Marlee Avenue continues to be one of Toronto’s more active development corridors, and a new proposal at 726–736 Marlee Avenue adds another chapter to that story. An Official Plan and Zoning By-law Amendment application has been submitted to permit a 26-storey mixed-use residential building on the west side of Marlee Avenue, directly beside Wenderly Park.
The site, which currently contains six low-rise detached homes, would be redeveloped to introduce 329 new residential units, ground-floor non-residential space, and a dedicated on-site parkland conveyance at the northern edge of the property. Taken together, the proposal reflects the gradual shift along Marlee Avenue toward taller, transit-supportive development, particularly on sites with direct access to parks and nearby subway stations.
What’s Being Proposed
The application seeks approval for both an Official Plan Amendment and a Zoning By-law Amendment to permit a 26-storey mixed-use building with the following key metrics:
- Total Gross Floor Area: 22,787.7 sq. m
- Residential Units: 329
- Non-Residential Space: 364.6 sq. m
- Floor Space Index (FSI): 6.16
- Parking Spaces: 290 total
- On-Site Parkland Dedication: 365 sq. m at 736 Marlee Avenue
The non-residential component is located at grade and is designed to interface with both Marlee Avenue and the proposed parkland dedication, contributing to an active and publicly oriented streetscape.
Building Height, Massing & Design
The proposed building is organized in a podium-and-tower configuration, with a seven-storey base and a 19-storey tower above, resulting in an overall height of 26 storeys (approximately 81.7 metres, excluding the mechanical penthouse).
The podium is designed to frame the street and park edges, while the tower element is stepped back from all sides to reduce visual and shadow impacts on adjacent properties. Generous setbacks are provided from Marlee Avenue, neighbouring residential properties to the south and east, and Wenderly Park to the west.
The building is oriented to take advantage of its park adjacency, with west-facing views toward Wenderly Park and a built form that transitions from the lower-rise context nearby to the taller built form emerging along Marlee Avenue.
Unit Mix Breakdown
The proposal includes a total of 329 residential units, with the following breakdown:
- 209 one-bedroom units
- 87 two-bedroom units
- 33 three-bedroom units
Notably, approximately 36% of the units are two- and three-bedroom suites, aligning with the City’s Growing Up: Planning for Children in New Vertical Communities guidelines, which encourage a higher proportion of family-sized units in larger developments.
Ground Floor Uses & Public Realm
At grade, the building includes a residential lobby, indoor amenity space, and several grade-related residential units fronting Marlee Avenue. A small non-residential component is located adjacent to the proposed parkland dedication, creating a direct relationship between active uses, the public realm, and the park edge.
The proposal also includes streetscape improvements along Marlee Avenue, including widened sidewalks, new street trees, and landscaped setbacks. These elements are intended to improve the pedestrian experience while creating a more defined transition between public and private space.
Amenity Space & Outdoor Areas
A total of 2,517 sq. m of amenity space is proposed, consisting of:
- 977 sq. m of indoor amenity space
- 1,540 sq. m of outdoor amenity space
Amenity areas are split between a large ground-floor indoor/outdoor space connected to Wenderly Park and a second indoor/outdoor amenity area located on the seventh floor, above the podium. These spaces are intended to serve a range of residents and support year-round use.
Parking, Loading & Transportation
The development proposes a total of 290 parking spaces, including resident and visitor parking, located primarily below grade. Vehicular access is consolidated into a single driveway off Marlee Avenue, aligned with Coldstream Avenue, reducing curb cuts and potential pedestrian conflicts.
Bicycle parking is also provided, with 363 spaces split between long-term and short-term use.
From a transit perspective, the site is within walking distance of both Glencairn Station and Lawrence West Station on TTC Line 1, and is served by multiple TTC bus routes along Marlee Avenue, Lawrence Avenue, and Glencairn Avenue. This transit accessibility is a key factor underpinning the scale and density proposed.
Planning Context
The site is currently designated Neighbourhoods under the City of Toronto Official Plan. The application proposes a redesignation to Apartment Neighbourhoods to better reflect the scale of development being proposed and the site’s proximity to higher-order transit.
The property is located within the Lawrence West Protected Major Transit Station Area, where provincial and municipal planning policy encourages higher residential densities to support transit use and complete communities. Supporting studies submitted with the application—including transportation, servicing, shadow, and wind studies—conclude that the proposed development can be accommodated with appropriate mitigation measures.
How This Fits Into the Broader Marlee Avenue Context
This proposal is part of a broader pattern of intensification along Marlee Avenue, where several mid-rise and tall building projects have been approved, proposed, or are now under construction. In recent years, applications at addresses such as 774–782 Marlee Avenue, 529–543 Marlee Avenue (near Glencairn Avenue), and sites closer to Lawrence Avenue West have signalled a clear shift toward taller, transit-oriented development along the corridor.
Many of these projects share similar planning rationales: proximity to Line 1 subway stations, larger consolidated sites, and the ability to transition height away from established low-rise neighbourhoods. The proposal at 726–736 Marlee Avenue fits squarely within this emerging pattern, particularly given its adjacency to Wenderly Park and its location within the Lawrence West Protected Major Transit Station Area.
As these projects move forward, Marlee Avenue continues to transition from a predominantly low-rise residential street into a more mixed and vertically oriented corridor, especially near transit nodes and larger redevelopment sites.
What Happens Next
The application will undergo City review, including circulation to relevant departments and agencies, community consultation, and potential revisions based on staff and public feedback. A final recommendation report would ultimately be brought forward to City Council for consideration.
Final Thoughts
The proposed 26-storey mixed-use building at 726–736 Marlee Avenue represents a significant redevelopment opportunity on a site directly adjacent to Wenderly Park and within walking distance of rapid transit. While still subject to review and approval, the application reflects ongoing planning priorities along Marlee Avenue, balancing increased density with parkland, public realm improvements, and transit-oriented development.
Thinking about buying, selling, or investing along Marlee Avenue or nearby neighbourhoods like Yorkdale–Glen Park? With multiple projects reshaping the corridor, understanding how new development may influence values, housing options, and timing matters.
If you’d like to discuss what these changes could mean for your plans, send us a message below!
