2451 Sheppard Avenue East Redevelopment

A major mixed-use redevelopment has been proposed for 2450 Sheppard Avenue East at the northwest corner of Sheppard Avenue and Victoria Park Avenue in Toronto. Plans call for replacing the existing retail plaza and its large surface parking areas with a multi-phase development containing five buildings and 3,635 residential units.

Property owner Jarel Investments has submitted applications for rezoning and an amendment to Toronto's Official Plan to permit the development.

BlogTo reports that the proposal would dramatically increase density on the property, with multiple towers reaching as high as 49 storeys.

Five Buildings Planned Across the Site

The redevelopment would introduce five buildings containing multiple tower elements and a mix of residential and retail space.

Plans call for:

• Three mixed-use tall buildings with six tower elements ranging from 25 to 49 storeys
• One standalone 32-storey residential tower
• One mid-rise building with two volumes rising 10 and 14 storeys
• 3,635 condominium units
• More than 3,385 square metres of ground-floor retail space

The Petro-Canada gas station at the corner of Victoria Park and Sheppard is not part of the redevelopment proposal.

Construction Would Proceed in Multiple Phases

One of the most significant aspects of the project is its phased construction strategy.

Rather than immediately demolishing the existing shopping plaza, the first two development blocks would be constructed on portions of the existing surface parking area. This approach would allow existing retail businesses to continue operating during the early stages of construction.

The existing shopping plaza, which includes Chuck E. Cheese, Food Basics, Paramount Middle Eastern Kitchen and other businesses, would remain until later phases.

Demolition of the existing plaza is not planned until Phases 5 and 6. For construction teams, the phased approach will require careful coordination of site access, temporary circulation, servicing and construction staging while portions of the property remain operational.

Retail Space Will Return as Redevelopment Advances

Although the existing strip mall will eventually be demolished, retail will remain an important component of the redevelopment.

More than 3,385 square metres of new ground-floor retail space is proposed throughout the development.

Plans and renderings also indicate that a large grocery store would be incorporated into the new complex to replace the existing Food Basics supermarket when that portion of the plaza is removed during Phase 5.

Integrating retail into the residential buildings will require coordination between the base-building construction and individual commercial fit-outs as the different phases are completed.

Nearly 1,400 Vehicle Parking Spaces Planned

Despite the substantial residential density, the development is located approximately two kilometres from Don Mills Station on TTC Line 4 Sheppard.

As a result, the proposal includes a significant parking component.

Plans call for:

• Almost 1,400 vehicle parking spaces
• 2,750 bicycle parking spaces

Parking construction, internal circulation, loading areas and access points will form a major part of the project's site and infrastructure work.

Rezoning and Official Plan Amendment Required

The development remains in the planning stage.

Jarel Investments is seeking both a rezoning and an Official Plan Amendment from the City of Toronto before the proposal can advance toward construction.

Given the scale of the development, the review process will address building height and density, site circulation, servicing, parking, retail replacement, public realm improvements and the sequencing of the multiple construction phases.

No construction start or completion date has been announced.

Construction Trades Involved

If approved, the size and multi-phase nature of the development could create opportunities for a wide range of contractors, subcontractors and suppliers, including:

• Demolition and site preparation contractors
• Excavation, shoring and foundation contractors
• Concrete forming and structural contractors
• Structural steel and reinforcing steel trades
• Masonry and exterior cladding contractors
• Curtain wall, glazing and window installers
• Mechanical, electrical and plumbing contractors
• HVAC and fire protection contractors
• Elevator and vertical transportation installers
• Roofing and waterproofing contractors
• Parking garage and traffic control specialists
• Retail and commercial fit-out contractors
• Drywall, flooring, painting and interior finishing trades
• Landscaping, paving and public realm contractors

Because existing retail operations are expected to remain during the early phases, temporary servicing, site protection, pedestrian routing and construction logistics will also be important components of the work.

Major Redevelopment Could Transform Sheppard and Victoria Park

The proposal for 2450 Sheppard Avenue East represents a substantial redevelopment of a traditional automobile-oriented retail property into a high-density mixed-use complex.

With 3,635 condominium units, towers reaching 49 storeys, replacement retail, extensive parking and construction planned across multiple phases, the project would require a significant and potentially lengthy construction program.

For contractors, subcontractors and suppliers, the most important feature to watch will be the project's phasing. Building first on existing parking areas before eventually replacing the shopping plaza could generate separate construction packages and procurement opportunities as each stage advances through approvals and toward construction.