The redevelopment of the Sheraton Parkway Lands in Richmond Hill, Ontario — a substantial 8.63-hectare site at the northeast corner of Highway 7 and Leslie Street — is moving forward with a bold mixed-use proposal. The property currently accommodates the Sheraton Parkway Toronto North Hotel & Suites, a retail mall (Shoppes of the Parkway), conference facilities, and other commercial buildings. The new plan retains the Sheraton hotel, its conference centre, fitness amenities, and retail mall — but redevelops much of the rest of the site.
The project is being designed by HCA Architecture on behalf of Marriott International and Captain Realty Inc.. The revised development follows earlier, less-dense concepts: a 2023 proposal envisioned nine towers between 35 and 42 storeys; a 2024 version kept nine towers but raised heights to up to 49 storeys and added a new hotel component. The latest submission simplifies the layout to eight taller towers (39–49 storeys), removes the new hotel expansion, and focuses on residential and retail.
With this shift, the site is no longer designated for employment-only uses: it has been reclassified toward a “Key Development Area” under revised planning applications, allowing high-density mixed-use — a transformation aligned with long-term growth projections for Richmond Hill.
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Project Details & What’s Changing
- Tower count & height: Eight residential towers, each 39 to 49 storeys high (up to 156.95 m). Towers are arranged along the site’s edges, with six-storey podiums around a centrally located 0.4-hectare strata park.
- Residential units: The plan calls for 3,773 dwelling units, up from 3,460 in 2023 and 3,571 in 2024 proposals.
- Floor area & density: Total gross floor area reaches approximately 293,443 m², including ~288,505 m² residential and ~4,938 m² retail, resulting in a Floor Space Index (FSI) of about 6.48× — a marked increase in density.
- Retail & amenities: Ground floor retail space is retained, and podium rooftops would provide shared indoor and outdoor amenities for residents.
- Parking & infrastructure: The redevelopment includes six levels of underground parking, accommodating 4,493 vehicular spaces (up from 4,291 in the 2024 submission). The design also includes 24 elevators (three per tower), roughly one elevator per 157 units — highlighting the scale and verticality of this project.
- Phasing & demolition: While the Sheraton hotel, retail mall, and conference centre remain, some elements — such as the Best Western hotel and certain commercial buildings — are slated for demolition as the project proceeds in four phases.
Why It Matters: Urban Growth, Transit & Market Impact
Transit-Oriented Growth
The Sheraton Lands sit within two identified Major Transit Station Areas (MTSAs), servicing regional rapid-bus corridors on Highway 7 and Leslie Street — including the York Region Transit VIVA Purple route and dedicated cycling lanes.
This makes the site a strategic candidate for high-density, transit-oriented development: a large number of residents could rely on public transit, biking, or walking rather than personal vehicles, helping to reduce traffic pressure in the area.
Shift From Commercial-Only to Mixed-Use
Originally designated as an Employment Corridor/Area, the site’s reclassification to a mixed-use “Key Development Area” reflects changing urban planning priorities in Richmond Hill. The conversion aligns with broader regional goals to increase housing supply — especially high-density apartments — without infringing on protected employment zones elsewhere.
As such, this redevelopment may help alleviate housing demand in the Greater Toronto Area (GTA) while preserving certain commercial elements (hotel and retail) — achieving a balance between growth and existing economic activity.
Market Impact & Local Debate
A project of this magnitude inevitably generates mixed reactions. On one side, proponents see this as an opportunity to introduce thousands of much-needed housing units in a transit-friendly corridor, benefiting renters and new home seekers. On the other hand, critics raise concerns about:
- The height and density being far beyond what’s typical for this part of the city.
- Potential strain on infrastructure, traffic, schools, and public services, given the large number of future residents.
- The challenge of maintaining a sense of community and livability as the area transitions from low/mid-rise commercial/residential to high-rise density living.
City planning staff have noted these concerns and point out that this redevelopment must align with the forthcoming East Beaver Creek Secondary Plan to ensure cohesion in long-term growth strategy.
What’s Next & What to Watch
- A formal Zoning By-law Amendment (ZBLA) has been submitted to the city, following the updated design.
- The proposal must pass through municipal review and a formal public hearing under the requirements of the Planning Act (Ontario).
- Public feedback and adjustments — especially regarding infrastructure, transportation, community services, and environmental impact — may influence final approval or modifications.
- Given the phased redevelopment and demolition of older buildings, there will likely be years of construction, meaning traffic, noise, and community disruption may occur before completion.
