The City of Toronto has received a Zoning By-law Amendment application from Tonlu Properties to redevelop 351 through 365 Royal York Road. On behalf of the landowner, planner Bousfields is seeking rezoning for increased height and density for the construction of a 10-storey, Graziani + Corazza Architects-designed mid-rise, mixed-use building, combining eight properties currently home to detached single story houses in the Mimico Village neighbourhood of Etobicoke.

The site is located on the east side of Royal York Road, mid-block between Portland Street and Newcastle Street, and is within a 3 minute walk of Mimico GO station, while it is also in close proximity to the Gardiner Expressway for drivers. Retail establishments along Royal York Road include a bakery, convenience store, restaurants and cafés, while a number of parks and a junior public school are within walking distance.

The proposed building includes retail space on the ground level which would contribute to the commercial offerings in the area while increasing its population through the inclusion of a number of residential units above.

While there are single-family homes adjacent to the north and a three-storey retail/residential building adjacent to the south, an industrial-commercial area is located immediately to the east of the site. Typical buildings in the area to the east are aging single-storey office/warehouse/light industrial businesses, but this area has been designated in recent years for mixed use in the City of Toronto Official Plan. With Mimico GO station a short walk away, multiple high-rise residential building developments as high as 37 storeys have been approved for the area (or are in the process of seeking approval), which will intensity this under-utilized area in Etobicoke.

The proposal at 351 Royal York contains 282 dwelling units, consisting of 6 studios (2%), 52 one-bedrooms (18%), 126 one-bedroom-plus-dens (45%), 43 two-bedrooms (15%) 28 two-bedroom-plus-dens (10%), and 27 three-bedroom units (10%).


The building is “U-shaped” as it wraps around a courtyard facing east in the centre-back of the building. The ground floor is set back 4.94 metres from the current front property line and the building include terracing on the west, north, and south faces.

The proposal contains 870m² of non-residential and 19,655m² of residential gross floor area for a total floor area of 20,525m², making for a floor space index of 4.96. It also contains 564m²​​​​​​​ of indoor and 990m²​​​​​​​ of outdoor residential amenity space which would be provided on the second floor and roof of the building. The proposal includes 288 bicycle parking spaces and 206 vehicular parking spots in a two-floor underground garage.

You can learn more from our Database file for the project, linked below. If you’d like, you can join in on the conversation in the associated Project Forum thread, or leave a comment in the space provided on this page.

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Designed by Graziani + Corazza Architects for Tonlu Properties