7.8K 
Sigma Properties has submitted a revised rezoning application for 354 Pape Avenue, an irregularly-shaped property on the west side of Pape north of Gerrard Street East in Toronto's Leslieville area. The proposed 10-storey mixed-use condominium, which would bring 41 residential units to the street, is situated walking distance from a proposed Ontario Line station.
The generally triangular site is 50 metres north of Gerrard and abuts the Metrolinx Kingston Subdivision rail corridor. It is currently occupied by a small hardware store and a surface parking lot. The general vicinity comprises primarily office and retail uses — the Gerrard Square shopping mall is directly opposite on the east side of Pape — with low-rise neighbourhoods flanking the main streets, while some redevelopment activity has begun in the area including mid-rise mixed-use building projects at Gerrard and Logan about 200 metres to the west.
More significant changes in the surrounding area, however, are related to planned upgrades to transit. Since the initial submission in 2014, the planning of a new subway line has advanced with the Ontario Line. About 150m from the planned Gerrard subway station at Gerrard Street East and Carlaw Avenue, the Metrolinx corridor adjacent to the site will be getting a fourth track while the Ontario line will be to the immediate north of that, but going underground while curving north under Pape towards Danforth Avenue and beyond.
As noted previously, rezoning and Site Plan Approval applications were filed in 2014 for a new 8-storey mixed-use building on the site. After feedback from various City departments and agencies, two resubmissions occurred in 2017. Since then, the applicant and team have further revised the development proposal to address feedback from City Staff and the commenting agencies including Metrolinx and ongoing discussions with the Local City Councillor.
Since the 2017 resubmission, key revisions have been incorporated into the proposal, including an increase in the overall building height, provision of stepbacks along the Pape Avenue frontage and an increase in the amount of amenity space.
Fronting onto Pape Avenue, the triangular-shaped residential/mixed-use building — the new architect for the project is IBI Group — is proposed at 10 storeys (previously 8), with 3,234m² GFA, resulting in a density of 3.5 FSI. There is a small 80m² retail unit at grade, adjacent to the residential entry and lobby.
The building would be built to the lot lines with 4.4-metre-high crash wall located along the rail corridor. Adjacent to it, a driveway provides access to the building’s underground parking, as well as the loading area.
On Level 2, the building is built right to the north, east, south and west lot lines and cantilevers over an enclosed surface parking area (7 vehicle spaces), providing exterior amenity space for a 250m² office that occupies the remainder of the floor.
On Level 3, the floor-plate cantilevers again and residents will have access to 135m² indoor and 30m² adjoining outdoor amenity space with a raised planter. As you move up to the upper levels, the building shifts to the north/northwest and the setback from the rail corridor decreases, as indicated in the building section above. The floors contain 5-6 residential units and outdoor terraces or balconies along the east and north/northwest sections of the building.
The total 41 dwelling units are broken into a mix of 4 studios (10%), 20 one-bedrooms (49%), 13 two-bedrooms (31%) and 4 three-bedrooms (10%).
The site driveway off Pape Avenue leads to loading space at the northwest portion of the building and access to a single level of underground parking which would accommodate 13 residents' vehicles and 50 bicycles.
You can learn more from our Database file for the project, linked below. If you'd like to, you can join in on the conversation in the associated Project Forum thread, or leave a comment in the space provided on this page.
* * *
UrbanToronto has a new way you can track projects through the planning process on a daily basis. Sign up for a free trial of our New Development Insider here.
| Related Companies: | Arcadis, Bousfields |
