentially unchanged, the following design refinements are reflected in the Revised Proposal with respect to the south development:

  • Adjustments to building articulation and design of the overall building aesthetic for both towers, podium, and all canopies;
  • Continuous wrap around balconies on tower/podium have been removed and replaced with inset balconies/terraces;
  • North façade treatment and articulation revised with respect to the relationship with the parkade;
  • Building setbacks and setbacks are maintained or increased with updated building articulation; and
  • Floor layout adjustments including improvements to the location of amenity spaces.

For ease of comparison, here is a link to the development density, by use, as Appealed to LPAT (Feb. 2018) / January 2020 Submission / Revised Proposal (April 22, 2020). Click here for the Comparison Chart


For ease of reference, here is the link to all the documents related to this Application available to the public via the City of Toronto Development Application website at:


Bayview Village Mall Redevelopment Application
(Posted: March 24th, 2020 | Development Application 17 208789 NNY 24 OZ)

Back in July 2017, Owners bcIMC and their Development team from QuadReal submitted their plan to intensify Bayview Village Shopping Centre at Bayview and Sheppard in the Toronto borough of North York.

The proposal is to redevelop surface parking lots with new buildings and improve connections to Bayview subway station through submission of both a Zoning Bylaw Amendments (ZBA) and an Official Plan Amendment (OPA).  The latest, January 2020, resubmission resulted in a without prejudice settlement offer from City of Toronto, following an appeal to the Local Planning Appeal Tribunal (LPAT).

5rOaXaAdqTPaYNPN.jpegBayview Village Mall Redevelopment Site Plan | Source: City of Toronto

Your BVA requested and received Party Status with respect to participating in the LPAT Procedures and OMB Process for the redevelopment Application.

By way of background, 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 pre-hearing 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 pre-hearings culminated in a settlement offer being tabled this January 2020, outlining revisions for the project in preparation for a final September 2020 LPAT hearing.

The following link provides you with a profile and update on the status of the redevelopment application along with the most recent site plan and renderings of the BV Mall as recently published by Jack Landau, Urban Toronto:

8dMWjgD8B2mWj1cq.jpegRendered Aerial View of completed Development facing Southeast from Bayview Mews and Bayview Ave.

Bayview Village Mall Expansion | Community Update
(Presented: February 20, 2019 | BVA Community Town Hall, Grand Luxe Event Boutique)

Your MAGA Committee was pleased to provide our community with an update on the status of the Redevelopment Application as well as a profile of the site design and details on every component of the development.

We were pleased to have so many Bayview Village Residents complete and submit the Community Input Form providing your BVA Association with the specifics on priorities and issues related to the proposed Redevelopment of Bayview Village Mall.  Your individual Input Forms were summarized and submitted as part of the BVA Resident’s Association Issues List related to our Party Status for the Zoning and Official Plan Amendment Application of bcIMC/QuadReal (as the owners/managers/developers of the shopping centre).

For your ease of reference and review, the link that follows gives you access to a digital copy of the presentation given by your MAGA Committee at the February 20th Community Town Hall:

680-688 Sheppard Avenue East
(Development Application 19 248099 NNY 24 OZ)

On November 12th, 2019, Tribute Communities and Greybrook Realty Partners Inc. submitted an Official Plan Amendment (OPA) and Zoning By Law Amendment (ZBA) application proposing development of a 24 storey residential building with a 8 -10 storey mid-rise component and a 7-9 storey podium along Sheppard Avenue East containing 527 residential units, including 35 rental replacement units. The total Gross Floor Area is 38,163 square metres of which 695 square metres is proposed for a new day nursery. A Rental Housing Demolition and Conversion Application is was submitted concurrently.  Learn more about this development and the status of the Site Plan Approval, Official Plan Amendment and Rezoning Application.

Aerial view of the existing two-acre site comprised of two apartment buildings.

Rendered street front elevation of 24-storey development 

699 Sheppard Avenue East
(Development Application 19 192154 NNY 17 OZ)

On July 19, 2019, Originate Developments Inc. submitted an Official Plan Amendment (OPA) and Zoning By Law Amendment (ZBA) application to permit a 12-storey mixed use building with 155 residential units and a total residential gross floor area of 10,443 m2. The proposed development will provide a total of 100 parking spaces located in a two level underground garage.  Learn more about this development and the status of the Official Plan Amendment and Rezoning Application.

Rendered Terrace elevation looking south east to 699 Sheppard Avenue East | Source: City of Toronto

The proposed mix for the 155 units is 78 one-bedroom, 57 two-bedroom, and 20 three-bedroom units, aiming to court both the young professional and family oriented markets.

Level 7 private terrace at 699 Sheppard East | Source: City of Toronto

Concord Adex | Development Update
(Virtual Tour of Concord Park Place Community (0.22 - 0.58 seconds), January 2020 | Development Application 19 264391 NNY 17 OZ)

Back on August 25, 2008, Canadian Tire submitted an Official Plan Amendment & Rezoning Application proposing a new head office building for their own corporate uses, ancillary retail and a daycare facility to be constructed on the southwest quadrant of Sheppard Avenue East and the CN rail line west of Leslie Street.

These plans did not advance to construction and Concord Adex recently acquired the property, stepping into complete the redevelopment application, from Canadian Tire.


Concord Adex has submitted a full set of Official Plan Amendment (OPA), Zoning By Law Amendment (ZBA) and Site Plan Amendment (SPA) applications to the City to construct a tower that has 36,000 m² of Class A office space side-by-side with a 513-unit residential tower.  Learn more about this development and the status of the Site Plan Approval, Subdivision Approval, Official Plan Amendment & Rezoning Application.

Aerial view of proposed development site (perimeter in solid red line) | Source: City of Toronto

The link that follows provides you access to a January 9th, 2020 development overview on Concord Adex's new plan to bring Office Space to Concord Park Place recently published by Ryan Debergh, Urban Toronto:

179-181 Sheppard Avenue East | The Beer Store
(Development Application 16 225685 NNY 23 OZ)

On September 23, 2016, Stafford Developments, Greybrook Realty Partners submitted a Rezoning Application proposal to amend the zoning by-laws to permit a 10-storey building with 230 units and 1,750 square metres of ground floor retail space at 179-181 Sheppard Avenue East. The proposal also included a 4 level underground garage with 218 parking spaces. The proposal would have an overall density of 5.2 times the site area.  Learn more about this development and the status of the Site Plan Approval and Rezoning Application.

Aerial view of proposed development site (perimeter in broken red line) | Source: City of Toronto

On January 4, 2017, City Council refused the application for this Zoning By-law Amendment stating their position that the the proposed development does not provide an appropriate transition to the adjacent neighbourhood, is out of character with this section of Sheppard Avenue East and is not consistent with the Official Plan and implementing guidelines. The proposed height and density would set a precedent for this portion of Sheppard Avenue East. The following link provides access to the City of Staff "REFUSAL REPORT":

On March 16, 2018, City Solicitor published decision to adopt with City Council a resubmission, with prejudice (confidential), for a 9-storey building with an overall height of 34 metres, containing 185 residential units with ground floor retail space (the "Revised Proposal").

Street elevation looking north-west across Willowdale Avenue | 181 Sheppard Avenue East | Source: City of Toronto

The Applicant/Developer has now secured Site Plan Approval (SPA) after being granted zoning approval at the Local Planning Appeal Tribunal (LPAT) last September 2019. The proposed mid-rise condominium development at 181 Sheppard East, at the southwest corner of Sheppard and Willowdale, is now looking to clear its final hurdles so it can move forward.

Rendered street view looking southeast to 181 Sheppard Avenue East | Source: City of Toronto

The redesigned nine-storey building would contain a gross floor area (GFA) of 14,800 m², with 13,525 m² dedicated to residential space, or 91% of the GFA. This includes 185 condominium units proposed in a mix of 11 studios, 154 one-bedrooms, 16 two-bedrooms, and four three-bedrooms. The remaining 1,275 m² is proposed as ground-floor retail space.

This plan would replace two existing single-storey buildings and their associated surface parking, a disused building most recently home to a Pizza Pizza location, and an active Beer Store location. This site represents the latest in a series of redevelopments of Beer Store locations, with Stafford already in the process of redeveloping a similar location on Avenue Road into their Avenue & Park boutique condo development. Like Avenue & Park, 181 Sheppard East will include a replacement Beer Store location within the ground floor of the new development.

Bayview Village Association "leans in" for Community Consultation
(Published by Jo-Anne Craine, Freelance Writer, Post City | Posted December 14, 2017)

A developer has submitted a new application to redevelop the Bayview Village Shopping Centre, which has been greeted with some questions and skepticism by the local community. The master plan is making its way through the City of Toronto planning process.  

QuadReal Properties Group has applied to build five residential towers of varying heights up to 33 storeys that would be constructed on portions of both the north and the south parking lot areas in addition to expanded commercial space on the Bayview Village site. 

The city planning staff report identifies a number of issues that need to be resolved, including building height, density, scale, built form and massing. 

victoria Joly, Chair, Municipal and Government Affairs Committee, Bayview Village Association | Source: Post City Magazine

Victoria Joly, spokesperson for the Bayview Village Association, expressed the group’s concerns about the proposal at a North York Community Council meeting held last month.  

“We’re strongly opposed to the height and density of the proposal,” said Joly, before she added that the developer does seem willing to work with residents. 

“[The developer] has been very forthcoming in trying to solicit and engage the local community,” she said.

Councillor David Shiner, of Ward 24, Willowdale, called the development “very aggressive” but noted the application is still in its early stages with much work to be done. 

He said additional community consultation meetings will be held later this year. 

“I’m sure we’re going to have a full house,” Shiner said. 

“We extended it to have two meetings, one for the residents east of Bayview, and one for the residents in councillor Filion’s area that is west of Bayview,” he said.

Toby Wu, senior VP, development, eastern Canada, of QuadReal Properties Group, said the vision is to make Bayview Village an “experiential lifestyle” hub that incorporates residential, transit and retail into an already unique community. 

He said the company realizes that the community holds Bayview Village “near and dear to their hearts” and said they’re “committed to taking a very collaborative approach with all stakeholders.”

City of Toronto Development Projects and Applications
(City of Toronto Development Projects)

Did you know that you can search for homes and commercial properties in our Bayview Village Community that currently have a planning application submitted to the Committee of Adjustment for renovation or redevelopment?

Simply access the City of Toronto Development Projects web page via the link provided above, and select
· Committee of Adjustment;
· City District: North York;
· Ward 17: Don Valley North;
· Optional: enter specific property address or simply search all and use the map tool to locate the property.

This handy search tool provides you with the application reference number that enables you to search for the specifics related to an individual application.


As well, the linked information will provide you with the name and phone number of the City of Toronto Planner assigned to the file should you have any questions related to the components of the application or its status.

We must warn you, once you get the hang of this great tool – you’ll be on this site for hours.  It is one of the most interesting web sites for information on residential homes as well as commercial development happening in our neighbourhood.


Government and Municipal Announcements

Stage 2 Reopening Starting June 12 Except Golden Horseshoe Region
(Posted June 10th, 2020 | Toronto Regional Real Estate Board "TRREB")

According to Ontario’s regional approach to reopening the provincial economy, as of Friday, June 12, most regions in the province will be given the green light to move into Stage 2 of the reopening. In consultation with the Chief Medical Officer of Health and local health officials, the government is easing restrictions in communities where it is safe to do so, based on trends of key public health indicators, such as lower rates of transmission, increased capacity in hospitals, and progress made in testing. At this time, the Greater Toronto Area (including Durham, York, Peel and Halton Regions), as well as Hamilton, Haldimand-Norfolk, Lambton, Niagara and Windsor-Essex have not been deemed ready to enter Stage 2.

As of June 12, Ontarians across the province, regardless of whether a region has moved to Stage 2, will be allowed to gather in groups of 10 (from the current limit of 5) and be allowed to congregate at places of worship at 30 percent capacity limit.

Below is a list of businesses and services allowed to reopen in regions entering Stage 2:

  • Select personal and personal care services with the proper health and safety measures in place, including tattoo parlours, barber shops, hair salons and beauty salons;
  • Shopping malls under existing restrictions, including food services reopening for takeout and outdoor dining only;
  • Tour and guide services, such as biking and walking, bus and boat tours, as well as tastings and tours for wineries, breweries and distilleries;
  • Water recreational facilities such as outdoor splash pads and wading pools, and all swimming pools;
  • Beach access and additional camping at Ontario Parks;
  • Camping at private campgrounds;
  • Outdoor-only recreational facilities and training for outdoor team sports, with limits to enable physical distancing;
  • Drive-in and drive-through venues for theatres, concerts, animal attractions and cultural appreciation, such as art installations;
  • Film and television production activities, with limits to enable physical distancing; and
  • Weddings and funerals, with limits on social gatherings to 10 people.

Click here to read Ontario’s media release. The province is expected to address child care, summer camps and public transit shortly, and we will continue to keep Members updated.


Two Province of Ontario Announcements:
(Posted April 9, 2020 | Province of Ontario and Municipal Property Assessment Corporation)

2020 MPAC Assessments Postponed

Every four years, MPAC reassess the values of all homes across the province, which in turn dictates the values of the property taxes that homeowners need to pay each year. As part of the province’s Economic and Fiscal Update on March 25, Finance Minister Rod Phillips announced the province’s decision to postpone the 2020 MPAC Assessment Update due to the economic downturn and the financial challenges faced by many residents. As such, property assessments for the 2021 taxation year will continue to be based on the 2016 property values. This is welcome news to homeowners given the increased values of homes over the last few years in the GTA, and in particular for Toronto residents who are faced with an increase in property taxes to support transit and housing projects as part of the 2020 approved municipal budget. For additional details on the MPAC decision, please click here.


Airbnb and Short-Term Rentals Temporarily Banned

In an effort to stop the community spread of COVID-19, the Ontario government has temporarily banned Short-Term Rentals (such as Airbnb) during the pandemic. Hotels, motels and student residences are not impacted and are allowed to remain open. This was part of the updated list of essential businesses that came into effect on April 4, 2020.

According to the provincial ruling, short-term rentals are only permitted for individuals “who are in need of housing during the emergency period.” Although the language is generic and somewhat confusing as to what qualifies as individuals in need of housing, it seems that hosts of short-term rentals would not be prevented from renting their properties to long-term tenants to generate revenue, but the province is signalling that it is serious about shutting down party rentals and non-essential travel. To view the updated list of essential businesses, including the reference to short-term rentals, please check the provincial emergency order.


Adjournment of LPAT Hearing Events | Suspension of Timelines
(Email to BVA, MAGA: Thursday, March 26, 2020 @ 5:28 PM  | Government of Ontario, LPAT)


The Government of Ontario passed an Emergency Order (O.Reg. 73/20) under the Emergency Management and Civil Protection Act. This Order is retroactive to March 16, 2020, and will affect proceedings before the Local Planning Appeal Tribunal (LPAT) in the following ways:

  • The Tribunal will not schedule any hearing events, including in-person, written, or teleconference hearings, while this Emergency Order is in effect.  Accordingly, notice of hearing events will not be provided or directed.
  • All hearing events scheduled in the Tribunal’s hearing calendar between the effective date of the Emergency Order and June 30, 2020 will be adjourned to a future date. The Tribunal will revisit and reconsider this three-month period as the circumstances change.
  • All timelines within which any step must be taken in a proceeding before the Tribunal, including timelines established in the Tribunal’s procedural orders are suspended for the duration of the Order.
  • Any period of time for a person to initiate a proceeding with the Tribunal, or take a step in the proceeding, as set out in a statute, regulation or Tribunal Rule is suspended by O. Reg. 73/20 for the duration of this Order.

We will keep our Bayview Village neighbourhood and association membership updated on the updated schedule related to the submission of the Bayview Village Mall Redevelopment Application previously scheduled for a final September 2020 LPAT hearing.

Your MAGA Committee assures you that this announcement does not negatively impact our ability continue our diligent effort to advocate for the needs and priorities of our BVA membership and residents.

Bill 108: Changes to Ontario’s Planning System
(Presented: May 15, 2019 | City Council, Gregg Lintern, Chief Planner, City of Toronto)

The Province’s Bill 108, the More Homes, More Choice Act , received Royal Assent on June 6, 2019. The Bill amends 13 different statutes that impact municipalities and land use planning processes.

When Bill 108 and associated regulations come into force, it will affect the planning and financial tools to support new development in communities across Toronto (growth pays for growth) that the City uses to provide:

  • parks
  • recreation centres
  • childcare centres
  • libraries
  • subsidized housing
  • paramedic services and
  • other community infrastructure.

Bill 108 also changes where the City can require new affordable housing, how heritage buildings are conserved and how development applications are reviewed by the City and at the Local Planning Appeal Tribunal (LPAT).

The link that follows provides access to a copy of the May 15th, 2019 presentation made by Gregg Lintern, Chief Planner, City of Toronto:

City of Toronto Planning and Development
(City of Toronto Planning & Development)

BVA MAGA is pleased to provide you a link to the newly published end-to-end review of the development review process which was conducted by the City of Toronto:

City of Toronto Road Restrictions and Closures
(City of Toronto Road Restrictions)

Got a busy travel day ahead? Want to know which road restrictions and closures throughout the City of Toronto might impact your travel times?  The link that follows brings you to the web page where you can use a map and list search tool to find better travel routes around the City and avoid disruptions.   City of Toronto notes that all information is subject to change without notice.