Item - 2025.NY24.2
Tracking Status
- City Council adopted this item on June 25 and 26, 2025 with amendments.
- This item was considered by North York Community Council on June 4, 2025 and was adopted with amendments. It will be considered by City Council on June 25 and 26, 2025.
- See also By-law 655-2025
NY24.2 - 1350 Sheppard Avenue West - Zoning Amendment Application - Decision Report - Approval
- Decision Type:
- ACTION
- Status:
- Amended
- Ward:
- 6 - York Centre
City Council Decision
City Council on June 25 and 26, 2025, adopted the following:
1. City Council endorse the Arbo Neighbourhood Urban and Architectural Design Guidelines, prepared by The Planning Partnership for the Canada Lands Company, dated February 2021, and revised to May 1, 2025, attached as Attachment 5 to the report (May 20, 2025) from the Director, Community Planning, North York District, for the review of the Phase 1 lands identified in the Zoning By-law Amendment Application 25 124861 NNY 06 OZ.
2. City Council amend Zoning By-law 7625, as amended by By-law 1082-2022, for the lands at 1350 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 1 to the supplementary report (June 3, 2025) from the Director, Community Planning, North York District.
3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.
4. City Council require the owner of the lands to enter into an agreement with the City under Section 37(3) of the Planning Act, as it read the day before Section 1 of Schedule 17 to the COVID-19 Economic Recovery Act, 2020, came into force, to secure the following, satisfactory to the Executive Director, Development Review, and the Chief Planner and Executive Director, City Planning, at the owner’s sole expense, with such agreement to be registered on title to the lands, in a manner satisfactory to the City Solicitor:
a. By-law 1082-2022, is amended by modifying the timing of payment trigger for the second payment by adding the words "or prior to the earlier of the issuance of the first above-grade building permit for Phase 1, including any conditional permits, and December 1, 2026" in Schedule A Paragraph B.i);
b. By-law 1082-2022, is amended by modifying the words "residential units" with the words "dwelling units" in Schedule A Paragraph B.iii) a);
c. By-law 1082-2022, is amended by adding additional language to Schedule A, Paragraph C.iii that says, "or such other minimum size as specified in site-specific Zoning By-law 1082-2022, as amended.";
d. By-law 1082-2022, is amended by modifying the words "The Owner shall initiate the design and approval process and initiate construction prior to the issuance of the final building permit for the William Baker District Phase 1 lands for a new accessible public pedestrian and cycling bridge with a cap of $5,000,000.00 spanning the public right-of-way of Sheppard Avenue West, and shall provide a direct connection to Downsview Park" in Schedule A Paragraph C.vi) with the following words:
“Prior to the issuance of the first above grade building permit for the William Baker District Phase 1 Lands, the Owner shall, at its sole cost and expense, undertake a study by a qualified person, in respect of the existing pedestrian bridge which connects to the Lands for the purpose of determining the feasibility of making modifications to the existing bridge or constructing a new public pedestrian and cycling bridge. The Owner will share the final feasibility study with the General Manager, Transportation Services, and the Chief Engineer, Engineering and Construction Services.
Prior to the issuance of the first above-grade permit for the final building for the William Baker District Phase 1 Lands, or unless otherwise agreed to by the General Manager, Transportation Services and the Chief Engineer, Engineering and Construction Service, and after consultation with the General Manager, Parks and Recreation, the Owner shall at its sole cost and expense, either option 1: design and construct a new accessible public pedestrian and cycling bridge spanning the public right of way of Sheppard Avenue West, providing a direct connection to Downsview Park, or option 2: should the owner elect, and based on the outcome of the feasibility study design and construct modifications to the existing pedestrian bridge to provide an accessible public pedestrian and cycling bridge. Prior to obtaining construction permits to construct the new bridge or modify the existing bridge, the Owner will provide a certificate from a qualified person, to the satisfaction of the General Manager, Transportation Services and the Chief Engineer, Engineering and Construction Services, including the provision of signed and stamped engineering drawings, certifying that the new or modified bridge meets the City’s standards and specifications, and applicable code requirements.
All costs for design and construction of the bridge, including modifications to the existing bridge, will be the responsibility of the Owner. The Owner shall own, operate, maintain, and repair the public pedestrian and cycling bridge at the Owner’s sole cost and expense.
Prior to obtaining the construction permits to build the new bridge or modify the existing bridge, the Owner shall at its sole cost and expense, enter into an encroachment agreement with the City, to the satisfaction of the General Manager, Transportation Services and the City Solicitor.
e. By-law 1082-2022, is amended by adding language to indicate that the scope of the design of the Privately Owned Publicly-Accessible Spaces shall be secured through the Section 37 Agreement with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning and the General Manager, Parks and Recreation, in Schedule A Paragraph C.viii); and
f. By-law 1082-2022, is amended by modifying the size of the Privately Owned Publicly-Accessible Spaces from "27,604 square metres" to "27,231 square metres" in Schedule A Paragraph C. viii).
g. By-law 1082-2022, is amended by deleting the words “in base park condition” in Schedule A, Paragraph C(iv), and adding the words “Base and above-base park improvements are to be completed no later than three (3) years after conveyance of the parkland. Unforeseen delays (e.g., weather) resulting in the late delivery of the parkland shall be taken into consideration and at the discretion of the General Manager, Parks and Recreation, when determining a revised delivery date for the parkland” so that it reads as follows:
The conveyance of an onsite parkland dedication by the owner of 15,476 square metres in satisfaction of the owner's parkland contribution required pursuant to the Planning Act, with such onsite parkland to be conveyed to the City prior to the issuance of any above grade building permit for the lands, to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor. The location of the onsite parkland contribution shall be to the satisfaction of the General Manager, Parks and Recreation. The subject parkland conveyance shall be in an acceptable environmental condition, and is to be free and clear, above and below grade of all physical and title encumbrances and encroachments, including surface and subsurface easements, except for those encumbrances permitted by the General Manager, Parks and Recreation, and the City Solicitor. Base and above-base park improvements are to be completed no later than three (3) years after conveyance of the parkland. Unforeseen delays (e.g., weather) resulting in the late delivery of the parkland shall be taken into consideration and at the discretion of the General Manager, Parks and Recreation when determining a revised delivery date for the parkland.”
5. City Council reiterate its support for the William Baker / Arbo Neighbourhood (Phase 1) development plan to include a "senior’s village," including seniors affordable housing, accessible public space and amenities and where possible the locating of services and agencies in the non-residential space within the proposed development to support seniors.
6. City Council direct the Owner, in consultation with the Executive Director, Development Review to work with the Downsview Community to further refine the elements and characteristics of an emerging seniors village/community.
7. City Council direct the Owner to work with the local ward Councillor to add new impetus to a Downsview working group to intensify the engagement process with local residents in developing the William Baker/Arbo lands.
8. City Council direct the General Manager, Parks and Recreation to expand the Community Advisory Community to advance the design and construction of the Downsview Community Centre.
9. City Council direct the Owner, in consultation with the leadership of Downsview Lands Community Voice Association, to develop future community engagement to include multiple channels (in-person, pop-ups and virtual) across diverse demographics including culture, age and abilities.
10. City Council direct the Owner to provide a twice-a-year update in plain language on the progress and status of the project to be distributed in the Downsview Lands Community Voice Association newsletter.
11. City Council direct the Owner to work with the Downsview Community for ideas on advancing content in any future Request for Proposal in seeking a builder on the William Baker/Arbo lands that builds on a mission to establish a seniors village on the site.
12. City Council direct the land owner to reach out during the Request for Proposal process to developers that have a proven track record in building seniors communities and tertiary supports and features.
13. City Council direct the Executive Director, Development Review, to provide an annual check-in meeting with community leaders including leadership of the Downsview Lands Community Voice Association to discuss the project and planned community consultations.
Public Notice Given
Statutory - Planning Act, RSO 1990
Background Information (Community Council)
https://www.toronto.ca/legdocs/mmis/2025/ny/bgrd/backgroundfile-255599.pdf
Attachment 3 - Draft Zoning By-law Amendment
https://www.toronto.ca/legdocs/mmis/2025/ny/bgrd/backgroundfile-255580.pdf
Attachment 5 - Arbo Neighbourhood Urban and Architectural Design Guidelines
https://www.toronto.ca/legdocs/mmis/2025/ny/bgrd/backgroundfile-255602.pdf
Notice of Public Meeting
https://www.toronto.ca/legdocs/mmis/2025/ny/bgrd/backgroundfile-255606.pdf
Communications (Community Council)
(May 30, 2025) Letter from Andrew Petrou, Centennial College (NY.Supp)
https://www.toronto.ca/legdocs/mmis/2025/ny/comm/communicationfile-190703.pdf
(June 3, 2025) Letter from David Anselmi, Canada Lands Company (NY.Supp)
https://www.toronto.ca/legdocs/mmis/2025/ny/comm/communicationfile-190804.pdf
(June 3, 2025) Submission from David Godin, The Planning Partnership (NY.Supp)
https://www.toronto.ca/legdocs/mmis/2025/ny/comm/communicationfile-190835.pdf
(June 3, 2025) E-mail from Nicole Corrado (NY.Supp)
(June 4, 2025) Letter from Councillor James Pasternak (NY.Supp)
https://www.toronto.ca/legdocs/mmis/2025/ny/comm/communicationfile-190846.pdf
Communications (City Council)
https://www.toronto.ca/legdocs/mmis/2025/cc/comm/communicationfile-193580.pdf
(June 24, 2025) Letter from Josie Casciato, ARBO Seniors Association (CC.New)
https://www.toronto.ca/legdocs/mmis/2025/cc/comm/communicationfile-193845.pdf
(June 25, 2025) Letter from David Anselmi, Canada Lands Company (CC.New)
https://www.toronto.ca/legdocs/mmis/2025/cc/comm/communicationfile-193857.pdf
Motions (City Council)
That:
1. City Council amend North York Community Council Recommendation 4.d. by:
a. deleting the words "to the City's satisfaction" after the words "qualified person";
b. deleting the words "This will include the provision of a certificate from a qualified person, to the satisfaction of the General Manager, Transportation Services and the Chief Engineer, Engineering and Construction Services certifying that the new or modified bridge meets the City’s standards and specifications, and applicable code requirements"; and replacing them with the words, "Prior to obtaining construction permits to construct the new bridge or modify the existing bridge, the Owner will provide a certificate from a qualified person, to the satisfaction of the General Manager, Transportation Services and the Chief Engineer, Engineering and Construction Services, including the provision of signed and stamped engineering drawings, certifying that the new or modified bridge meets the City’s standards and specifications, and applicable code requirements".
so that it now reads as follows:
4.d. By-law 1082-2022, is amended by modifying the words "The Owner shall initiate the design and approval process and initiate construction prior to the issuance of the final building permit for the William Baker District Phase 1 lands for a new accessible public pedestrian and cycling bridge with a cap of $5,000,000.00 spanning the public right-of-way of Sheppard Avenue West, and shall provide a direct connection to Downsview Park" in Schedule A Paragraph C.vi) with the following words:
“Prior to the issuance of the first above grade building permit for the William Baker District Phase 1 Lands, the Owner shall, at its sole cost and expense, undertake a study by a qualified person to the City’s satisfaction, in respect of the existing pedestrian bridge which connects to the Lands for the purpose of determining the feasibility of making modifications to the existing bridge or constructing a new public pedestrian and cycling bridge. The Owner will share the final feasibility study with the General Manager, Transportation Services, and the Chief Engineer, Engineering and Construction Services.
Prior to the issuance of the first above-grade permit for the final building for the William Baker District Phase 1 Lands, or unless otherwise agreed to by the General Manager, Transportation Services and the Chief Engineer, Engineering and Construction Service, and after consultation with the General Manager, Parks and Recreation, the Owner shall at its sole cost and expense, either option 1: design and construct a new accessible public pedestrian and cycling bridge spanning the public right of way of Sheppard Avenue West, providing a direct connection to Downsview Park, or option 2: should the owner elect, and based on the outcome of the feasibility study design and construct modifications to the existing pedestrian bridge to provide an accessible public pedestrian and cycling bridge. This will include the provision of a certificate from a qualified person, to the satisfaction of the General Manager, Transportation Services and the Chief Engineer, Engineering and Construction Services certifying that the new or modified bridge meets the City’s standards and specifications, and applicable code requirements. Prior to obtaining construction permits to construct the new bridge or modify the existing bridge, the Owner will provide a certificate from a qualified person, to the satisfaction of the General Manager, Transportation Services and the Chief Engineer, Engineering and Construction Services, including the provision of signed and stamped engineering drawings, certifying that the new or modified bridge meets the City’s standards and specifications, and applicable code requirements.
All costs for design and construction of the bridge, including modifications to the existing bridge, will be the responsibility of the Owner. The Owner shall own, operate, maintain, and repair the public pedestrian and cycling bridge at the Owner’s sole cost and expense.
Prior to obtaining the construction permits to build the new bridge or modify the existing bridge, the Owner shall at its sole cost and expense, enter into an encroachment agreement with the City, to the satisfaction of the General Manager, Transportation Services and the City Solicitor.”
2. City Council amend North York Community Council Recommendation 4 by adding the following new part:
1. By-law 1082-2022, is amended by deleting the words “in base park condition” in Schedule A, Paragraph C(iv), and adding the words “Base and above-base park improvements are to be completed no later than three (3) years after conveyance of the parkland. Unforeseen delays (e.g., weather) resulting in the late delivery of the parkland shall be taken into consideration and at the discretion of the General Manager, Parks and Recreation, when determining a revised delivery date for the parkland” so that it reads as follows:
The conveyance of an onsite parkland dedication by the owner of 15,476 square metres in satisfaction of the owner's parkland contribution required pursuant to the Planning Act, with such onsite parkland to be conveyed to the City prior to the issuance of any above grade building permit for the lands, to the satisfaction of the General Manager, Parks and Recreation and the City Solicitor. The location of the onsite parkland contribution shall be to the satisfaction of the General Manager, Parks and Recreation. The subject parkland conveyance shall be in an acceptable environmental condition, and is to be free and clear, above and below grade of all physical and title encumbrances and encroachments, including surface and subsurface easements, except for those encumbrances permitted by the General Manager, Parks and Recreation, and the City Solicitor. Base and above-base park improvements are to be completed no later than three (3) years after conveyance of the parkland. Unforeseen delays (e.g., weather) resulting in the late delivery of the parkland shall be taken into consideration and at the discretion of the General Manager, Parks and Recreation when determining a revised delivery date for the parkland.”
That:
1. City Council direct the land owner to reach out during the Request for Proposal process to developers that have a proven track record in building seniors communities and tertiary supports and features.
2. City Council direct the Owner to work with the Downsview Community for ideas on advancing content in any future Request for Proposal in seeking a builder on the William Baker/Arbo lands that builds on a mission to establish a seniors village on the site.
2a - 1350 Sheppard Avenue West - Zoning Amendment Application - Supplementary Report
Background Information (Community Council)
https://www.toronto.ca/legdocs/mmis/2025/ny/bgrd/backgroundfile-255986.pdf
Attachment 1 - Draft Zoning By-law Amendment
https://www.toronto.ca/legdocs/mmis/2025/ny/bgrd/backgroundfile-255988.pdf
NY24.2 - 1350 Sheppard Avenue West - Zoning Amendment Application - Decision Report - Approval
- Decision Type:
- ACTION
- Status:
- Amended
- Ward:
- 6 - York Centre
Public Notice Given
Statutory - Planning Act, RSO 1990
Community Council Recommendations
North York Community Council recommends that:
1. City Council endorse the Arbo Neighbourhood Urban and Architectural Design Guidelines, prepared by The Planning Partnership for the Canada Lands Company, dated February 2021, and revised to May 1, 2025, attached as Attachment 5 to the report (May 20, 2025) from the Director, Community Planning, North York District, for the review of the Phase 1 lands identified in the Zoning By-law Amendment Application Number 25 124861 NNY 06 OZ.
2. City Council amend Zoning By-law 7625, as amended by By-law 1082-2022, for the lands at 1350 Sheppard Avenue West substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 1 to the supplementary report (June 3, 2025) from the the Director, Community Planning, North York District.
3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendment as may be required.
4. City Council require the owner of the lands to enter into an agreement with the City under Section 37(3) of the Planning Act, as it read the day before Section 1 of Schedule 17 to the COVID-19 Economic Recovery Act, 2020, came into force, to secure the following, satisfactory to the Executive Director, Development Review, and the Chief Planner and Executive Director, City Planning, at the owner’s sole expense, with such agreement to be registered on title to the lands, in a manner satisfactory to the City Solicitor:
a. By-law 1082-2022, is amended by modifying the timing of payment trigger for the second payment by adding the words "or prior to the earlier of the issuance of the first above-grade building permit for Phase 1, including any conditional permits, and December 1, 2026" in Schedule A Paragraph B.i);
b. By-law 1082-2022, is amended by modifying the words "residential units" with the words "dwelling units" in Schedule A Paragraph B.iii) a);
c. By-law 1082-2022, is amended by adding additional language to Schedule A, Paragraph C.iii that says, "or such other minimum size as specified in site-specific Zoning By-law 1082-2022, as amended.";
d. By-law 1082-2022, is amended by modifying the words "The Owner shall initiate the design and approval process and initiate construction prior to the issuance of the final building permit for the William Baker District Phase 1 lands for a new accessible public pedestrian and cycling bridge with a cap of $5,000,000.00 spanning the public right-of-way of Sheppard Avenue West, and shall provide a direct connection to Downsview Park" in Schedule A Paragraph C.vi) with the following words:
“Prior to the issuance of the first above grade building permit for the William Baker District Phase 1 Lands, the Owner shall, at its sole cost and expense, undertake a study by a qualified person to the City’s satisfaction, in respect of the existing pedestrian bridge which connects to the Lands for the purpose of determining the feasibility of making modifications to the existing bridge or constructing a new public pedestrian and cycling bridge. The Owner will share the final feasibility study with the General Manager, Transportation Services, and the Chief Engineer, Engineering and Construction Services.
Prior to the issuance of the first above-grade permit for the final building for the William Baker District Phase 1 Lands, or unless otherwise agreed to by the General Manager, Transportation Services and the Chief Engineer, Engineering and Construction Service, and after consultation with the General Manager, Parks and Recreation, the Owner shall at its sole cost and expense, either option 1: design and construct a new accessible public pedestrian and cycling bridge spanning the public right of way of Sheppard Avenue West, providing a direct connection to Downsview Park, or option 2: should the owner elect, and based on the outcome of the feasibility study design and construct modifications to the existing pedestrian bridge to provide an accessible public pedestrian and cycling bridge. This will include the provision of a certificate from a qualified person, to the satisfaction of the General Manager, Transportation Services and the Chief Engineer, Engineering and Construction Services certifying that the new or modified bridge meets the City’s standards and specifications, and applicable code requirements.
All costs for design and construction of the bridge, including modifications to the existing bridge, will be the responsibility of the Owner. The Owner shall own, operate, maintain, and repair the public pedestrian and cycling bridge at the Owner’s sole cost and expense.
Prior to obtaining the construction permits to build the new bridge or modify the existing bridge, the Owner shall at its sole cost and expense, enter into an encroachment agreement with the City, to the satisfaction of the General Manager, Transportation Services and the City Solicitor.”
e. By-law 1082-2022, is amended by adding language to indicate that the scope of the design of the Privately Owned Publicly-Accessible Spaces shall be secured through the Section 37 Agreement with the City, to the satisfaction of the Chief Planner and Executive Director, City Planning, and the General Manager, Parks and Recreation, in Schedule A Paragraph C.viii); and,
f. By-law 1082-2022, is amended by modifying the size of the Privately Owned Publicly-Accessible Spaces from "27,604 square metres" to "27,231 square metres" in Schedule A Paragraph C. viii).
5. City Council reiterate its support for the William Baker / Arbo Neighbourhood (Phase 1) development plan to include a "senior’s village," including seniors affordable housing, accessible public space and amenities and where possible the locating of services and agencies in the non-residential space within the proposed development to support seniors.
6. City Council direct the Owner, in consultation with the Executive Director, Development Review to work with the Downsview Community to further refine the elements and characteristics of an emerging seniors village / community.
7. City Council direct the Owner to work with the local ward Councillor to add new impetus to a Downsview working group to intensify the engagement process with local residents in developing the William Baker / Arbo lands.
8. City Council direct the General Manager, Parks and Recreation to expand the Community Advisory Community to advance the design and construction of the Downsview Community Centre.
9. City Council direct the Owner, in consultation with the leadership of Downsview Lands Community Voice Association, to develop future community engagement to include multiple channels (in-person, pop-ups and virtual) across diverse demographics including culture, age and abilities.
10. City Council direct the Owner to provide a twice-a-year update in plain language on the progress and status of the project to be distributed in the Downsview Lands Community Voice Association newsletter.
11. City Council direct the Executive Director, Development Review, to provide an annual check-in meeting with community leaders including leadership of the Downsview Lands Community Voice Association to discuss the project and planned community consultations.
Decision Advice and Other Information
The North York Community Council held a statutory public meeting on June 4, 2025, and notice was given in accordance with the Planning Act, RSO 1990.
Origin
Summary
This application proposes to amend site-specific Zoning By-law 1082-2022 that was enacted by Council on July 22, 2022 for the William Baker / Arbo District Phase 1. The proposed amendments to the by-law include an increase of the maximum unit count from 1,400 units to 1,700 units, and a reduction in the minimum size of 2-bedroom and 3-bedroom units, as well as several technical amendments to Schedule A of site specific Zoning By-law 1082-2022. The application does not propose any change to maximum total gross floor area, minimum non-residential gross floor area, parking, bicycle parking, loading, setbacks or height.
Zoning By-law 1082-2022 secured housing equal to the greater of 220 units or at least 20 percent of the total residential units would be delivered as affordable units. Of these, at least 50 percent will be provided as affordable rental housing units. The proposed increase in the number of total residential units will result in a net increase in affordable housing units, with up to 340 affordable units being provided in total.
The application also proposes to lift the holding provision from Zoning By-law 1082-2022. The approval of the by-law to remove the holding provision is subject to delegated approval.
An update to the Urban and Architectural Guidelines was required as part of the Holding Provision for By-law 1082-2022. These urban design guidelines have been updated and staff recommends that Council endorse the guidelines.
The application is consistent with the Provincial Policy Statement (2024) and conforms to the City's Official Plan and the Downsview Secondary Plan.
This report reviews and recommends approval of the application to amend the Zoning By-law.
Background Information
https://www.toronto.ca/legdocs/mmis/2025/ny/bgrd/backgroundfile-255599.pdf
Attachment 3 - Draft Zoning By-law Amendment
https://www.toronto.ca/legdocs/mmis/2025/ny/bgrd/backgroundfile-255580.pdf
Attachment 5 - Arbo Neighbourhood Urban and Architectural Design Guidelines
https://www.toronto.ca/legdocs/mmis/2025/ny/bgrd/backgroundfile-255602.pdf
Notice of Public Meeting
https://www.toronto.ca/legdocs/mmis/2025/ny/bgrd/backgroundfile-255606.pdf
Communications
(May 30, 2025) Letter from Andrew Petrou, Centennial College (NY.Supp)
https://www.toronto.ca/legdocs/mmis/2025/ny/comm/communicationfile-190703.pdf
(June 3, 2025) Letter from David Anselmi, Canada Lands Company (NY.Supp)
https://www.toronto.ca/legdocs/mmis/2025/ny/comm/communicationfile-190804.pdf
(June 3, 2025) Submission from David Godin, The Planning Partnership (NY.Supp)
https://www.toronto.ca/legdocs/mmis/2025/ny/comm/communicationfile-190835.pdf
(June 3, 2025) E-mail from Nicole Corrado (NY.Supp)
(June 4, 2025) Letter from Councillor James Pasternak (NY.Supp)
https://www.toronto.ca/legdocs/mmis/2025/ny/comm/communicationfile-190846.pdf
Speakers
Arthur Grabowski, The Planning Partnership
David Godin, The Planning Partnership
Rosemary Bell, Downsview Lands Community Voice Association
David Anselmi, Canada Lands Company
Motions
That North York Community Council adopt the recommendations in the supplementary report (June 3, 2025) from the Director, Community Planning, North York District:
1. Delete Attachment 3 to the report (May 20, 2025) from the Director, Community Planning, North York District, and replace with it with Attachment 1 to the supplementary report (June 3, 2025) from the the Director, Community Planning, North York District.
2. Delete the replacement words in Recommendation 4.d. in the report (May 20, 2025) from the Director, Community Planning, North York District, and replace with the following:
“Prior to the issuance of the first above grade building permit for the William Baker District Phase 1 Lands, the Owner shall, at its sole cost and expense, undertake a study by a qualified person to the City’s satisfaction, in respect of the existing pedestrian bridge which connects to the Lands for the purpose of determining the feasibility of making modifications to the existing bridge or constructing a new public pedestrian and cycling bridge. The Owner will share the final feasibility study with the General Manager, Transportation Services, and the Chief Engineer, Engineering and Construction Services.
Prior to the issuance of the first above-grade permit for the final building for the William Baker District Phase 1 Lands, or unless otherwise agreed to by the General Manager, Transportation Services and the Chief Engineer, Engineering and Construction Service, and after consultation with the General Manager, Parks and Recreation, the Owner shall at its sole cost and expense, either option 1: design and construct a new accessible public pedestrian and cycling bridge spanning the public right of way of Sheppard Avenue West, providing a direct connection to Downsview Park, or option 2: should the owner elect, and based on the outcome of the feasibility study design and construct modifications to the existing pedestrian bridge to provide an accessible public pedestrian and cycling bridge. This will include the provision of a certificate from a qualified person, to the satisfaction of the General Manager, Transportation Services and the Chief Engineer, Engineering and Construction Services certifying that the new or modified bridge meets the City’s standards and specifications, and applicable code requirements.
All costs for design and construction of the bridge, including modifications to the existing bridge, will be the responsibility of the Owner. The Owner shall own, operate, maintain, and repair the public pedestrian and cycling bridge at the Owner’s sole cost and expense.
Prior to obtaining the construction permits to build the new bridge or modify the existing bridge, the Owner shall at its sole cost and expense, enter into an encroachment agreement with the City, to the satisfaction of the General Manager, Transportation Services and the City Solicitor.”
That North York Community Council recommend that:
1. City Council reiterate its support for the William Baker / Arbo Neighbourhood (Phase 1) development plan to include a "senior’s village," including seniors affordable housing, accessible public space and amenities and where possible the locating of services and agencies in the non-residential space within the proposed development to support seniors.
2. City Council direct the Owner, in consultation with the Executive Director, Development Review to work with the Downsview Community to further refine the elements and characteristics of an emerging seniors village / community.
3. City Council direct the Owner to work with the local ward Councillor to add new impetus to a Downsview working group to intensify the engagement process with local residents in developing the William Baker / Arbo lands.
4. City Council direct the General Manager, Parks and Recreation to expand the Community Advisory Community to advance the design and construction of the Downsview Community Centre.
5. City Council direct the Owner, in consultation with the leadership of Downsview Lands Community Voice Association, to develop future community engagement to include multiple channels (in-person, pop-ups and virtual) across diverse demographics including culture, age and abilities.
6. City Council direct the Owner to provide a twice-a-year update in plain language on the progress and status of the project to be distributed in the Downsview Lands Community Voice Association newsletter.
7. City Council direct the Executive Director, Development Review, to provide an annual check-in meeting with community leaders including leadership of the Downsview Lands Community Voice Association to discuss the project and planned community consultations.
2a - 1350 Sheppard Avenue West - Zoning Amendment Application - Supplementary Report
Origin
Summary
On May 20, 2025, Staff submitted a report (NY24.2) to North York Community Council titled 1350 Sheppard Avenue West – Zoning Amendment Application – Decision Report – Approval which recommends that Council approve the application to amend Zoning By-law 1082-2022.
Since the writing of this report, there have been further discussions with the land owner and the Downsview Lands Community Voice Association. This report provides further information on two separate matters relating to the pedestrian bridge and the vision for a senior’s village.
This report deletes original Recommendation Number 4. d. and replaces it with new recommendations as set out in this report. It also replaces Attachment Number 3 in Recommendation Number 2 in the original report. This report also provides information with regards to the existing planning and regulatory framework for which a senior’s village is permitted.
Background Information
https://www.toronto.ca/legdocs/mmis/2025/ny/bgrd/backgroundfile-255986.pdf
Attachment 1 - Draft Zoning By-law Amendment
https://www.toronto.ca/legdocs/mmis/2025/ny/bgrd/backgroundfile-255988.pdf