Development Applications | TorontoLivings

Mar 09

245-251 MARLEE AVE, 1-7 ROMAR CRES & 16 STAYNER AVE

35 & 37-Storey Mixed-Use Towers Proposed for 245–251 Marlee Ave

By Mark Savel Development Applications

A new application has been submitted for 245–251 Marlee Avenue, 1–7 Romar Crescent and 16 Stayner Avenue, the former home of Chalkers Pub, proposing a significant mixed-use development just steps from Glencairn Station.

The proposal calls for two high-rise residential towers rising 35 and 37 storeys above a shared six-storey podium. With 886 residential units and a total gross floor area of 56,872 square metres, this marks another major addition to the evolving Marlee–Glencairn corridor.

Key Numbers at a Glance

35 & 37 storeys
6-storey shared podium
886 residential units
56,872 sq.m. total GFA
660 sq.m. non-residential GFA
Floor Space Index (FSI): 11.08
327 vehicle parking spaces

The Proposal in Detail

Building Height & Massing

The development is organized into two towers rising from a common six-storey base. This podium-and-tower typology has become increasingly common in transit-adjacent areas across Toronto, allowing for greater density while maintaining a defined streetwall condition at grade.

At 35 and 37 storeys, the towers would introduce additional height along Marlee Avenue, contributing to the growing vertical profile of the corridor.

Podium & Street-Level Uses

The shared six-storey podium will anchor the site and provide the transition between tower elements and the surrounding streetscape. Within the podium, approximately 660 square metres of non-residential gross floor area is proposed.

While final tenant details are not yet confirmed, this space is intended to support mixed-use activity at grade — aligning with broader planning objectives that encourage animated street edges and walkable neighbourhood design.

What Does an FSI of 11.08 Mean?

Floor Space Index (FSI) measures the total floor area of a building relative to the size of the lot. An FSI of 11.08 means the total proposed floor area is just over eleven times the area of the site itself.

In practical terms, that level of density is typically associated with sites located near higher-order transit and along designated growth corridors. As Toronto continues to direct development toward transit-accessible locations, projects of this scale are increasingly concentrated in these areas.

Transit & Policy Context

The site is located within walking distance of Glencairn Station on Line 1 (Yonge–University), placing it within a well-connected portion of the city’s rapid transit network.

City planning policy has long encouraged intensification near transit infrastructure. The City’s Tall Building Design Guidelines and Official Plan policies support higher density in areas with strong transit access, particularly along arterial roads like Marlee Avenue.

From a policy standpoint, the proposal reflects this broader shift toward transit-supportive growth patterns.

A Growing Pattern Along Marlee, Romar & Stayner

This application joins a growing list of mid- and high-rise proposals in the immediate area.

In recent years, multiple development applications have been submitted along:

Marlee Avenue
Romar Crescent
Stayner Avenue
Viewmount Avenue
Park Hill Road

Taken together, these proposals indicate a clear pattern of intensification within walking distance of Glencairn Station and the Eglinton corridor. While each application is evaluated independently, the broader trend is notable: the corridor is gradually transitioning from low-rise and mid-rise forms to taller residential buildings.

Parking & Density Considerations

The proposal includes 327 vehicle parking spaces for 886 residential units.

That ratio reflects a transit-oriented approach to development, where proximity to rapid transit can reduce reliance on private vehicles. As policies continue to prioritize sustainable mobility, parking supply is often calibrated to transit access and projected demand rather than traditional suburban standards.

What Happens Next?

At the Site Plan Control stage, the City reviews detailed design elements such as:

Building massing and setbacks
Streetscape treatment
Servicing and access
Landscaping and public realm improvements

This process refines the technical and design aspects of the project before construction can proceed. Timelines vary depending on revisions, agency comments, and approval conditions.

Final Thoughts

The proposal for 245–251 Marlee Avenue represents another substantial addition to the Marlee–Glencairn growth corridor.

With two towers reaching 35 and 37 storeys, nearly 900 residential units, and a mixed-use podium, the scale of development reflects the area’s increasing alignment with transit-oriented intensification policies.

As always, we’ll continue monitoring the application as it moves through the planning process. If you’re buying, selling, or investing near Marlee Avenue, Glencairn Station, or the broader Eglinton West corridor, understanding how new supply may shape the neighbourhood is key. If you’d like to discuss what projects like this could mean for property values or future inventory, feel free to reach out by sending us a message below!

Mar 06

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Romar Crescent and Benner Avenue Condo Proposal

40 & 38 Storeys Proposed at Romar Crescent and Benner Avenue

By Mark Savel Development Applications

A New Tall-Building Proposal Beside Benner Park

Glencairn is growing up.

An Official Plan and Zoning By-law Amendment application has been submitted for 15–19 Romar Crescent, 18–22 Benner Avenue, and 8 Stayner Avenue — proposing two residential towers rising 40 and 38 storeys above a shared five-storey podium.

The site sits immediately west of Benner Park and just a short walk from Glencairn Station. For anyone watching this pocket of the city over the past few years, this proposal won’t feel entirely surprising. The Allen corridor and Marlee Avenue area have steadily entered a new phase of intensification — and this is one of the more ambitious submissions to date.

Transit nearby. Park frontage. Underutilized land. According to the city’s growth framework, this is exactly where density is supposed to go.

Key Numbers at a Glance

40 & 38 storeys
5-storey shared podium
966 dwelling units
229 vehicle parking spaces
655 bicycle parking spaces
57,447 sq. m. total gross floor area
Floor Space Index (FSI): 13.63
Directly adjacent to Benner Park
Walking distance to Glencairn Station

What’s Being Proposed?

Height and Massing

The application proposes two towers rising from a shared mid-rise podium. The podium establishes a five-storey streetwall condition along Benner Avenue and Romar Crescent, with the towers stepping up above.

Architectural elevations show a clear distinction between the two buildings: the taller 40-storey tower oriented toward Benner Avenue and the park, and the 38-storey tower addressing Romar Crescent. The base includes arched architectural detailing at grade, giving the podium a more structured and deliberate street presence.

From an urban design standpoint, this is a full transition into tall-building territory for this immediate block.

Unit Count & Density

With 966 proposed residential units and a total gross floor area of 57,447 square metres, the development reaches a proposed FSI of 13.63.

That’s significant density — particularly in an area that, not long ago, was characterized by lower-rise apartment buildings and detached homes.

What does this mean in practical terms? Nearly a thousand new households within steps of rapid transit and parkland. It’s a clear signal that the Glencairn node is being positioned for substantial long-term growth.

Parking & Transit

The proposal includes 229 vehicle parking spaces and 655 bicycle parking spaces.

The parking ratio works out to roughly 0.24 spaces per unit — a strong indicator that this is being designed as a transit-oriented development. Given proximity to the TTC subway and quick access to the Eglinton Crosstown LRT, the reduced reliance on vehicle parking aligns with the City of Toronto’s broader transit-supportive planning policies. In short, this is density built around infrastructure that already exists.

How This Fits Into the Glencairn Growth Story

If you’ve been following development applications around Glencairn Station, you’ll know this isn’t happening in isolation.

Multiple mid- and high-rise proposals have surfaced along Marlee Avenue, Viewmount Avenue, and the surrounding side streets in recent years. What was once considered a quiet residential pocket north of Eglinton is evolving into a recognizable intensification node.

The logic is straightforward:

Direct subway access via Glencairn Station
Immediate connection to Allen Road
Quick reach to the Eglinton Crosstown LRT corridor
Established community amenities and green space

When transit and underutilized land meet, density typically follows.

This proposal continues that wave.

The Benner Park Relationship

One of the most compelling aspects of this application is its adjacency to Benner Park.

The east-facing elevation fronts directly onto the park, meaning a significant portion of the suites would enjoy open green views rather than facing another tower. From a long-term value perspective, park adjacency has historically proven to be a meaningful differentiator in Toronto’s condo market.

At grade, landscaping and street trees are proposed to help frame the building edge and soften the transition between public park space and private development.

Units overlooking green space tend to outperform over time. That’s not speculation — it’s a pattern we’ve seen consistently across the city.

What Happens Next?

This application is currently at the rezoning stage.

That means:

City Planning review
Community consultation meetings
Potential revisions to height, massing, or density
Final decision at City Council

Tall-building proposals often evolve through this process. Heights can shift. Setbacks may change. Density may be redistributed.

In other words, what’s proposed today may not be exactly what’s ultimately approved.

What This Means for Buyers and Sellers Nearby

For homeowners in the Glencairn and Marlee area, proposals like this are a signal.

Increased density typically brings:

Infrastructure investment
Retail and service growth
Stronger rental demand
Long-term upward pressure on land values

It can also mean more construction activity and evolving neighbourhood character in the short term. If you own nearby, it’s worth understanding how intensification could impact your property’s positioning over the next five to ten years. If you’re a buyer, this is the type of transformation that can create opportunity — particularly before full build-out and amenity growth take shape.

Final Thoughts

Is Glencairn quietly becoming the next midtown intensification node?

With two towers of 40 and 38 storeys now proposed beside Benner Park, and nearly a thousand units planned — the direction is becoming clearer.

Transit-connected. Park-adjacent. Undergoing steady transformation.

We’ll be watching closely as this application moves through the planning process. If you’d like updates on this development or insight into how ongoing growth around Glencairn Station could impact your buying or selling strategy, feel free to reach out anytime by sending us a message below!

Mar 04

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43-Storey Tower Proposed for 1410 Eglinton Avenue West

By Mark Savel Development Applications

Eglinton Avenue West continues to evolve — and the latest proposal at 1410 Eglinton Avenue West adds another significant piece to that story.

A rezoning application has been submitted to redevelop the site with a 43-storey mixed-use building featuring a six-storey podium and a residential tower above. With 442 proposed units and a Floor Space Index (FSI) of 24.77, this application represents one of the more substantial intensification proposals along this stretch of the corridor. Let’s take a closer look at what’s being proposed, and what it could mean for Eglinton West.

Key Numbers at a Glance

Height: 43 storeys
Podium: 6 storeys
Total Gross Floor Area: ~29,622.7 sq. m.
- ~183.4 sq. m. retail
- ~29,438.3 sq. m. residential
Total Residential Units: 442
Net FSI: 24.77
Lot Coverage: ~71%
Amenity Space: Indoor amenity on Levels 2 and 3
Architect: Turner Fleischer

Site Context: A Changing Stretch of Eglinton West

1410 Eglinton Avenue West sits along a corridor that has seen a noticeable shift in planning applications over the past few years. With the Crosstown LRT now operational, sites within walking distance of transit stops are increasingly being positioned for higher-density redevelopment.

This proposal follows a pattern we’ve seen in other recent applications nearby — including towers proposed on Park Hill Road, Marlee Avenue, Stayner Avenue, and Romar Crescent. While each site differs in scale and configuration, the common thread is clear: proximity to higher-order public transit is driving increased height and density.

Eglinton West, in particular, appears to be entering a new phase — transitioning from predominantly mid-rise and low-rise conditions toward a more vertical built form along key nodes.

Built Form Breakdown

The Six-Storey Podium

The proposal features a six-storey podium designed to anchor the building along the street. At grade, the plan includes retail space (approximately 183 square metres) alongside the residential lobby, helping maintain an active frontage along Eglinton Avenue West.

Indoor amenity space is proposed on the second floor, with additional amenity and residential uses integrated into the third floor. Above that, the podium levels transition fully into residential units before the tower rises above.

The podium form is intended to reinforce the streetwall condition while stepping up to accommodate the tower element.

The Residential Tower

Above the podium, the 43-storey tower contains the majority of the 442 residential units. The tower floorplates appear compact and efficient, organized around a central core layout typical of contemporary high-rise design. With a total residential gross floor area of approximately 29,438 square metres, the project is overwhelmingly residential in nature, with only a modest retail component at grade.

What Does a 24.77 FSI Mean?

Floor Space Index (FSI) is a measure of density. It represents the ratio of a building’s total gross floor area compared to the size of the lot it sits on.

An FSI of 24.77 means the building contains nearly 25 times the lot area in total floor space. In practical terms, that signals a high-density urban development — the kind typically associated with major transit corridors and designated growth areas.

For comparison, low-rise neighbourhoods often operate at FSIs under 1.0, while mid-rise avenues might range between 3.0 and 6.0. An FSI approaching 25 reflects a significant intensification of land use.

This level of density is increasingly common near rapid transit infrastructure, where planning policy encourages more residents within walking distance of stations.

Transit-Oriented Development Along Eglinton West

The transformation of Eglinton Avenue West is closely tied to long-term transit investment. The Crosstown LRT has reshaped expectations for what this corridor can support in terms of built form and population growth.

Recent proposals along Park Hill Road (48 storeys), Marlee Avenue (26 storeys), Stayner Avenue (37 storeys), and Viewmount and Romar (36 and 39 storeys) reflect a similar trend: taller buildings clustered near transit access.

While each application will undergo detailed review and potential revisions through the rezoning process, the broader direction is consistent. Transit proximity continues to serve as the primary driver of height and density across the corridor.

Unit Count & Density Commentary

With 442 proposed residential units, this development would introduce a meaningful increase in population along Eglinton West.

Given the overall residential gross floor area and tower configuration, the unit mix is likely weighted toward one- and two-bedroom layouts, though final details would be confirmed through subsequent submission materials.

Amenity space distributed within the podium levels helps support this density internally, though the project remains largely residential in character.

Neighbourhood Implications

A 43-storey building represents a notable addition to the skyline along this stretch of Eglinton West. As additional proposals move forward in the area, a more vertical urban form is gradually emerging.

Retail at grade, increased residential population, and proximity to transit all point toward continued corridor intensification. Whether in its current form or a revised iteration, this application reinforces a broader shift already underway.

Eglinton West is evolving quickly — and projects like this illustrate how significantly the built environment may change over the coming decade.

What Happens Next?

The proposal is currently in the rezoning stage and will be subject to City review, technical studies, and community consultation. As with most applications of this scale, revisions are possible before any final approval. Timelines can vary, but large-scale projects such as this often take several years to progress from initial submission to potential construction.

Final Thoughts

The 43-storey proposal at 1410 Eglinton Avenue West is another clear signal of where this corridor is heading. With high-density development clustering near transit and multiple tall-building applications in motion, Eglinton West is steadily transitioning into a more vertical, transit-oriented urban environment.

For homeowners, investors, and future buyers, understanding what’s proposed — not just what’s built — is becoming increasingly important along this stretch of the city.

Thinking About Buying or Selling Along Eglinton West?

As new development continues to reshape the corridor, future supply, transit access, and neighbourhood change can all influence property values. If you’re considering buying or selling in the area and want to understand how upcoming projects may impact your decision, feel free to reach out for a conversation by sending us a message below!

Mar 03

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Two Rental Towers Proposed Next to Glencairn Station

By Mark Savel Development Applications

If you’ve ever walked out of Glencairn Station and looked east toward Benner Park, you’ve likely noticed how low-rise and quiet this pocket still feels. That may be changing.

A significant purpose-built rental development has been proposed at 253–263 Viewmount Avenue and 12–18 Romar Crescent, immediately east of Allen Road and directly adjacent to Glencairn Station.

The application seeks to introduce two residential towers connected by a shared podium, along with a new public park expansion and a mid-block pedestrian connection. In total, 1,033 rental units are proposed on lands that today are designated Neighbourhoods.

The project is currently under review through a combined Official Plan Amendment and Zoning By-law Amendment process, marking one of the most substantial redevelopment proposals this immediate Glencairn pocket has seen to date.

Key Numbers at a Glance

36 and 39 storeys
Four-storey base building with a seven-storey podium connection
1,033 purpose-built rental units
58,323 sq. m of total gross floor area
FSI: 10.34
3,692 sq. m of amenity space (3.5 sq. m per unit)
565 sq. m parkland dedication expanding Benner Park

What’s Being Proposed

According to the Planning Rationale and supporting materials, the proposal consists of two residential towers rising 36 and 39 storeys, connected by a shared podium structure. The development would introduce 1,033 purpose-built rental apartments in a location directly beside Glencairn subway station.

The towers sit atop a four-storey base building, with a seven-storey podium element that helps frame the public realm and connect the two buildings internally.

The total proposed gross floor area is 58,323 square metres, resulting in a Floor Space Index (FSI) of 10.34. The application also proposes a landscaped public realm strategy that would see 41% of the net site area dedicated to landscaped open space, increasing to 46% when the parkland dedication is included.

A Transit-Oriented Location

The site sits immediately adjacent to Glencairn Station on Line 1 of the TTC subway system. City planning documents identify this area as appropriate for transit-supportive intensification, particularly given its proximity to higher-order transit and the Eglinton Crosstown LRT corridor to the south.

Toronto City Council approved the Glencairn Station Planning Study in June 2022, acknowledging the potential for a transition toward a higher-density, transit-oriented community in this pocket between Marlee Avenue and Allen Road.

The Planning Rationale notes that the current Neighbourhoods designation reflects historical development patterns that pre-date the adjacent subway infrastructure. The application proposes to redesignate the lands to Apartment Neighbourhoods and Parks in order to facilitate higher-density residential development consistent with Major Transit Station Area policy direction.

Built Form: Height, Massing & Separation

The proposed towers reach 36 and 39 storeys, creating variation in height and visual interest within the skyline. The tower floor plates measure approximately 800 square metres. While this exceeds the 750 square metre guideline referenced in the City’s Tall Building Guidelines, the proposal provides a 30-metre tower separation distance.

Each tower is stepped back three metres above the podium levels along Viewmount Avenue and Romar Crescent. The towers are also offset to help minimize shadow overlap and preserve views between buildings.

Public Realm & Park Expansion

Parkland Dedication

The proposal includes a 565 square metre parkland dedication that would expand Benner Park. This new open space would create a direct pedestrian and cycling connection into the existing park and onward to Glencairn Station.

The parkland dedication is proposed to be rezoned as Open Space through the Zoning By-law Amendment.

Pedestrian Priority Lane

A new private mid-block connection, referred to as a Pedestrian Priority Lane, would run north–south between Viewmount Avenue and Romar Crescent. The laneway is designed as a curbless space with a 6-metre pavement width and a 2.1-metre pedestrian clearway.

The main residential lobby entrance is located along this laneway, set back to provide seating and landscaped gathering areas. Servicing and loading are accommodated internally to limit impacts on the public streetscape.

Streetscape Improvements

The development proposes new sidewalks along Romar Crescent, which currently lacks pedestrian infrastructure. Viewmount Avenue would see improved boulevard conditions, including street trees, planting beds, and a 2.1-metre pedestrian clearway.

The combined landscaping strategy results in a significant proportion of the site being dedicated to open space.

Amenity Strategy

The proposal includes 3,692 square metres of amenity space, equating to 3.5 square metres per unit. Of this, 1.25 square metres per unit is indoor amenity space and 2.25 square metres per unit is outdoor shared space, not including private balconies.

Indoor amenities are distributed across multiple floors and include uses such as a pet spa, children’s play area, and resident lounges. Outdoor amenity spaces are located on various levels, including upper-floor terraces designed to receive sun exposure at different times of day.

Private balconies and terraces are provided throughout the building.

What This Means for the Glencairn Area

If approved, this proposal would introduce over 1,000 purpose-built rental units immediately adjacent to existing subway infrastructure. It would also formalize the transition of this pocket from low-rise residential to a higher-density, transit-supportive built form.

The application remains under review and will be evaluated against City policies, built form guidelines, and public feedback before any final decision is made.

Residents in the area can expect further consultation and refinement as the process moves forward.

If you live near Glencairn Station or are considering buying or selling in the surrounding neighbourhood, feel free to reach out for updates on how this and other proposals may shape the area.

Mar 02

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351-377 MARLEE AVE, 2-6 ROMAR CR & 265-269 VIEWMOUNT AVE

36 & 39 Storeys Proposed for 351–377 Marlee Avenue

By Mark Savel Development Applications

If you’ve driven down Marlee Avenue lately, you’ve probably noticed something: the corridor is changing.

What was once defined almost entirely by mid-rise rental buildings is steadily evolving into something taller, denser, and more transit-focused. The latest example comes in the form of a new Official Plan and Zoning By-law Amendment application for 351–377 Marlee Avenue, 2–6 Romar Crescent, and 265–269 Viewmount Avenue.

The proposal calls for two mixed-use towers rising 36 and 39 storeys on a shared podium, adding 905 new residential units just steps from Glencairn Station. It’s another signal that this stretch of Marlee is gradually transitioning into a more vertical, transit-oriented node within the Yorkdale–Glen Park area.

Key Numbers at a Glance

36 & 39 storeys (122.8m and 132.1m)
6-storey shared podium
905 residential units
58,179 sq.m. total gross floor area
- 815 sq.m. non-residential space
Floor Space Index (FSI): 11.01
224 vehicle parking spaces
1,007 bicycle parking spaces

Site Context

The site occupies a large assembly spanning Marlee Avenue, Romar Crescent, and Viewmount Avenue, just east of Glencairn Station on Line 1. Historically characterized by mid-rise rental and commercial buildings, this pocket of the Yorkdale–Glen Park area is now seeing a noticeable shift toward higher-density redevelopment.

Its location near rapid transit is central to the application. With direct subway access and connections to the evolving Eglinton corridor, the site fits within the broader pattern of intensification occurring along transit corridors across Toronto.

Built Form Breakdown

The proposal consists of two towers rising 36 and 39 storeys above a shared six-storey podium.

The podium establishes the streetwall condition and contains residential amenity space along with approximately 815 square metres of non-residential space at grade. Above, the towers step up to heights of 122.8 metres and 132.1 metres respectively.

As with many contemporary applications in the area, the massing strategy concentrates height toward the centre of the site while using the podium to frame the public realm.

What Does an FSI of 11.01 Mean?

The proposed Floor Space Index of 11.01 means the total buildable floor area is just over eleven times the size of the lot area.

In practical terms, that represents a significant increase in density compared to the mid-century rental buildings that currently characterize much of Marlee Avenue. However, in a transit-oriented context immediately adjacent to a subway station, this level of density aligns with the City’s broader intensification objectives.

Unit Count & Parking

The application proposes 905 residential units.

Parking is proposed at 224 vehicle spaces, resulting in a relatively low parking ratio compared to older developments in the area. In contrast, 1,007 bicycle parking spaces are proposed — a clear signal of the project’s transit-supportive orientation.

This balance reflects a broader shift in planning policy: prioritizing transit access, walkability, and active transportation over private vehicle reliance.

Marlee Avenue: A Corridor in Transition

For decades, Marlee Avenue was largely defined by mid-rise rental and commercial buildings. Today, that pattern appears to be evolving.

Multiple recent applications along Marlee, Romar, Viewmount, and nearby streets suggest a gradual transformation toward taller buildings clustered around Glencairn Station. Rather than isolated proposals, these projects collectively point to a corridor moving toward a higher-density urban form.

What’s notable is not just the height, but the consistency. The scale of new proposals is becoming more uniform, signalling that Marlee may be entering a new chapter as a transit-oriented node within Toronto’s west-central neighbourhoods.

Final Thoughts

At 36 and 39 storeys, this proposal would represent another significant addition to the Marlee Avenue skyline.

As with all Official Plan and Zoning By-law Amendment applications, the project will move through community consultation and City review before any approvals are granted. We’ll continue monitoring its progress as it advances.

If you’re buying, selling, or investing in the Yorkdale–Glen Park area — or simply trying to understand how these planning shifts may impact property values — feel free to reach out. Understanding where density is headed often provides valuable insight into where opportunity may follow.

Feb 10

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A 26-Storey Mixed-Use Building Proposed for 726–736 Marlee Avenue

By Mark Savel Development Applications

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!

Feb 09

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A 48-Storey Tower May Be Coming Next to the Cedarvale LRT Station

By Mark Savel Development Applications

A new high-rise development is being proposed for 5–15 Park Hill Road, immediately adjacent to the future Cedarvale LRT Station along Eglinton Avenue West. The application seeks approval for a 48-storey residential tower, representing a significant intensification of the site and a notable change in scale for the surrounding area.

The site sits at a transition point between two established neighbourhoods — Forest Hill North to the east and Briar Hill–Belgravia to the west — placing it at the intersection of low-rise residential streets and one of Toronto’s most transformative transit corridors.

This proposal arrives as the Eglinton Crosstown LRT continues to reshape development patterns along Eglinton Avenue West, where proximity to rapid transit is increasingly being leveraged to support taller, denser residential buildings.

The Site at a Glance

The subject site is located on the east side of Park Hill Road, just north of Eglinton Avenue West, and is currently occupied by five detached residential dwellings. Its immediate adjacency to the Cedarvale LRT Station makes it one of the most transit-accessible sites in the area.

The location places the development at the edge of both Forest Hill North and Briar Hill–Belgravia, neighbourhoods that have historically been defined by low-rise housing but are now increasingly influenced by intensification along Eglinton Avenue West.

What’s Being Proposed

The application proposes the redevelopment of the site with a 48-storey residential building containing a total of 505 dwelling units. The building would deliver a broad range of unit types, including:

Studio units
One-bedroom units
One-bedroom plus den units
Two-bedroom units
Two-bedroom plus den units
Three-bedroom units

The proposal also includes three levels of below-grade parking and new indoor and outdoor amenity spaces designed to support a high-density residential population.

Proposed Unit Mix Breakdown

The 505 proposed residential units are distributed as follows:

91 one-bedroom units (18%)
227 one-bedroom plus den units (45%)
90 two-bedroom units (18%)
46 two-bedroom plus den units (9%)
51 three-bedroom units (10%)

Approximately 30% of the units are two- and three-bedroom suites, aligning with City guidelines that encourage the inclusion of family-sized housing within vertical communities, particularly in transit-oriented developments.

Height, Density, and Scale

At 48 storeys, the proposed tower would be the tallest building in the immediate area, establishing a new height benchmark for Park Hill Road and its surroundings.

The development proposes a total gross floor area of 34,123 square metres, resulting in a floor space index (FSI) of 16.72. This level of density reflects a broader planning shift toward vertical growth near rapid transit stations, especially along the Eglinton Avenue West corridor.

Transit-Oriented Development Context

The site’s proximity to the Cedarvale LRT Station is a central justification for the scale of the proposal. With the Eglinton Crosstown introducing rapid east–west transit connectivity across the city, planning policy has increasingly supported higher densities and reduced reliance on private vehicles near station areas.

As a result, proposals of this height and scale are becoming more common along Eglinton Avenue West, signalling a transition from a primarily low-rise corridor to one defined by mixed-height, transit-focused development nodes.

Parking, Access, and Transportation

Vehicular access to the building is proposed from Park Hill Road via a paved access along the southern property line. The development includes three levels of below-grade parking, providing a total of 93 vehicle parking spaces, including visitor parking.

In keeping with its transit-oriented location, the proposal places a stronger emphasis on active transportation, with a total of 289 bicycle parking spaces provided for residents and visitors.

Amenity Spaces

The proposed development includes a total of 2,020 square metres of amenity space, consisting of:

1,598 square metres of indoor amenity space
422 square metres of outdoor amenity space

These amenity areas are intended to support daily living within a high-density residential environment and meet the City’s minimum per-unit amenity space requirements.

Architectural Overview

Architectural drawings depict a tall, slender tower rising from a lower-scale base designed to relate more closely to Park Hill Road. The proposal includes landscaped areas, outdoor amenity space at grade, and setbacks intended to provide a transition between the tower and nearby low-rise residential uses.

The building’s massing and articulation reflect a contemporary high-rise form consistent with other recent and proposed developments along the Eglinton Avenue West corridor.

Why This Proposal Matters

Beyond the specifics of the building itself, this application highlights the pace and scale of change occurring along Eglinton Avenue West. With the arrival of the LRT, sites closest to stations are increasingly being identified for substantial intensification.

If approved, the 5–15 Park Hill Road development would not only introduce hundreds of new homes but also set a new precedent for height and density at the edge of Forest Hill North and Briar Hill–Belgravia.

Closing Thoughts

The 48-storey proposal at 5–15 Park Hill Road is a clear example of transit-driven urban growth in Toronto. As the application moves through the approvals process, discussions will likely focus on height, neighbourhood transition, and how intensification is managed next to established low-rise areas.

As with many projects tied closely to major transit investments, this proposal will be one to watch as the Eglinton West corridor continues to evolve.

Thinking About Buying or Selling Near the Cedarvale LRT?

Major transit investments like the Eglinton Crosstown are reshaping neighbourhoods in real time by influencing land values, housing options, and long-term demand. If you’re considering buying, selling, or simply trying to understand how new development could impact your property near Cedarvale, Forest Hill North, Briar Hill–Belgravia, or Eglinton West more broadly, we’re always happy to help.

Whether you’re tracking upcoming projects or planning your next move, feel free to reach out for a conversation grounded in local insight and real-world market experience.

Feb 07

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A New 37 Storey Tower May Be Coming to 8–12 Benner Ave & 5 Stayner Ave

By Mark Savel Development Applications

A significant new high-rise proposal has been submitted for a quiet pocket just east of Allen Road, at the corner of Benner Avenue and Stayner Avenue. Plans call for a 37-storey residential tower at 8–12 Benner Ave and 5 Stayner Ave which is a scale that would mark a notable shift for this low-rise neighbourhood.

While the height will naturally draw attention, the application positions the site as part of a broader evolution happening along the Marlee and Eglinton corridors. In recent years, several mid– and high-rise developments have been proposed along Marlee Avenue itself, gradually reshaping the scale and density of this stretch of the city and setting important context for why a project of this size is being contemplated here.

Where the Site Is Located

The development site spans multiple properties (8–12 Benner Ave & 5 Stayner Ave) along Benner Avenue and Stayner Avenue, immediately east of Allen Road. One of the defining characteristics of the site is its adjacency to Benner Park, which frames the eastern edge of the proposal and influences how the building is massed and stepped back.

Surrounding uses are predominantly low-rise residential, making the proposed scale a clear contrast to the existing neighbourhood fabric. At the same time, the site benefits from proximity to major north–south transportation infrastructure and established arterial roads.

What’s Being Proposed

At a high level, the application seeks approval for a 37-storey residential tower rising from a multi-storey podium. The proposal requires both Zoning By-law Amendment and Site Plan Approval.

The building is organized with a defined podium that addresses the street and park edges, above which the tower element rises with stepbacks intended to reduce perceived mass at grade. Mechanical space is contained within a rooftop penthouse, set back from the main tower floorplate.

Building Height and Massing

The tower is proposed at approximately 116 metres in height, excluding the mechanical penthouse. The podium rises to roughly seven storeys before stepping back to accommodate the tower above.

Setbacks are incorporated along all property lines, with particular attention paid to the interface with Benner Park. The massing strategy is designed to balance the site’s compact footprint with the need for light, sky view, and separation from neighbouring low-rise homes.

Residential Units and Layout

The building is planned as a fully residential development, with a total of 418 dwelling units. The unit mix includes a range of one-bedroom, one-bedroom-plus-den, two-bedroom, two-bedroom-plus-den, and three-bedroom suites.

Typical tower floors use a central corridor with suites organized around the perimeter, allowing most units access to natural light. Many suites are designed with balconies, while larger terrace spaces are concentrated at podium and setback levels.

Amenity Spaces

Resident amenities are distributed throughout the building, with both indoor and outdoor spaces provided. Indoor amenity areas are primarily located within the podium levels, while outdoor amenity spaces are arranged at grade, on podium roofs, and at upper-level terraces.

The relationship to Benner Park plays an important role here, with outdoor amenity areas oriented to take advantage of views and separation from neighbouring properties.

Parking, Loading, and Servicing

Vehicle parking is accommodated entirely below grade. A total of 17 vehicular parking spaces are proposed, alongside dedicated visitor and accessible parking.

Bicycle parking is a significant component of the transportation strategy, with nearly 500 bicycle spaces provided across long-term and short-term facilities. Loading, garbage, and servicing functions are consolidated and accessed from the street in a manner intended to minimize disruption to the surrounding neighbourhood according to the proposal.

Architectural Design

The project is designed by Quadrangle Architects. The architectural expression emphasizes a clear distinction between podium and tower elements, with consistent window patterns and a restrained material palette.

Bird-friendly glazing is incorporated into the façade design, particularly at lower levels, reflecting current City of Toronto standards. Stepbacks and setbacks are used to soften the building’s presence at grade and along the park edge.

Planning Context and Rationale

The planning rationale positions the site as appropriate for increased density due to its proximity to major transportation infrastructure and its location within an area identified for growth and intensification.

While the proposed height exceeds the prevailing built form in the immediate area, the application argues that the transition is managed through podium scale, setbacks, and separation distances. As with many tall building proposals in established neighbourhoods, this balance between city-building objectives and local context will be central to the review process.

What Happens Next

The application will move through the City’s review process, including circulation to internal departments and opportunities for community consultation. Revisions are common at this stage, and the proposal may evolve in response to feedback from City staff and local residents.

Why This Proposal Is Worth Watching

At 37 storeys, this project represents one of the more ambitious proposals in the immediate area. Its adjacency to parkland, proximity to major corridors, and scale relative to surrounding homes make it a closely watched application.

Whether approved as proposed or refined through the planning process, the development at 8–12 Benner Ave and 5 Stayner Ave is a clear signal that density pressures continue to move outward from Toronto’s major transit and arterial routes — even into traditionally low-rise pockets.

Thinking About Buying or Selling in Yorkdale–Glen Park?

Planning applications like this one often act as an early indicator of how a neighbourhood may evolve — from future density and infrastructure investment to shifting buyer demand and long-term value.

If you’re considering buying, selling, or simply want a clearer picture of how changes like this could impact your property in the Yorkdale–Glen Park area, we’re always happy to talk it through. From low-rise homes to condos and future-facing opportunities, local context matters — especially when the neighbourhood is in transition.

Reach out any time to discuss what’s happening now and what may be coming next!

Feb 07

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503–511 Oakwood Avenue & 66–70 Belvidere Avenue: What’s Being Proposed

By Mark Savel Development Applications

A new planning application has been submitted for the properties at 503–511 Oakwood Avenue and 66–70 Belvidere Avenue, proposing a 13-storey mixed-use building at the intersection of Oakwood Avenue and Belvidere Avenue. On its own, “another condo application” may not catch much attention, but the real significance of this project is where it’s happening!

Much of the recent development activity in this part of the city has clustered closer to Eglinton Avenue West, particularly around the Line 5 corridor. Oakwood Village, by contrast, has seen far fewer opportunities for new condo developments. That’s why this proposal stands out. It brings meaningful density and new housing options to an intersection that has long felt underutilized, despite its proximity to transit, Vaughan Road, and established neighbourhood amenities.

Where the Site Is — and Why It Matters

The subject site occupies a prominent corner on the east side of Oakwood Avenue and the north side of Belvidere Avenue, just south of Vaughan Road. The consolidated parcel stretches across multiple addresses (503–511 Oakwood Avenue & 66–70 Belvidere Avenue), creating frontage on both streets and forming a large, rectangular development block.

This location sits within walking distance of Oakwood Station on Line 5 Eglinton and is also served by multiple TTC bus routes along Oakwood Avenue and Vaughan Road. From a planning perspective, the site falls within a Protected Major Transit Station Area, where policy encourages intensification, transit-oriented design, and a mix of uses.

Yet despite these advantages, the intersection has not fully evolved alongside nearby transit investment. This proposal is an attempt to close that gap.

What’s There Today

Currently, the Oakwood-facing properties are made up of two-storey mixed-use buildings with retail at grade and largely vacant residential units above. Along Belvidere Avenue, the site includes several low-rise residential properties that are vacant and boarded.

In planning terms, this is a classic underutilized site: low density, aging building stock, and limited contribution to the public realm — all in an area where growth is actively encouraged. The existing conditions help explain why the applicant is seeking both an Official Plan Amendment and a Zoning By-law Amendment to unlock redevelopment potential.

What’s Being Proposed

The application proposes a 13-storey, mixed-use mid-rise building designed to introduce new housing while reinforcing Oakwood Avenue’s role as a local main street.

The proposal includes:

A 13-storey building with a maximum height of approximately 42.9 metres
A total gross floor area of roughly 10,375 square metres
161 residential units, ranging from studios to three-bedroom suites
Ground-floor retail space fronting Oakwood Avenue and wrapping the corner
Three levels of underground parking
A mix of indoor and outdoor amenity spaces integrated throughout the building

Rather than a point tower, the building is organized with a five-storey podium and an eight-storey upper component, allowing the massing to respond differently to Oakwood Avenue and Belvidere Avenue.

Built Form, Height, and Transition

One of the most closely watched aspects of any mid-rise proposal is how it transitions to neighbouring low-rise homes — and this project makes that a central design consideration.

The building steps back above the podium levels, with deeper setbacks introduced on the upper storeys, particularly toward the east where the site abuts lower-density residential properties. These stepbacks are intended to reduce the perceived height from the street and create a more gradual transition in scale.

Along Oakwood Avenue, the podium height reinforces a consistent street wall, framing the sidewalk and supporting a more urban, main-street feel. The upper floors are visually recessed, helping distinguish the building base from the taller residential component above. While 13 storeys will inevitably spark discussion, the design attempts to balance density with sensitivity.

Retail, Streetscape, and the Public Realm

At grade, the proposal introduces new retail space along Oakwood Avenue, helping maintain and potentially strengthen the commercial character of the street. Entrances are oriented toward both Oakwood and Belvidere, reinforcing the corner condition and encouraging pedestrian activity.

The plans also show widened sidewalks, landscaped setbacks, and a mix of trees and planting designed to improve what is currently a tired and fragmented streetscape. Parking, servicing, and loading functions are consolidated and screened within the podium, keeping them largely out of view from the public realm.

If executed well, these elements could meaningfully improve the day-to-day experience of this stretch of Oakwood Avenue.

How This Fits into the Bigger Planning Picture

From a policy standpoint, the proposal aligns with several long-standing City objectives. Oakwood Avenue is identified as an Avenue, where mid-rise growth is encouraged. The site’s location within a Major Transit Station Area further strengthens the case for higher density, mixed-use development.

The application also responds to Oakwood–Vaughan Urban Design Guidelines, which aim to reinforce a village-style identity while accommodating growth. Compared to recent applications closer to Eglinton (many of which are much larger in scale or more clearly tied to the immediate LRT corridor) this project helps distribute growth more evenly through the neighbourhood. In that sense, it’s not just about one building, but about testing whether Oakwood Village can support a broader range of housing forms beyond low-rise homes and small walk-ups.

Why This Proposal Is Worth Watching

Condo options in Oakwood Village remain limited, especially compared to nearby neighbourhoods along Eglinton West. This proposal introduces a scale and type of housing that simply doesn’t exist in meaningful numbers today.

For residents, it raises familiar questions around height, density, and neighbourhood change. For planners and housing watchers, it offers a glimpse at how growth might begin to move south and west from Eglinton as transit infrastructure comes fully online.

Whether or not the proposal is approved in its current form, it sets an important precedent and signals that Oakwood Village is increasingly on the development radar.

For homeowners and buyers in Oakwood Village, applications like this are worth paying attention to. Changes in density, new retail, and transit-oriented development can influence neighbourhood values, buyer demand, and long-term resale — often well before a shovel ever hits the ground. Understanding what’s proposed (and what’s likely to follow) can make a real difference when deciding when to buy, sell, or hold in the area.

Final Thoughts

With most recent intensification focused closer to Eglinton Avenue West, seeing a proposal of this scale at Oakwood and Belvidere suggests a slow but meaningful expansion of where growth is considered appropriate.

As the application moves through the approvals process, expect close attention on built form, transition, and public realm impacts. Regardless of the outcome, it’s a project that will help shape the next phase of conversation around condo living and density in Oakwood Village.

If you’re thinking about buying or selling in Oakwood Village, and would like a clearer picture of how current and proposed developments could impact your property or buying plans, we’re always happy to talk through the neighbourhood and what’s coming next. Send us a message below!

Feb 03

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774–782 Marlee Avenue: What’s Being Proposed

By Mark Savel Development Applications

Marlee Avenue continues to be one of those corridors where Toronto’s long-term planning goals are becoming increasingly visible on the ground. What was once a collection of low-rise homes and modest apartment buildings is steadily giving way to larger, transit-oriented residential projects — each one reshaping how density is accommodated outside the downtown core.

The proposal at 774–782 Marlee Avenue is a clear example of that evolution. After several rounds of review and refinement, the application has returned to the City as a taller (24 storey), more intensive development than earlier versions. Below, we break down where the site is, what’s being proposed today, how the project evolved through resubmission, and why it matters for the broader Marlee corridor.

Where Is the Site and What’s There Today?

The subject site spans 774, 776, 778, 780 and 782 Marlee Avenue, forming a consolidated mid-block assembly along one of North York’s increasingly active arterial corridors. Marlee Avenue has long functioned as a connective spine between Eglinton West and Lawrence Avenue West, and in recent years it has become a focal point for tall-building residential intensification tied closely to transit access.

Today, the properties are occupied by low-rise residential buildings that reflect an earlier era of development—uses that are increasingly difficult to sustain on a corridor designated for growth. The lot assembly allows for a more comprehensive redevelopment approach, replacing fragmented buildings with a single, coordinated project that can better address streetscape, access, landscaping, and servicing in one move.

From a planning perspective, this stretch of Marlee sits within an area where the City has been clear about its intent: modest density along major roads, close to transit, delivered in a built form that transitions appropriately to surrounding neighbourhoods.

What Is Being Proposed?

The application proposes a new tall-building residential building designed to intensify the site while maintaining a strong relationship with Marlee Avenue at grade. The development is residential in nature, with a built form that steps and massing intended to balance increased density with pedestrian comfort along the street.

At a high level, the proposal replaces the existing low-rise structures with a purpose-built residential building that incorporates:

A consistent streetwall along Marlee Avenue
Residential units above a carefully designed ground floor
Below-grade parking and servicing
Landscaped areas that address both public and private realms

The design reflects a familiar planning pattern along Toronto’s avenues: adding housing supply where infrastructure already exists, while improving the public edge through widened sidewalks, new trees, and clearer pedestrian routes.

What Changed in the Resubmission?

Like many applications along major corridors, this project went through a detailed review process that resulted in a comprehensive resubmission. The updated materials respond directly to City comments and refine the proposal across several key areas.

One of the most notable shifts relates to transportation and mobility. The resubmission strengthens the Transportation Demand Management strategy, including dedicated car-share spaces, enhanced bicycle facilities, real-time transit information in the lobby, and commitments around PRESTO card incentives for residents. These measures reflect the City’s broader push to reduce auto dependency for sites located close to rapid transit.

The landscape strategy was also meaningfully revised. Updated drawings increase soil volumes, reconfigure tree planting along the Marlee frontage, and improve long-term tree viability by consolidating planting areas and reducing hard surfaces within tree protection zones. In plain terms: fewer decorative planters, more real trees with enough soil to survive.

From a technical standpoint, the resubmission tightens up driveway geometry, curb cuts, sidewalk widths, and right-of-way conveyances to meet City standards. These changes don’t dramatically alter how the building looks, but they materially improve how the site functions day-to-day for pedestrians, cyclists, and vehicles.

Transportation, Transit, and the Marlee Corridor

One of the strongest planning arguments for this proposal is its location. Marlee Avenue is well-served by transit and sits within walking distance of higher-order routes, making it an ideal candidate for residential density without a proportional increase in car traffic.

The project leans into this reality. Parking is provided, but not over-supplied. Instead, the application emphasizes cycling infrastructure, transit incentives, and shared mobility options. This approach aligns with how newer developments across the city are being evaluated—less focus on how many cars a building can store, and more attention on how people actually move through the city.

For the corridor itself, this kind of development helps reinforce Marlee’s gradual shift from an auto-oriented street toward a more balanced, pedestrian-friendly environment.

How This Fits Into the Bigger Planning Picture

With the current resubmission, the proposal at 774–782 Marlee Avenue should now be understood as part of the City’s tall-building intensification strategy along major corridors, rather than a traditional mid-rise avenue project.

Marlee Avenue already contains a number of existing and approved apartment towers, particularly closer to Lawrence Avenue West. In that context, the shift toward greater height on this site reflects a planning logic the City has increasingly supported: concentrating density on wide arterial roads with transit access, while preserving lower-rise residential areas behind them.

Rather than representing a sudden or isolated jump in scale, the 24-storey proposal aligns with the evolving built form pattern along Marlee, where taller buildings are gradually becoming the dominant typology.

How This Evolved From Mid-Rise to Tall Building

Earlier iterations of the proposal explored a more conventional mid-rise form. Through the review process, however, City feedback and technical analysis pushed the project in a different direction.

Key factors behind that evolution include:

Lot depth and frontage: The assembled site is large enough to accommodate a taller building while still meeting tower separation, stepback, and sky view requirements.
Transit proximity: Strong access to TTC routes supported a more intensive use of the site with reduced parking reliance.
Unit efficiency: Moving vertically allowed the project to deliver a similar amount of floor area and housing supply with a smaller building footprint at grade.
Public realm improvements: A taller form enabled wider sidewalks, tree planting, and clearer pedestrian zones along Marlee Avenue.

From a planning standpoint, this kind of evolution is common. Projects often begin as mid-rise concepts and transition to tall-building forms once massing studies demonstrate that additional height can be accommodated responsibly.

Community Impacts to Watch

As the application moves forward, there are a few areas residents and observers will naturally keep an eye on.

Construction timing and logistics will matter, particularly given the site’s proximity to existing homes and community amenities. Tree protection and post-construction landscaping will also be important, as the success of the public realm improvements depends heavily on how well those elements are executed, not just how they’re drawn.

There’s also the question of how added residential density translates into daily street life—more foot traffic, more local spending, and a gradual shift in how Marlee Avenue is experienced at different times of day.

What Happens Next?

The application continues through the City’s review and approvals process, with further refinement expected at the site plan stage. From here, the focus typically shifts toward implementation details: final materials, construction sequencing, and conditions tied to servicing, landscaping, and public realm works.

While timelines can vary, projects at this stage are generally moving closer to realization rather than rethinking fundamentals.

Why This Matters for Buyers, Renters, and Neighbours

Planning applications like this don’t just shape skylines—they influence housing choice, rental supply, and neighbourhood evolution over time. For renters, purpose-built projects along transit corridors can introduce new options outside the downtown core. For buyers and homeowners nearby, understanding what’s coming helps frame long-term expectations around change.

If you’re curious how current and upcoming development along Marlee Avenue may affect buying or selling decisions, we’re always happy to talk through the bigger picture.