Item - 2025.NY25.11

North York Community Council recommends that:

1. City Council refuse the applications for the Official Plan Amendment and Zoning By-law Amendment (Application Number 25 134898 NNY 18 OZ) for the lands municipally known as 110 Sheppard Avenue East for the reasons identified in the report (June 16, 2025) from the Director, Community Planning, North York District.

2. City Council authorize the City Solicitor, together with appropriate City Staff, to appear before the Ontario Land Tribunal in support of City Council’s decision to refuse the application, in the event that the decision is appealed to the Ontario Land Tribunal.

3. City Council authorize the City Solicitor and other appropriate City Staff to take any necessary steps to implement City Council's decision, including requesting any conditions of approval that would be in the City's interest, in the event an appeal of Council's decision is allowed by the Ontario Land Tribunal, in whole or in part.

This Report recommends refusal of the application to amend the Official Plan and Zoning By-law to permit the construction of a 49-storey residential building (165.25 metres with mechanical penthouse) and a 53-storey (177.30 metres with mechanical penthouse) mixed-use building on a shared podium at 110 Sheppard Avenue East. The proposal contains 1,313 residential units and has a total residential gross floor area of 77,968.55 square metres. A 351 square metre retail unit is provided in the ground floor of the 53-storey building fronting Sheppard Avenue East. The overall proposal results in a density of 16.88 times the area of the lot. A total of 169 residential parking spaces are provided including 15 visitor parking spaces.

This report recommends refusal of the application as the proposal is not consistent with the Provincial Planning Statement (2024), does not conform to the Official Plan, including the North York Centre Secondary Plan. The applications propose buildings which exceed the contemplated height and density in the North York Centre Secondary Plan.