Development application · Official Plan or Zoning By-law Amendment (OZ)

Development application 24 248503 NNY 18 OZ

Ward 18 · Lily ChengDataset pageCity application pageReport an error on this page

Status: Council Approved; Approved
Submitted: 9 December 2024; No appeal recorded
Linked lobbying registrations: 1; Inferred links, published
Communications on linked registrations: 1; 1 meeting · 1 office

Application record

Type: Official Plan or Zoning By-law Amendment (OZ)
Addresses: 45-47 Sheppard Ave E
Ward: Ward 18 · Lily Cheng
Submitted: 9 December 2024
Status: Council Approved
Outcome recorded: Approved
Decision date: Not recorded in the open data
Appealed: No appeal recorded
Size stated in the description: 2,385 units; 150,156 m² gross floor area

Source: City of Toronto open data (Development Applications; Committee of Adjustment Applications). Dataset page · City application page

Description

OPA & Rezoning that seeks to facilitate a new mixed-use development on the site, consisting of four (4) residential towers on two mixed-use podiums and and 4 levels of underground parking. The proposed height for each tower is 59-, 53-, 49-, and 30-storeys. The buildings are located generally at the four corners of the site, connected by a central retail/pedestrian promenade and landscaped open space. A 1,147m² parkland dedication is also proposed on site. The overall development will feature 2,385 residential units and 1,723m² of retail gross floor area, and a 1,394m² community hub, for a total gross floor area of 150,156m². 689 vehicular parking spaces are provided in the underground parking garage, including 49 visitor parking spaces and 43 commercial parking spaces.

Linked lobbying registrations

These links are inferred by lobbyTO from file numbers and addresses named in the registration (task L2); the registry does not record which application a registration concerns.

Links between records are inferred by a model and are not reviewed by a person. Each link shows its score out of 1; moderate-confidence links (0.7 to 0.9) are wrong more often than high-confidence links. How links are scored

Lev Developments Inc. · registration SM35150
OPA and ZBA of 45-47 Sheppard Avenue East to support a new mixed-use development SPA of 45-47 Sheppard to support a new mixed-use development
Evidence Moderate confidence · score 0.89
A model scored this link between 0.7 and 0.9 out of 1. Links are not checked by a person, and links in this range are wrong more often: check the evidence before relying on it.
Source records
- Registration SM35150: OPA and ZBA of 45-47 Sheppard Avenue East to support a new mixed-use development SPA of 45-47 Sheppard to support a new mixed-use development (Lobbyist Registry)
- Development application 24 248503 NNY 18 OZ at 45-47 Sheppard Ave E: OPA & Rezoning that seeks to facilitate a new mixed-use development on the site, consisting of four (4) residential towers on two mixed-use podiums and and 4 levels of underground parking. The proposed height for each tower is 59-, 53-, 49-, and 30-storeys. The buildings are located generally at th… (Development Applications)
Matched text
- particulars: OPA and ZBA of 45-47 Sheppard Avenue East to support a new mixed-use development SPA of 45-47 Sheppard to support a new mixed-use development
Matched fields
address
45-47 SHEPPARD AVE E
application_address
45-47 SHEPPARD AVE E

Lobbying on linked registrations

1 linked registration · 1 communication · 1 meeting · 1 office contacted

Offices contacted

Linked registrations

Lily Cheng1

Data table· 1 row

Office	Office holder type	Communications	Meetings	Last contact
Lily Cheng	Member of council	1	1	20 January 2025

Other registrations that mention this application's addresses

Text matches on the address only. They are not linked to this application unless listed above.

None.

Comparison with similar applications

Lobbied applications are compared only with unlobbied applications of the same type, in the same ward, submitted in the same year and of the same size band (units or floor area from the description; sub-type for Committee of Adjustment files). Unlobbied applications are weighted to match the lobbied group. Raw lobbied versus unlobbied averages are not reported.

Official Plan or Zoning By-law Amendment (OZ), Ward 18

38 lobbied · 63 matched

Approval rate

Lobbied100% n=7
Matched, unlobbied100% n=3

Refusal rate

Lobbied0%
Matched, unlobbied0%

Appeal rate

Lobbied21%
Matched, unlobbied15%

Official Plan or Zoning By-law Amendment (OZ), City-wide

573 lobbied · 763 matched

Median days

Lobbied1,925
Matched, unlobbied1,793

Approval rate

Lobbied100% n=64
Matched, unlobbied98% n=70

Refusal rate

Lobbied0%
Matched, unlobbied2%

Appeal rate

Lobbied13%
Matched, unlobbied13%

Data table· 4 rows

Official Plan or Zoning By-law Amendment (OZ), Ward 18: 38 lobbied and 63 matched unlobbied applications in 23 matched strata
Group	n	Median days	Approval rate	Refusal rate	Appeal rate	Council items
Lobbied	38	—	100% (n=7)	0%	21%	0.00
Matched, unlobbied	63	—	100% (n=3)	0%	15%	0.04

Official Plan or Zoning By-law Amendment (OZ), City-wide: 573 lobbied and 763 matched unlobbied applications in 344 matched strata
Group	n	Median days	Approval rate	Refusal rate	Appeal rate	Council items
Lobbied	573	1,925	100% (n=64)	0%	13%	0.08
Matched, unlobbied	763	1,793	98% (n=70)	2%	13%	0.05

Submission to the first decision status seen in our daily loads (measured from launch). Approval and refusal rates are among applications with a recorded decision.

Large and complex applications attract both lobbying and longer reviews, and matching cannot remove every difference between applications, so a difference does not show that lobbying changed how an application was reviewed.

Lobbyists choose whom to contact, so a difference does not show a change of mind.