Steps toward further residential intensification in the South of Eastern Employment Area in Toronto's East End continue with a new development application at 20 Leslie Street. Designed by Turner Fleischer Architects for Lifetime Developments, the proposal outlines a pair of mixed-use residential towers rising to 25 and 35 storeys. The project would replace the current low-rise commercial building at the southwest corner of Leslie and Mosley streets, north of Lake Shore Boulevard East.

Looking northwest to 20 Leslie Street, designed by Turner Fleischer Architects for Lifetime Developments

Goodmans LLP has submitted an Official Plan Amendment application to the City of Toronto on behalf of the developer, with Zoning By-law and Site Plan Amendment applications to follow. The proposed development features two residential towers rising to 25 (84.05m) and 35 (114m) storeys, joined by a shared six-storey podium. 

To enable the redevelopment, the Official Plan Amendment is needed to redesignate the site from General Employment Areas to Mixed Use Areas. As neighbouring lands at 731 Eastern Avenue were approved for conversion by the Ontario Land Tribunal in 2024, 20 Leslie now forms an isolated pocket of employment designation. The applicant argues that the site's existing non-industrial uses and surrounding context support its removal from the Employment Areas mapping. While the City is still invested in preserving designated Employment Lands, growing pressure to find land for more housing citywide is triggering a number of OPA amendment applications in areas such as the Golden Mile and Port Lands, and including mixed-use redevelopment northeast of this site.

Looking southwest to the existing building onsite, image from submission to City of Toronto

One block south of Eastern Avenue in Leslieville, 20 Leslie Street is currently occupied by a two- to three-storey commercial and office building and surface parking, while the site is surrounded by a mix of commercial, industrial, and creative uses. The site’s current zoning permits a range of commercial and office uses not tied to traditional employment functions like manufacturing or warehousing.

Looking southwest to 20 Leslie Street, designed by Turner Fleischer Architects for Lifetime Developments

The project includes 643 condominium units, including 481 one-bedrooms. A total of seven elevators are proposed across both towers, resulting in a ratio of approximately one elevator per 92 units, indicating reasonable service levels. Amenities would be located on the first, second, and seventh floors, including a rooftop terrace above the podium, with 965m² indoors and 647m² outdoors.

Site plan, designed by Turner Fleischer Architects for Lifetime Developments

The proposal outlines a total Gross Floor Area of 49,540m², maing for a Floor Space Index of 12.66 times coverage of the  3,913m² site. Of this, 48,220m² is allocated to residential use, while 1,320m² is reserved for non-residential space, including three retail units fronting Mosley Street. 

Ground floor plan, designed by Turner Fleischer Architects for Lifetime Developments

A one-level underground garage would house 61 spaces for residents, nine for visitors, and three for retail. Bicycle parking is proposed to include 579 long-term and 65 short-term spots.

The site is currently served by surface transit routes including the 501 Queen streetcar, accessible within a 3-minute walk. It is located approximately 1.3km from the under-construction Riverside-Leslieville station on Ontario Line 3 and East Harbour Transit Hub. Planned transit improvements include the Waterfront East LRT in the distant future, which may eventually terminate at Queen and Leslie, within 500m of the site. The area is also connected to the Martin Goodman Trail and Eastern Avenue bike lanes, with future upgrades planned through the City’s Cycling Network Plan and Port Lands redevelopment.

An axonometric view looking northwest to the site and surrounding area, image from submission to City of Toronto

The proposal joins nearby commercial and mixed-use activity. To the south, a stale proposal for the 12-storey Toronto GM Mobility Campus is planned as an employment hub. Further west, StudioCentre is envisioned as a mixed-use employment complex, alongside a 6-storey office and retail building at 65 Heward. Further northwest, 1134 Queen East is proposed as a 7-storey mixed-use building. A cluster of mixed-use residential projects is also emerging to the northeast, including the under-construction 10-storey 1233 Queen East, and proposals at Post Lofts (6 storeys), 50 Laing (7 storeys), 880 Eastern (12 storeys), and 26 Laing Street (14 storeys).

UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, 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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Related Companies:  Gradient Wind Engineers & Scientists, Turner Fleischer, WND Associates Ltd