On January 28, 2015 the City received applications to rezone and subdivide approximately 2.07 hectares of land on the east side of Leslie Street, north of Eglinton Avenue East, for the purposes of a mix-use development. The proposal consists of four residential buildings with heights of 28, 29, 34 and 39 storeys containing 1,380 residential units and a total of 943 square metres of at-grade commercial uses. Also proposed are 2 blocks of 3-storey back to back townhouses containing 20 units. Parking for the residential buildings and townhouses is being provided in a shared four-level underground parking garage with 1,246 residential spaces including 151 visitor parking spaces. A new public road is proposed that will provide direct access to and from the subject lands from a signalized intersection at Leslie Street. A private road also provides access throughout the site.
The Planning Context as it relates to the Official Plan and the Zoning By-law.
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.
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.
Section 3.3 "Building New Neighbourhoods" of the Official Plan requires that new neighbourhoods will have a comprehensive planning framework reflecting the Plan's city-wide goals as well as the local context. The framework should include: the pattern of streets, development blocks, open spaces and other infrastructure; the mix and location of uses; a strategy to provide parkland and to protect, enhance or restore natural heritage; a strategy to provide community services and local institutions; and a strategy to provide affordable housing.
New neighbourhoods will be viable as communities. They should have: a community focal point within easy walking distance of the neighbourhood's residents and workers; a fine grain of interconnected streets and pedestrian routes that define development blocks; a mix of uses and a range of building types; high quality parks, community recreation centres, open space and public buildings; and services and facilities that meet the needs of residents, workers and visitors.
New neighbourhoods will be carefully integrated into the surrounding fabric of the City. They will have: good access to transit and good connections to surrounding streets and open spaces; uses and building scales that are compatible with surrounding development; community services and parks that fit within the wider system; and a housing mix that contributes to the full range of housing.
The Toronto Official Plan is available on the City’s website here.
The subject lands are zoned C1(57) within former City of North York Zoning By-law 7625. The General Commercial Zone (C1) permits a variety of commercial and residential uses, which includes amongst other uses: apartment house dwellings, restaurants, retail stores, business and professional offices, banks, and hotels, subject to a variety of development standards.
The subject site is also subject to Exception 57. Exception 57 applies to the subject lands, the car dealership lands to the south and The Carrington condominium property to the north of the subject lands. The exception generally divides the property into 2 parcels, allowing for apartment house dwellings, retail stores and personal service shops on the Carrington lands. Applicable to the lands to the south, which includes the subject lands and the auto dealerships, the exception permits a wide variety of uses that includes: retirement residence, courtesy suites, retail stores and personal service shops, restaurants, banquet facilities, and a motor vehicle dealership. Apartments or townhouses are not a permitted use on the subject development lands.
Revised Submission (February 2016)
- Revised Architectural Plans
- Revised Draft Plan of Subdivision
- Revised Landscape Design Rationale
- Revised Landscape Plans
- Revised Noise and Vibration Report
- Revised Pedestrian Wind Assessment
- Revised Planning Addendum
- Revised Shadow Study
- Revised Site Servicing
- Revised Transportation Assessment
Revised Submission (May 2015)
- Revised Phase I Environmental Site Assessment
- Revised Phase II Environmental Site Assessment
- Revised Context Map
Revised Submission (April 2015)
- Revised Context Plan
- Revised Draft Plan of Subdivision
- Revised Elevations A401
- Revised Elevations A402
- Natural Heritage Impact Study & Ravine Stewardship Plan
- Arborist Report
- Architectural Drawings
- Draft Plan of Subdivision
- Foundation Investigation
- Foundation Investigation 2
- Geotechnical Study Part 1
- Geotechnical Study Part 2
- Natural Heritage Impact Statement - Terms of Reference Letter
- Pedestrian Wind Assessment
- Phase I Environmental Site Assessment
- Phase II Environmental Site Assessment
- Planning and Urban Design Rationale
- Site Servicing and Stage 1 Stormwater Management Report
- Toronto Green Standard Checklist
- Toronto Green Standard Statistics
- Traffic Impact Study