Development

Table of Contents

The LRA actively advocates on all matters affecting the livability of Leaside, including new developments. The LRA routinely acts to convey the concerns of community residents in relation to large-scale, midrise, and infill developments and renovations. Our advocacy has resulted in substantial concessions to building height, shadowing, density, traffic flows, and streetscape impacts.

The LRA supports sensible mid-rise developments and opposes those that negatively affect the community through, for example, excessive height and massing, inadequate buffers from neighbouring properties, and lack of at-grade retail.

The LRA supports residential infill and renovation in a manner that respects Leaside’s residential character and that does not negatively impact neighbouring properties. We monitor all Committee of Adjustment (“C of A”) applications, advise neighbours, and depute where appropriate. We routinely participate in appeals of C of A decisions. We also comment on zoning policies and procedures.

Eglinton Avenue

Bayview/Eglinton Area (Yonge Eglinton Secondary Plan OPA 405)

Yonge-Eglinton Secondary Plan

The city of Toronto adopted the Yonge Eglinton Secondary Plan (2018) with predominantly mid-rise density for the Bayview focus area, which was supported by the community following extensive consultation, but has been overridden by the government of Ontario, permitting high-rises in 2019 without further consideration or consultation.

The scale of the high-rise development applications proposed in the Bayview focus area creates needs for public infrastructure, such as schools, medical services, daycares and parks, which exceed those provided for in city (and provincial) planning. A petition, endorsed by Don Valley West MPP Stephanie Bowman was sent last summer and letters have been sent to both the former Ontario Auditor General, and the new OAG (Shelley Spence) who has not responded. The petition asks that the government of Ontario immediately restore the Bayview focus area plan as approved by the City of Toronto in the Yonge Eglinton Secondary Plan (2018). The LRA will continue to lobby for resolution of this issue.

589-595 Eglinton Avenue & 61-67 Mann Ave.

589-595 Eglinton Ave. E proposal

The proposed development for this site just east of Bayview is a 35-storey residential building with ground floor retail fronting on Eglinton Ave. Originally submitted in July 2022, it was revised and resubmitted in July 2023. A Community Consultation was held in March 2023. The Planning Department recommended opposing the application, as “the current proposal does not conform with the Toronto Official Plan and the Yonge-Eglinton Secondary Plan and does not meet the intent of relevant Design Guidelines. In addition, at this time, the application cannot be evaluated to determine consistency with the PPS given potential issues with methane gas and the risk to public health and safety.”

The LRA sent a letter on October 14, 2023 to the NYCC in support of the City’s position. https://www.toronto.ca/legdocs/mmis/2023/ny/comm/communicationfile-172882.pdf

The developer appealed to the OLT in 2023, with private mediation resulting in a settlement that was accepted by City Council on March 20, 2024.

660 Eglinton Avenue E. (Sunnybrook Plaza)

660 Eglinton Ave. E.

The original application by RioCan REIT & Concert Properties called for two towers of 19 and 13 storeys, with podiums of various heights. The final 2016 OLT settlement calls for significant improvements in height, massing, density, and urban design, as well as important guarantees of protection for the natural habitat and tree protection to adjoining properties to the east and north of the site.

The LRA’s objectives were to reduce height, and density, and improve the buildings’ design, setbacks angular planes, to create a simpler, more distinctive building profile and minimal shadowing. The final height reduces the originally proposed 19 and 13 storeys to 16 and 11 storeys, with a less massive appearance. Setbacks were introduced at the 5th storey instead of the 8th. The visual impact is considerably improved.

As of May 1, 2024, demolition of Sunnybrook Plaza buildings, to clean up the site, improve safety, and mitigate liability risks occurred this winter and spring. The remaining developer, Concert Properties, salvaged and donated items deemed as having heritage value (specifically the clock tower and the Sunnybrook sign) to Leaside Heritage Preservation Society.

Changes in the market now lead the developer to believe that the project, as currently designed, may never be financially viable. To mitigate this possibility, they are now forced to explore the redesign and rezoning possibilities for the site.  

815-845 Eglinton Ave. E (RioCan)

815-845 Eglinton Ave. E.

815 Eglinton Avenue East: a proposed 34, 29, 21, 18, 10, 10, 10 & 5-storey mixed-use 5-building residential, office, retail, childcare & public space development, being developed by RioCan. The City of Toronto, the LRA and RioCan reached a settlement in December 2020, after the developer appealed to the Local Planning Appeal Tribunal (now the OLT).

Elements of the settlement included a reduction the originally proposed building heights, a 6-storey street wall to wrap around the buildings fronting Eglinton Ave. E and Laird Dr., proportion of residential decreased, with commercial/office space increased, and wider internal street with improved sightlines to the two Privately Accessible Public Open Space (POPS).

The Section 37 contributions from the developer are to include a 62-space daycare facility on site, 40 affordable rental units on site, which are to remain as rental for 25 years minimum, a cash payment of $11.3M for on-site and/or off-site community facility and/or community facility improvements, off-site park improvements and/or parkland acquisition, and/or public realm and streetscape improvements, with such funds to be used at the discretion of the chief planner in consultation with the ward councillor. Further agreements between the developer and the City will require that 10% of the units are 3-bedrooms, office component to be developed at same time or prior to the first residential components, easements to secure public access to the POPS spaces and the private road.

849 Eglinton Ave. East (Mercedes Benz)

The Pemberton Group have proposed a a 40-storey residential mixed-use building, a 21-storey residential building, and a 6-storey office building, as well as a new private road and privately owned publicy accessible space (POPS). The Proposal will provide a total of 820 new residential units and 10,566 square metres of office gross floor area (GFA), 797 square metres of retail GFA, and 53,633 square metres of residential GFA, resulting in a net density of 5.3 times the area of the lot on the south side of Eglinton Avenue East west of Brentcliffe Road.

Mercedes Benz have moved out and interim use may be a used car dealership.

943-963 Eglinton Ave. E. & 23 Brentcliffe Rd. (Hyde Park)

943-963 Eglinton Ave. E.

The proposal is for the redevelopment of the existing 6.7-acre site, with 4 new mixed-use residential buildings (containing 1,279 units) ranging in height from 16 to 28 storeys. The proposal also includes 3,633 m² of retail commercial space, a network of new public and private streets, two new privately-owned publicly accessible open spaces and a 3,378m² off-site public parkland dedication on the west side of the exiting Leonard Linton Park, located on the south side of Vanderhoof Avenue to the east of the site. The proposed overall density of the site is 3.8 times the lot area.

The developer appealed to the OLT on September 27, 2022, due to Council not making a decision within the timeframe set out in the Planning Act. In February 2023, participant status was approved for LRA, LBPA and Scenic Condos board.

Private mediation (Hyde Park, City and LRA) took place with a settlement agreed to on September 25, 2023. The settlement proposal is expected to be brought forward to NYCC and City Council in 2024

Bayview south of Eglinton

1466-1500 Bayview (Medallion Developments)

Medallion Developments applied to the City of Toronto for Zoning Amendment on October 28, 2020, to permit the construction of a 9-storey mixed use building containing 156 residential dwelling units and 1,659.5 square metres of retail uses at grade. A portion of the subject site was proposed as a driveway with a surface easement for public access and use instead of a laneway. The LRA reviewed the application and sent a letter to NYCC outlining concerns with the proposal including excessive height, density, lack of setbacks, and built form. A virtual Community Consultation Meeting was hosted by City staff on May 13, 2021. Approximately 130 members of the public and the Office of the Ward Councillor participated and there were many concerns with the proposal.

In December 2021, the developer revised the proposal to 8 storeys, though did not address some of the other concerns raised by the City and the LRA, including the setback on Bayview and Davisville and the built form.

Meanwhile, City Council passed a zoning by-law amendment for portions of the Secondary Plan area, mainly consisting of the ‘Villages’, including the site at 1466-1500 Bayview Avenue. The zoning by-law amendment, enacted as By-law no. 595-2022, implements the Secondary Plan in the areas to which it applies, and sets regulations such as land use permissions, minimum and height limits, setbacks, and step backs. Transition clauses in the by-law were included with the intent of recognizing existing development applications in progress. On July 13, 2022, the applicant appealed the City Council’s decision on the Zoning By-law no. 595-2022, pursuant to Section 34(19) of the Planning Act. In January 2023, the two OLT cases were consolidated into one hearing.

On August 5, 2022, the developer appealed to the OLT on the site-specific ZBA, due to the City’s failure to make a decision within the timeframe of the Planning Act. The LRA was granted participant status, along with the South Eglinton Davisville Residents Association (SEDRA).

On March 9, 2023, there was a follow-up meeting with Heritage Planning re: the Garden Court Apartments which terminates the view on Davisville. However, Heritage Planning refused to add issues to the existing City Issues list before the OLT. June 14, 15 2024 City Council accepted the without prejudice offer to settle dated May 31, 2023. OLT Settlement Hearing July 10, 2023, approved an 8-storey building designed with the 45-degree angular plane (built form decreases in height towards the residential area to the west), 154 units, and approximately 1200 sq. m of retail space. Setbacks have been increased to meet City standards.

1710 -1736 Bayview (Gairloch)

Proposal by developer (Gairloch) for a 9-storey residential building consisting of 216 residential units, including 12 live-work units. ZBA was appealed to the OLT in 2022 due to the City’s failure to make a decision within the timeframe of the Planning Act. Parties included the LRA and SEDRA. A settlement was reached and approved by City Council on April 6, 2022. The settlement proposal includes the following: a 9-storey mixed use building with 197 dwelling units, of which 9 are grade-related townhouses at the rear (west side) of building and a revised transition to the residential neighbourhood to the west. The building is currently under construction.

1779-1787 Bayview
Leaside Station Overbuild and Bayview Quads

1779 Bayview - Leaside Station

This project went to the Ontario Land Tribunal (OLT) where the LRA and the City as well as some residents were Parties. The 35-storey building was approved, but through mediation, the LRA et al were able to obtain some significant concessions. The heritage façade of 1783-85 Bayview will be reconstructed and incorporated into the podium of the building, the existing rental units in the Bayview quads will be replaced in the new building (a 14% increase in the amount of rental space) and there will be a mid-block connection to Talbot Park from Bayview. Setbacks have been increased, increasing the public realm. The City has indicated that it will direct some of the community benefits payments towards upgrading the baseball facilities in Talbot Park. More info: https://leasidelife.com/the-leaside-station-overbuild-update/

Bayview north of Eglinton

1802 Bayview Avenue

An application for a 46-storey building was submitted to the City in June, 2023 and the community received strong support to oppose the project from late Councillor Jaye Robinson in a letter following the first community consultation in October 2023.

The developer appealed to the OLT in late September 2023, citing the City’s lack of action on the proposal within the statutory timeline, with a hearing scheduled to begin December 2, 2024. The LRA has been granted Participant status.

In addition to the Zoning By-law Amendment (ZBA) request before the OLT, the applicant has also filed an Official Plan Amendment (OPA) to redesignate the property from Secondary Zone to Core of the Yonge-Eglinton Secondary Plan – which permits taller buildings. However, the application exceeds the targeted density even for a Core area.

City of Toronto City Planning Report for Direction to NYCC on January 22, 2024 recommended that the City attend the OLT  and oppose the applications – 1802 Bayview Avenue – Zoning By-law Amendment and Site Plan Control Applications – Appeal Report. The LRA sent a letter on February 20, 2024, and deputed on February 22, 2024 at the NYCC in opposition to the proposal and the appeal report was adopted at City Council on March 20 and 21, 2024.

On May 1, 2024, the City held a virtual Community Consultation (see page 6 for comments) regarding the OPA application, which was attended by approximately 80 residents.

The City released an Official Plan Amendment Decision Report on May 6, 2024, recommending refusal of the application. The LRA and BARA submitted joint letter of opposition to the project to City Planning following the community consultation and in support of the City’s report.

NYCC voted to refuse the OPA proposal on June 4, 2024, and it was refused at City Council on June 27, 2024. The application was refused as the proposed change in designation does not conform to the intended urban structure and heights as set out in the Yonge-Eglinton Secondary Plan. The refusal is also based on unconfirmed servicing capacity and transportation concerns. The developer has until August 1, 2024 to appeal the ruling to the OLT.

1837-1845 Bayview at Broadway (Gupta Group)

1837 Bayview Avenue

The Gupta Group, developers of the high-rise mixed-use building for 1837-1845 Bayview at the southeast corner of Bayview and Broadway, reached a negotiated settlement with the City of Toronto, and resident group Bayview Broadway Good Planning Inc. in July 2023, which was approved by City Council on April 11, 2024. A key provision of the Ontario Land Tribunal settlement reduced the height of the building to 22 storeys from the originally proposed 25.

On April 29, 2024 the Gupta Group submitted a Committee of Adjustment application for a “minor variance” – for  an additional 5 storeys (to 27 storeys) initially, above the City and OLT approved mediated settlement (July 2023). On June 24, 2024 the height increase requested by the minor variance was reduced to an additional 3 storeys, for a total of 25 storeys – the same number as the original 2021 submission. The developer indicates that this amendment was made “further to discussions with City Planning.” The Committee of Adjustment hearing is to be held on July 18, 2024. The LRA submitted a letter of objection, as did a number of residents. See Application Information Centre info.

1840 Bayview Avenue (ESSO station) (Skale Developments)

1840 Bayview

A 34-storey mixed use building has been proposed for the former Esso station location at the southeast corner of Broadway and Bayview. It was appealed to OLT in April 2023, and a settlement was reached between the developer and City Planning, allowing for five storey reduction (29 storeys). There was also agreement for the City to report back on redesignating three neighbouring lots on Broadway for future parkland.  

A negotiated settlement at the OLT for a 22-storey building on this site was reached. On April 11, 2024, the developer, Gupta Group, applied for a “minor variance” to permit an additional 5 storeys and an increase in the number of units from 259 to 314. . A virtual Committee of Adjustment hearing will be held at the North York Council Chamber on July 18, 2024.

Development Information Centre Information

2-20 Glazebrook (Gairloch)

This project is proposed 34-storey mixed-use condominium building designed by Gabriel Fain Architects Inc. for Gairloch Developments on the northwest corner of Glazebrook Avenue and Bayview Avenue.

It was appealed to the OLT in 2023. The City staff released an appeal report on January 11, 2023, concluding that “the proposal does not conform with the Toronto Official Plan and the Yonge-Eglinton Secondary Plan, and does not meet the intent of relevant Design Guidelines. In addition, at this time, the application cannot be evaluated to determine consistency with the PPS given potential issues with methane gas and the risk to public health and safety.”

Through a mediated settlement at the OLT, the height was reduced from 34 storeys to 33, setbacks were increased, with a double row of trees and alignment between retail space at 1840 Bayview. See: OLT Interim order ratifying settlement proposal.

Laird

Smart Centre North

Smart Centre North - Canadian Tire

The long-delayed “Smart Centre North” development at 70-80 Wicksteed and Laird Dr. appears to finally be under construction. The LPOA (now LRA) reached a settlement with SmartCentres in 2013, that provided for funding measures which would answer at least some of Leasiders’ concerns, and which would help protect the residential neighbourhood from the negative impact of the many large retail outlets on Laird. We were not able to reduce the square footage of the main anchor tenant, which remains at just over 80,000 square feet. The anchor tenant is now Canadian Tire. There are three smaller retail buildings on the site as well. All are 2 storeys.

Demolition of the existing buildings on Laird at Parkhurst took place in July, 2023. The plan of subdivision for the site was approved on Feb. 14, 2024.

Settlement with SmartCentre (Laird & Wicksteed) (2013)

126-132 Laird and 134 Laird Drive (The Leaside)

The Leaside is two 8-storey condominium buildings with 132 and 109 residential units and 88 residential parking spaces, designed by Turner Fleischer Architects for Core Development Group, EMBLEM Developments and Fiera Real Estate on Laird at Stickney Avenue.

ZBA for both sites and Site Plan Approval (SPA) were appealed to the OLT on May 26, 2021. Settlements were reached on July 18, 2022. Settlement provisions included $850,000 in Section 37 funds to the City for local improvements, $75,000 to the City towards installation of a new bike share station on the property or surrounding area and a combination of gateway landscape and streetscape improvements at the corners of Laird and Stickney Ave. The developer proposals involve a bench and plaque. The LRA requested and developer agreed on Leaside town plan symbology.

The building is now under construction, with ongoing concerns from residents regarding crane swing overs and other construction disruptions.

146-150 Laird Drive

This proposal for two mid-rise buildings on Laird Dr. is by developer V!va Retirement Communities and designed by RAW Design. The 8-storey building will be retirement rental accommodations and the 7-storey building will be a condominium for older adults. Currently under construction.

South Leaside

922 Millwood

Original 2019 6-storey, 35-unit proposal from developer Hamr Millwood Investments was revised in mid-2020 to a 5-storey, 30-unit condo with a ground floor retail unit on the northeast corner of Millwood Road and Randolph Rd. Project appears to be delayed as of mid-2024.

922 Millwood (2019)

34 Rumsey

Proposal to  remodel the existing two-storey dwelling through interior alterations and addition, resulting in a liveable third storey. 

  • Application #2 refused by the North York Committee of Adjustment on Sept. 28, 2023.
  • Refusal was appealed by the applicant to the Toronto Local Appeal Tribunal (TLAB). Several neighbours filed as a Party and the LRA registered as a Participant. The TLAB Hearing was held on February 8, 2024, and settlement discussions were held in May 2024. 
  • A settlement was reached that binds the applicant to ensure that a third floor would not be permitted.

North Leaside

Retail, Commercial and Leaside Business Park

Other Advocacy