Planning Studies & Initiatives

660 Eglinton Avenue East - Zoning By-law Amendment

On December 23, 2014 the City received an application to amend the former Town of Leaside Zoning By-law No. 1916 to permit a 19-storey (66 metre) and a 13-storey (50 metre) apartment building on top of a predominantly 8-storey (27.5 metre) base building, with retail at grade (2,316 m2). The two buildings would contain a total of 426 dwelling units and 420 parking spaces with 397 located in a 2-level below grade parking garage and 23 surface spaces. A continuous driveway is proposed along the northern and eastern boundary of the site providing access to Eglinton Avenue East and Bayview Avenue. The existing commercial plaza would be demolished.

The Planning Context as it relates to the Official Plan, the Eglinton Connects Planning Study, and the Zoning By-law.

Official Plan

The subject site is located within a Mixed Use Areas designation within the Official Plan. Mixed Use Areas are made up of a broad range of commercial, residential and institutional uses, in single use or mixed use buildings, as well as parks and open spaces and utilities. Development criteria in Mixed Use Areas includes:

a) creating a balance of high quality commercial, residential, institutional and open space uses that reduce automobile dependency and meet the needs of the local community;

b) locate and mass new buildings to provide a transition between areas of different development intensity and scale, as necessary to achieve the objectives of the Plan, through means such as providing appropriate setbacks and/or stepping down of heights, particularly towards lower scale Neighbourhoods;

c) locate and mass new buildings so as to adequately limit shadow impacts on adjacent Neighbourhoods, particularly during the spring and fall equinoxes;

d) locate and mass new buildings to frame the edges of streets and parks with good proportion and maintain sunlight and comfortable wind conditions for pedestrians on adjacent streets, parks and open spaces;

e) provide an attractive, comfortable and safe pedestrian environment;

f) have access to schools, parks, community centres, libraries, and childcare;

g) take advantage of nearby transit services;

h) provide good site access and circulation and an adequate supply of parking for residents and visitors;

i) locate and screen services areas, ramps and garbage storage to minimize the impact on adjacent streets and residences; and

j) provide indoor and outdoor recreation space for building residents in every significant multi-unit residential development.

The Healthy Neighbourhoods policies in Chapter 2 – Section 2.3.1 also require that developments in Mixed Use Areas that are adjacent or close to Neighbourhoods will: be compatible with those Neighbourhoods; provide a gradual transition of scale and density through the stepping down of buildings towards and setbacks from those Neighbourhoods; maintain adequate light and privacy for residents in those Neighbourhoods; and attenuate resulting traffic and parking impacts on adjacent neighbourhood streets so as not to significantly diminish the residential amenity of those Neighbourhoods.

Section 3.1.2 identifies the importance of urban design as a fundamental element of city building and contains built form policies intended to minimize the impacts of new development and guide the form of new buildings to fit within the context of the neighbourhood and the City. These policies guide new development to be located and organized to fit with its existing and/or planned context. They will frame and support adjacent streets, parks and open spaces to improve the safety, pedestrian interest and casual view to these spaces. New developments will locate and organize vehicle parking, vehicular access, service areas and utilities to minimize their impact on the property and on surrounding properties and to improve the safety and attractiveness of adjacent streets, parks and open spaces. New development will be massed and its exterior façade will be designed to fit harmoniously into its existing and/or planned context, and will limit its impact on neighbouring streets, parks, open spaces and properties. New development will be massed to define the edges of streets, parks and open spaces at good proportion. Taller buildings will be located to ensure adequate access to sky view for the proposed and future use of these areas. New development will provide amenity for adjacent streets and open spaces to make these areas attractive, interesting, comfortable and functional for pedestrians. Also, every significant new multi-residential development will provide indoor and outdoor amenity space for residents of the new development. Each resident of such development will have access to outdoor amenity spaces such as balconies, terraces, courtyards, rooftop gardens and other types of outdoor spaces. Similar built form policy objectives are found in Section 3.1.3 as they specifically relate to tall buildings.

The Toronto Official Plan is available on the City’s website at:

Eglinton Connects Planning Study

The study identified six Focus Areas with lot characteristics that could have a greater capacity to accommodate future population and employment growth. The intersection of Bayview Avenue and Eglinton Avenue East was identified as a Focus Area. As part of the Phase 1 (part 1) report, Official Plan Amendment 253 was adopted by City Council in July 2014, along with Site and Area Specific Policy 478 implementing policies that would guide the development of the Bayview Focus Area. Such policies include, but are not limited to:

  • To support a balance and mix of uses, new development on the lands will: maintain the amount of existing non-residential gross floor area; and include a range of retail establishment sizes.
  • Development on the lands will be encouraged to provide structured parking.
  • Provide setbacks on the lands at each of the four corners of the Eglinton Avenue East and Bayview Avenue intersection to provide increased pedestrian space.
  • Development on the lands will: be predominantly mid-rise in height and form; and provide transition in scale between new development and existing nearby Neighbourhoods.
  • Development on the lands will provide enhanced community services and facilities.

Phase 1 (Part 2) of the study also included the adoption of a set of Urban Design Guidelines for Eglinton Avenue from Jane Street to Kennedy Road. The Vision for Eglinton Avenue is that it will become Toronto's central east-west avenue, a green beautiful linear space that supports residential living, employment, retail and public uses in a setting of community vibrancy. Its design will balance all forms of mobility and connect neighbourhoods and natural valley systems to the larger city and the region. The guidelines identify the Bayview Avenue and Eglinton Avenue East intersection as 1 of 13 key opportunity sites to inform the pedestrian experience and image of Eglinton Avenue. 

Additional Reports and Information:

Zoning By-law

The site is zoned Mixed Use Residential Commercial – site specific MRC-1 in the former Town of Leaside Zoning By-law. The site specific By-law 508-2000 includes the commercial plaza and the adjacent residential condominium building lands at 1801 Bayview Avenue. It allows for a variety of residential and commercial uses, plus development standards, that permit the existing commercial plaza and 9-storey residential condominium building to the north. The maximum height and density permitted generally reflects the existing developments with a maximum height of 1 and 2-storeys for the plaza and a commercial floor area of 4,750 m2 (51,130 ft2).

The site is also zoned CR 1.2 (c0.4; r.0.8) SS2 (x1164) within the new City of Toronto Zoning By-law 569-2013. Exception number 1164 indicates that section 6.11.1 of the former Town of Leaside Zoning By-law continues to prevail.

Click here to view Zoning By-law 569-2013.

Revised Submission (February 2016)

Initial Submission