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Jan 21
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744–748 Marlee Ave & 111 Wenderly Dr

744–748 Marlee Ave & 111 Wenderly Dr: What’s Being Proposed

By Development Applications

A Quiet Stretch of Marlee, About to Change

At first glance, the stretch of Marlee Avenue just south of Wenderly Drive doesn’t immediately signal major change. Low-rise homes, modest density, and a streetscape that still feels transitional rather than transformed. But that’s exactly why the latest development application at 744, 746, 748 Marlee Ave and 111 Wenderly Dr is worth paying attention to.

A new proposal has been submitted to redevelop these four properties into a 13-storey mixed-use building, adding 200 new homes and ground-floor retail to a corridor that the City now sees as a key growth area. And while this may feel sudden to nearby residents, the reality is that this site has been edging toward redevelopment for years.

744–748 Marlee Ave & 111 Wenderly Dr
744–748 Marlee Ave & 111 Wenderly Dr

The Site, in Context

The subject lands sit on the west side of Marlee Avenue, just south of Wenderly Drive, roughly 500 metres from Lawrence West Subway Station. Together, the four parcels total about 2,168 square metres, with significant frontage along both Marlee and Wenderly.

Today, each lot is occupied by a low-rise residential dwelling. But from a planning perspective, this location checks many of the boxes the City is prioritizing right now: proximity to higher-order transit, placement on a major street, and adjacency to an area already experiencing steady redevelopment pressure.

What’s Being Proposed

The application supports a 13-storey mid-rise, mixed-use building designed to bring new housing density to Marlee Avenue while maintaining a stepped transition toward nearby low-rise neighbourhoods.

Here’s what’s on the table:

  • 200 residential units, ranging from studios to three-bedroom layouts
  • Approximately 228 sq. m. of retail space at grade, focused on activating the Marlee/Wenderly corner
  • Total gross floor area: ~13,115 sq. m.
  • Floor Space Index (FSI): 6.04
  • 45 vehicle parking spaces and 211 bicycle parking spaces
  • Over 800 sq. m. of indoor and outdoor amenity space

The proposal includes both indoor amenity areas and outdoor spaces at grade and on upper levels, reflecting the City’s continued emphasis on livability in higher-density buildings.

744–748 Marlee Ave & 111 Wenderly Dr
744–748 Marlee Ave & 111 Wenderly Dr

A Site with Development History

This isn’t the first time these properties have been positioned for change.

Back in 2019, the City approved an Official Plan Amendment and Zoning By-law Amendment for a 10-unit, four-storey townhouse development on a portion of the site (746 and 748 Marlee Ave and 111 Wenderly Drive). That approval included road widenings and site plan conditions, many of which were ultimately satisfied.

However, the townhouse project was never constructed.

The current application essentially rethinks the site under today’s planning framework — one that places far greater emphasis on transit-oriented density and mixed-use development along major corridors like Marlee Avenue.

Why the Zoning Needs to Change

At present, the four properties are split between Residential Detached and Residential Townhouse zoning categories. The proposal seeks to:

  • Redesignate the lands from Neighbourhoods to Mixed Use Areas in the Official Plan
  • Consolidate the site under a Commercial Residential (CR) zoning category

This change would allow for increased height, density, and a mix of residential and commercial uses — all elements that are restricted under the current zoning framework.

From a policy standpoint, the argument is straightforward: the site fronts a major street, sits near rapid transit, and aligns with the City’s growth strategy for intensification outside of stable interior neighbourhoods.

Marlee Avenue and the “Avenues” Effect

One of the most important background shifts here is Marlee Avenue’s identification as a new Avenue under the City’s updated planning policies.

Avenues are corridors where Toronto explicitly encourages mid-rise and mixed-use development to absorb population growth while protecting lower-density neighbourhoods elsewhere. In practical terms, that means sites like this are increasingly viewed as appropriate — even desirable — locations for taller, denser buildings.

Add in nearby subway stations, ongoing applications along Marlee, and the broader Growing Glencairn Study, and it becomes clear that this proposal isn’t happening in isolation. It’s part of a much larger recalibration of how this part of the city is expected to grow over the next decade.

Built Form and Neighbourhood Transition

While 13 storeys may sound tall in a low-rise context, the building has been designed with a series of step-backs and height transitions intended to soften its impact.

Key design elements include:

  • A lower five-storey portion at the north end near Wenderly Drive
  • Rear setbacks exceeding 12 metres from the lot line
  • Upper-storey step-backs to preserve light, sky views, and privacy
  • Landscaping buffers and screening along the west edge of the site

The intent is to maintain a clear transition from the Marlee Avenue corridor into the adjacent residential neighbourhood to the west.

What This Means for the Area

If approved, this project would add 200 new homes to a stretch of Marlee Avenue that’s already seeing steady intensification. For the City, that means progress toward housing supply targets in a transit-accessible location. For the neighbourhood, it signals a continued shift away from low-rise character along the main street.

It also reinforces a broader pattern we’re seeing across Toronto: sites once approved for townhouses or low-rise forms are being revisited as mid-rise or mixed-use projects as planning priorities evolve.

What Happens Next

The proposal requires both an Official Plan Amendment and a Zoning By-law Amendment, meaning it will go through a detailed City review process, including technical analysis and public consultation.

As with most applications of this scale, the final outcome may evolve — through revisions to height, massing, or unit mix — before a decision is reached. But the direction of travel is clear: Marlee Avenue is no longer being planned as a low-rise corridor.

For anyone tracking what’s being built in Toronto, this application is another data point showing where growth is being steered, and how quickly long-standing assumptions about certain streets are changing!

Jan 21
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1711–1741 Eglinton Ave W

What’s Being Proposed at 1711–1741 Eglinton Ave W?

By Development Applications

The development proposal at 1711–1741 Eglinton Avenue West sits on the south side of Eglinton, between Northcliffe Boulevard and Glenholme Avenue. Today, the site is occupied by a low-rise commercial strip plaza with ground-floor retail and a small number of residential rental units above. In planning terms, however, this property has become strategically important.

It is immediately east of the approved redevelopment at 1675–1685 Eglinton Avenue West, west of the Maria A. Shchuka Library, and within walking distance of the future Fairbank Eglinton Crosstown LRT station near Dufferin Street. City Planning has been reviewing these sites together, not as isolated proposals, but as part of a coordinated stretch of redevelopment along Eglinton West where land use, height transitions, access, and public realm improvements are intended to work as a system rather than parcel by parcel.

What’s Being Proposed at 1711–1741 Eglinton Avenue West

The approved application permits a 39-storey mixed-use building rising to 129.5 metres (excluding the mechanical penthouse). The building would contain a total gross floor area of approximately 26,800 square metres, translating to a density of about 12.8 times the area of the site.

From a planning perspective, this represents a significant increase over what is currently permitted under zoning, which capped the site at roughly eight storeys. That increase in scale is the reason both an Official Plan Amendment and a Zoning By-law Amendment were required.

1711–1741 Eglinton Ave W
1711–1741 Eglinton Ave W

Residential Breakdown

The proposal includes 427 residential units, with a unit mix designed to meet the City’s family-housing and complete-community objectives. The breakdown consists of studios, one-bedroom, two-bedroom, and three-bedroom units, with approximately 28 per cent of the suites having two or more bedrooms.

Included in the total are eight three-bedroom rental replacement units. These units are intended to replace existing rental housing currently on the site and are addressed through a separate Rental Housing Demolition and Replacement application, which runs parallel to—but distinct from—the zoning and Official Plan approvals.

1711–1741 Eglinton Ave W
1711–1741 Eglinton Ave W

The Ground Floor — Retail, Community Space, and the Public Realm

Retail and Community Space

At grade, the building is designed to remain active and publicly oriented. The proposal includes a modest amount of commercial-retail space along Eglinton Avenue West, maintaining a retail presence on the street rather than turning inward or becoming residential-only.

In addition, the applicant has proposed an approximately 363-square-metre indoor and outdoor community space at the northwest corner of the site, adjacent to the library. This space is being considered by the City as an in-kind Community Benefits Charge contribution. Its configuration allows it to function as an affordable commercial or community-oriented space, with a connected outdoor patio area that directly engages the sidewalk.

City staff have viewed this as particularly important given the site’s location within the broader Eglinton West and Little Jamaica planning context, where community-serving spaces and affordable commercial opportunities have been recurring themes in local consultations.

Streetscape and Open Space Improvements

The building is set back from Eglinton Avenue West to allow for a wider public realm. These setbacks create space for tree planting, street furniture, patios, and a clearer pedestrian zone—an improvement over the existing condition, where surface parking dominates the frontage.

Over time, once the planned rear public laneway is completed through adjacent redevelopments, the current vehicular driveway off Eglinton is intended to be removed and converted into landscaped, publicly accessible open space. In planning terms, this is a long-view approach that prioritizes pedestrian comfort and streetscape quality as redevelopment along the corridor continues.

Access, Parking, and the Laneway Strategy

Vehicular access for the building is proposed via a shared circular driveway from Eglinton Avenue West, coordinated with the adjacent development at 1675–1685 Eglinton Avenue West. This shared approach reduces curb cuts and anticipates future changes once the rear laneway becomes operational.

Parking is provided underground across three levels, with a total of 87 vehicle parking spaces. Bicycle parking is emphasized, with 486 bicycle spaces proposed, reflecting the site’s proximity to higher-order transit and City policies encouraging reduced auto dependence.

A key planning feature is the required conveyance of a three-metre strip of land at the rear of the site. This contributes to a planned east–west public laneway envisioned under existing Site and Area Specific Policies. While the laneway will only become functional once additional properties redevelop, it is central to the City’s long-term access and servicing strategy for this stretch of Eglinton West.

Why a Tall Building Was Approved Here

Policy Context and Official Plan Amendments

The site is designated Mixed Use Areas in the City’s Official Plan, a designation that supports a broad range of residential and commercial uses in locations well-served by transit. However, Site and Area Specific Policy 477 originally directed that tall buildings be concentrated closer to the intersection of Eglinton Avenue West and Dufferin Street, with mid-rise development elsewhere.

City Planning acknowledged that while this site is not directly at the intersection, broader policy direction has evolved. The lands fall within the boundaries of the Fairbank and Oakwood Protected Major Transit Station Areas, where provincial and municipal policy encourages higher densities near existing and planned rapid transit.

The approved Official Plan Amendment reflects this shift, allowing a tall building here while still requiring appropriate transitions, setbacks, and spacing.

Height Transitions and Coordinated Development

An important factor in the approval was how this building relates to its neighbours. To the west and east, taller and similarly scaled buildings have already been approved or proposed. City staff concluded that the 39-storey height provides a gradual transition moving eastward from the height peak near Dufferin Street, while maintaining adequate separation distances between towers.

Rather than viewing this site in isolation, Planning evaluated it as part of a coordinated cluster of redevelopment, where tower spacing, shared access, and aligned public realm improvements collectively shape the corridor.

1711–1741 Eglinton Ave W
1711–1741 Eglinton Ave W

Community Feedback and City Response

Public consultation for this proposal was conducted alongside the neighbouring 1675–1685 Eglinton Avenue West application. Residents raised concerns about height, density, shadow impacts, traffic, tenant displacement, and construction disruption.

City staff assessed these concerns through technical studies and design refinements. Shadow studies demonstrated limited incremental impact on surrounding public spaces, including nearby school grounds. Wind impacts were identified as an issue requiring further mitigation, and additional studies are being required before final zoning enactment.

Rental replacement and tenant matters are being addressed through a separate approval process, ensuring those issues receive focused review.

What This Signals for Eglinton West

Taken together, the approvals at 1711–1741 and 1675–1685 Eglinton Avenue West point to a clear planning direction for this stretch of the corridor. Eglinton West is transitioning from low-rise strip retail toward a denser, mixed-use, transit-oriented environment, with taller buildings concentrated near stations and coordinated across multiple sites.

This proposal reflects how the City is balancing growth with public realm improvements, community space, and long-term access planning, rather than approving height in isolation.

What Happens Next

While the Official Plan and Zoning By-law Amendments have been approved, several steps remain before construction can begin. These include finalizing wind mitigation measures, completing the rental housing demolition and replacement approvals, securing community benefit agreements, and obtaining Site Plan Control approval.

In other words, this approval establishes what can be built here—but how it ultimately looks and functions will continue to be refined through the next stages of the planning process.

Jan 21
Love0
1675 & 1685 Eglinton Ave West

What Are They Building At 1675 & 1685 Eglinton Ave West?

By Development Applications

Another Eglinton West Site Headed for Change

Eglinton Avenue West continues to be one of Toronto’s most closely watched development corridors, and 1675–1685 Eglinton Ave West is the latest site to enter the planning pipeline. A formal application has been submitted to redevelop the property, replacing two existing low-rise rental buildings with a high-density, transit-oriented mixed-use project.

For anyone tracking what’s being built across the city, this proposal offers a clear example of how long-term transit investment and City planning policy are shaping the future of Eglinton West.

Where the Site Is — And Why It Matters

The subject site sits on the south side of Eglinton Avenue West, mid-block between Northcliffe Boulevard and Glenholme Avenue. It’s a stretch of the corridor that has been under steady pressure for intensification, largely because of its transit access.

The property is within walking distance of two Line 5 Eglinton Crosstown stations: Oakwood Station to the west and Fairbank Station to the east. Both stations are designated as Protected Major Transit Station Areas, a planning framework that encourages higher-density, transit-supportive development. Combined with Eglinton’s role as a major arterial road, this location is consistently identified as having capacity for growth.

What’s There Today

Today, the site is occupied by two 4-storey residential apartment buildings containing a total of 75 rental units. Between the buildings is a surface parking area with 23 spaces, which also accommodates vehicle access and garbage collection.

1675 & 1685 Eglinton Ave West
1675 & 1685 Eglinton Ave West

The existing buildings do not provide indoor or outdoor amenity space for tenants, and the overall site configuration reflects an older, low-density form of development that is increasingly uncommon along Eglinton West.

What’s Being Proposed

The proposal has since advanced through the City’s review process and is now supported by a City Planning Decision Report recommending approval of both the Official Plan Amendment and Zoning By-law Amendment.

1675 & 1685 Eglinton Ave West
1675 & 1685 Eglinton Ave West

The approved form of development is a 37-storey mixed-use building, standing 123.5 metres excluding the mechanical penthouse. The building is organized with a 4-storey base building along Eglinton Avenue West and a 33-storey residential tower above, a configuration City staff found appropriate for this stretch of the corridor.

In total, the project would contain 424 residential units, including 75 rental replacement units, and approximately 269 square metres of ground-floor commercial-retail space along Eglinton Avenue West. The total gross floor area is approximately 26,600 square metres, resulting in a density of roughly 12.6 times the area of the lot. This revised scheme reflects refinements made through the City review process and aligns with transit-oriented intensification policies.

1675 & 1685 Eglinton Ave West
1675 & 1685 Eglinton Ave West

Rental Replacement: A Central Part of the Application

Rental housing replacement remains a central requirement of the project and was a key consideration in City staff’s recommendation for approval.

The approved proposal confirms the replacement of all 75 existing rental units currently on site. These units will be secured through the zoning framework and a separate Rental Housing Demolition application, which addresses tenant assistance and relocation requirements.

The replacement units reflect the existing tenure and are part of a broader unit mix that includes studio, one-bedroom, two-bedroom, and three-bedroom units. City staff concluded that this approach satisfies Official Plan policies intended to protect existing rental housing while allowing for additional supply along major transit corridors.

As part of the approval process, a tenant relocation and assistance plan would be developed with the City to address the transition for existing residents.

Built Form and Design Approach

From a design standpoint, the proposal aims to balance height with street-level scale. The 4-storey base building establishes a consistent streetwall along Eglinton Avenue, helping maintain a pedestrian-friendly frontage and supporting retail activity at grade.

Above the base, the tower element is designed to be slender, with stepbacks intended to reduce its visual impact from the street and provide appropriate transitions to lower-scale residential areas to the south. The Planning Rationale emphasizes that this massing approach aligns with Official Plan policies and applicable urban design guidelines.

Planning Status: What’s Been Approved

As of June 2025, City Planning has issued a Decision Report recommending approval of both the Official Plan Amendment and Zoning By-law Amendment for 1675 and 1685 Eglinton Avenue West.

City Council adopted amendments that:

  • Permit a tall building on the site with a maximum height of 37 storeys
  • Establish site-specific zoning standards for height, density, setbacks, and massing
  • Secure a 3.0-metre rear land conveyance to support a future east–west public laneway
  • Coordinate shared vehicular access with the adjacent redevelopment at 1711–1741 Eglinton Avenue West

Final enactment of the zoning is subject to conditions, including approval of the related Rental Housing Demolition application and the submission of a revised pedestrian-level wind study.

How This Fits into the Bigger Eglinton West Picture

City staff evaluated the proposal within the context of the Eglinton West corridor, the Dufferin Focus Area policies, and the surrounding Protected Major Transit Station Areas at Oakwood and Fairbank.

While earlier planning frameworks concentrated the tallest buildings strictly at the Dufferin and Eglinton intersection, the City’s analysis notes that provincial policy and transit investment now support additional height in proximity to — though not directly at — that intersection. In this context, the 37-storey height was found to provide a reasonable transition down from nearby taller approvals while still delivering significant housing density near rapid transit.

The proposal also integrates broader public realm objectives, including widened sidewalks, future conversion of the shared driveway into publicly accessible landscaped space, and contributions toward a continuous rear public laneway. Taken together, City staff concluded that the project represents an appropriate evolution of this section of Eglinton West.

What Happens Next

With City Council’s adoption of the Official Plan and Zoning By-law Amendments, the project moves closer to implementation. Remaining steps include final approval of the Rental Housing Demolition application, satisfaction of outstanding technical conditions, and completion of the Site Plan Control process.

As with many large projects, design details related to landscaping, wind mitigation, and the public realm will continue to be refined. Still, the approval marks a significant milestone — confirming that a tall, mixed-use building is now permitted on the site.

For anyone watching how Eglinton West is changing, 1675–1685 Eglinton Avenue West now stands as a clear example of how transit, housing policy, and corridor planning are reshaping the avenue block by block.

Jan 20
Love0
589–599 Lawrence Ave W

What’s Proposed for 589–599 Lawrence Avenue West

By Development Applications

Where Is 589–599 Lawrence Avenue West?

The properties at 589–599 Lawrence Avenue West sit along a well‑established stretch of Lawrence Avenue, west of Bathurst Street and East of Allen Rd. This portion of Lawrence functions as a key east–west corridor, lined with a mix of low‑rise residential homes (usually bungalows), small apartment properties, and nearby residential streets just beyond the main road.

From a planning perspective, Lawrence Avenue West has long been identified as a corridor capable of accommodating additional housing without disrupting surrounding low‑rise neighbourhoods. That context is important, because the proposal for this site is less about a single project and more about how the City intends corridors like Lawrence to evolve over time.

What’s Currently on the Site?

Today, the site is occupied by a collection of low‑rise buildings. These are single‑storey structures that reflect an older, auto‑oriented version of Lawrence Avenue and relatively low‑density given the size and location of the property.

Under current City policy, sites like this are often described as “underutilized,” not as a criticism of their use, but because they occupy valuable land near transit, services, and employment while housing very few people. This gap between land value and housing output is exactly what the City’s planning framework is trying to address.

What Is Being Proposed?

According to the City of Toronto’s Decision Report, the approved proposal for 589–599 Lawrence Avenue West is not a typical condo or mixed-use project, but a two-building, low-rise institutional and rental residential development.

Specifically, the project includes:

  • Two separate low-rise buildings on the assembled site
  • A 3-storey institutional building (13.1 metres, excluding mechanical penthouse) fronting the corner of Lawrence Avenue West and Englemount Avenue, which will ultimately house the Institute for Advanced Talmudic and Halachic Studies
  • This building will function as a religious study centre (Kollel), dedicated to advanced post‑graduate religious scholarship
  • A 4-storey rental residential building (13.6 metres, excluding mechanical penthouse) fronting Lawrence Avenue West, intended to serve as a residential component associated with the Institute, accommodating students and families connected to the program
  • 16 purpose-built rental units in total, the vast majority being family-sized

From a housing perspective, the unit mix is notable:

  • 15 three-bedroom units (94% of all units)
  • 1 one-bedroom unit

Importantly, this is a 100% rental project. There are no condominium units proposed, and the rental tenure is secured through City agreements.

What Is a Kollel? (In Plain English)

A Kollel is a post‑graduate religious study institution, typically focused on advanced Jewish learning. Unlike a traditional school campus, a Kollel is generally small‑scale, community‑oriented, and centred on full‑time study rather than large lectures or public events.

In practical terms, this means:

  • The building functions more like a quiet academic or research centre than a place of worship
  • Daily activity is largely daytime study, not event‑driven gatherings
  • The associated residential building allows students and their families to live on site, reducing commuting and traffic impacts

For planning purposes, the City treats a Kollel as a low‑intensity institutional use, which is why it can be accommodated within a Neighbourhoods designation when designed at an appropriate scale.

Rental Replacement — A Key Part of the Approval

One of the most consequential aspects of this application is the treatment of existing rental housing.

Currently, the site contains six rental dwelling units spread across older one-storey houses. Under Toronto’s Rental Housing Demolition and Conversion By-law, those units must be replaced — and in this case, the City required more than a simple one-for-one swap.

The approved proposal includes:

  • Six replacement rental units, all three-bedroom
  • Units sized at approximately 134 square metres, exceeding the size of the existing rental units
  • Affordable rent levels as defined by the City’s Official Plan
  • Rental tenure secured for at least 20 years, with affordability protected for a minimum of 10 years

Tenants in the replacement units will also have access to:

  • Ensuite laundry
  • Central air conditioning
  • Bicycle and visitor parking
  • All indoor and outdoor amenities within the development, at no extra cost

From a policy standpoint, this replacement package is a major reason the City supported the application.

Built Form, Height, and Neighbourhood Transition

While the project adds density, it does so within a very controlled envelope.

The total density is 1.46 times the lot area, which is modest by corridor standards. Building heights are capped at four storeys, consistent with the permissions under the Official Plan and Site and Area Specific Policy 559, which governs this stretch of Lawrence Avenue West.

A key design feature is the rear angular plane:

  • The buildings step back from the south property line
  • A 45-degree angular plane is maintained to limit shadowing and overlook
  • Rear setbacks increase on upper storeys, creating a softer transition to the single-detached homes on Fairholme Avenue

This is deliberate corridor planning — keeping height and mass on Lawrence Avenue while protecting the lower-rise neighbourhood behind it.

Traffic, Access, and Streetscape Changes

From a transportation standpoint, the City concluded that the project will have minimal impact on local traffic patterns.

Notable changes include:

  • A reduction in driveways along Lawrence Avenue West from six to one, improving pedestrian safety
  • Vehicle access shifted primarily to Englemount Avenue
  • 36 parking spaces provided (24 residential, 12 institutional), plus five pick-up/drop-off spaces
  • 23 on-site bicycle parking spaces, with an additional 10 publicly accessible bike parking spaces

City staff accepted the Transportation Impact Study, concluding that the surrounding road network can accommodate the additional trips without intersection upgrades.

Why This Proposal Was Supported by the City

In recommending approval, City Planning staff highlighted several factors:

  • The site is considered underutilized given its frontage on a major arterial road
  • The proposal conforms with the Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe
  • Height, density, and massing align with Neighbourhoods policies and SASP 559
  • All existing rental housing is replaced with larger, family-sized units at protected rents

In short, the City viewed this project as a textbook example of gentle intensification — adding housing where policy encourages it, without pushing height into surrounding residential streets.

What Happens Next

Although the zoning amendment and rental housing demolition application have been recommended for approval, additional steps remain.

Before construction can proceed:

  • Final Site Plan approval must be secured
  • Conditions tied to servicing, tree replacement, and transportation must be satisfied
  • Required agreements will be registered on title to secure rental replacement and affordability commitments

For nearby residents, the takeaway is that this is a low-rise, policy-compliant project with long-term rental housing baked into its approval and not another speculative high-density redevelopment.

This application also offers a clear window into how future Lawrence Avenue West projects are likely to be evaluated: modest height, strong transitions, and rental protection as non-negotiables.

What Happens Next

The proposal is currently part of the City’s planning review process. That means:

  • City staff will assess the application against planning policy
  • Community consultation may occur as part of the review
  • Revisions can be requested before any approvals are granted

At this stage, the project is proposed, not approved. The final outcome will depend on planning feedback, potential adjustments, and City Council decisions.

For residents and buyers watching Lawrence Avenue West, this application is best viewed as part of a broader, long‑term shift toward mid‑rise housing along Toronto’s main corridors, rather than an isolated redevelopment.