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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!

Feb 03
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774–782 Marlee Avenue

774–782 Marlee Avenue: What’s Being Proposed

By 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.

774–782 Marlee Avenue
774–782 Marlee Avenue

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.

774–782 Marlee Avenue
774–782 Marlee Avenue

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.

774–782 Marlee Avenue
774–782 Marlee Avenue

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.

774–782 Marlee Avenue
774–782 Marlee Avenue

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.

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, on the northern border of Oakwood Village. 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 20
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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.