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Feb 07
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8-12 BENNER AVE & 5 STAYNER AVE

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

By 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.

8-12 BENNER AVE & 5 STAYNER AVE

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.

Benner Park
The playground at Benner Park

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

8-12 BENNER AVE & 5 STAYNER AVE

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.

8-12 BENNER AVE & 5 STAYNER AVE

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.

8-12 BENNER AVE & 5 STAYNER AVE

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

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

By 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!

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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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 located on the northern border of Oakwood Village.

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.