Welcome to 351 Royal York Road

A proposal to transform 351-365 Royal York Road into a new mixed use, transit-supportive development

Our vision

We see the potential to transform 351-365 Royal York Road with new residential units and active and animated retail space at street-level. With close proximity to the Mimico GO station this site is an ideal candidate for a mixed use, transit supportive development.
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The Site

Situated mid-block on the east side of Royal York Road between Newcastle Street and Portland Street, the site is presently occupied by 8 single-detached one-storey homes.

Within a 5-minute walk from Mimico GO Station on the Lakeshore West line and along TTC’s 76 Royal York bus route, 351 Royal York is very well served by local and regional transit. This excellent transit access, in combination with the site’s location along one of the neighbourhood’s principal thoroughfares, supports the transformation of this portion of Royal York Road into a place for
people to live, shop and maintain connections to other parts of the city.

Click the Map to Enlarge

Proposal Features

Transit Supportive Development
  • Situated less than a 5-minute walk from the Mimico GO Station, and along one of Mimico’s principal thoroughfares, this site is an ideal location to accommodate growth in the form of new residential and retail uses.
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  • According to census data many of the area’s residents already use transit and walking as their main form of commuting. By adding density in the form of a new 10-storey mixed use building along Royal York Road, this development will further contribute to the existing walkable, transit-oriented nature of the neighbourhood.
Provides New Housing and Retail Options
  • The proposed building would include 282 new residential units in a mix of studio, 1-bedroom, 2-bedroom and 3-bedroom units. This mix of unit types will allow for a range of households and family types to move to, or downsize within, the neighbourhood.
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  • 870m² of new street-level retail space is also being proposed as part of the new building. This new retail space will complement the existing retail uses along Royal York Road and support its vibrant main street character.
Promotes a Safe and Activated Streetscape
351 Royal York will provide a safer & more activated, open & vibrant streetscape by:
  • Providing street-level retail space along Royal York Road
  • Being set back an additional 3.4 metres from the property line to allow greater space for pedestrian movement
  • Eliminating a number of curb cuts and replacing them with a singular vehicular access point to the building
  • Internalizing all servicing and loading to the building in order to minimize impacts on surrounding residents and businesses
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Project Status

There are a number of steps within the development application process and it can take quite some time. Below you can find out
more about previous project milestones and where we are currently in the process.

Pre-Application Meeting with City Staff

Dec 2020

Meeting with Ward Councillor

Aug 2021

Rezoning Application Submission

Aug 2021

Outreach to local stakeholder groups

Aug 2021

Outreach to adjacent neighbours

Aug 2021

Meetings with Area Residents Associations

Sept 2021

Launch of Project Website

Sept 2021

Community Consultation Meeting

May 2022

documents

Access any of the documents associated with our development application (including plans, reports, and presentations) by clicking on the links below.

Rezoning Application (August 2021)

  • Architectural Plans
  • Landscape Plans
  • Landscape Plans

  • Planning Rationale
  • Public Consultation Strategy Report
  • Transportation Impact Study
  • Draft Zoning By-Law Amendment 569-2013
  • Draft Zoning By-Law Amendment – Etobicoke Zoning Code
  • Community Consultation Meeting Presentation

  • Arborist Report
  • Archaeology Report
  • Civil Plans
  • Energy Strategy Report
  • Functional Servicing Report
  • Geotechnical Investigation
  • Hydrogeological Investigation
  • Land Use Compatability Report
  • Phase 1 ESA
  • Phase 2 ESA
  • Toronto Green Standards Checklist
  • Servicing Report Groundwater Summary
  • Noise Report
  • Wind Report

  • Application Form
  • Cover Letter
  • Project Data Sheet
  • Fee Schedule

Frequently Asked Questions

Find answers to a list of commonly asked questions about the development application process, the site and the proposal.

Development Application Process

We submitted our rezoning application to the City in August 2021.

No decisions have been made by the City about the project. We submitted our development application in August 2021 and are continuing to work through the development review process. We are still some time away before any decisions are made about the project.

A community meeting was hosted by the City on May 31, 2022 to discuss the proposed development. Couldn’t attend the meeting? You can access our presentation here and/or reach out to us via the contact form below with any questions or comments you have.

The Site

Today, 351-365 Royal York Road is occupied by 8 single-detached one-storey homes.

The Proposal

We are proposing to build a 10-storey mixed use building containing a total of:

  • 282 new residential units
  • 870m² of street-level retail space
  • 206 vehicular parking spaces in a two-level underground parking garage
  • 288 bicycle parking spaces

If this development is approved, the current buildings on site would eventually be demolished in order to build the new building.

It is still too early in the process to make any decisions about potential retail tenants. We are happy to hear your thoughts and suggestions on what you would like to see for this part of Royal York Road.

Project Team

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The team

Graziana + Corazza Architects (Architect)
Our aspiration is simple: to create buildings of memorable modern forms that respond to the surrounding context while still satisfying programmatic needs in order to maximize all aspects of a project’s potential.
  Enzo Corazza B. Arch, OAA, MRAIC, Berardo Graziani, B. Arch, OAA, MRAIC, and Domenic Biase C.E.T., design and personally direct all projects undertaken by firm. We succeed because of the close collaborations we create between our clients and the entire G+C project team. Our design principles are founded in using materials that complement the urban and natural environment to produce sustainable settings for those who live, work and play in the spaces we create. Our ultimate satisfaction comes in seeing our buildings embraced by their owners, occupants and local community.
Bousfields Inc. (Planning & Community Engagement)
Bousfields Inc. is one of Ontario’s pre-eminent urban planning, urban design and community engagement firms. Bousfields offers a full range of land use planning, urban design and community engagement services to the development industry, municipalities and government agencies.
MBTW (Landscape Architecture)
The MBTW Group is an award winning, multi-disciplinary landscape architecture, urban design and community planning firm located in Midtown Toronto. Our design studio, in business since 1975, has provided design consulting services to an international roster of clients in both private and public sectors. Our passion for excellence coupled with the energy of our in-house talent consistently produces high- calibre, custom and forward-thinking design solutions.
LEA Consulting (Transportation)
LEA has been providing consulting and advisory services across Canada since the mid-1950s. The company has built a reputation for delivering innovative solutions in transportation planning and engineering, project management, contract administration, intelligent transportation systems (ITS), infrastructure security, building structural engineering, highway and municipal services, and bridge design.
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The team

Our aspiration is simple: to create buildings of memorable modern forms that respond to the surrounding context while still satisfying programmatic needs in order to maximize all aspects of a project’s potential.
 
Enzo Corazza B. Arch, OAA, MRAIC, Berardo Graziani, B. Arch, OAA, MRAIC, and Domenic Biase C.E.T., design and personally direct all projects undertaken by firm. We succeed because of the close collaborations we create between our clients and the entire G+C project team. Our design principles are founded in using materials that complement the urban and natural environment to produce sustainable settings for those who live, work and play in the spaces we create. Our ultimate satisfaction comes in seeing our buildings embraced by their owners, occupants and local community.

Bousfields Inc. is one of Ontario’s pre-eminent urban planning, urban design and community engagement firms. Bousfields offers a full range of land use planning, urban design and community engagement services to the development industry, municipalities and government agencies.

The MBTW Group is an award winning, multi-disciplinary landscape architecture, urban design and community planning firm located in Midtown Toronto. Our design studio, in business since 1975, has provided design consulting services to an international roster of clients in both private and public sectors. Our passion for excellence coupled with the energy of our in-house talent consistently produces high-calibre, custom and forward-thinking design solutions.

LEA has been providing consulting and advisory services across Canada since the mid-1950s. The company has built a reputation for delivering innovative solutions in transportation planning and engineering, project management, contract administration, intelligent transportation systems (ITS), infrastructure security, building structural engineering, highway and municipal services, and bridge design.
Everything Country Homes does takes the future homeowners into consideration first. Where they work, how they play, the lifestyles they aspire to lead. Then the company draws from their 50-year pedigree of homebuilding excellence to craft an unbeatable foundation for generations to come. Country Homes is the 2020 H.O.M.E. Awards™️ winner for Best Customer Experience, Builder of Choice and Industry Ambassador of the Year, selected from qualifying homebuilders across Canada.
Urbinco’s vision is simple: to develop distinctively different, innovative living. The firm’s work is directly connected to the expansion of vibrant, livable neighbourhoods and communities. By continually developing versatile solutions to address the ever-changing needs associated with shifts in population density, transportation and increasing trends towards work/live features, Urbinco is dedicated to providing luxury new homes that families can enjoy in today’s most aspired urban environments.

Share Your Thoughts

Have thoughts, questions or suggestions for the 351 Royal York Project Team?
Let us know in the comment form below and a member of our team will get back to you as soon as we can.