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1881 Steeles Avenue West — zoning and envelope cited to By-law 569-2013, plus an example 8-storey rental program.
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Feasibility report1881 Steeles Ave WZoning, envelope and program, each value citedRead it below

Build potential

The height overlay is the whole question.

Setbacks from the CR SS2 schedule, then the 11 m overlay — about 3 storeys as of right — against the example 8-storey program.

Plan

3.0 m7.5 m5.5 m5.5 m

Buildable144.0 m × 144.5 m20,808 m² of 24,000 m² lot

Height

Example program: 8 storeys · 26.5 m; GFA 67,200 m² · FSR 2.80
11 m overlay: As of right · 3 storeys · 11.0 m; GFA 9,600 m² · FSR 0.40

+5 storeys over the overlay → Zoning By-law Amendment

Report and workspace

The export a committee can read, and the project view the team works in — same lot, same facts.

Example project. Real Toronto lot. Zoning cites By-law 569-2013.

Report / Feasibility Analysis

1881 Steeles Ave W, North York, ON

A real commercial plaza on Steeles West. Zoning cites Toronto Zoning By-law 569-2013.

SourcesToronto Zoning By-law 569-2013 · Avenues & Mid-Rise Buildings Study

1Site factsAddress, lot area, dimensions, zone code and category.
2Site canvasThe parcel in satellite context, with project parcels outlined.
3Parcels & assemblyAll parcels on record with role, zone, and area in one table.
4Zoning & usesPermitted, conditional, and prohibited uses, plus applicable exceptions.
5Build potentialSetbacks, buildable footprint, GFA, height, and storey cap.
6Constraints & overlaysHeritage, ravine, floodplain, and hazard screening per parcel.
7InsightsScreening findings with severity, and what needs professional validation.
8Site fit assessmentThe eight feasibility checks and the verdict they produce.
9Local contextSchools, transit, grocery, and services within walking distance.
10Source appendixDataset, retrieval date, and whether each value was cited or defaulted.

Site facts

Address, lot area, dimensions, zone code and category.

Address

1881 Steeles Ave W, North York, ON

Zone

CR 0.4 (c1; r2) SS2

Lot area

2.4 ha (5.9 ac)

Frontage × depth

155 × 155 m (Steeles West frontage)

Mid-rise mixed-use redevelopment of a 2.4 ha commercial plaza in Bathurst Manor. CR 0.4 base zoning with an 11 m height overlay and a 50% lot-coverage overlay — the entitlement question is how much additional height the avenue frontage can carry.

Site canvas

The parcel in satellite context, with project parcels outlined.

Site

Address

1881 Steeles Ave W, North York, ON

City

Toronto, ON

Region

North York

Lat, lng

43.7864, −79.4687

Parcels & assembly

All parcels on record with role, zone, and area in one table.

Report table
Role	Zone	Area
Build lot	CR 0.4 (c1; r2) SS2	2.4 ha (5.9 ac)

Assembly members

Total parcels

Total area

2.4 ha (5.9 ac)

Zoning & uses

Permitted, conditional, and prohibited uses, plus applicable exceptions.

Report table
Use	Status
Retail, restaurant, service	Permitted (CR commercial)
Apartment building	Permitted (CR residential)
Mixed-use building	Permitted
Vehicle fuel station	Not permitted on this lot

Build potential

Setbacks, buildable footprint, GFA, height, and storey cap.

Build potential

See recorded values

FSR / FAR as-of-right

0.40 (CR 0.4)

As-of-right GFA

9,600 m² on 24,000 m²

Example program GFA

67,200 m²

Height overlay

11 m (≈ 3 storeys)

Lot coverage overlay

50%

Example program height

26.5 m / 8 storeys

Front setback (Steeles)

3.0 m

Side setback

5.5 m

Rear setback

7.5 m

Typology

Eight-storey mid-rise rental

Lot diagram

Width

155 m

Depth

155 m

Setbacks

Front: 3 m · Rear: 7.5 m · Side: 5.5 m · Flanking: TBD

Lot and setback readout from the CR SS2 schedule — not a surveyed plan.

Constraints & overlays

Heritage, ravine, floodplain, and hazard screening per parcel.

Report table
Overlay	Status	Source
Height overlay	Applies — caps as-of-right height at 11 m	By-law 569-2013, Height Overlay Map
Lot coverage overlay	Applies — 50% maximum; example program at 48%	By-law 569-2013, Lot Coverage Overlay Map
Heritage register	No conflict — not listed or designated	City of Toronto Heritage Register
Archaeological potential	No conflict — outside mapped potential areas	Toronto Archaeological Management Plan
Floodplain	No conflict — outside the regulated floodplain	TRCA regulation mapping
Ravine & natural feature	Review — east edge abuts the ravine; confirm the limit before siting	Municipal Code Chapter 658
Contamination	Review — former fuel bay on the north pad	Phase I ESA to commission

Insights

Screening findings with severity, and what needs professional validation.

The 11 m height overlay blocks an 8-storey massing as-of-right

HIGH

A Zoning By-law Amendment plus the Avenues & Mid-Rise Buildings performance standards.

Former plaza fuel bay on the north pad

HIGH

Commission a Phase I ESA before relying on underground parking.

As-of-right FSR is 0.40; the example program is about 2.8

MEDIUM

Treat the extra density as the entitlement, not as a given.

Imagery signals

Existing plaza footprint and surface parking: present
Steeles West curb cut and signalized access: present
Tree canopy: limited, mostly lot-edge

Site fit assessment

The eight feasibility checks and the verdict they produce.

Site fit assessment

Needs a mid-rise amendment: 6

Envelope

Parking

Access

Proposed vs permitted

Proposed vs permitted
Metric	Permitted	Proposed	Status
FSR / FAR	0.40	2.80	FLAG
Height	11 m	26.5 m	FLAG
Lot coverage	50%	48%	PASS

SOURCE · Toronto Zoning By-law 569-2013, CR 0.4; Height overlay on the Steeles West frontage; Lot-coverage overlayRETRIEVED — · CITED

Local context

Schools, transit, grocery, and services within walking distance.

TTC Steeles West corridor — bus at the curb
Bathurst Manor neighbourhood services within 800 m
Wilson Heights Plaza retail across Bathurst

Planning context

Avenues & Mid-Rise Buildings Study — Steeles Avenue West is an Avenue.

Source appendix

Dataset, retrieval date, and whether each value was cited or defaulted.

Source appendix

Source appendix
Dataset	Retrieved	Basis
Toronto Zoning By-law 569-2013, CR 0.4 (c1; r2) SS2	Sep 14, 2026	Cited
Avenues & Mid-Rise Buildings Study (City of Toronto)	Sep 14, 2026	Cited
Example 8-storey rental program	Sep 14, 2026	Defaulted

None on record

Source appendix

Source appendix
Dataset	Retrieved	Basis
Toronto Zoning By-law 569-2013, CR 0.4 (c1; r2) SS2	Sep 14, 2026	Cited
Avenues & Mid-Rise Buildings Study (City of Toronto)	Sep 14, 2026	Cited
Example 8-storey rental program	Sep 14, 2026	Defaulted

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Role

Zone

Area

Build lot

CR 0.4 (c1; r2) SS2

2.4 ha (5.9 ac)

Use

Status

Retail, restaurant, service

Permitted (CR commercial)

Apartment building

Permitted (CR residential)

Mixed-use building

Permitted

Vehicle fuel station

Not permitted on this lot

Overlay

Status

Source

Height overlay

Applies — caps as-of-right height at 11 m

By-law 569-2013, Height Overlay Map

Lot coverage overlay

Applies — 50% maximum; example program at 48%

By-law 569-2013, Lot Coverage Overlay Map

Heritage register

No conflict — not listed or designated

City of Toronto Heritage Register

Archaeological potential

No conflict — outside mapped potential areas

Toronto Archaeological Management Plan

Floodplain

No conflict — outside the regulated floodplain

TRCA regulation mapping

Ravine & natural feature

Review — east edge abuts the ravine; confirm the limit before siting

Municipal Code Chapter 658

Contamination

Review — former fuel bay on the north pad

Phase I ESA to commission

Metric

Permitted

Proposed

Status

FSR / FAR

0.40

2.80

FLAG

Height

11 m

26.5 m

FLAG

Lot coverage

50%

48%

PASS

Dataset

Retrieved

Basis

Toronto Zoning By-law 569-2013, CR 0.4 (c1; r2) SS2

Sep 14, 2026

Cited

Avenues & Mid-Rise Buildings Study (City of Toronto)

Sep 14, 2026

Cited

Example 8-storey rental program

Sep 14, 2026

Defaulted

Dataset

Retrieved

Basis

Toronto Zoning By-law 569-2013, CR 0.4 (c1; r2) SS2

Sep 14, 2026

Cited

Avenues & Mid-Rise Buildings Study (City of Toronto)

Sep 14, 2026

Cited

Example 8-storey rental program

Sep 14, 2026

Defaulted

This is a reporton a real Toronto lot.