UrbanToronto

Canada’s Largest Banks Still Dominate Toronto's Downtown Skyline

Anthony TelesMichael Fernandes — Fri, 08 May 2026 17:00:00 -0400

Toronto’s Financial District is defined by more than just height. The headquarters of Canada’s largest banks collectively trace the architectural evolution of Downtown over the last six decades, from the minimalist black steel-and-glass forms of the International Style era to contemporary office megaprojects. While new condos Increasingly dominate shots of Toronto’s skyline from across the harbour, the city’s most recognizable commercial skyscrapers continue to serve as enduring symbols of Canadian corporate identity, with many designed by globally recognized architects.

TD Bank

No bank has shaped Toronto’s Financial District more extensively than the Toronto-Dominion Bank, now best known as TD, whose office portfolio spans multiple generations of King-and-Bay area buildings.

The Toronto-Dominion Centre is the city’s first major modernist office complex and among the defining works of architect Ludwig Mies van der Rohe. With the first two towers and the banking pavilion completed by 1969, the black steel-and-glass buildings were the city's first two skyscraping International Style edifices. TD gradually added three more towers to the Toronto-Dominion Centre, while expanding its skyline presence with the addition of what was then known as the Canada Trust Tower at Brookfield Place in 1990, rising 263m and recently renamed TD Place.

Most recently, TD has added their logo to the top of 160 Front West, a 239.87m commercial tower designed by AS + GG Architecture with B+H Architects for Cadillac Fairview. TD's portion of the building is referred to as TD Terrace. The complex incorporates a heritage facade along the eastern part of its Front Street West frontage.

160 Front West, image by UrbanToronto Forum contributor kotsy

First Canadian Place

For decades, First Canadian Place stood as the undisputed king of Toronto’s skyline. Completed in 1975 as the headquarters tower for the Bank of Montreal, now best known as BMO, the 72-storey skyscraper rises 298m and remained Toronto’s tallest building for roughly half a century. Designed in the International Style tradition established by the Toronto-Dominion Centre, the tower became internationally significant upon completion as the tallest building in the world outside New York City and Chicago. First Canadian Place helped cement Toronto’s emergence as a major North American financial centre during the rapid commercial expansion of the 1970s. Clad in white marble initially, the exterior was replaced with white glass between 2009 and 2012 after the marble began to fracture due to Toronto's mid-continental freeze-thaw-summer heat climate. Even after losing its title as the city’s tallest skyscraper, the tower remains among the most dominant elements of the skyline.

First Canadian Place, image by UrbanToronto Forum contributor kotsy

CIBC SQUARE

The Canadian Imperial Bank of Commerce’s skyline presence was for decades associated Commerce Court at King and Bay. Now, the skyline identity of the bank best known as CIBC has moved a couple blocks south to CIBC SQUARE, a two-tower office development reshaping the southern edge of the Financial District to the east of Union station. Designed by WilkinsonEyre Architects and Adamson Associates Architects for Ivanhoé Cambridge and Hines, the complex serves as a connected commercial campus bridging Downtown’s traditional financial core with the South Core and waterfront districts. Rising 237.73m and 241.39m respectively, the towers introduce a major new concentration of premium office space alongside a one-acre elevated park spanning the rail corridor below. The first tower opened in 2021, while the second tower is approaching full occupancy while its last components are completed.

CIBC SQUARE, image by UrbanToronto Forum contributor kotsy

Royal Bank Plaza

Although the Royal Bank of Canada’s headquarters presence has historically been less defined by height than some of its competitors, Royal Bank Plaza remains one of the most recognizable commercial complexes in Canada. Completed by 1979 near Union station, the two-tower development is best known for its distinctive gold-tinted facades, created using thousands of reflective windows coated with about 2,500 thinly-spread ounces of 24-carat gold. The mostly triangular towers introduced warm tones and a highly articulated massing into a Financial District largely dominated by starker steel and glass modernism massed mostly in rectangular forms. Positioned along Front Street across from Union Station, Royal Bank Plaza's metallic appearance and mirrored composition maintain a strong architectural identity even as significantly taller towers have risen around it. RBC has since added other scattered towers in the financial core and south core to its portfolio.

Royal Bank Plaza, image by Ed Skira

Scotia Plaza

The Bank of Nova Scotia's Scotia Plaza has remained one of Toronto’s defining skyscrapers since its completion in 1988. Rising 275m, the tower introduced a more postmodern interpretation of the Financial District skyscraper, with its reddish-brown granite and bronze-tinted windows, contrasting against the black, silver, and white towers of the earlier modernist generation. Designed by WZMH Architects, the building is noted for its long north-south proportions, and stepped east-west sides, giving the massive office tower a comparatively slender appearance despite its large floor-plates. The tower’s distinctive crown with Scotiabank logos at north and south ends, and V-shaped cutaways on the east and west sides, helped establish it as one of the most visually distinctive skyscrapers in the city.

Scotia Plaza, designed by WZMH Architects

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UrbanToronto's research and data service, UTPro, provides comprehensive data on construction projects in the Greater Golden Horseshoe—from proposal through to completion. Other services include Instant Reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from initial application.

Downsview West District Resubmission Refines Plan for Former Airport Lands

Anthony Teles — Fri, 08 May 2026 15:27:59 -0400

A revised vision for one of Toronto’s largest redevelopment sites is advancing in North York, as updated plans for the Downsview West District portion of the former Downsview Airport Lands refine a massive mixed-use community surrounding Downsview Park TTC and GO station. Masterplanned by Urban Strategies alongside SLA and Indigenous-led Trophic Design for Canada Lands Company (CLC), with heritage integration overseen by ERA Architects, the resubmission further develops the district framework following feedback from City staff and Toronto's Design Review Panel.

A high-angle view looking northwest to Downsview West District, designed by Urban Strategies, SLA, and Trophic Design for Canada Lands Company

The 30.3ha site occupies a large portion of the former aerospace and military lands north of Downsview Park. Located to the south and west of Sheppard Avenue West and Keele Street, the site includes the existing Downsview Park TTC and GO station at its northeast corner, while the sprawling Cold War-era Depot Building, a roughly 875,000 ft² industrial structure currently accommodating interim uses including film studios and the Downsview Park Merchants’ Market, currently dominates the otherwise grassy site.

A high-angle view looking south to the current site, image from submission to City of Toronto

The long-term redevelopment of the former Downsview Airport lands is one of the largest urban transformation areas in North America. Planning for the wider Downsview framework was shaped through the id8 Downsview process led by Canada Lands Company and Northcrest Developments. Downsview West emerged in 2024 as the first major Canada Lands-led district north of Downsview Park to advance toward implementation, with the original district framework presented to Toronto’s Design Review Panel in February, 2025. Since then, the proposal has evolved through continued consultation with City staff, Indigenous communities, agencies, and local stakeholders, resulting in this March, 2026 resubmission of Zoning By-law Amendment and Draft Plan of Subdivision applications to the City of Toronto.

Previous design by Urban Strategies, SLA, and Trophic Design for Canada Lands Company

The revised framework organizes the site into three areas: Station Quarter near Downsview Park station, Heart at the Crossroads centred on 'Heart Park' and the northern portion of a divided Depot Building, and the lower-scale Mews neighbourhood to the south. The tallest buildings would continue to be concentrated closest to transit, where towers would rise to a maximum of 60 storeys or 197m.

Conceptual plan, designed by Urban Strategies, SLA, and Trophic Design for Canada Lands Company

This latest submission further refines tower placement and the transition between taller station-area buildings and the predominantly mid-rise southern blocks. The updated materials also provide more detailed studies of tower separation and floor-plate sizing, including flexibility for 800m² floor-plates for towers above 20 storeys while maintaining a minimum 30m separation distance, which provides for more generous 'breathing room' and privacy than the City's overall 25m guideline.

Looking north to Downsview West District, designed by Urban Strategies, SLA, and Trophic Design for Canada Lands Company

The proposal continues to target approximately 8,800 residential units, including 20% affordable housing, alongside a mix of employment, retail, institutional, and community uses. Earlier plans entailed approximately 120,000m² of non-residential Gross Floor Area (GFA) and roughly 25,000m² of retail, while the latest plans reduce non-residential GFA to 90,000m², including 65,000m² of institutional GFA, 16,000m² of office space, and 9,000m² of retail. These would include office opportunities adjacent to the transit station and retail concentrated along active frontages and the Depot Mews.

Depot Plaza at Downsview West District, designed by Urban Strategies, SLA, and Trophic Design for Canada Lands Company

Plans continue to include one elementary school, three daycare centres, and approximately 930m² of community agency space. At the heart of the proposal remains the adaptive reuse of the Depot Building, which would be split by the Dovehouse Avenue Extension while retaining large portions of the structure for retail, employment, market, cultural, and community uses.

Conceptual ground floor plan, designed by Urban Strategies, SLA, and Trophic Design for Canada Lands Company

The revised submission further develops the concept for Depot Mews, a narrow shared street inspired by older urban retail corridors. Public realm plans continue to centre on a network of parks and open spaces, including Heart Park, Tuscan Gate Park, Fire Hall Park, Depot Plaza, Carl Hall Plaza, and the Bio Corridor, all tied together through the Indigenous-inspired Ancestors’ Trail.

Heart Park at Downsivew West District, designed by Urban Strategies, SLA, and Trophic Design for Canada Lands Company

An expanded and more fine-grained street network with extensive active transportation routes would connect the station to Downsview Park and surrounding neighbourhoods. The Dovehouse Avenue Extension would create a new east-west connection, diving beneath the Barrie rail corridor to connect with the future Downsview East District phase of the redevelopment. Sustainability targets entail Toronto Green Standard Tier 3 Version 4 performance, net-zero operational carbon ambitions by 2040, approximately 1,300 new trees, and a decentralized stormwater management strategy built around bioswales, green infrastructure, permeable surfaces, and landscape-based water retention. Phasing would generally proceed from south to north over more than a decade, beginning with blocks closest to Downsview Park and Carl Hall Road before progressing toward the station precinct.

Tuscan Gate Park at Downsview West District, designed by Urban Strategies, SLA, and Trophic Design for Canada Lands Company

Downsview Park station is served by University Line 1 and GO Transit’s Barrie line, which is currently being expanded to handle eventual two-way all-day service. New TTC surface transit routes are planned for the new street network. The plan also advances protected cycling infrastructure on major streets, off-street cycling routes through the Bio Corridor, and potential bridge connections linking the station directly into Downsview Park and future neighbourhoods east of the rail corridor.

Dovehouse Avenue Extension through the Depot Passage at Downsview West District, designed by Urban Strategies, SLA, and Trophic Design for Canada Lands Company

Other major redevelopment proposals nearby are also advancing as part of the Downsview framework. To the west, CLC's Arbo community is planned with eight buildings reaching 20 storeys, while to the south, Northcrest's Hangar District would introduce 39 buildings rising to 23 storeys. Just outside of the former Downsview Airport lands, the Downsview LTC & Retirement Residence proposal west of the site would introduce three towers ranging from 9 to 16 storeys, while a 29-storey tower is proposed at 3374 Keele Street to the southwest. Further east, applications for a 15-storey mixed-use building at 1050 Sheppard Avenue West and for three towers ranging from 50 to 55 storeys at 20 De Boers Drive continue to add density.

UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, linked below. If you'd like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.

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Devron and Dorsay Bring Boutique Luxury Residences to Yonge and Marlborough

Anthony Teles — Fri, 08 May 2026 11:08:18 -0400

Located at the intersection of Yonge Street and Marlborough Avenue, a new mid-rise development is aiming to do something increasingly rare in Toronto’s condominium market: slow things down. Located at the edge of Rosedale and Summerhill, 1 Marlborough is being developed by Devron Developments and Dorsay Development Corporation as a 13-storey building containing 58 suites, anchored by a restored heritage structure. Rather than pursuing scale, the project is framed around proportion, materiality, and larger-format homes in a neighbourhood where those qualities define the surrounding area.

1 Marlborough, designed by AUDAX for Devron Developments and Dorsay Development Corporation

With just 58 residences, the building is conceived as an extension of its context. Suites are planned to range from approximately 1,800 ft² to over 8,000 ft², sizes that position them closer to traditional houses than typical condominium units. The emphasis here is on long-term occupancy, with layouts that accommodate working, hosting, and multi-generational living. In a market that has often prioritized efficiency, the project instead leans into space, permanence, and the idea of a home designed to be lived in over time.

"Markets move in cycles, but beautiful buildings in great neighbourhoods endure," said Pouyan Safapour, President at Devron. "When homes are thoughtfully designed and truly meant for living, people value them differently. They keep them longer, they care for them, and they pass them forward to next generations.”

The location reinforces that approach. Sitting between the activity of Yonge Street and the quieter residential streets beyond, the site's condition is increasingly difficult to replicate. While shops, restaurants, and transit are immediately accessible, the surrounding streets remain defined by mature trees and a long-established housing stock. New development at this scale is limited in this part of the city, making the addition notable not just for what it proposes, but where it is able to do so.

Streetscape at 1 Marlborough, designed by AUDAX for Devron Developments and Dorsay Development Corporation

At its base, the project retains a heritage building dating to 1930, originally constructed as a showroom for the Pierce-Arrow Motor Car Company. Designed by Sparling, Martin & Forbes, the structure reflects a blend of Byzantine and Renaissance Revival influences, expressed through its arched openings, carved stonework, and sculptural detailing. The building later took on a second life as a Canadian Broadcasting Corporation production facility, contributing to early television programming before operations moved downtown in the 1990s.

Much of that character remains visible today. Cast-stone elements by artist Merle Foster (including ornamental figures and gargoyle-like forms) continue to define the facade and will be restored as part of the project, with ERA Architects overseeing the conservation strategy. Rather than being treated as a backdrop, the existing structure forms the basis for the development’s architectural direction.

"We have worked to respect the heritage of this important property and the storied neighbourhood by restoring the façade and designing contemporary residences above it," said Ian MacLeod, Senior Vice-President at Dorsay. "The Pierce-Arrow showroom was originally built as a temple to a luxury automobile. With 1 Marlborough, we are honouring this heritage and reviving the grandeur of the facade including the Merle Foster gargoyles and the double-height arches."

Entrance, designed by AUDAX for Devron Developments and Dorsay Development Corporation

Designed by Audax, the new building above draws directly from that foundation. Instead of a glass-dominant approach, the design uses masonry, depth, and repetition to create a more solid, enduring presence. Arched forms reappear in the upper levels through a series of loggias, extending the language of the heritage base upward. The result is a building that reads as a continuation rather than a contrast, with a consistent architectural rhythm from street level to the crown.

That sense of continuity carries into the residential program. The suites are conceived as full-scale homes, with layouts that allow for flexibility over time. Private outdoor spaces are included throughout, and many residences feature direct elevator access, offering a level of privacy more commonly associated with low-rise living. The scale of these homes reflects a different set of priorities, where space is treated as a primary feature.

Terrace, designed by AUDAX for Devron Developments and Dorsay Development Corporation

Behind the finishes, the project incorporates a series of building systems. Described as Devron Building Sciences, these measures include improved acoustic separation, high-performance glazing, and dedicated fresh air ventilation systems. Additional features such as leak detection with automatic shutoff, in-suite humidification, and water filtration are part of the design, focusing on durability and comfort over the long term.

Amenities follow a similar logic, scaled to match the size of the building and its residents. Plans include a residents’ lounge, private dining room, and bar, along with wellness and fitness spaces and a meeting room. Services such as valet and a pet spa are also proposed, supporting a lifestyle more aligned with experienced homeowners than first-time buyers.

"1 Marlborough is a break from the conventional Toronto condominium building," said MacLeod. "With Audax, we have designed a building that honours the heritage of the beautiful facade and new contemporary residences above. All with the objective of respecting the special neighbourhood and its character."

West penthouse, designed by AUDAX for Devron Developments and Dorsay Development Corporation

At street level, the project returns to its most visible gesture: the restoration of the heritage facade. The double-height arcade along Yonge Street is to be reopened and adapted for retail, bringing activity back into the arched bays that once defined the building’s presence. Along Marlborough Avenue, a landscaped patio introduces something quieter, extending the building into the residential streetscape. Together, these elements reconnect the site to its surroundings.

Jewelbox, designed by AUDAX for Devron Developments and Dorsay Development Corporation

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UrbanToronto has a research and data service, UTPro, which provides comprehensive data on construction projects in the Greater Golden Horseshoe—from proposal through to completion. Other services include Instant Reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from initial application.

News Roundup for May 8, 2026

UrbanToronto Staff — Fri, 08 May 2026 09:30:00 -0400

Asking rents rise for larger units in Toronto; new Mississauga conservation area transforms degraded section of waterfront into green space; TTC and Metrolinx share details of transit plans ahead of FIFA World Cup; and other news.

Asking rents rise for larger units in Toronto: ‘We simply don’t have enough’ (The Star)

New Mississauga conservation area transforms degraded section of waterfront into green space (CBC)

TTC and Metrolinx share details of transit plans ahead of FIFA World Cup (CityNews)

Therme Group loses trademark dispute with Quebec spa company that operates Thermëa resorts (The Globe and Mail)

Four days in, crews continue to monitor Thorncliffe Park condo fire sparked by repair work (The Star)

CafeTO patios under construction ahead of busy summer in Toronto (CityNews)

See-Through Sunset

Craig White — Fri, 08 May 2026 06:00:00 -0400

An orange sky surrounds buildings — and even pops through in some spots — in Toronto's Bloor-Yorkville area during a recent, brilliant sunset.

The sunset appears through the corners of several Bloor-Yorkville area buildings, image by UrbanToronto Forum contributor skycandy

This image comes to us courtesy of UrbanToronto Forum contributor XXX. Want to see your work featured as a Daily Photo? You can post in the City Photos & Videos section of the UrbanToronto Forum, or submit your images to our UrbanToronto Flickr Pool for your chance to be featured on our Front Page.

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Magellan Centre Seniors Housing and Long-Term Care Facility Tops Off in Bloordale

Anthony Teles — Thu, 07 May 2026 16:42:08 -0400

The Magellan Centre, a seven-storey affordable seniors housing and long-term care project rising in Toronto’s Bloordale neighbourhood, has topped off. Designed by Snyder Architects Inc for Magellan Community Charities, the development is advancing along Lansdowne Avenue on a portion of a former TTC carhouse and garage property, north of Lansdowne station and Paton Road. UrbanToronto last provided an update on the site in January, 2026.

A close-up in February, 2026 captures the full seven-storey height. White weatherproofing has been installed across portions of the lower east elevation facing Lansdowne Avenue, while light steel framing for the exterior wall assemblies lines the first three floors in preparation for cladding installation. At the centre, a broad exposed concrete wall marks the recessed entrance alcove that separates the building’s two primary volumes, with projecting balcony slabs extending outward on either side. Along the roofline, temporary decking and edge protection remain in place for completion of the rooftop slab.

Looking northwest to the east elevation from Lansdowne Avenue, with pre-cladding framing and weatherproofing installation underway, image by UrbanToronto Forum contributor AlbertC

In late March, 2026, weatherproofing wrapped much of the east elevation up to the sixth floor, while metal stud framing is visible on the north elevation at the fourth floor. Along the roofline, the thicker rooftop slab has been formed and covered with blue and white weatherproofing. At the northeast corner, two articulated boom lifts extend to the upper levels, where crews are actively advancing envelope installation and detailing at the sixth floor, with another lift further south.

Looking southwest to crews working on exterior enclosure installation from articulated boom lifts, image by UrbanToronto Forum contributor AlbertC

In April, 2026, the west elevation shows enclosure work steadily advancing across the seven-storey structure. Weatherproofing covers much of the lower west facade, extending across the first three to four floors and climbing to the sixth floor at the south end. Openings for future windows are visible, with the composition of the two primary volumes especially evident from this angle, separated by the deeper recessed central section where the south tower crane rises through the site.

Looking northeast to the west elevation with weatherproofing advancing, image by UrbanToronto Forum contributor rdaner

Along the east elevation, steel framing lines portions of the seventh floor, installed beneath the completed roof slab. The building’s massing reads as a series of articulated mid-rise volumes stepping around recessed sections and balcony projections, helping break down the long frontage facing the street. Temporary hoarding and covered pedestrian protection continue to line the sidewalk below as work progresses overhead. Once complete, the exterior will be finished with a mix of buff and dark brown brick masonry, off-white and grey-toned aluminum panel systems, window wall glazing, and glass balcony guards.

Looking northwest to enclosure work progressing across the projecting residential volumes, image by UrbanToronto Forum contributor AlbertC

This month, white weatherproofing spans all floors across the south and east elevations, with sections of bare concrete visible. A continuous blue waterproofing strip traces the roofline on the south side, while punched window openings remain exposed across much of the facade, awaiting glazing installation. At the south end, window systems with mullions and installed glazing have advanced up to the fourth floor. The building’s elongated mid-rise form stretches northward beneath the two tower cranes.

Looking north along Lansdowne Avenue to the south elevation, image by UrbanToronto Forum contributor AlbertC

Once complete, the Magellan Centre will stand 29.64m tall and deliver 57 affordable rental housing units for seniors alongside 256 long-term care beds.

Looking west to Magellan Centre, designed by Snyder Architects Inc for Magellan Community Charities

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EDITOR'S NOTE: The article has been updated to accurately reflect the project developer.

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Massive 27-Building Community Proposed for Oakville’s Trafalgar Corridor

Anthony Teles — Thu, 07 May 2026 14:40:48 -0400

One of the largest development proposals currently filed in Oakville aims to transform a largely undeveloped edge-of-city site into a mixed-use community. Official Plan Amendment, Zoning By-law Amendment, and Draft Plan of Subdivision applications have been submitted by Westerkirk Capital for 340 Burnhamthorpe Road East and 3437 Trafalgar Road. Masterplanned by Urban Strategies Inc with architecture by BDP Quadrangle, the proposal calls for 27 buildings across 12 development blocks ranging up to 30 storeys at the southeast corner of Burnhamthorpe Road and Trafalgar Road, within the Trafalgar Urban Core Area in northeast Oakville.

A high-angle view looking northwest to 340 Burnhamthorpe Road East, Oakville, masterplanned by Urban Strategies Inc with architecture by BDP Quadrangle for Westerkirk Capital

The approximately 20.2ha site is currently occupied by the Vic Hadfield Golf & Learning Centre, alongside open fields, wooded areas, and an abandoned farmhouse listed on Oakville’s Heritage Register. The surrounding area remains in transition as North Oakville continues urbanizing. The site contains two listed heritage properties, including a vacant two-and-a-half-storey farmhouse and separate house-form building, though neither is designated, and both are slated for demolition.

An axonometric view looking northwest to the site and surrounding area, image from submission to Town of Oakville

The proposal would redevelop the lands through 12 subdivided development blocks with 27 mixed-use and residential buildings organized around a new internal street network. Building heights would range from 6 storeys and 31.05m to 30 storeys and 107.05m, with the tallest towers concentrated near Trafalgar Road and Burnhamthorpe Road within Block 1 at 28 and 30 storeys, before stepping down toward future schools and parkland to the south and east. Mid-rise and low-rise components ranging from 4 to 8 storeys would frame internal streets and open spaces. In total, the development would deliver 605,635m² of Gross Floor Area at a Floor Space Index of 4.11 times coverage of the site, including 591,160m² of residential space and 14,475m² of commercial and retail uses.

Master plan, masterplanned by Urban Strategies Inc for Westerkirk Capital

Across the site, the proposal would introduce 6,420 residential units in a mix of housing types and tenures, including rental housing. The unit mix would consist of approximately 4,142 one-bedroom units, 1,628 two-bedroom units, and 650 three-bedroom units. The highest-density mixed-use blocks would front Trafalgar Road and Burnhamthorpe Road, with retail concentrated within Blocks 1, 2, 4, and 5. Block 1, positioned at the northwest corner of the site, would house a planned grocery store and large-format retail space.

Site plan, masterplanned by Urban Strategies Inc for Westerkirk Capital

A new internal street grid would structure the community. "Main Street" would form the primary east-west spine through the development, extending from Trafalgar Road toward the green gate parkette and future parkland connections to the east. At the centre of the district, a 2,618m² POPS (Privately-Owned Publicly Accessible Space) known as The Square would act as a civic gathering space framed by retail frontages and spill-out patios. The open space network would include approximately 0.5ha of public open space and roughly 2.3ha of private open space, including the 3,428m² neighbourhood park, the 1,827m² green gate parkette, and the nearly 19,800m² linear commons green spine extending north-south through the community.

Looking northwest to The Square at 340 Burnhamthorpe Road East, Oakville, masterplanned by Urban Strategies Inc with architecture by BDP Quadrangle for Westerkirk Capital

Indoor and outdoor amenities would total 11,054m² and 10,955m², respectively. A seven-phase conceptual buildout strategy has been outlined, with initial phases expected along Trafalgar Road and Burnhamthorpe Road. Parking would primarily be located below grade, with Blocks 1 through 5 containing three levels of underground parking, while Blocks 1 and 2 would additionally incorporate wrapped podium parking structures. In total, the development would provide 7,703 vehicular parking spaces, including 6,414 resident spaces, 963 visitor spaces, and 326 retail spaces, alongside 2,052 bicycle parking spaces consisting of 1,587 long-term spaces, 450 short-term spaces, and 15 commercial bicycle spaces.

Ground floor plan, masterplanned by Urban Strategies Inc for Westerkirk Capital

Existing transit service includes Oakville Transit operating along Trafalgar Road with connections to Oakville GO station, alongside several GO Transit bus routes. Longer-term transit plans include the future Trafalgar Road Bus Rapid Transit (BRT) corridor linking Midtown Oakville to Highway 407 and, eventually, Milton, as well as the planned 407 Transitway, which would introduce a higher-order transit station north of the site, near Trafalgar Road and Highway 407. The area is also expected to benefit from the future Dundas Street BRT corridor connecting Oakville with Hamilton, Burlington, Mississauga, and Toronto. Planned active transportation improvements include future cycle tracks along Trafalgar Road and Burnhamthorpe Road.

Looking east on Trafalgar Road to 340 Burnhamthorpe Road East, Oakville, masterplanned by Urban Strategies Inc with architecture by BDP Quadrangle for Westerkirk Capital

The proposal joins others in intensifying the area. To the northwest, the Argo Trafalgar Lands proposal calls for 22 buildings, while the nearby Trafalgar Lands development would introduce 40 buildings reaching up to 25 storeys. Southeast of the site, Green Ginger Phase 2 proposes 15 buildings ranging from 6 to 20 storeys, while 3275 Trafalgar Road would add four towers between 14 and 30 storeys.

Looking southeast to the Linear Commons at 340 Burnhamthorpe Road East, Oakville, masterplanned by Urban Strategies Inc with architecture by BDP Quadrangle for Westerkirk Capital

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CVU and UrbanToronto Launch 2026 Walking Tours Exploring Transit and City-Building

Anthony Teles — Thu, 07 May 2026 11:56:33 -0400

UrbanToronto has partnered with the Council on Vertical Urbanism (CVU, formerly the Council on Tall Buildings and Urban Habitat) to launch a 2026 walking tour series examining how transit infrastructure and urban development have shaped Toronto’s growth. These public tours explore the city at street level, connecting major transit nodes with the buildings and neighbourhoods that have emerged around them. Among the offerings, a transit-focused route along the Yonge Street corridor, supported by UrbanToronto, anchors the series.

Organized by CVU’s Canada office, the 2026 program runs from late May through October, 2026, with evening departures scheduled across multiple dates, allowing participants to experience the city during active hours. Each tour is structured as a guided walk through key sites, pairing historical context with present-day conditions to illustrate how Toronto’s built form has evolved. The series is designed to engage both industry professionals and curious residents.

"Transit-oriented development shapes Toronto's most dynamic downtown neighbourhoods, where transit and towers grow up together," said a CVU representative. "These tours are an opportunity to understand how the city is being built and who's shaping it. We're proud to partner with UrbanToronto to get people out into the urban classroom, the best venue for understanding how that relationship works on the ground.”

UrbanToronto’s contribution comes through Transit+Towers: Transit-Oriented Development in Toronto, a two-hour walking tour that examines how rapid transit investment has influenced growth along the Yonge Street corridor. Framed as a continuous case study stretching back to the subway’s 1954 debut, the route connects a sequence of sites where infrastructure and development have intersected in different ways over time, revealing how density, land use, and investment patterns have responded to transit access.

Great Hall interior at Union Station, image by UrbanToronto Forum contributor nightstreak

Beginning at Union Station’s Great Hall and proceeding north to Yonge and Eglinton, the tour follows a five-stop route that moves through distinct phases of city-building. Early stops highlight the role of legacy infrastructure and adaptive reuse, from the regional hub at Union to the evolving block at College Park, while Bloor-Yonge introduces the complexities of large-scale redevelopment in a high-demand node. Farther north, St Clair presents a shift in built form and architectural expression, before the tour concludes at Eglinton, where new towers reflect intensification tied to Eglinton Line 5.

Across these stops, the tour explores the forces that shape transit-oriented development beyond planning policy alone. Participants are guided through examples of projects delayed or reshaped by financial pressures, sites where heritage considerations have influenced outcomes, and areas where construction activity has preceded the arrival of new transit service. With active construction sites, recently completed buildings, and emerging clusters all visible along the route, the experience offers a grounded look at how transit and development interact in practice across one of Toronto’s most important corridors.

One Bloor West rising at Yonge and Bloor streets, image by UrbanToronto Forum contributor kotsy

Complementing the transit-focused walk, CVU is also offering From the Ground Up: The PATH and Pedestrian Toronto, a tour centred on the city’s extensive underground network and its relationship to the public realm above. Beginning at Toronto City Hall, the route examines how roughly 30km of interconnected concourses, tunnels, and indoor spaces support daily movement through the downtown core, while also shaping how streets, plazas, and building entrances are designed at grade.

Tours for Transit+Towers are scheduled across six dates from late May through October, with all departures from Union Station set for 5:30 PM:

Thursday, May 28
Tuesday, June 30
Thursday, July 23
Tuesday, August 18
Thursday, September 17
Tuesday, October 20

Tickets can be purchased here. Participants are responsible for their own TTC fare(s). As the tour is planned for 2 hours, it should be accomplishable with one TTC fare as long as you're paying by Presto or a credit card.

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UrbanToronto's research and data service, UTPro, provides comprehensive data on construction projects in the Greater Golden Horseshoe—from proposal through to completion. Other services include Instant Reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from initial application.

News Roundup for May 7, 2026

UrbanToronto Staff — Thu, 07 May 2026 09:30:00 -0400

Metrolinx begins body camera rollout across GO Transit and UP Express; over 220K free Toronto FIFA Fan Festival tickets sell out within hours; Ontario power of sales surge as desperate homeowners run out of runway; and other news.

Metrolinx begins body camera rollout across GO Transit and UP Express (The Star)

Over 220K free Toronto FIFA Fan Festival tickets sell out within hours (Global News)

Ontario power of sales surge as desperate homeowners run out of runway (The Star)

City officials are promising better communication after a foul stench spread over the East end (CityNews)

Toronto to open thousands of washrooms, water fountains and pools ahead of summer season (CP24)

Don Valley Parkway to fully shut down for weekend maintenance, city says (CBC)

Fans having trouble securing FIFA Fan Festival tickets (CityNews)

Cherry Streetcar

Craig White — Thu, 07 May 2026 06:00:00 -0400

It's that time of year when Toronto's cherry trees are covered with blooms, and lots of people are taking transit to see them. What future expansions of this annual event may hold, we can't know for sure, but a streetcar is proposed for Cherry Street down to Ookwemin Minising, and cherry trees should be proposed along it too.

A TTC streetcar stops on a Toronto street close to a flowering cherry tree, image by UrbanToronto Forum contributor APTA-2048

This image comes to us courtesy of UrbanToronto Forum contributor APTA-2048. Want to see your work featured as a Daily Photo? You can post in the City Photos & Videos section of the UrbanToronto Forum, or submit your images to our UrbanToronto Flickr Pool for your chance to be featured on our Front Page.

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Encore at Bravo Rising While Ground Realm Advances at Festival Condominiums

Anthony Teles — Wed, 06 May 2026 16:44:51 -0400

Construction is advancing on Encore at Bravo, part of the second phase at Festival Condominiums in Vaughan. Designed by Turner Fleischer for Menkes Developments and QuadReal Property Group, the phase just south of Festival will feature three towers rising 36, 41, and 45 storeys. Following its ground breaking ceremony held in May, 2024, the 36-storey east tower is to be first, its crane seen rising to the right in mid-April, below.

Festival Condominiums in Vaughan, with the first tower of Encore at Bravo rising to the southeast, mid-April, image by UrbanToronto Forum contributor tstormers

This phase will also feature retail space, pedestrian mews, and a landscaped POPS (Privately-Owned Publicly-accessible Space).

At the same time, work is progressing at grade on landscaping and public realm work around the central courtyard and pedestrian mews around the adjacent Festival Condominiums towers. Designed by Arcadis, also for Menkes and QuadReal, the four-tower development rises between 41 and 59 storeys as part of the larger 75-acre Assembly Park community in the southwest corner of the Vaughan Metropolitan Centre area. UrbanToronto’s last update covering the first resident occupancies at Festival was in November, 2024.

Looking across the courtyard in January, 2026, work was advancing on several low-rise pavilion structures designed by Giannone Petricone Associates, enclosed with exposed white and grey weatherproofing and metal framing, with parked articulated boom lifts in front. To the right, finished cladding wraps a podium structure in alternating horizontal bands of dark grey and bronze-toned panels. In the foreground, hardscaping includes large-format concrete paving and trench drains.

Looking southeast across pavilion construction and completed hardscaping within the central courtyard, image by UrbanToronto Forum contributor tstormers

From Highway 7 and Edgeley Boulevard in early April, 2026, the four towers stand fully clad. They are defined by continuous white balcony bands wrapping around dark window wall. Irregular notches carved into the upper portions of the towers break up the massing and expose vertical sections of glazing. At the base, the shared podium features sweeping curved edges, expansive glazing, and white vertical fins. Just popping out to the far left, the ongoing construction of Encore at Bravo is seen, including the construction hoist and a hydraulic mobile crane.

Looking southwest to the quartet of towers from Highway 7 and Edgeley Boulevard, image by UrbanToronto Forum contributor ProjectEnd

Looking through the central courtyard, hardscape installation now defines the pedestrian spine. Surrounded by nearly 7,900m² of commercial space, it will include shops, cafes, and a grocery store. Large-format unit pavers in varied light grey tones extend across the plaza surface. At the centre, elongated recessed planting beds and future landscape zones remain to be finished, with exposed granular base material and concrete curbs awaiting soil, trees, and softscape installation. Further north, another lowered landscaped section incorporates an access ramp descending into the space.

Looking north through the emerging central courtyard and landscaped pedestrian spine, image by UrbanToronto Forum contributor tstormers

At the north end, landscape and streetscape work continues beneath the curving overhead bridge element linking the podium levels. Large-format pavers in alternating light and dark tones extend across the courtyard entrance, while newly installed raised wood seating platforms wrap around young trees. The podium elevations are now complete, combining cream-coloured panel cladding, dark metal-framed glazing, and projecting glass canopies. Overhead, the sinuous bridge structure features rounded slab edges and continuous glazing.

Looking north beneath the curving podium connection and landscaped courtyard entrance, image by UrbanToronto Forum contributor tstormers

Meanwhile, this low-rise pavilion volume is enclosed with curtainwall glazing framed in dark mullions, with sections pending final glass installation. Above, projecting, angular folded edges create a bold, irregular canopy, while bronze-toned vertical fins wrap the upper portions of the structure. Surrounding hardscape work has progressed, with large-format pavers laid across the plaza and recessed planting cutouts left open for future landscaping.

Looking northwest to one of the retail pavilion structures, image by UrbanToronto Forum contributor tstormers

To the north, barrel-vaulted roof forms are clad in ribbed reddish-brown, textured panels that curve continuously down the facades, creating a shell around each structure. Dark-framed curtainwall glazing has largely been installed, although several openings remain temporarily infilled with plywood. In the foreground, accessibility ramps, stainless steel guardrails, and raised planting beds are now in place, while crews continue hardscape installation with wood seating elements.

Looking southwest to the barrel-vaulted pavilion structures, image by UrbanToronto Forum contributor tstormers

Festival Condominiums rises to heights of 135.3m to 189.05m. Upon full completion there will be 2,470 condominium units added to the area. Looking ahead, Encore at Bravo's towers will range in height from 123.35m to 148.85m, and house an additional 1,701 condominium units.

Looking northwest to the central courtyard at Festival Condominiums, designed by Arcadis for Menkes Developments and QuadReal Property GroupPhase 2, Encore at Bravo, designed by Turner Fleischer Architects for QuadReal Property Group and Menkes Developments

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EDITOR'S NOTE: The article was updated to credit the architectural firm for the commercial buildings.

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UrbanToronto will continue to follow progress on these developments, but in the meantime, you can learn more about them from our Database files, linked below. If you'd like, you can join in on the conversations in the associated Project Forum threads or leave a comment in the space provided on this page.

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New Ronald McDonald House to be Smaller but Taller on McCaul

Anthony Teles — Wed, 06 May 2026 12:03:03 -0400

Today is McDonald’s McHappy Day, the company’s annual nationwide fundraising campaign supporting Ronald McDonald House Charities and family support programs across Canada, and coinciding with that, updated plans were recently filed for the major expansion of Ronald McDonald House at 240 McCaul Street in Downtown Toronto. Designed by Montgomery Sisam Architects, the resubmitted proposal would replace the existing building with a hybrid residential and institutional facility for families with children receiving treatment at nearby hospitals. While the revised scheme increases the McCaul Street tower element from 18 to 19 storeys, it simultaneously reduces the planned Gross Floor Area (GFA).

Looking northwest to Ronald McDonald House, designed by Montgomery Sisam Architects for Ronald McDonald House Charities

The 4,286m² site on the west side of McCaul Street between College Street and Dundas Street West extends west through to Henry Street in Toronto's Health Sciences District. The existing facility, which opened in 2011, currently provides 81 bedrooms. The surrounding area forms part of an intensifying institutional and mixed-use corridor with hospitals, University of Toronto buildings, student housing, and high-rise development activity around Queen’s Park, College Street, and University Avenue.

Looking west to the current site, image retrieved from Google Maps

Initial applications were submitted in May, 2022, proposing an 18-storey building connected to a 6-storey Henry Street wing through a two-storey link structure. With updated planning policies now in force through the Provincial Planning Statement 2024 and Toronto’s recently approved PMTSA framework (the site is within the PMTSAs of Queens park and St Patrick stations), Miller Thomson has resubmitted applications for Official Plan and Zoning By-law Amendment, and Site Plan Approval to the City of Toronto on behalf of the developer.

Previous plan, designed by Montgomery Sisam Architects for Ronald McDonald House Charities

The revised scheme continues to organize the development around a taller McCaul Street tower element linked to a lower west wing along Henry Street, though the overall massing has been notably reworked. The Henry Street component was reduced from 6 to 4 storeys in response to community and City feedback regarding transition to the surrounding areas, while the McCaul Street portion was increased from 18 to 19 storeys. The revised building would rise 66.14m, up from 62.8m previously. The revised design would simplify the tower floor-plate and remove much of the previously proposed tower step-back, replacing it with a recessed central portion intended to visually break up the east elevation.

Site plan, designed by Montgomery Sisam Architects for Ronald McDonald House Charities

Despite the additional storey, the redesign substantially reduces the overall size of the project. Total GFA was reduced from 24,908m² to 20,719m², including 19,522m² of residential GFA and 1,197m² of office space, compared to 23,613m² of residential GFA and 1,295m² of office space previously proposed. Floor Space Index decreases from 5.81 to 4.83 times coverage of the site. The development would still have 200 suites intended for families with children receiving treatment at nearby hospitals, maintaining the same unit breakdown of 179 one-bedroom suites and 21 two-bedroom suites. Planning materials describe the project as a hybrid residential and institutional facility incorporating communal kitchens, classrooms, library space, fitness facilities, laundry areas, courtyards, gathering spaces, and office space.

Several internal and built form revisions were introduced through the resubmission process to preserve the 200-suite target. Lounge space previously proposed on each tower floor was removed, alongside one full amenity level within the McCaul Street tower element. The ground floor layout was revised, with the McCaul entrance vestibule shifted eastward. A former boardroom space at grade was eliminated in favour of additional lounge space facing McCaul Street.

Ground floor plan, designed by Montgomery Sisam Architects for Ronald McDonald House Charities

Indoor amenity space decreased from 1,017m² to 684m², while outdoor amenity space was reduced from 1,240m² to 1,099m². The development would contain a single underground level, along with 10 vehicular parking spaces, reduced from 13. Bicycle parking would remain unchanged at 14 long-term spaces. Vertical circulation would be provided through five elevators, resulting in one cab for every 40 suites.

The site is approximately 240m from University Line 1’s Queen’s Park station and roughly 510m from St Patrick station. The 506 Carlton streetcar route stops approximately 85m north along College Street.

A map of the site and surrounding area, image from submission to City of Toronto

The proposal is part of institutional and mixed-use intensification in the area. To the west, nearby applications include the 3-storey Koffler Health & Wellness Expansion for the University of Toronto, alongside residential proposals rising 30 storeys at 243 College Street and 45 storeys at 191 College Street. To the north, the University of Toronto is advancing plans for the 11-storey Temerty Building on King’s College Circle, while to the east, major redevelopment activity continues with the twin-tower proposal at 700 University Avenue at 24 and 57 storeys, alongside the 60-storey redevelopment proposed at 149 College Street.

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News Roundup for May 6, 2026

UrbanToronto Staff — Wed, 06 May 2026 09:30:00 -0400

Toronto high-rise fire sparked by work to remediate damage after previous blaze; Honda halts plan to build $15B EV plant in Canada; Toronto officials reveal new $12.5M command centre to be used to police World Cup games; and other news.

Toronto high-rise fire sparked by work to remediate damage after previous blaze (Global News)

Honda halts plan to build $15B EV plant in Canada: report (CTV News)

Toronto officials reveal new $12.5M command centre to be used to police World Cup games (CBC)

New central command centre just what Toronto Police Service needs ahead of World Cup, Mayor says (The Globe and Mail)

Third fire reported at GTA building materials business in less than a week (CityNews)

Mouse droppings, unsafe balconies: Toronto mayor says the city is fixing notorious rental building (CBC)

Growing Presence

Craig White — Wed, 06 May 2026 06:00:00 -0400

Few architects have been gifted the power to change places to the degree that Frank Gehry has... or had. It's difficult to know which tense to use to even describe it. While the Toronto-born master passed away in December, his legacy not only lives on, but is still growing. On King Street in Downtown Toronto, the first of two Forma towers is rising, this one to over 260m, and the second, if it ever goes up, to over 300m, supertall status, and a quite prominent spot on the skyline. To be clad in the same rippling and folded facade as this first Forma tower, the second would create a landmark site unlikely to be matched in the city for a generation. Even if it doesn't go up, the first tower's bravura exterior is already sure to become one of Toronto's most recognizable symbols as Gehry's legacy literally increases in size here.

Forma's East Tower climbs higher into Downtown Toronto's skyline, its architect's name emblazoned on the hoarding, image by UrbanToronto Forum contributor skycandy

This image comes to us courtesy of UrbanToronto Forum contributor skycandy. Want to see your work featured as a Daily Photo? You can post in the City Photos & Videos section of the UrbanToronto Forum, or submit your images to our UrbanToronto Flickr Pool for your chance to be featured on our Front Page.

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Doors Open 2026 Invites the Public Inside 160+ Sites Across Toronto

Anthony Teles — Tue, 05 May 2026 17:00:30 -0400

Toronto’s built environment will once again open wide its doors to the public this spring, as Doors Open Toronto returns on May 23 and 24, 2026, with free access to more than 160 sites across the city. Inviting residents and visitors to explore the people, places, and stories that shape Toronto’s identity as a global mosaic, the annual event spans civic buildings, cultural institutions, and heritage sites. Alongside open houses, the program includes talks, guided neighbourhood tours, and activities centred at City Hall, offering multiple ways to engage with the city’s architecture and public spaces.

Here is a look at just three of the more than 160 sites to explore during this year’s event:

St Lawrence Market North

A newly completed addition to Toronto’s historic market district, St Lawrence Market North at 92 Front Street East, will be among the featured civic buildings open to the public this year. Completed in 2025, the modern structure updates a tradition that dates back to 1803 with this block as the home of the Saturday Farmers’ Market. Added to the site are a mix of contemporary uses, including Toronto Court Services, an event space, a future café, and a multi-level parking garage. During Doors Open, as well as the active market floor that is open every Saturday, visitors can a look at how the project balances heritage continuity with a new civic presence by exploring the Ceremonial Court Room and taking in views from the building’s upper levels. The site will be open from 10 AM to 5 PM on both days, with last entry at 4:30 PM.

St Lawrence Market North, image courtesy of City of Toronto

Steam Whistle Brewing

Set within one of Toronto’s most recognizable pieces of industrial heritage, Steam Whistle Brewing at 255 Bremner Boulevard will offer visitors access to parts of the John Street Roundhouse Z— a 1929-built railway structure that has been carefully preserved and repurposed — that are normally off limits. Originally designed as a steam locomotive repair facility, the roundhouse remains one of the best surviving examples of its kind in North America, defined by its radial form and central turntable. During Doors Open, guided 30-minute tours running throughout both days will walk visitors through the building’s railway history, heritage designation, and its current role as a brewing and hospitality venue. Guests can also access elevated catwalks to appreciate the scale of the interior and its relationship to the surrounding rail corridor, before continuing their visit in the Tap Room, restaurant, or adjacent Roundhouse Park. Tours run from 12 PM to 4:30 PM on both Saturday and Sunday.

Steam Whistle Brewing, image by Neil Zeller

Waterworks Building

On the west side of Downtown Toronto, the Waterworks Building at 50 Brant Street offers a layered look at the evolution of civic infrastructure through adaptive reuse. The site traces its origins to an 1873 Renaissance Revival market building that once housed St Andrew’s Market, later giving way to a 1932 facility designed by City Architect JJ Woolnough to support municipal waterworks operations. After decades of industrial use and eventual decommissioning in 2013, the property has been transformed into a mixed-use complex incorporating a food hall, YMCA, residential development, and public space. During Doors Open, visitors can join a guided tour offered once daily at 2 PM, highlighting historical artifacts and the building’s redevelopment, or explore independently using informational materials available on site. The venue will be open from 11:30 AM to 5 PM on both days.

Waterworks Food Hall, image by Craig White

There are many highlights beyond these three sites; Toronto City Hall will once again serve as the event’s central hub, offering indoor and outdoor programming for all ages, while a series of talks and guided neighbourhood tours many of which require reservations will further expand the program, exploring how architecture, art, and public space shape the city.

An interactive map on the City’s website can help visitors plan their routes across the more than 160 participating sites, with hours and access details varying by location. You can learn more about the full program through the official Doors Open website, and share your experience on the dedicated UrbanToronto Forum thread.

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Affordability Remains Top Barrier for GTHA Homebuyers: New UrbanToronto Survey

Anthony Teles — Tue, 05 May 2026 14:54:13 -0400

UrbanToronto is introducing the GTHA Home Buyers Survey, a new look at prospective homebuyers in the Greater Toronto and Hamilton Area offering a detailed dive into buyer sentiment and brand awareness across the region.

Based on a survey of 300 respondents (split evenly between Toronto and the rest of the GTHA), the report examines how prospective purchasers are approaching today’s housing market, alongside how leading development brands are perceived. Early findings point to affordability as the primary constraint facing buyers, cited by 31% of respondents, even as purchase intent remains active across a range of housing types.

The first of its kind, the report builds on the foundation of UrbanToronto’s UTPro data and mapping platform that compiles municipal planning information and tracks development activity across the region. While UTPro provides detailed insight into projects, applications, and market movement, the Home Buyers Survey extends this offering by incorporating direct input from prospective buyers.

UTPro All-Access Map

Buyer Mood

The first section of the report examines buyer mood, outlining how prospective purchasers are approaching the market today. Among those considering a purchase within the next three years, affordability and home prices remain the leading barrier (31%), followed by economic uncertainty (24%) and income or financial stability (19%).

The report explores current intent to buy, preferred forms of housing, and the motivations driving these decisions, alongside a closer look at condominium expectations, including unit size and amenity preferences. The average purchase price being considered is $895,000, with respondents indicating an average comfortable monthly mortgage payment of $3,400. While detached and semi-detached homes are most widely considered at 53%, interest also remains strong in condominium apartments (43%), freehold townhomes (35%), and condo townhouses (34%).

Financial Considerations

Financial considerations are also addressed, providing context on how affordability and funding conditions are influencing timing and choice. Motivations vary by life stage, with 28% of respondents identifying as first-time buyers, 22% planning a move-up purchase, and 21% considering downsizing, while 51% cite having saved enough money as the primary trigger for entering the market. Among those considering condominiums, demand trends toward larger units, with 41% preferring two-bedroom layouts and 23% seeking three bedrooms or more, while parking ranks as the most important feature (66%), ahead of balconies (44%) and shared amenities (38%).

Developer Brand Findings

The study also points to clear leaders in developer brand strength in the GTHA., identifying which developers are most recognized among respondents and how those perceptions vary across the region. The findings highlight leading names such as Tridel and Mattamy Homes, which rank highest in both unaided recall and aided awareness, with Tridel also recording the strongest positive impressions among respondents.

Other builders making it to the Top 10 ten, with strong aided awareness among likely buyers were: Minto Communities, Tribute Communities, Pinnacle International, Liberty Development, Aspen Ridge Homes, The Daniels Corporation, Great Gulf, and Menkes Developments. Social media and online sources were at the top of consumers’ lists in terms of advertising exposure for builders but TV, billboards and radio also played a strong role, with findings also including demographic breakdowns of respondents.

The UrbanToronto GTHA Home Buyers Survey was conducted online by our research partner, Dufferin Research, using a professionally managed market research panel from March 13 to 23, 2026, among 300 GTHA residents aged 25 and older who are considering a home purchase in the next three years. This is the first edition of the survey which will be conducted twice a year. Please contact UrbanToronto for purchase details.

Toronto skyline, image by UrbanToronto Forum contributor kris

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Bowmanville’s Goodyear Lands Proposed for Major Redevelopment

Anthony Teles — Tue, 05 May 2026 13:14:13 -0400

Plans to transform a long-vacant industrial property in Bowmanville are advancing, as a resubmission to the Municipality of Clarington for Zoning By-law Amendment and Draft Plan of Subdivision — for what has been dubbed the Treadstone District — sets out a large-scale redevelopment plan of the former Goodyear Rubber Plant lands at 45 Raynes Avenue. Designed by Arcadis for Lifelong Group, the proposal, framed as a brownfield intensification project, has evolved from an earlier conceptual scheme into a detailed plan for a mixed-use community with buildings up to 25 storeys.

A high-angle view looking west to Treadstone District, designed by Arcadis for Lifelong Group

The 15.87ha site sits just south of Downtown Bowmanville within the Bowmanville East Urban Centre Secondary Plan area. Currently occupied by vacant or underused industrial buildings, the property is defined by a mix of brownfield conditions and natural features, with Bowmanville Creek running north–south through the western portion alongside associated valley lands, woodlands, a wetland, and the Goodyear Dam. Surrounding uses are predominantly low-rise residential.

An aerial view of the site plan and surrounding area, image from submission to the Municipality of Clarington

The lands have a long industrial history tied to Bowmanville’s growth, having housed the Goodyear Rubber Plant for more than a century before operations ceased in 2016. The facility played a formative role in the town’s development, with surrounding neighbourhoods emerging in part to support its workforce. Since its closure, the property has remained one of the largest underused sites in the central area, identified for redevelopment through evolving planning frameworks. Initially advanced as Goodyear Village when Lifelong Group acquired the site in 2022, those plans were followed up by a resubmission in 2025 with towers up to 23 storeys.

A high-angle view looking west to the previous plan by Lifelong Group

This latest resubmission would introduce a high-density, mixed-use community organized across multiple development blocks. In total, the proposal would deliver approximately 3,200 residential units alongside 9,890m² of non-residential space. The program would include 221,989m² of Gross Floor Area, with 208,099m² dedicated to residential uses, 5,600m² to retail, and 4,290m² allocated for a public school.

The plan organizes development into a series of blocks accommodating a mix of tower, mid-rise, and townhouse typologies. Built form across the site is intended to balance density with transitions to surrounding neighbourhoods, with building heights ranging from 4 to 25 storeys and a maximum height of 93.05m. Taller elements would be concentrated toward the interior of the site, while mid-rise and low-rise buildings step down toward the edges.

Site plan, designed by Arcadis for Lifelong Group

A network of new internal streets and servicing strategies would include the extension of Queen Avenue as a central spine and provisions for future transit connectivity. A stormwater management pond would be located toward the southwest portion of the site, while natural heritage features along the western edge (including valley lands and associated ecological areas) would be preserved with setbacks and protection measures. Environmental remediation has been ongoing since 2018.

Looking south from Queen Avenue to Treadstone District, designed by Arcadis for Lifelong Group

Plans entail retaining and adaptively reusing two existing industrial buildings along with the site’s smokestack as part of the development’s identity. Additional amenities under consideration include a daycare, medical centre, and publicly accessible open spaces, alongside parkland and gathering areas distributed across the site. Parking is proposed at a total of 3,378 spaces, largely accommodated underground, and a phased buildout strategy would see initial development concentrated in the southeast portion of the property.

Looking north to the heritage buildings at Treadstone District, designed by Arcadis for Lifelong Group

The Queen Avenue corridor is intended to accommodate potential transit service, reflecting longer-term plans for improved connectivity within Bowmanville and links to regional transit, including GO service. Active transportation would also be emphasized through a walkable block structure and open spaces.

Several other mid- and high-rise developments are advancing in the area to the west. Stevens Road Seniors’ Housing would introduce three buildings ranging from 7 to 10 storeys, alongside towers of 10 and 12 storeys at 1525–1585 Bowmanville Avenue, and a three-tower development rising from 9 to 25 storeys at 10 Aspen Springs Drive. Higher-density projects are also emerging, including twin 30-storey towers at 211 Clarington Boulevard and Main Street Bowmanville, envisioning nine towers between 30 and 40 storeys.

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News Roundup for May 5, 2026

UrbanToronto Staff — Tue, 05 May 2026 09:30:00 -0400

Condos, detached homes see 9% boost in sales as Toronto-area prices continue to trend downward; Ford says province not touching Little Norway Park for Billy Bishop airport expansion; Greater Toronto home sales rise 7% in April as lower prices jolt spring market; and other news.

Condos, detached homes see 9% boost in sales as Toronto-area prices continue to trend downward (The Star)

Ford says province not touching Little Norway Park for Billy Bishop airport expansion (CBC)

Greater Toronto home sales rise 7% in April as lower prices jolt spring market: board (CityNews)

Ford government planning new powers for transit constables to deal with drug use (Global News)

‘We’re sending the bill to the landlord’: City undertakes $200K in repairs at long-problematic east Toronto rental building (CTV News)

Realigned

Craig White — Tue, 05 May 2026 06:00:00 -0400

A construction crew member walks south along recently realigned GO tracks on the Barrie line, south of Eglinton Avenue. The realigned tracks, moved closer to the west side of the right-of-way, will allow for a second track to go into the corridor in advance of 2-way, all-day service on this line. Behind the camera, a new station is under construction at Eglinton Avenue and Caledonia Road to create a GO-TTC interchange.

Looking south from Eglinton Avenue along the realigned Barrie GO line tracks, image by UrbanToronto Forum contributor SaugeenJunction

This image comes to us courtesy of UrbanToronto Forum contributor SaugeenJunction. Want to see your work featured as a Daily Photo? You can post in the City Photos & Videos section of the UrbanToronto Forum, or submit your images to our UrbanToronto Flickr Pool for your chance to be featured on our Front Page.

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Infrastructure Works Contract Awarded for Hamilton Light Rail

Nolan Xuereb — Mon, 04 May 2026 15:59:18 -0400

Last week, the Province of Ontario awarded the first major package for civil and utility work to advance the Hamilton LRT. Planned to stretch 14 kilometres across the City of Hamilton from McMaster University to Eastgate Square, the light rail line has been in the works since an initial proposal in the late 2000s.

An earlier rendering of the Hamilton LRT, depicting it's dedicated right-of-way, image courtesy of Metrolinx

The idea of an LRT along Hamilton’s primary downtown east-west arterials was first brought forward by a 2008 rapid transit feasibility study. This analysis followed then Toronto Mayor David Miller’s "Transit City" proposal, which envisioned the introduction of LRT lines built in dedicated, at-grade rights-of-way across Toronto’s suburban thoroughfares.

The City of Hamilton, never having constructed any form of rapid transit through its long-struggling downtown, sought to introduce a transit spine upon which reinvestment and public realm improvements could be built. After years of revisions and the cancellation of plans for a multi-line LRT/BRT network, the current configuration—running primarily on Main Street, King Street, and Queenston Road—was finalized.

A map depicting the planned route of the Hamilton LRT, image courtesy of Metrolinx

The last alteration to the LRT’s alignment occurred in 2023, on the west side of the project corridor. Plans initially envisioned the construction of a new bridge over Highway 403 and its deep ravine to carry the LRT between King Street in Hamilton’s core and Main Street West in the Westdale neighbourhood. However, following Hamilton City Council’s decision to convert Main Street to two-way traffic, Metrolinx altered its plans so that the LRT would cross the 403 on an expanded Main Street bridge, necessitating two 90-degree, at-grade turns.

A map displaying the prior planned crossing of the Hamilton LRT over Highway 403, and it's revised route along existing city streets, image courtesy of Metrolinx

With the elimination of this flyover from the project plans, the LRT lost its only segment of major off-street operations. As such, light rail vehicles will spend their entire 14-kilometre route on city streets, having to contend with traffic signals, and remaining vulnerable to disruptions from vehicle crashes. Ontario’s closest existing comparable is the recently opened Finch West LRT in northwest Toronto, itself one of the LRT lines from Transit City that inspired the Hamilton LRT. Since the Finch West LRT’s opening last December, it has been subject to constant service disruptions and has failed to achieve its projected travel speeds, while more than halving vehicle frequency at peak times compared to the prior bus service.

It is worth noting that the Hamilton King-Main Rapid Transit Business Case Summary projected that the construction of the multibillion-dollar LRT would save riders a total of 180 seconds, with the since eliminated 403 flyover taken into account. As a result of this routing change and the dramatic underperformance of recently opened at-grade LRTs in Toronto, transit advocates have warned that the construction of the Hamilton LRT could drastically increase travel times for transit riders.

A rendering of the LRT station at Parkdale Avenue South, image courtesy of Metrolinx

Despite concerns re: how rapid the new line will be, the Province of Ontario has awarded the contract to undertake civil and utilities infrastructure improvements. The contract, in the hands of Hamilton Transit Alliance, a firm composed of construction partner Aecon Infrastructure Inc with design partners Hatch, Egis, and Systra, will begin work on 14 kilometres of sewer replacement and separation, 16 kilometres of watermain replacement, 14 kilometres of road reconstruction, 28 kilometres of replaced and upgraded sidewalks, and 62 upgraded and replaced traffic signals. This contract will be funded as part of the federal and provincial governments' larger $3.4 billion of pledged funding for the project.

A rendering of the underpass will grade-separate the Hamilton LRT from the CP rail corridor, image courtesy of Metrolinx

UrbanToronto will continue to follow progress on this development. If you'd like, you can join in on the conversation in the associated Hamilton LRT Forum thread, or leave a comment in the space provided on this page.

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UrbanToronto has a research service, UTPro, that provides comprehensive data on development projects in the Greater Golden Horseshoe — from proposal through to completion. We also offer Instant Reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from initial application.

Crane Up as 325 James Street North Rises Above Grade in Hamilton

Anthony Teles — Mon, 04 May 2026 14:37:12 -0400

Construction at 325 James Street North has moved into a new phase, with a tower crane now in place and structural work rising above grade in Hamilton’s West Harbour neighbourhood. Designed by Lintack Architects for Core Urban, the 12-storey mixed-use rental development adds to the growing pipeline of mid-rise intensification projects across the Greater Toronto and Hamilton Area.

In July, 2025, early excavation was underway following the departure of the shoring rig, with a CAT hydraulic excavator breaking up and stockpiling soil and fragmented material at the base of the dig. Perimeter shoring walls line the excavation, stabilizing the site as crews work toward full depth for the two-level underground structure.

Looking west across the excavation as early digging progresses with shoring walls in place, image by UrbanToronto Forum contributor Branden Simon

By January 2026, excavation had reached full depth, with the footprint clearly defined and extended at the northwest corner where the dig tightens against the adjacent building. The shoring system was fully engaged, with two rows of internal bracing: raker struts bearing against the excavation walls at the corners, and rows of tiebacks to resist lateral soil pressure. Below, the base of the excavation is active with equipment, materials, and crews preparing for the next phase of construction. At the same time, an orange tracked excavator positioned along Barton Street West extends its boom into the pit to continue bulk excavation and clean-up operations.

Looking northwest into the fully excavated site with rakers and tiebacks supporting shoring walls, image by UrbanToronto Forum contributor Chris R.

Later that month, the recently erected crane rose above a low-rise area of Hamilton.

A distant view looking northeast over Hamilon with the newly installed tower crane rising above the skyline, image by UrbanToronto Forum contributor Chris R.

In early April, 2026, the P1 slab was poured and formed. The crane rises from the north end of the site, with a white concrete boom pump on the south side. Rebar projects upward from the slab, as wall formwork systems are staged and partially assembled along the perimeter for upcoming foundation walls.

Looking northwest to the tower crane and P1 slab formation with concrete pump in place, image by UrbanToronto Forum contributor Branden Simon

Projecting rebar emerges at grade later that month, with preparations underway for the ground floor slab pour.

Looking west across the site as rebar rises at grade ahead of ground floor slab work, image by UrbanToronto Forum contributor Chris R.

This month, from Barton Street West and James Street North, first-floor structural work is now underway. Formwork panels are assembled across the slab to define columns and shear walls, while a newly poured concrete column stands near the centre of the site. In the foreground, bins, a concrete bucket, and construction materials are staged along the curb lane.

Looking northwest from Barton and James to first-floor formwork and emerging columns, image by UrbanToronto Forum contributor Chris R.

325 James Street North's podium levels have been designed in a style reminiscent of the warehouses that one stood in central Hamilton, while the upper levels will take on a more contemporary expression. Once complete, the building will rise to a height of 45.7m and deliver a total of 127 rental units.

Looking northwest to 325 James Street North, designed by Lintack Architects Incorporated for Core Urban Inc

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Province Issues MZOs for 11-Tower Oakville GO Transit Oriented Community

Anthony Teles — Mon, 04 May 2026 11:59:05 -0400

A provincially backed plan consolidates four previously separate proposals into a unified redevelopment area between Oakville GO station and the QEW. Now branded as the Oakville Transit Oriented Community (TOC), the project brings together sites along Cross Avenue, Argus Road, and South Service Road East within Midtown Oakville, an area long identified for intensification between the town’s traditional Downtown and Uptown districts. The proposal is led by a partnership of Distrikt Group, The Remington Group, and Windsor Private Capital.

Looking southwest to the Oakville TOC, image from submission to Town of Oakville

The combined proposals outlined 11 towers across four development blocks, with heights ranging up to 61 storeys, though the Province is restricting the maximum to 38 storeys while redistributing overall density through four Minister’s Zoning Orders (MZOs) issued in April. MZOs are a provincial planning tool that allows the Province to directly set zoning permissions for specific lands, overriding local municipal zoning controls to fast-track development.

The lands span four development parcels northwest of the GO station, generally centred on the intersections of Cross Avenue and Argus Road, and extending toward South Service Road East. The sites include 157 Cross Avenue, 590 Argus Road, 166 South Service Road East, and 217 Cross Avenue at the northeast corner with Argus Road, together forming a roughly 4.9ha assembly within Midtown Oakville. Individually, the parcels range from approximately 8,950m² to over 15,300m² in size, and are currently occupied by a mix of low-rise commercial plazas, office uses, and a hotel, alongside expansive surface parking lots and service-oriented buildings.

An aerial view of the sites and surrounding area, image retrieved from Google Maps

Distrikt Group initially advanced separate rezoning applications across the area beginning in the early 2020s. Early proposals included the three-tower scheme at 590 Argus Road and the 45- and 61-storey development at 157 Cross Avenue. By 2024, these individual applications were brought into a broader provincial TOC framework, with the Province partnering with Distrikt to coordinate the sites under a single master plan, leading to a formal resubmission in November, 2025. The process culminated on April 9, 2026, when the Province issued four MZOs covering the full TOC lands.

The TOC would introduce an 11-tower community organized across four blocks, delivering approximately 6,881 residential units. The plan incorporates roughly 15,000m² of non-residential space, including office and street-oriented retail, while allocating about 7,888m² to POPS (Privately-Owned Publicly-accessible Spaces). A network of new and realigned streets, including adjustments to Cross Avenue and Argus Road, would divide the lands into smaller urban blocks. Additional community infrastructure is planned to include a daycare, library, and multi-purpose community space, with the project envisioned to proceed in phases over a multi-decade timeline beginning with the Cross Avenue lands.

Ground floor retail, image from submission to Town of Oakville

At 157 Cross Avenue, the proposal called for a two-tower mixed-use development rising 45 and 61 storeys, reaching heights of 155.5m and 203.5m. Designed by Teeple Architects, the project would deliver 1,198 condominium units within a total Gross Floor Area (GFA) of approximately 97,858m². The podium would support a mix of uses, including about 2,739m² of retail space and 1,126m² of office space, while framing a POPS at grade. Below grade, seven levels of parking are proposed, accommodating 819 vehicles, alongside 1,204 bicycle parking spots. A redesign would be needed to accommodate height restrictions.

Looking west to 157 Cross Avenue, designed by Teeple Architects for Distrikt Group

To the south, 590 Argus Road was planned as a three-tower development rising 44, 50, and 58 storeys, reaching a maximum height of 196.5m. Also designed by Teeple Architects, the project would deliver approximately 1,750 rental units within a total GFA of about 135,792m². The podium would connect the towers and incorporate roughly 1,744m² of retail space, while organizing a series of POPS fronting Argus Road. Below grade, six levels of parking are proposed, providing 1,255 spaces, complemented by 1,750 bicycle parking spots. A redesign would also be needed here to accommodate height restrictions.

Looking northwest to 590 Argus Road, designed by Teeple Architects for Distrikt Group

At 166 South Service Road East, a three-tower development designed by Sweeny & Co Architects would have rised 44, 50, and 58 storeys, up to 194m. The proposal would deliver 1,606 residential units within approximately 106,443m² of GFA, with a mix of unit types weighted toward one-bedroom layouts. Supporting uses would include about 3,873m² of office space and 2,014m² of retail space in the podium. The development would be served by 1,191 vehicular parking spaces, all allocated to residents. A redesign would be needed to accommodate height restrictions.

Looking southeast to 166 South Service Road East, designed by Sweeny &Co Architects Inc for Distrikt Group

At the northeast corner of Cross Avenue and Argus Road, the Distrikt Station block iswasenvisioned as a three-tower mixed-use development rising 44, 49, and 58 storeys, reaching 184.8m. Designed by BDP Quadrangle, the project would accommodate 1,748 residential units within approximately 120,803m² of GFA. The plan incorporates a mix of supporting uses, including about 2,269m² of office space and 2,816m² of retail space at grade and within the podium. With 1,286 residential parking spaces proposed, the block is positioned to anchor the northern portion of the development. A redesign would be needed to accommodate height restrictions.

Looking northwest to Distrikt Station, designed by BDP Quadrangle for Distrikt Group

Across the four blocks, the plan would introduce a new street network that would realign Cross Avenue and Argus Road while adding new connections to break up the existing superblocks. This layout is intended to frame the POPS, collectively accounting for roughly 7,888m² of open space. Sustainability measures include geothermal and wastewater heat recovery systems.

The site is situated within a short 3- to 6-minute walk from the Oakville station on the Lakeshore West GO line. Looking ahead, the proposed Trafalgar Road Bus Rapid Transit corridor would further strengthen north-south transit connections from Midtown across the highway to the northern half of Oakville. At the local level, the plan would introduce bike lanes along Cross Avenue and Argus Road, supported by approximately 6,954 bicycle parking spaces across the development.

A growing cluster of other high-rise proposals would also reshape more of Midtown Oakville. To the west, applications at 599 Lyons Lane and 627 Lyons Lane would introduce towers of 26 and 28 storeys, while to the southeast, 485 Trafalgar Road is planned with towers rising 14 and 19 storeys. To the east of Trafalgar Road, 349 Davis Road is looking for 58 storeys.

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The Carlu to Host TMU Planning Alumni’s 27th Annual Spring Reception

Anthony Teles — Mon, 04 May 2026 11:22:13 -0400

The Toronto Metropolitan University School of Urban and Regional Planning Alumni Association (SURPA) will host its 27th Annual Planning Alumni Spring Reception on Thursday, May 21, continuing a long-running tradition that brings together professionals from across Toronto’s planning, development, and real estate sectors. A mainstay in the industry’s event calendar, the reception offers an opportunity for alumni, students, and practitioners to connect while supporting the next generation of urban planners. UrbanToronto is proud to return as a sponsor, continuing its support for initiatives that strengthen professional networks and invest in future city-builders.

SURPA's 27th Annual Spring Reception, image courtesy of TMU

Running from 6 PM to 9 PM, this year’s reception will take place at The Carlu, located at Yonge and College in Downtown Toronto. Guests can expect an evening centred on networking and industry exchange, with gourmet canapés, a cash bar, and a prize raffle. Open to professionals across planning, real estate, and land development, the event continues to serve as both a social gathering and a fundraiser in support of TMU planning students.

The Carlu is recognized for its refined Art Moderne design and longstanding role in Toronto’s cultural life. Perched above one of the city’s busiest intersections, the space combines historic detailing with expansive interiors.

Attendees at the 2025 Spring Reception, image courtesy of TMU

First established in 1998, the Spring Reception has played an ongoing role in supporting students at TMU’s School of Urban and Regional Planning through fundraising for awards and scholarships. Continued backing from attendees and sponsors has allowed SURPA to expand its impact in recent years, including the introduction of the Equity in Planning Fund, which provides targeted financial support to Black and Indigenous students.

SURPA continues to receive strong support from sponsors and partners across the planning, development, engineering, and consulting sectors, whose contributions help make the event possible while sustaining student-focused initiatives throughout the year. Beyond the Spring Reception, SURPA maintains an active program of initiatives that support both students and alumni throughout the year. These include mentorship opportunities, networking events, and programming aimed at advancing diversity and inclusion within the planning profession.

SURPA events and workshops, image courtesy of TMU

Tickets can be purchased here, with proceeds supporting scholarships and programming for TMU planning students.

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News Roundup for May 4, 2026

UrbanToronto Staff — Mon, 04 May 2026 09:30:00 -0400

This Toronto lender got stuck with a ‘three-storey hole’ after a condo plan went bust, so he’s building affordable housing; Ford says ‘tough new rules’ coming to crack down on public transit drug use; new mega-tower planned near Toronto's oldest church sparks concern over shadows; and other news.

This Toronto lender got stuck with a ‘three-storey hole’ after a condo plan went bust. So he’s building affordable housing (The Star)

Ford says ‘tough new rules’ coming to crack down on public transit drug use (CTV News)

New mega-tower planned near Toronto's oldest church sparks concern over shadows (CBC)

‘Pearson is a disaster’: Poilievre backs Toronto island airport expansion (Global News)

IN PHOTOS | Toronto's High Park cherry blossoms in peak bloom (CBC)

‘Not the right time’: Retirees delay downsizing plans as housing market slumps (The Star)

Shining Example

Craig White — Mon, 04 May 2026 06:00:00 -0400

With the podium levels nearing completion, a new tower is about to rise at the southwest corner of Yonge and Sheppard in North York. Located where the two eponymous subway lines meet, 4800 Yonge's initial construction has been complicated as it spans a branch tunnel that connects the two lines. In behind to the west, the sun bounces off the clean lines of the Nestle Building's all-glass facade.

Looking southwest across Yonge Street and Sheppard Avenue in North York, image by UrbanToronto Forum contributor steveve

This image comes to us courtesy of UrbanToronto Forum contributor steveve. Want to see your work featured as a Daily Photo? You can post in the City Photos & Videos section of the UrbanToronto Forum, or submit your images to our UrbanToronto Flickr Pool for your chance to be featured on our Front Page.

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30 Gilder Drive Nears Topping Off as Cladding Climbs Tower

Anthony Teles — Fri, 01 May 2026 16:26:47 -0400

Work is advancing at 30 Gilder Drive in Scarborough, where the 27-storey purpose-built rental tower designed by KIRKOR Architects and Planners for The Rose Corporation is approaching topping off. Rising east of Midland Avenue in the Eglinton East neighbourhood, the development forms part of a federally supported initiative to accelerate rental housing delivery through the Canada Mortgage and Housing Corporation’s Apartment Construction Loan Program, contributing both market-rate and affordable homes.

in July 2025, early superstructure work was visible, with reinforced concrete construction rising above grade. Formwork and slab decking were in place across the first and second levels, while additional decking had been staged for the upcoming third-floor pour.

Looking east toward early above-grade construction, image by UrbanToronto Forum contributor Totti

In September, 2025, the concrete frame had risen to roughly eight storeys. At the top of the structure, perimeter formwork and timber side forms were assembled for the next slab pour, indicating preparation for the ninth floor. A pronounced step-back along the south elevation at the fourth floor introduces a shift in the massing. At grade, site access is organized through hoarding and a gate entry point for vehicles, with fencing, jersey barriers, and a covered scaffolded walkway.

Looking northeast at the rising concrete frame and fourth-floor step-back, image by Ed Skira

By late December, 2025, the tower had climbed to about 16 storeys. The floor-plates continue upward with perimeter formwork and edge protection in place at the upper levels, while below, enclosure work is advancing across the podium. Blue and green weatherproofing, as well as insulation boards, wrap much of the lower floors. Glazing installation is underway, with window wall systems and spandrel panels visible on the lower tower levels, alongside sections of curtain wall at grade framed by dark mullions and louvre panels. Along the east elevation, a construction hoist is in operation.

Looking northwest at mid-construction with podium cladding and tower glazing underway, image by UrbanToronto Forum contributor YongeBloor

In February, 2026, the structure stood at roughly 19 storeys, with column and wall formwork assembled at the top level in preparation for the 20th-floor pour. Window wall installation extended to approximately the 10th floor. Blue weatherproofing is visible at the podium roof above the third floor and again at the 11th floor slab.

Looking north at continued vertical progress with window wall installation advancing, image by UrbanToronto Forum contributor Itsethanmac

Looking northwest in April, 2026, the structure is nearing its full height, rising to approximately 26 storeys. Window wall installation has reached the 18th floor on the east elevation and the 19th floor on the south, with black spandrel panels and louvres; a gap on the 17th floor awaits cladding installation adjacent to the hoist. At the podium, the final exterior expression is emerging, with dark grey brick cladding enclosing the lower levels alongside punched window openings and curtain wall at grade. A concrete mixer truck is parked next to the construction hoist, which extends to around the 20th floor.

Looking northwest at near-topped-out structure with extensive facade installation, image by UrbanToronto Forum contributor CLT

Upon completion, the building will rise 89.60m and deliver a total of 341 rental units.

Looking northwest to 30 Gilder Drive, designed by KIRKOR Architects and Planners for The Rose Corporation

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City Council April, 2026: Four High-Rise Developments Settled

Anthony Teles — Fri, 01 May 2026 14:20:24 -0400

Alongside a larger slate of planning approvals from Toronto City Council’s April, 2026 meeting, a handful of items also advanced via settlements, setting the stage for their ratification at the Ontario Land Tribunal (OLT). The four applications here are a mix of high-rise intensification and midtown infill, together accounting for 2,294 residential units across rental and condominium tenures. While most of new suites are will be at market prices, affordable housing and rental replacement suites are found among the developments.

2475 Dundas Street West
City Council accepted a without-prejudice settlement offer for 2475 Dundas Street West, a revised mixed-use condominium proposal at Dundas Street West and Glenlake Avenue in the West Bend neighbourhood. Designed by BDP Quadrangle for Fairway Developments, the settlement scheme would rise 29 storeys (105.37m) and deliver 263 residential units (a decrease from the 288 sought), including 254 condominium units and nine rental replacement units, above 360.6m² of retail space. Council directed the City Solicitor to attend the OLT in support of the settlement, with the final Order to be withheld pending technicalities of the Zoning By-law Amendment being satisfied, approval of the Rental Housing Demolition application, and secured rental replacement and tenant relocation matters.

2475 Dundas Street West, designed by BDP Quadrangle for Fairway Developments

110 Sheppard Avenue East
Council also accepted an amended without-prejudice settlement offer for 110 Sheppard Avenue East, advancing a revised two-tower mixed-use condominium proposal in Willowdale. Designed by Sweeny &Co Architects for Streamliner Properties, the settlement scheme would rise 42 and 46 storeys (143.1m and 155.2m), down from 49 and 53 storeys sought, delivering 1,136 condominium units (down from 1,313) above 297.82m² of retail space. Council directed the City Solicitor to attend the OLT in support of the settlement, with ratification subject to detailed Official Plan and Zoning By-law amendment wordings, conveyance of a 437m² onsite parkland dedication, and acceptance of above-base park improvements.

110 Sheppard Avenue East, designed by Sweeny &Co Architects for Streamliner Properties

59–81 Lawton Boulevard
A settlement was also accepted for 59–81 Lawton Boulevard, where a revised residential proposal in Deer Park has been scaled down from the initial ask. Designed by architects—Alliance for Gairloch Developments and Fairway Developments, the revisions would allow towers of 37 and 39 storeys (124.3m and 130.6m), down from 38 and 43 storeys, delivering 560 residential units, reduced from 706. Council directed the City Solicitor to attend the OLT in support of the settlement, subject to conditions including exploration of offsite parkland dedication. Council also requested further consultation through a Neighbourhood Liaison Committee and measures to address local traffic and community impacts.

59–81 Lawton Boulevard, designed by architects—Alliance for Gairloch Developments and Fairway Developments

34 Montgomery Avenue
At 34 Montgomery Avenue in Midtown, Council addressed a procedural step tied to an ongoing Tribunal matter, consenting to a request by Graywood Developments to seek a review of a prior Ontario Land Tribunal decision issued in July, 2024. The proposal, designed by Turner Fleischer with heritage oversight by GBCA Architects, calls for a 27-storey (92.2m) purpose-built rental building delivering 335 units, including 10 affordable rental homes, on a midtown site along Montgomery Avenue. Rather than advancing a settlement on built form, Council’s decision allows the applicant to pursue a Tribunal review under Rule 25.8, while authorizing the City Solicitor to take the necessary steps to implement the direction.

34 Montgomery Avenue, designed by Turner Fleischer for Graywood Developments

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Tall Towers, Transit, and Adaptive Reuse Made Headlines in April, 2026

Anthony Teles — Fri, 01 May 2026 11:48:18 -0400

April, 2026 saw momentum continue across both construction sites and planning applications, as warmer weather sped construction progress on major projects. Transit once again was a highlight, with renewed focus on rail expansion, new LRT priorities, with ongoing work across multiple lines. At the same time, a steady stream of high-rise and multi-phased proposals were submitted to municipalities across the Greater Golden Horseshoe. On our Forum and Database files, interest remained concentrated on transit infrastructure and skyline-defining towers.

Let's review our top stories, database files, and threads for April, 2026.

Our Top Ten Most Read News Stories

Attention turned to the uppermost stages of construction at One Bloor West, where the gradual removal of the supertall tower’s Rail Climbing System is beginning to uncover its near-complete facade, and the focus shifts to the crown, with ongoing work on the tuned mass damper enclosure marking the final phase of structural assembly atop the 85-storey tower. Meanwhile, a mix of adaptive reuse, transit planning, and development intensification drove readership in April, 2026. Leading the list was a proposal to convert the former Hudson’s Bay space at Yonge and Bloor into self-storage, while major infrastructure discussions tied to GO 2.0 and renewed Scarborough East Rapid Transit planning also drew strong attention. Large-scale residential proposals, from Downtown Barrie and Cambridge to Mississauga, Markham, and Hamilton, rounded out the month’s most-read stories.

11. One Bloor West’s Wrap Coming Down as Crown Work Advances

10. 33-Storey Rental Tower Pair Proposed in Downtown Barrie

9. 40 Storeys Proposed at Future iON Stop in Cambridge

8. 47 Storeys Proposed in Next Square One District Transformation

7. 8 Wellesley Lights Up as Occupancy Begins

6. Three Rental Towers Up to 20 Storeys Proposed on Hamilton Mountain

5. Eglinton Further East: City Council Reboots Scarborough LRT Plans

4. King-Yonge Heritage Building to Become Marriott Tribute Hotel

3. 17-Acre Community Proposed in Markham's Cornell Area

2. Reworking Toronto's Rail Lines For GO 2.0 and Alto

1. Self-Storage Proposed for Former Hudson’s Bay Space at 2 Bloor East

Looking northeast to 2 Bloor East Renovations, designed by Adamson Associates Architects for Brookfield Property Partners and Larco Investments

Our Top Ten Most Searched Database Files

Construction progress on The United BLDG continued to draw attention to the Downtown Toronto project. Rising behind the retained 1928 Maclean Publishing Building, the 55-storey tower remains a notable example of heritage integration.

11. The United BLDG

Looking northeast to The United BLDG, image by UrbanToronto Forum contributor AlbertC

Search activity continued to centre on Toronto’s tallest and most closely followed towers, with the same group of Downtown and waterfront ‘supertall’ projects holding the top positions. Pinnacle One Yonge, Forma, Concord Sky, and One Bloor West maintained strong interest, while The Pemberton climbed within the rankings to #6, and Natasha Residences entered the list at #10. Alongside these, a mix of established and emerging sites highlights sustained attention toward both pipeline projects and active development sites across the city.

10. Natasha Residences

9. 267-275 Merton Street

8. 49 Ontario Street

7. KING Toronto

6. The Pemberton

5. Pinnacle Lakeside (Phase 1)

4. One Bloor West

3. Concord Sky

2. Forma

1. Pinnacle One Yonge

Looking west to SkyTower at Pinnacle One Yonge, image by UrbanToronto Forum contributor kotsy

Our Top Ten Busiest Threads

Transit infrastructure and major regional rail proposals dominated Forum activity, with sustained discussion around Finch West Line 6 as discussion continued following the line’s operations, rider experience, and its role within the city’s expanding rapid transit network, similar to the recently opened Eglinton Line 5. Mid-construction, Ontario Line 3 is grabbing plenty of eyeballs, while City Council ignited renewed interest in the Eglinton East LRT. Conversations also revolved around the Alto High Speed Rail, while ongoing work at Union Station and CIBC SQUARE continued to generate steady updates. Alongside these, Toronto’s tallest towers remained active threads as construction progress and skyline impacts drew continued attention.

11. Finch West Line 6 LRT

10. Eglinton East LRT

9. Concord Sky

8. Union Station Revitalization

7. CIBC SQUARE

6. Forma

5. One Bloor West

4. Alto High Speed Rail

3. Eglinton Line 5

2. Pinnacle One Yonge

1. Ontario Line 3

Looking southeast to One Bloor West, image by UrbanToronto Forum contributor Johnny Au

We will be back at the beginning of June for a recap of May's top news stories, Database files, and Forum threads.

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News Roundup for May 1, 2026

UrbanToronto Staff — Fri, 01 May 2026 09:30:00 -0400

City unveils Copenhagen-inspired plans for new island neighbourhood — with a car-free street; with no plan in place, federal MP has questions about Toronto Island airport expansion; ‘gremlin within the software’ to blame for halting of all trains Lines 2 and 4, says TTC CEO; and other news.

City unveils Copenhagen-inspired plans for new island neighbourhood — with a car-free street. Is Toronto ready for it? (The Star)

With no plan in place, federal MP has questions about Toronto Island airport expansion (CBC)

‘Gremlin within the software’ to blame for halting of all trains Lines 2 and 4: TTC CEO (CP24)

Toronto considers closing section of Church Street to vehicles for 9 weeks (Global News)

Opinion: Will Toronto’s new car-free street pave a different path? (The Globe and Mail)

TTC CEO says he is prepared to lock out electrical workers if deal is not reached soon (The Star)

Accordion Park

Craig White — Fri, 01 May 2026 06:00:00 -0400

As May arrives, so does more greenery around the Toronto area, like here in Mississauga where the accordion-shaped M1 and M2 towers at MCity provide a machined backdrop for the natural textures of several tree varieties alongside a parkland path.

M1 and M2 at MCity in Mississauga provide accordion-shaped backdrops as trees green-up in May, image by UrbanToronto Forum contributor torontostruction

This image comes to us courtesy of UrbanToronto Forum contributor toronstruction. Want to see your work featured as a Daily Photo? You can post in the City Photos & Videos section of the UrbanToronto Forum, or submit your images to our UrbanToronto Flickr Pool for your chance to be featured on our Front Page.

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Data-Driven Buildings Signal the Next Phase of Sustainable Construction

Anthony Teles — Thu, 30 Apr 2026 16:00:00 -0400

Throughout April UrbanToronto is featuring a special State of Environment editorial series to explore critical sustainability issues across our region.

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Sustainable construction is beginning to move beyond static efficiency targets toward buildings that can actively monitor, adjust, and improve their own performance over time. Smart building systems, AI-driven building controls, and emerging digital twin platforms are reshaping how projects are designed, operated, and maintained, connecting energy use, occupant patterns, and equipment performance in ways that were far less accessible even a few years ago. Whether in the Greater Toronto Area or across the planet, emerging technologies point to a future in which buildings, once simply shelters against the elements, function as responsive systems that can test new ideas, reduce waste, and support more intelligent long-term operations.

This is seen in the emergence of smart buildings. Through networks of sensors and controls, these buildings continuously track occupancy, temperature, lighting levels, and energy use, adjusting systems in real time to match demand. Heating and cooling can be reduced in underused spaces, lighting can respond dynamically to daylight conditions, and systems can learn from patterns over time to improve efficiency. Sustainable building systems increasingly emphasize adaptability, designed to respond to changing conditions rather than operate at static set points. In practice, this approach is being tested in projects across the country such as UBC's Centre for Interactive Research on Sustainability, where real-time monitoring and systems are used to refine performance and inform future building design.

In Toronto, George Brown College’s Limberlost Place has emerged as an example of how intelligent systems and high-performance design are being combined at scale. The mass timber academic building's net-zero carbon operation is supported by advanced building systems that monitor energy use and indoor conditions in real time. Designed as both a teaching facility and a living lab, the project embeds performance tracking into daily operations, allowing systems to be studied and adjusted over time.

Limberlost Place interior, image by UrbanToronto Forum contributor achandi

Artificial intelligence is also beginning to play a more direct role in managing energy use and day-to-day operations. AI platforms can analyze large volumes of data from sensors, weather inputs, and occupancy patterns to fine-tune heating, cooling, and lighting in real time. Unlike traditional building management systems, which rely on fixed schedules or manual adjustments, AI-driven tools can anticipate demand, identify inefficiencies, and optimize performance continuously. In Canada, firms such as Ottawa's Giatec Scientific are applying similar principles during construction, using AI and sensor data to monitor concrete performance and reduce material-related emissions.

Extending these capabilities further, digital twins are emerging as a tool for connecting design, construction, and operations into a continuous feedback loop. These virtual models mirror real-world buildings, drawing on live data from sensors and systems to simulate performance, test scenarios, and monitor conditions. During design, digital twins can be used to evaluate energy strategies and system configurations before construction begins, while in operation, they provide a real-time view of how a building is performing against expectations.

As building systems become more data-rich, maintenance strategies are shifting from scheduled or reactive approaches toward predictive systems that anticipate issues before they occur. Sensors embedded in mechanical equipment and building systems can track performance indicators such as energy use, vibration, and temperature, allowing AI-driven platforms to flag anomalies and identify potential failures early. This approach reduces downtime, minimizes unnecessary replacements, and extends the lifespan of components.

At the commercial scale, projects like CIBC SQUARE demonstrate how high-performance design and systems are being applied in Toronto’s office sector. The two-tower development incorporates advanced facade systems, high-efficiency mechanical design, and large-scale public realm integration, alongside digital infrastructure that supports building operations and tenant performance.

CIBC SQUARE, image by UrbanToronto Forum contributor Civdis

Expectations around energy performance are also moving toward net-zero and, increasingly, energy-positive outcomes. These buildings are designed to balance or exceed their energy use through a combination of high-performance envelopes, efficient systems, and on-site renewable generation. Projects such as the Mosaic Centre for Conscious Community and Commerce in Edmonton demonstrate how net-zero performance can be achieved even in cold climates, while larger developments like Dockside Green in Victoria point to the potential for district-scale sustainability through integrated energy systems.

Buildings are increasingly being designed to function as connected components within larger, intelligent networks rather than as isolated consumers. Integration with on-site renewables, battery storage, and district energy systems allows buildings to both draw from and contribute to shared energy infrastructure, balancing supply and demand across neighbourhoods. AI-driven platforms can coordinate when energy is used, stored, or returned to the grid, improving efficiency and reducing peak loads. In this model, individual buildings become active participants in urban energy systems.

Waterfront Toronto’s ongoing planning at Quayside and Bayside has explored how buildings can operate as part of coordinated energy and data networks. Proposals for these precincts have included district energy systems, advanced building monitoring, and digital infrastructure designed to optimize energy use across multiple buildings rather than at the individual level.

Quayside, designed by Allies and Morrison, Alison Brooks Architects, Henning Larsen Architects, Teeple Architects, and architects—Alliance for Dream Unlimited, Great Gulf, and Waterfront Toronto

These advances are converging toward high-performance, technology-integrated design, where building systems, materials, and user experience are considered as a cohesive whole. Rather than treating sustainability features as add-ons, projects are increasingly being conceived around strategies that combine efficient envelopes, smart controls, and durable materials. This is seen in emerging models of high-performance building design, where comfort, energy efficiency, and long-term resilience are closely aligned. The distinction between sustainable design and good design continues to narrow.

Projects such as One Delisle in Toronto's Deer Park area are emphasizing airtight building envelopes, high-performance glazing, and therefore, reduced energy demand. While these measures focus primarily on structural efficiency rather than digital systems, their use in tall buildings is strengthening the importance of coordinated design strategies.

One Delisle, image by UrbanToronto Forum contributor Johnny Au

Large mixed-use projects such as The Well are also championing approaches to building performance through the coordination of residential, office, and retail systems within a single development. With extensive below-grade infrastructure, including the westward expansion of Toronto's Deep Water Lake Cooling system, other shared mechanical systems, and a focus on pedestrian-oriented public space, the project shows how sustainability is increasingly addressed at the whole site and even neighbourhood scale rather than just limited to within individual buildings.

The Well, image by UrbanToronto Forum contributor Rogue2016

Underlying many of these changes is the evolution of the Toronto Green Standard, which incentivises new developments toward higher tiers of performance that increasingly require unified systems and data-driven approaches.

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Thank you to the companies joining UrbanToronto to celebrate State of Environment Month.

South Forest Hill Residences Topped Off, Cladding Nears Completion

Anthony Teles — Thu, 30 Apr 2026 14:55:00 -0400

Construction is nearing completion at South Forest Hill Residences, where the pair of condominium towers designed by Arcadis for Parallax Investment Corporation and Westdale Properties are now topped off and largely enclosed. Rising 20 and 21 storeys at 63 through 91 Montclair Avenue in Toronto’s Forest Hill neighbourhood, the development’s construction began in November, 2023.

In August 2024, there were two cranes in place. The west crane, positioned centre, below, was used to build the 20-storey tower, while the east crane, partially obscured by trees to the left, was on the 21-storey tower. A grid of shoring posts and scaffolding supported formwork and slab decking for the second-floor pour. Along the right side of the frame, vertical concrete columns had rebar extending above.

Looking southeast to early above-grade construction and tower cranes, image by UrbanToronto Forum contributor achandi

In February, 2025, both towers rose approximately eight storeys, with balcony slabs projecting towards the street. A construction hoist was installed between the towers. White cladding panels are installed along portions of the ground and second levels, while areas above show strips of insulation boards awaiting final cladding.

Looking east to rising superstructure and initial podium cladding, image by UrbanToronto Forum contributor artemperederii

Attention shifted to the six-storey podium linking the two towers in July, 2025, where the building envelope was then well advanced beneath the future seventh-floor amenity terrace. The facade took shape through a combination of panel cladding and large sections of window wall glazing framed by dark aluminum mullions.

Looking south to podium cladding and glazing installation, image by UrbanToronto Forum contributor TronnaLegacy

Looking eastwards in August, 2025, the west tower had topped off with the mechanical penthouse still in bare concrete. Just behind, the east tower was advancing through its own penthouse level one floor higher. On the west tower, glazing was installed about halfway up, with white cladding running the length of the tower.

A high-angle view looking east to the topped-off west tower with partial glazing, image by UrbanToronto Forum contributor achandi

In another high-angle view from October, 2025, both towers stood topped off, with their mechanical penthouses now clad and awaiting final glazing installation. The west tower’s crane has been dismantled. Window wall installation has advanced further on the east tower, with dark glazing and aluminum mullions extending to roughly the 15th floor. Projecting balcony slabs line the left edges of both towers, while the west tower features step-backs at its top floors on the west elevation. At the southeast corner of the east tower is another construction hoist.

A high-angle view looking northeast to both towers topped off and one crane remaining for the east tower, image by UrbanToronto Forum contributor PEC

This month, both towers stand fully formed with the second tower crane now removed. The six-storey podium is largely finished, with its light-toned panel system and punched window openings. Above, the towers rise with metal balcony guards and white-painted balcony soffits below. On the left, the uppermost levels step back via terracing. A construction hoist remains in place for the west tower, apart from which cladding appears largely complete.

Looking southeast to the towers and podium of South Forest Hill Residences, image by UrbanToronto Forum contributor gkh

Together, the towers rise to heights of 74.8m and 77.75m, and will deliver a total of 463 condominium units.

Looking southeast to South Forest Hill Residences, designed by Arcadis for Parallax Investment Corporation and Westdale Properties

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City Council April, 2026: Rental Towers, Infill Projects Approved

Anthony Teles — Thu, 30 Apr 2026 11:02:44 -0400

Twelve development applications and planning decisions were adopted or advanced by Toronto City Council in April, 2026, ranging from small-scale infill to multi-phase communities. The approvals greenlight over 3,500 new residential units, with a strong emphasis on purpose-built rental housing, accounting for 1,640 units, including at least 18 affordable rental homes and multiple projects tied to existing rental sites with tenant protections and upgrades. Several mid-rise and low-rise proposals contribute to incremental intensification across established neighbourhoods, while larger approvals highlight ongoing efforts to deliver complete communities with new streets, parkland, and public infrastructure. One application was refused. All the numbers are detailed below.

Downtown

Quayside
City Council approved a Draft Plan of Subdivision for Quayside, advancing the next phase of the East Bayfront waterfront redevelopment at 333 Lake Shore Boulevard East and surrounding lands. Led by Dream Unlimited, Great Gulf, and Waterfront Toronto, with a design team including Allies and Morrison, Alison Brooks Architects, Henning Larsen Architects, Teeple Architects, and architects—Alliance, the approval establishes a framework for Phase 2 of the 4.9-hectare site. The subdivision would create new development blocks, public streets, and parks, including Silo Park and the Water’s Edge Promenade, while securing approximately 8,992m² of parkland dedication and reserving land for a future school site.

Quayside, designed by Allies and Morrison, Alison Brooks Architects, Henning Larsen Architects, Teeple Architects, and architects—Alliance for Dream Unlimited, Great Gulf, and Waterfront Toronto

Midtown

55 Davisville Avenue
City Council approved a Zoning By-law Amendment for 55 Davisville Avenue, a purpose-built rental infill development proposed on the south side of Davisville Avenue, east of Yonge Street in Davisville Village. Designed by Core Architects for Brookfield Residential, the 37-storey (127.5m) building would deliver 400 rental units beside the existing rental building at 77 Davisville Avenue. The approval secures a 406m² on-site parkland dedication, tenant-focused improvements to the existing building, and the creation of a neighbourhood liaison committee.

55 Davisville Avenue, designed by Core Architects for Brookfield Residential

West End

1423 Dufferin Street
A Zoning By-law Amendment was approved for 1423 Dufferin Street, a purpose-built rental building proposed on the east side of Dufferin Street, north of Dupont Street in Dovercourt Village. Designed by ProjectStudio Architects for Toronto Standard and Cranson Capital, the 9-storey (28.75m) building would deliver 60 rental units above 123m² of ground-floor commercial space. The car-free proposal includes 39 bicycle parking spaces, with Council also requesting a review of whether the development should be excluded from residential permit parking.

1423 Dufferin Street, designed by ProjectStudio Architects for Toronto Standard and Cranson Capital

327 Royal York Road
Council approved a Zoning By-law Amendment for 327 Royal York Road, a two-tower mixed-use condominium development proposed at the southeast corner of Royal York Road and Newcastle Street, right beside Mimico GO station. Designed by BDP Quadrangle for KingSett Capital and 2402871 Ontario Inc, the pair of 43-storey (145.82m) towers would deliver 1,046 condominium units above 233m² of retail. Community Benefits Charge funds are requested for cycling and intersection improvements nearby.

327 Royal York Road, designed by BDP Quadrangle for KingSett Capital and 2402871 Ontario Inc

3296–3316 Dundas Street West
A Zoning By-law Amendment was approved for 3296–3316 Dundas Street West, a mixed-use rental development proposed on the north side of Dundas Street West, east of Runnymede Road in The Junction. Designed by RAW Design for Terra Firma Homes, the 11-storey (36.3m) building would deliver 191 rental units, including six rental replacement units, and 384m² of retail space. The approval requires a separate Rental Housing Demolition application before enactment, while Transportation Services has been asked to review excluding the development from area permit parking.

3296–3316 Dundas Street West, designed by RAW Design for Terra Firma Homes

3459 Dundas Street West
City Council approved a Zoning By-law Amendment for 3459 Dundas Street West, a mixed-use condominium and live/work building proposed on the south side of Dundas Street West, east of Willard Avenue in the Runnymede–Junction area. Designed by Paradigm Architecture + Design for 2441950 Ontario Inc, the 7-storey (25.54m) building would deliver 45 condominium units alongside 64m² of commercial area. The car-free proposal includes 50 bicycle parking spaces, with Council directing Transportation Services to report back on excluding the development from area permit parking.

3459 Dundas Street West, designed by Paradigm Architecture + Design for 2441950 Ontario Inc

611 Keele
Official Plan and Zoning By-law amendments were approved for 611 Keele, a mixed-use condominium development proposed at the southeast corner of Keele Street and St Clair Avenue West in the Stockyard District. Designed by architects—Alliance for Diamond Corp, the 33-storey (118.15m) building would deliver 395 condominium units above 587m² of retail. The approval advances a high-density infill proposal on a 2,206m² site, with 63 vehicular parking spaces and 300 bicycle parking spaces.

611 Keele, designed by architects—Alliance for Diamond Corp

North York

2775 Jane Street
Council approved a Zoning By-law Amendment for 2775 Jane Street, a residential infill development proposed on the east side of Jane Street, north of Grandravine Drive in the Glenfield-Jane Heights area. Designed by Arcadis for Stanford Homes, the 27-storey (95.4m) building would deliver 420 residential units beside an existing 198-unit rental apartment building. The approval requires the existing rental units to be maintained for at least 20 years, along with tenant-focused site improvements and construction mitigation measures secured through Site Plan Control.

2775 Jane Street, designed by Arcadis for Stanford Homes

45 Grenoble Drive
A Zoning By-law Amendment was approved for 45 Grenoble Drive, a purpose-built rental infill development proposed on the west side of Grenoble Drive in Flemingdon Park. Designed by BDP Quadrangle for Gateway Properties, the 40-storey (133.32m) building would deliver 405 rental units beside an existing rental apartment building. The approval directs that existing tenant-focused improvements be secured through Site Plan Control, including access to new indoor and outdoor amenities, common-area upgrades, and pool revitalization.

45 Grenoble Drive, designed by BDP Quadrangle for Gateway Properties

52 Finch Avenue West
City Council approved a Zoning By-law Amendment for 52 Finch Avenue West, a small mixed-use development proposed on the north side of Finch Avenue West, east of Kensington Avenue in Newtonbrook. Designed by Brander Architects for Acecon General Contracting, the 3-storey (14.3m) building would deliver two condominium units above 230m² of office space. The approval advances a compact infill proposal on a 433m² site, with three vehicular parking spaces and 12 bicycle parking spaces.

52 Finch Avenue West, designed by Brander Architects for Acecon General Contracting

93 York Road
Council approved a Zoning By-law Amendment for 93 York Road, a low-rise townhouse development proposed at the southwest corner of Bayview Avenue and York Road in York Mills. Designed by Arani Architecture for 2519314 Ontario Ltd, the 3-storey (11.00m) building would deliver six freehold townhouses, each with three or more bedrooms. The approval is for a compact infill proposal on a 1,332m² site, with 13 vehicular parking spaces.

93 York Road, designed by Arani Architecture for 2519314 Ontario Ltd

Fairview Mall Phase 1 South
Official Plan and Zoning By-law amendments were approved for Fairview Mall Phase 1 South, part of the Fairview Mall redevelopment, a mixed-use rental building proposed at the northeast corner of Sheppard Avenue East and Don Mills Road in Don Valley Village. Designed by Hariri Pontarini Architects as design architect and Adamson Associates Architects as architect of record for Cadillac Fairview and Shape Properties, the 48-storey (160.55m) building would deliver 584 rental units, including 18 affordable units, with 179m² of retail. The approval forms part of a phased masterplan that includes new public streets, parkland, and mixed-use density across the shopping mall site.

Fairview Mall Phase 1 South, designed by Hariri Pontarini Architects and Adamson Associates Architects for Cadillac Fairview and Shape Properties

Refusal

41 Talara Drive
City Council refused Official Plan and Zoning By-law Amendment applications for 41 Talara Drive, where a purpose-built rental tower had been proposed on the south side of Talara Drive in the Bayview Village area. Designed by BDP Quadrangle for Elysium Investments, the 43-storey (147.25m) building would have delivered 369 rental units. Council’s decision directs staff to pursue mediation should an appeal be filed, with the potential for the proposal to return to Council if a resolution is reached.

41 Talara Drive, designed by BDP Quadrangle for Elysium Investments Inc

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News Roundup for April 30, 2026

UrbanToronto Staff — Thu, 30 Apr 2026 09:30:00 -0400

Metrolinx SmartTrack contract puts city at risk of being overbilled, says audit report; Federal government to spend up to $145M for security at World Cup events in Toronto, Vancouver; Toronto area could get two high-speed rail stations — not just one — says Alto CEO; and other news.

Metrolinx SmartTrack contract puts city at risk of being overbilled, says audit report (The Star)

Federal government to spend up to $145M for security at World Cup events in Toronto, Vancouver (CBC)

Toronto area could get two high-speed rail stations — not just one — says Alto CEO (CityNews)

Opponents lash out at newly-revealed plan to expand Billy Bishop runway by more than 600 metres (The Star)

Cherry-Banana

Craig White — Thu, 30 Apr 2026 06:00:00 -0400

The sinuous curves and porousness of the new Banana Bridge on Cherry Street in Toronto's Port Lands makes for a dramatic subject through which to view the skyline. In this case, wispy clouds wrap some of the city's towers in misty shawls.

One of the new bridges in Toronto's Port Lands, its interior arches painted yellow, carries Cheery Street over the new mouth of the Don River, image by UrbanToronto Forum contributor skycandy

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Redesigned 69-Storey Church-Wellesley Proposal Saves More Heritage

Anthony Teles — Wed, 29 Apr 2026 17:20:15 -0400

Capital Developments has submitted a revised proposal for 90 Isabella Street in Toronto’s Church-Wellesley Village. Approved by City Council in 2023, the 69-storey Diamond Schmitt Architects-designed residential tower has now been reworked. While the overall height would remain the same, the resubmission introduces a lower unit count, new look overall, and a refined heritage strategy overseen by GBCA Architects.

Looking northwest to 90 Isabella Street, designed by Diamond Schmitt Architects for Capital Developments

The development site comprises 90, 90A, 92, and 94 Isabella Street, on the north side of Isabella between Church and Jarvis streets. The mid-block site is currently occupied by a row of low-rise heritage residential buildings fronting Isabella, with additional structures extending toward the rear of the property. Three of the buildings are designated on the City’s heritage register, while 94 Isabella is listed. The site sits within the Church-Wellesley Village, a Downtown neighbourhood characterized by a mix of apartment buildings, commercial uses, and a growing cluster of tall residential towers.

Looking north to the current site, image from submission to City of Toronto

Planning for the site dates back to May, 2022, when an Official Plan Amendment and Zoning By-law Amendment application was filed proposing a 69-storey residential tower with 837 units. A revised submission followed in June, 2023, and on December 15, 2023, City Council approved a Zoning By-law Amendment permitting a 69-storey building with 831 units and approximately 55,000m² of residential Gross Floor Area (GFA), including the in-situ retention of the front of the heritage buildings at 90–92 and 94 Isabella Street.

Previous design by Diamond Schmitt Architects for Capital Developments

Brown Dryer Barristers & Solicitors has now submitted a new Zoning By-law Amendment application to the City of Toronto on behalf of the developer. The revised proposal maintains the overall massing framework approved in 2023, with a 69-storey tower rising to 228.1m from a 6-storey podium. While the height and general built form remain consistent, the design has been reworked with a narrower, rectangular floor-plate oriented north-south, rather than the previously approved square east-west configuration. This adjustment is paired with a series of setback revisions, including a substantial increase along the east property line and a reduction to the north setback. Along Isabella Street, the tower would now rise with a simplified massing expression of fewer step-backs.

Site plan, designed by Diamond Schmitt Architects for Capital Developments

The building would contain 818 condominium units, down from 831 in the 2023 approval (and 837 in the original 2022 submission). Residential GFA has been reduced to 50,149m² from approximately 55,000m², lowering the Floor Space Index from 23.19 to 21.95 times coverage of the 2,285m² lot. The unit mix shifts notably toward smaller formats, with studios increasing from 13% of the total to 32% (261 units), while one-bedroom units dropp from 47% to 25%. Two-bedroom units rise to 33%, while three-bedroom units remained steady at 10%. The revised tower floor-plate would be approximately 796m². Six elevators are proposed, equating to roughly one elevator per 136 units, requiring high-speed motors to minimize wait times. A seventh elevator would serve just the garage to the ground floor.

Ground floor plan, designed by Diamond Schmitt Architects for Capital Developments

Amenity space has been reduced, with a total of 1,669m² provided compared to approximately 1,989m² previously. Indoor amenity space would entail 1,228m², while outdoor amenities decreased more significantly, from 729m² to 441m². At grade, the residential lobby would be accessed through the retained heritage facades at 90A and 92 Isabella Street. While the previous scheme retained only portions of the existing buildings, the revised design fully preserves 94 Isabella Street as a standalone structure and continues to conserve the front 10m of 90–92 Isabella, eliminating the previously proposed tower overhang.

A high-angle view looking northwest to the podium, designed by Diamond Schmitt Architects for Capital Developments

Below grade, the proposal includes four levels of underground parking accommodating 54 vehicular spaces, reduced from 77 spaces in the approved plan, including 44 resident and 10 visitor spaces. Bicycle parking was also reduced to 902 spaces, down from 915, comprising 738 long-term and 164 short-term spaces.

The site is located approximately 500m, or a seven-minute walk, southwest of Bloor–Yonge station. Surface transit includes TTC bus service on Wellesley Street to the south. The surrounding street network also supports cycling, with nearby east-west routes such as Bloor and Wellesley streets offering dedicated bike lanes, complemented by north-south cycling infrastructure along Sherbourne Street.

An axonometric view looking northeast to the site and surrounding area, image from submission to City of Toronto

The surrounding area is undergoing a rapid wave of intensification. Immediately to the west, 88 Isabella Street, seen in the renderings above, is planned at 62 storeys (with the same architect and developer), while further west, 48 Isabella Street is proposed at 69 storeys. To the northwest, the 47-storey The Charles at Church is completing construction, and to the north, 625 Church is proposed at 56 storeys. A cluster of additional proposals is taking shape to the east, including 10 Huntley Street at 45 storeys, Jarvis & Earl Place at 58 storeys, and 30 Huntley Street with towers rising 56 and 60 storeys. South of the site, 2 Cawthra Square is proposed at 63 storeys, while immediately southwest, 81–83 Isabella Street would reach 70 storeys. Another cluster further west includes 15 Charles East proposed at 66 storeys and 645 Yonge Street at 76 storeys.

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Explainer: Yellowbelt Helper — Missing Middle Housing

UrbanToronto Staff — Wed, 29 Apr 2026 15:00:00 -0400

Throughout April UrbanToronto is featuring a special State of Environment editorial series to explore critical sustainability issues across our region.

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We have previously looked at official plans and zoning. Both were in the Toronto news in the early 2020s owing to concern regarding the rising housing affordability crisis: between our Official Plan and our Zoning By-laws, it had been very difficult to add new housing in Toronto. Most of the area set out in Toronto's Official Plan as residential had been restricted by zoning to single family homes. On land use maps, Neighbourhoods areas have been traditionally represented in yellow, and become known as 'The Yellowbelt', a term coined in 2016 by Gil Meslin, a Toronto planner in private practice. Instead of densifying in these areas, the City concentrated new housing in nodes near rapid transit stations, and along the major Avenues. Restrictive zoning bylaws drawn decades ago meant, however, that every new building required a drawn out negotiation with the planning department to get the necessary approvals.

Toronto's Yellowbelt, image by smartdensity.com

While we concentrated new housing on a small percentage of our city's land mass, the protected Yellowbelt areas have been losing population. Where streets mostly filled up young families when the homes were new, many of those homes now have only one or two adults living in them, causing the aging neighbourhoods to lose population. School enrolment dwindles in these areas, while fewer people pay to ride transit in them, so some schools close and some bus routes have their service frequency cut back. While people liked to call these "stable" neighbourhoods, where we do not allow new housing, neighbourhoods do not actually stay the same: they hollow out. Meanwhile, where we concentrate new housing, those schools are bursting at the seams and the transit is overcrowded.

Pre-World War II, Toronto allowed duplexes, small apartment buildings, and more to be built side-by-side with single family homes. This meant the city's form was more dense, and more akin to even denser cities across Europe, which manage to easily house more people in the same area while still being immensely livable. Rapid post-war development in North America, however, came with stricter zoning, and and ended up creating a tale of two densities and extremes of housing that now dominate the cityscapes of Toronto and most of the continent's other biggest cities.

While single-family housing exploded in the suburbs, (creating a built form characterized by large lots and automobile dependency), until recently, high-rise condominiums and rental apartments fulfilled a demand for comparably inexpensive living within urban enclaves that support walking, cycling, and transit. Now those condos and rentals have also become unaffordable for many people, and the sweet spot provided by small multi-family buildings had become lost in the shuffle, leaving little room for the gentle density increases in hollowing-out neighbourhoods that could address much of the need.

Missing Middle Housing types, image via Opticos Design

This typology, the so-called 'Missing Middle Housing,' is what many urban advocates are happy to have now been brought back into the fold. These multi-unit housing types – duplexes, triplexes, four-plexes, townhouses, and courtyard apartments – generally have a similar footprint to single-family dwellings. Because of its comparable physical dimensions, Missing Middle Housing can be comfortably integrated into blocks that are historically and predominantly occupied by single-family homes. The moderate densities these building typologies achieve can support an amenity-rich and walkable environment serviced by public transit. They play a massive role in helping cities reach their infill and density development targets. (A conversation about this taking place recently in Edmonton can be found here.)

Townhome development in Toronto, image by Marcus Mitanis

Like Toronto now does in Canada, some of America's most vibrant and hip up-and-coming communities also embrace this concept. Changing demographic trends have shown that youth and seniors cherish easy access to services and amenities in compact and transit-oriented communities. Millennials are driving less than their predecessors, and aging baby boomers increasingly want to 'age in place,' according to the American Association for Retired Persons. The convergence between the two cohorts is pushing a narrative for more diverse housing options.

Missing Middle Housing in Toronto, image retrieved from Google Street View

An average physical footprint and small unit sizes can make Missing Middle Housing a lucrative prospect for developers, but outdated zoning and land use regulations often bog down the approvals process. Governments that are hoping to ease the housing crunch and prevent priced-out millennials from fleeing the city are gradually amending their planning policies and codes to allow for intuitive fixes like laneway housing, garden suites, and 'pork chop lots.' Toronto and Mississauga are just two municipalities in the area that now do.

While the talk about changing our zoning to allow Missing Middle Housing in our neighbourhoods is getting louder, there are other issues surrounding the Housing Affordability Crisis, and we will delve into them in upcoming UrbanToronto articles.

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Do you have other planning terms that you would like to see featured on Explainer? Share your comments and questions in the comments section below!

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From 2015 to 2017, and then expanded in 2022, UrbanToronto ran an occasional series of articles under the heading Explainer. Each one took a concept from Urban Planning, Architecture, Construction, or other topics that often wind up in our publications, and presented an in depth look at it. We are again revisiting (and updating where necessary) those articles. While you may already be well versed in the terms and topics we explored, others may be new to you. We will be (re)publishing Explainer on an occasional basis. Want to read other Explainers? Click on the Explainer box at the top of the page.

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UrbanToronto’s new data research service, UrbanToronto Pro, offers comprehensive information on construction projects in the Greater Toronto Area—from proposal right through to completion stages. In addition, our subscription newsletter, New Development Insider, drops in your mailbox daily to help you track projects through the planning process.

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Thank you to the companies joining UrbanToronto to celebrate State of Environnent Month.

Yonge at Wellesley Station Reaches Mechanical Penthouse in Church-Wellesley Village

Anthony Teles — Wed, 29 Apr 2026 12:45:52 -0400

Since UrbanToronto’s last update in November, 2025 when Yonge at Wellesley Station was aiming to be a 46-storey tower, the building's structural work is now focused on the mechanical penthouse as what is now to be 42-storey tower nears topping off, and cladding is progressing up the facade. Designed by BDP Quadrangle for Plaza, the tower rises at 20 Maitland Street in Toronto’s Church-Wellesley Village. The four-storey reduction in ambition responds to the current downward change in the market's absorption rate of new condos.

In January, 2026, looking east from Maitland Street, the tower had risen to the 39th floor. At the top, slab decking and perimeter formwork were in place for an upcoming concrete pour, while the crane remains active above, hoisting materials. Along the west elevation, the construction hoist extends nearly the full height of the building, while dark window wall glazing had been installed up to roughly the 23rd floor. On the south face, white precast cladding panels reach approximately the 28th floor.

Looking east from Maitland Street showing tower nearing top-out with crane and hoist in place, image by UrbanToronto Forum contributor ddoouuggie

The three-storey podium showed progress in March, 2026, with red brick-veneered precast panels now wrapping the west and south elevations. Large punched openings across much of the third floor and portions below were being fitted with glazing framed by black mullions and louvres. Blue weatherproofing was visible along slab edges where cladding and glazing are still being completed. At street level, the active construction zone remained enclosed by hoarding and fencing, with equipment and materials staged behind.

Podium with brick-veneer precast and glazing installation, looking northeast, image by UrbanToronto Forum contributor prtk.g

This month, a view from south of Maple Leaf Gardens shows work now focused on the mechanical penthouse and roof slab, with the tower having reached its 42 storeys. Along the south elevation, white precast cladding rises to within roughly four storeys of the crown, while the window wall system trails further below. Now fully established within the downtown skyline, the tower stands among neighbouring high-rises, with One Bloor West dominating the skyline further north to the right.

A distant view looking northwest to the tower rising in the Downtown Toronto skyline, image by UrbanToronto Forum contributor yrt+viva=1system

Looking southeast from Wellesley Street, the tower’s facade articulation is clearly expressed across the north elevations, where white precast panels form a vertically oriented pattern of alternating widths. These panels are arranged in an irregular rhythm, with thicker piers interspersed among narrower vertical fins, creating a varied grid every three floors, that runs uninterrupted from the podium transition up the tower. (This expression is repeated on the south facade, unseen from this angle.) The precast elements project slightly from the glazing plane, contrasting with the darker window wall system. Along the west elevation, a stack of projecting white balconies features glass guards installed up to around the 18th floor.

Looking southeast to the white precast cladding pattern on the north elevation, image by UrbanToronto Forum contributor yrt+viva=1system

Meanwhile, at the mechanical penthouse, concrete columns rise above the main roof slab, while additional formwork is clustered around the crane. Below, the south and east elevations show a strong contrast between the dark window wall system and the projecting concrete balcony slabs, still supported by shoring posts.

Looking northwest to mechanical penthouse construction progress, image by UrbanToronto Forum contributor ddoouuggie

Once complete, the building will rise 137.3m and deliver 572 condominium units.

Looking northeast to Yonge at Wellesley Station, designed by BDP Quadrangle for Plaza

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The Missing Middle Summit Returns May 13 - Bringing Toronto’s Next Generation of Builders Together

UrbanToronto Sponsor — Wed, 29 Apr 2026 11:47:02 -0400

Toronto’s housing conversation has changed dramatically over the past few years. What was once a niche policy discussion has become one of the city’s most important development opportunities: housing that is more dense than a detached house, but less dense than a midrise
building.

On Wednesday, May 13, 2026, the Missing Middle Summit returns for its fourth year, bringing together the developers, builders, designers, planners, lenders, and housing professionals who are working at this increasingly important scale.

Held this year at SixtyEight at Scotia Plaza, the Summit is expected to host its largest audience yet in its strongest venue to date. The event has sold out every year since launching in 2023, when the first Summit took place just one week after Toronto passed its first multiplex bylaw. Since then, permissions for missing middle housing have continued to improve, and the sector has moved from an early policy breakthrough into a more mature development category.

That shift is exactly what this year’s Summit is designed to address.

The Missing Middle Summit is not a general housing conference. It is focused on the practical realities of delivering small and mid-scale urban housing: multiplexes, walk-up apartments, gentle density projects, small condos, and other forms of development that can fit into existing neighbourhoods while adding much-needed homes.

For developers and builders already active in the space, or those looking closely at where the next opportunities may emerge, the 2026 Summit offers a full day of education, market insight, and high-value networking.

One of the biggest themes this year is the opportunity around transit station areas. As planning permissions evolve around major transit investments, a significant amount of new development potential is beginning to open up at a scale that sits below conventional midrise and high-rise projects. Sessions will explore how builders can understand, evaluate, and act on these opportunities as the market continues to evolve.

The agenda also covers the full development lifecycle for missing middle housing. Topics include planning permissions, construction economics, financing, condo pre-sales, building code reform, development strategy, trees and site constraints, Part 9 construction, midrise feasibility, and emerging multiplex typologies.

Confirmed speakers include Gabriel Fain, Blair Scorgie, Graig Uens, Daniel Kolominsky, Ben Singer, and many others with direct experience across development, planning, design, construction, and approvals. The day is structured around short, focused presentations followed by Q&A sessions, giving attendees both practical information and direct access to people working through the same challenges.

The goal is simple: to help more builders understand how to deliver missing middle housing successfully.

Toronto skyline, image by UrbanToronto Forum contributor kotsy

That means moving beyond abstract debates about whether Toronto needs this kind of housing. It does. The more important question now is how to make these projects work: how to find viable sites, how to navigate approvals, how to finance and sell projects, how to design efficiently, how to manage construction costs, and how to scale a development practice around this emerging opportunity.

For those who have been following missing middle housing from the sidelines, this year’s Summit is a chance to get oriented quickly. For those already active in the space, it is a chance to sharpen strategy, compare notes, and connect with peers, consultants, lenders, and partners who understand the specific constraints and opportunities of this scale.

As the sector matures, the network around it matters more. The Missing Middle Summit has become a central gathering place for Toronto’s current and next generation of missing middle builders, a room where people can learn, meet collaborators, and see where the market is headed next.

The Missing Middle Summit takes place Wednesday, May 13, 2026, at SixtyEight at Scotia Plaza in downtown Toronto.

Tickets are available now at missingmiddlesummit.com.

News Roundup for April 29, 2026

UrbanToronto Staff — Wed, 29 Apr 2026 09:30:00 -0400

Metrolinx expects 2028 completion date for Hazel McCallion LRT in Mississauga; Ontario will not take over entirety of Toronto Islands, says transportation minister; a look at how Ontario's new HST rebate will actually work for homebuyers; and other news.

Metrolinx expects 2028 completion date for Hazel McCallion LRT in Mississauga (Global News)

Ontario will not take over entirety of Toronto Islands: transportation minister (The Star)

How Ontario's new HST rebate will actually work for homebuyers (CBC)

FIFA agreements with host cities force changes to other summer events in Toronto, Vancouver (The Globe and Mail)

Bank of Canada expected to keep benchmark rate at 2.25% amid Iran war oil price spike (CityNews)

Toronto to expand early registration for locals to every free recreation centre (The Star)

Many Toronto-area rental units are sitting empty, but rent prices are still 'sky high': advocate (CBC)

Wave

Craig White — Wed, 29 Apr 2026 06:00:00 -0400

A wave of cloud appears to be breaking over Toronto in this recent, spectacular drone shot, one photo of another type of wave that this Spring's dramatic weather has brought UrbanToronto. Or, maybe our cloudy, foggy days have always been this dramatic, we just didn't realize it, the way we are beginning to, as multiple UrbanToronto Forum contributors are now taking to the skies to record these amazing moments.

Clouds roll in over Downtown Toronto, with One Bloor West rising above the foggy conditions at ground level, image by UrbanToronto Forum contributor kotsy

This image comes to us courtesy of UrbanToronto Forum contributor kotsy. Want to see your work featured as a Daily Photo? You can post in the City Photos & Videos section of the UrbanToronto Forum, or submit your images to our UrbanToronto Flickr Pool for your chance to be featured on our Front Page.

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Toronto Tackles Flood Protection in the Face of Climate Change

Julian Mirabelli — Tue, 28 Apr 2026 15:32:00 -0400

Throughout April UrbanToronto is featuring a special State of Environment editorial series to explore critical sustainability issues across our region.

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On July 16, 2024, Torontonians were going about their day as the skies darkened above them, unaware of the scale of the deluge that was approaching. Within the span of about three hours more than a month's worth of rain — 97.8mm at Pearson and more than 100mm in other areas — was dumped on the city, leaving many stranded, soaked, and without power as the region's waterways breached their banks and the sewers backed up, unable to handle the quantity of water that fell from the sky. Highways were blocked by rising water, subway tunnels and underpasses were flooded, and many basements across the city were filled with stormwater that had nowhere else to go. It is estimated that the storm cost the city roughly $1 billion in insured damages.

The Don Valley Parkway completely flooded after the July 2024 storm, image by Richard Lautens for the Toronto Star.

This is not the first time in recent memory such devastating floods overtook the city. In August 2018, two men were dramatically rescued from a flooding elevator when the city was inundated with a similar torrential downpour, and images of a stranded streetcar filled with waist-high water below the King-Dufferin underpass highlighted the severity of the flooding. In July 2013, Toronto experienced a storm worse than the 2024 downpour, dumping 126mm of rain across the city and breaking Toronto's all-time single-day rainfall record that was previously set by the infamous Hurricane Hazel in 1954 (the all-time record was actually broken again on August 17, 2024 when 128.3mm were recorded at Pearson Airport that day, which currently stands as the rainiest day in Toronto's history). Another vicious storm brought the region to a grinding halt in August 2005, best known for opening a giant sinkhole at Finch and Sentinel and bringing several tornadoes with it across Southern Ontario.

A streetcar stranded on King Street during a major storm in 2018, image by Shlomi Amiga/Canadian Press and Melissa Tse Photo.

Flooding has been identified as the greatest natural disaster risk for the City of Toronto in the face of climate change, alongside extreme heat. The frequency of major flooding events is increasing, and the city's infrastructure is simply not designed to handle it. The benchmark of a "100-year storm" is typically used to measure resiliency of the city's infrastructure, which is defined as an extreme rainfall event that brings around 115mm or more of rain within 24 hours, and which has a 1% statistical probability of happening within any given year based on historical weather data. There have been at least five of these events within the past 20 years, two occurring in 2024 alone.

As climate change brings more extreme weather, all three levels of government have been taking steps to increase the resiliency of our built environment and to protect our city in the face of more frequent flooding. These range from large-scale multi-billion dollar infrastructure projects, to regulations for new developments baked into the planning approvals process, to government subsidies for homeowners to flood-proof their properties.

Blue area indicating flood plains at the mouth of the Don River, image via the TRCA Flood Plain Map.

The City has been targeting the most at-risk areas along waterways for infrastructure upgrades related to flood protection. The Toronto Region Conservation Authority has an interactive map that identifies all the flood plains across the GTA, which are any low-lying areas that are most at risk of flooding due to nearby waterways breaching their banks during a 100-year storm event. There are some surprisingly substantial areas of the city that are at risk, including southern Riverdale and Leslieville at the mouth of the Don River, and neighbourhoods along Black Creek.

Blue area indicating flood plains in the Rockcliffe-Smythe neighbourhood, image via the TRCA Flood Plains Map.

Perhaps the most well-known flood mitigation project is the naturalization of the mouth of the Don River, which broke ground in 2019 and is now nearing completion in the Port Lands. Prior to this massive project, the Don River ended at an abrupt 90-degree angle bounded by concrete walls on both sides through the Keating Channel as it flowed into Lake Ontario, a legacy of the waterfront's industrial past. This unnatural bottleneck backed up the river during major rainfall events and led to flooding of the surrounding areas a good way up the Don Valley. The naturalization project moved millions of cubic metres of earth to create a new path for the mouth of the river, which now passes through more natural wetlands along its meandering route to the lake. In addition to significantly reducing the flood risk at the mouth of the Don, this has also unlocked huge tracts of land for new development on Ookwemin Minising (formerly Villiers Island) and beyond, and has given the city its newest green space, Biidaasige Park.

Bird's eye view of the new mouth of the Don River in January 2026, image by Forum contributor kotsy.

Prior to the Don River realignment, Corktown Common represented the first major flood protection project in the Lower Don Lands. Completed in 2014, the park is bordered by a large berm along its east and south edges, which is designed to be high enough to keep the Don River at bay and redirect the water into the lake if the river ever floods. Similar flood protection measures appear in early plans for the future East Harbour redevelopment on the opposite bank of the river.

View of Corktown Common with flood protection area indicated, image courtesy of Michael Van Valkenburgh Associates Inc.

Elsewhere in the city, federal funding was received in late 2025 to upgrade the sewer system for Black Creek and its tributaries, which for parts of its length notoriously runs through a concrete trench that dates back to the 1960s. Its current capacity cannot handle the heavy storms that are becoming more frequent. The infrastructure upgrades will increase the system's capacity to handle more stormwater and protect vulnerable neighbourhoods along its route from flooding, like Rockcliffe-Smythe and Oakdale-Beverley Heights. Further north, the City of Vaughan is doing its own stormwater upgrades to the Black Creek system to protect Vaughan Metropolitan Centre from flooding and to facilitate future development in the area.

Rendering of Black Creek Renewal project in Vaughan Metropolitan Centre, image courtesy of the City of Vaughan.

Other flood mitigation projects are happening across the GTA, including in Brampton, where major work is now underway along the portion of Etobicoke Creek that runs through the downtown core. Included as part of their plan to revitalize downtown Brampton, the creek is being widened and deepened, several bridges are being rebuilt, and new parks and natural green space will eventually line the improved waterway.

Rendering of the Brampton Riverwalk project which includes flood protection, image courtesy of the City of Brampton.

Our buildings also play an important role in managing flood risk, and the Toronto Green Standard (TGS) includes mandatory requirements for stormwater management for all new major developments. The TGS mandates a minimum of 50% retention of total average rainwater to be stored on site, or an equivalent of 5mm from each rainfall event, which can either be reused in the building, returned to the ground after treatment through infiltration, or dissipated through evapotranspiration. This helps to prevent the city's stormwater infrastructure from being overwhelmed during heavy rainfall by redirecting or delaying some of the rainfall from entering the city sewer system, and also helps to reduce the building's overall water consumption.

The TGS also strongly encourages on-site green infrastructure, such as green roofs, planted landscaping, bioretention facilities, and reforestation where applicable. There is no better way to manage stormwater than with nature itself, and using plants and soil areas not only helps to store or delay stormwater before it makes its way into the sewer system or into the groundwater, but also provides natural filtration that removes pollutants for cleaner stormwater. Every little bit of greening on or around new or existing buildings helps ease the strain on the city's stormwater system, which in turn reduces the risk of flooding during major rainfall events. This approach is being adopted and has been used by many cities around the globe, as featured in our recent article about Montreal's flood risk mitigation.

A green roof was installed at City Hall in 2010, image courtesy of Hoerr Schaudt.

At a more local scale, in 2025 the City of Toronto introduced the Basement Flooding Protection Subsidy Program, which provides homeowners up to $6,650 per household for eligible work to flood-proof their property. This subsidy can be used for a home plumbing assessment; installation of backwater valves; installation of a sump pump, alarm, and battery backup power; and, the severance and capping of a home's storm sewer or external weeping tile connection. The City's infrastructure is not designed to handle major storms everywhere in the city, and in anticipation of more frequent extreme weather they are helping homeowners to protect their properties during flooding events by contributing to home improvements. The subsidy program has been expanded in 2026 to cover more eligible works.

While the future of our climate is difficult to predict, it is certain that Toronto will be subjected to more frequent extreme weather events in the decades ahead. Given our location on the Great Lakes, the city's greatest vulnerability is with flooding, and so it is imperative that the resiliency of our urban infrastructure is prioritized in the face of a changing climate. Toronto's future is looking hot, humid, and wet, and we must do what we can to try to stay above water.

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Thank you to the companies joining UrbanToronto to celebrate State of Environnent Month.

Self-Storage Proposed for Former Hudson’s Bay Space at 2 Bloor East

Anthony Teles — Tue, 28 Apr 2026 13:58:50 -0400

Plans have been filed for 2 Bloor Street East that would introduce a new use within the podium of the Hudson’s Bay Centre, bringing self-storage to one of Toronto’s busiest intersections. The proposal from Brookfield Property Partners and Larco Investments would repurpose the long-vacant former department store space at the northeast corner of Yonge and Bloor, intending to adapt it to changing market conditions that have made large-format retail increasingly difficult to lease. The complex is jointly owned by Brookfield and Larco, which control the west and east portions of the complex, respectively.

Looking northeast to 2 Bloor East Renovations, designed by Adamson Associates Architects for Brookfield Property Partners and Larco Investments

Designed by Adamson Associates Architects, with KPMB Architects as design architect, the project targets the unused upper levels of the podium while maintaining the existing building envelope. Rather than adding density, the application focuses on an internal conversion, introducing self-storage across floors two through five, while retaining and upgrading retail space on the first floor and on the concourse level.

Looking northeast to the current site, image retrieved from Google Maps

The site at 2 and 90 Bloor Street East is part of a mixed-use block bounded by Park Road to the east, Asquith Avenue to the north, and Yonge Street to the west. Spanning 3,228m², the application focuses on the podium along Bloor Street East, formerly home to a Hudson’s Bay department store that has remained vacant since the store's closure in March, 2022. The complex features a range of uses, including office space in the 36-storey tower at 2 Bloor East, hotel and residential components in two towers to the east, and retail at grade and concourse levels, while sitting directly atop the Bloor-Yonge subway interchange with internal connections to transit. Surrounding the site, the Bloor-Yorkville area is defined by a mix of retail, office, residential, and hotel uses.

An axonometric view looking southwest to the current site and existing uses, image from submission to City of Toronto

Since the department store’s closure, the developers have explored multiple reuse strategies, including continued retail, office conversion, and more extensive redevelopment, but each has faced limitations tied to the building’s deep floor-plates, limited lighting, and market conditions including a soft office leasing environment and declining demand for large-format retail downtown. More transformative redevelopment options have also been constrained by the site’s direct integration with the Bloor-Yonge subway station below, where structural and operational complexities limit opportunities for major intervention.

Looking northeast to the previous design by Adamson Associates Architects for Brookfield Property Partners and Larco Investments

The application seeks a targeted Zoning By-law Amendment (ZBA), submitted by Urban Strategies Inc to the City of Toronto on behalf of the developers, to introduce “self-storage warehouse” as a permitted use within the existing zoning framework for the site. No new density is proposed, with the project retaining the existing 28,426m² of Gross Floor Area while redistributing its uses. Under the revised program, approximately 20,096m² would be dedicated to self-storage, replacing the second to fifth floors of the former large-format retail space, while 8,330m² on the first floor and concourse levels would be maintained and updated as retail.

Site plan, designed by Adamson Associates Architects for Brookfield Property Partners and Larco Investments

Internally, the proposal involves a retrofit of the existing structure to accommodate the new use, including the introduction of three elevators serving the self-storage facility alongside a service elevator. With 571 above-grade parking spaces, alongside additional below-grade spots and 11 loading spaces, the conversion would leverage existing parking capacity.

Ground floor plan, designed by Adamson Associates Architects for Brookfield Property Partners and Larco Investments

Exterior work would be comparatively limited, centred on recladding the Bloor Street East facade and upgrading the ground-level interface, including new canopies. The ZBA itself is narrowly scoped, adding the self-storage use to existing site-specific permissions while restricting its location within the building and away from key frontages.

Second floor plan, designed by Adamson Associates Architects for Brookfield Property Partners and Larco Investments

Surrounding the site, the Bloor-Yonge area continues to intensify. Directly below, work has started on the Bloor-Yonge Station Capacity Enhancement. To the west, a 70-storey tower is proposed at 50 Bloor Street West, while the 44- and 68-storey towers of The Pemberton are rising to the northwest. To the north, the 26-storey Adiago is completing construction, while across the street are plans for Cumberland Square, which would introduce three towers ranging from 51 to 75 storeys. The 28-storey Park Road rises to the northeast, next to the proposed Clear Hotel at 42 storeys. At the southwest corner, the 85-storey One Bloor West is under construction, with a 99-storey tower proposed adjacent to it at 19 Bloor West. To the south is a 64-storey proposal at 699 Yonge.

Looking east to 2 Bloor East Renovations, designed by Adamson Associates Architects for Brookfield Property Partners and Larco Investments

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35-Storey Rental Tower with Affordable Housing Proposed in Regent Park

Anthony Teles — Tue, 28 Apr 2026 11:50:48 -0400

A Zoning By-law Amendment application has been submitted to the City of Toronto for a primarily residential tower at 500 Dundas Street East. At the northeast corner of Dundas Street East and Regent Street, a 35-storey mixed-use rental building dubbed M1 Regent Park is proposed by The Daniels Corporation and Toronto Community Housing Corporation. Designed by Diamond Schmitt Architects, the development would include 65 affordable homes within walking distance of Ontario Line 3’s future Moss Park station.

Looking northeast to M1 Regent Park, designed by Diamond Schmitt Architects for The Daniels Corporation and Toronto Community Housing Corporation

The site lies a block east of Parliament Street. The rectangular parcel is currently occupied by a single-storey Regent Park presentation centre and a surface parking lot. Located within the Downtown and Regent Park Secondary Plan areas, the site is location on a mixed-use corridor lined with shops, services, and community amenities, while Apartment Neighbourhoods extend to the north and south.

Looking north to the current site, image retrieved from Google Maps

The proposal builds on planning work initiated through a pre-application consultation completed in May, 2023, followed by a Design Review Panel session in July of that year. The site forms part of the long-running Regent Park revitalization, which has transformed the area over the past two decades through phased redevelopment, introducing a mix of building types, uses, and tenures.

The 35-storey building would rise to 120.97m from a 5-storey podium. The building would have a Gross Floor Area of 28,151m², including 27,905m² dedicated to residential uses and 246m² of retail space at grade, resulting in a Floor Space Index of 11.02 times coverage of the 2,555m² site. The tower floor-plate would be approximately 800m², with a 26.2m corner-to-corner separation distance from a nearby 23-storey building to the northeast.

Looking northeast to the podium, designed by Diamond Schmitt Architects for The Daniels Corporation and Toronto Community Housing Corporation

A total of 413 purpose-built rental units are proposed for the seventh storey upwards, comprising 348 market-rate units and 65 affordable units. The unit mix would include 37 studios, 237 one-bedroom units, 95 two-bedroom units, and 44 three-bedroom units. The market suites would be served by three elevators, equating to one elevator per 138 units, with high-speed motors required for adequate response times when all three elevators are operating. Amenity space would consist of 620m² of indoor space and 443² outdoors, located on the sixth floor.

The affordable units would have its own entrance and dedicated amenity areas. The 65 units on floors 2 though 5 (8 studios, 34 one-bedrooms, 8 two-bedrooms, and 15 three-bedrooms), would be served by 2 elevators, indicating quick response times. Amenity space would consist of 210m² of indoor space and 185² outdoors, located on the second floor.

Site plan, designed by Diamond Schmitt Architects for The Daniels Corporation and Toronto Community Housing Corporation

Within two levels of underground garage, the development would provide 89 residential parking spaces, with no visitor or retail parking proposed. A total of 228 bicycle parking spaces are planned, including 42 short-term and 186 long-term spaces.

Ground floor plan, designed by Diamond Schmitt Architects for The Daniels Corporation and Toronto Community Housing Corporation

The 505 Dundas streetcar has stops located roughly 150m west at Parliament Street. Looking ahead, the under-construction Ontario Line 3’s Moss Park station will be situated approximately 750m southwest of the site. Cycling infrastructure is also well established in the area, with bike lanes along Dundas Street East and connections via Sackville Street.

An axonometric view looking northeast to the site and surrounding area, image from submission to City of Toronto

Development activity continues to intensify the Regent Park and surrounding area. To the west, a 14-storey building is proposed at 401 Dundas Street East. To the north, several projects are underway, including the 26-storey Regent Park Building 4A. Further north, a 10-storey proposal is planned at 306 Gerrard Street East, alongside Regent Park Buildings 4B and 4C, rising 19 and 39 storeys respectively. These latter buildings form part of Phases 4 and 5 of the Regent Park revitalization, which together envision 13 buildings ranging from 6 to 39 storeys.

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5 of the Best Roofing Companies in Toronto

UrbanToronto Sponsor — Tue, 28 Apr 2026 11:48:34 -0400

Living in Toronto means your roof deals with a lot. Between freeze-thaw cycles, ice dams, summer UV, and the occasional windstorm, your roofing system (whether asphalt shingles, a metal roof, or a flat roof) takes more abuse here than in most Canadian cities. A solid roof is the single biggest protector of your home's value, and the best roofing companies in Toronto know how to build one that actually lasts.

If you're planning a full replacement, switching from shingles to metal, or lining up a repair before winter, the right roofer makes the difference. Below are five roofing companies across the Greater Toronto Area worth getting a quote from.

Seam Roofing

Metal roofing specialists serving the GTA. 20+ years of roofing experience.

With 20+ years of roofing experience, Seam Roofing specializes in one of the toughest roofing systems available in Canada: metal roofing. Fully licensed and WSIB-registered, they serve homeowners across Toronto, Mississauga, Vaughan, Oakville, Hamilton, and within 100 km of the Greater Toronto Area. Homeowners can browse a full portfolio of completed residential and commercial roofing projects before booking, a level of up-front transparency that's uncommon in the roofing trade.

Metal roof vs. asphalt shingles: cost and longevity. A metal roof lasts many decades (often the full lifetime of the home) compared to 15–20 years for a typical asphalt shingle roof. Over a 50-year period, a homeowner usually replaces shingles two or three times at around $15,000 each time, while a metal roof costs roughly $12,000–$20,000 once and stays put. Metal roofs carry a Class A fire rating, handle 150+ km/h winds, lock together to form a fully waterproof surface, and shed snow cleanly so ice dams don't build up at the eaves. All of this is highly relevant in Toronto's freeze-thaw climate.

Metal also reflects solar heat, which cuts summer cooling costs, and buyers often pay a premium for homes with a metal roof. At the end of life, metal is 100% recyclable, unlike asphalt shingles, which typically end up in landfills.

That said, Seam Roofing is genuinely good at traditional asphalt shingle installations too; they're a big share of the day-to-day work. The same crews and the same 10-year workmanship warranty apply. Seam Roofing installs shingles from leading manufacturers with material warranties, and every installation includes an inspection, a full tear-off, proper underlayment, and attic-ventilation checks. For homeowners who want a lower upfront cost without giving up craftsmanship, Seam Roofing's shingle jobs are a legitimate option, not a consolation prize.

Standing seam roof installed on a newly built house by Seam Roofing

Seam Roofing also installs flat roofing systems for low-slope residential, additions, and mid-rise commercial properties, with EPDM, TPO, and modified bitumen options.

On the credibility side: $2 million in residential liability insurance, WSIB-registered and in good standing, a 10-year workmanship warranty, manufacturer warranties ranging from decades up to lifetime on select metal products, and a 5/5 rating on Google from homeowners across the GTA. Seam Roofing offers free no-obligation consultations and written quotes with options.

Metal roof installed on a Toronto home by Seam Roofing

A+ Steel Roofing

A+ Steel Roofing is a GTA-wide metal-roofing specialist built on the promise "Built for Canadian Weather." The nine-year-old company installs metal roofs, aluminum eavestroughs, vented soffits, and custom metal siding throughout Toronto, Mississauga, Brampton, Caledon, Markham, and Oakville. Every installation is backed by a 10-year workmanship warranty and lifetime manufacturer warranties on the metal itself, and crews are fully licensed for working at heights.

Good Choice Roofing

Good Choice Roofing bills itself as the "cottage roofing experts," with service extending from the GTA all the way up through Barrie, Peterborough, Bracebridge, Huntsville, and Kawartha Lakes. With 10+ years in business, they handle shingle and flat roofs, metal roofing, eavestrough, soffit, siding, skylights, and emergency repairs, all backed by a 15-year warranty. Bilingual service is available in English and Mandarin.

Aylen Art Roofing

Based in Richmond Hill and in business since 1990, Aylen Art Roofing is one of the longest-standing roofing companies in the GTA. The team installs, repairs, and restores residential roofs across the region and handles adjacent work: gutters, siding, skylights, ventilation, and roof coatings. Their pitch is precision, durability, and bespoke craftsmanship, with 24/7 emergency response available for storm damage.

Vertical Roofing

Vertical Roofing has spent 20+ years protecting homes across the Greater Toronto Area. As a BP and IKO Certified Contractor, the team installs shingles, metal, flat roofs, skylights, gutters, and offers 24/7 emergency tarping for storm-damaged roofs. Free estimates and inspections are standard, and the company backs both materials and workmanship with warranty coverage.

Frequently Asked Questions

Which is better, a metal roof or asphalt shingles?

It depends on your horizon. If you plan to sell in under 10 years, asphalt shingles are cheaper upfront and still a solid choice. If you're staying long-term or care about your home's resale value and protection, a metal roof usually wins. It lasts many times longer, handles Toronto's wind and ice loads better, and most homeowners only buy one in a lifetime.

Is a metal roof really worth the extra cost in Toronto?

Over a 50-year horizon, for homeowners who plan to stay: usually yes. A metal roof, on average, costs $12,000–$20,000 to install and can last the lifetime of the home, while asphalt typically needs replacing every 15–25 years at about $15,000 per cycle. Metal also carries a Class A fire rating and 150+ km/h wind resistance, which the majority of asphalt shingles can't match.

How long does a new roof in Toronto typically last?

Asphalt shingles typically last 15–20 years in Toronto's climate, depending on grade and ventilation. Metal roofs last from several decades up to the lifetime of the home. Flat EPDM and TPO systems run 20–30 years with proper maintenance. Roofing specialists like Seam Roofing pair those material lifespans with multi-decade manufacturer warranties.

When is the best time of year to replace a roof in Toronto?

Spring through early fall is ideal in Toronto, ideally booked before the mid-autumn storm season brings consistent rain and the first snow. Asphalt shingles require warm enough temperatures to seal their adhesive strips properly, so installers generally avoid deep-winter installations. Metal roofs are more forgiving of shoulder-season weather since they rely on mechanical seams rather than heat-activated bonds. Emergency repairs can happen year-round if a roof is leaking.

How much does a new roof cost in Toronto?

$8,000–$18,000+ for asphalt shingle replacement, $12,000–$20,000+ for a metal roof, and variable pricing for flat roofs depending on material. Final pricing depends on roof size, slope, tear-off complexity, product grade, and warranty depth. These are averages, not quotes. Toronto roofing companies like Seam Roofing can provide you with multiple options based on your budget.

What should I look for when hiring a Toronto roofer?

Check that the company is WSIB-registered and carries at least $2 million in liability insurance. Ask for warranties on both labour and materials, and verify reviews on Google. A visible portfolio of past projects is a strong signal of trust.

Planning a roof replacement, repair, or upgrade this year? All five of these roofing companies are worth contacting. Get at least two written estimates, compare warranty terms and insurance coverage, and pick the team whose work you trust most.

News Roundup for April 28, 2026

UrbanToronto Staff — Tue, 28 Apr 2026 09:30:00 -0400

The vacancy rate is up for new Toronto area rental buildings, with a look at why it is still so expensive to rent; Toronto unveils plans for mainly free FIFA Fan Fest, but budget hole remains; Prime Minister Mark Carney promises ‘good news’ in spring economic update; and other news.

The vacancy rate is up for new Toronto area rental buildings, so why is it still so expensive to rent? (The Star)

Toronto unveils plans for mainly free FIFA Fan Fest, but budget hole remains (Global News)

Prime Minister Mark Carney promises ‘good news’ in spring economic update (CityNews)

Cherry blossoms near peak as High Park set for stunning week of Sakura colour (CityNews)

‘I just feel used:’ Vendors owed thousands of dollars as Toronto Festival of Beer declares bankruptcy (CTV News)

CN Rocket

Craig White — Tue, 28 Apr 2026 06:00:00 -0400

The CN Rocket rises out of the mist on another damp Spring day in Toronto, with the buildings of the west side of Downtown in the foreground.

The CN Tower rises out of misty clouds above the west side of Downtown Toronto, image by UrbanToronto Forum contributor thecharioteer

This image comes to us courtesy of UrbanToronto Forum contributor thecharioteer. Want to see your work featured as a Daily Photo? You can post in the City Photos & Videos section of the UrbanToronto Forum, or submit your images to our UrbanToronto Flickr Pool for your chance to be featured on our Front Page.

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Eglinton Further East: City Council Reboots Scarborough LRT Plans

Nolan Xuereb — Mon, 27 Apr 2026 16:52:59 -0400

This past week, Toronto City Council approved a motion from Mayor Chow to provide an additional $10 million in funding to move forward the "Scarborough East Rapid Transit" line, while designating it a top priority within the City’s transit expansion plans. Formerly known as the Eglinton East LRT, Chow has shown renewed interest in reviving long-stagnant plans to build a light rail line through Scarborough, following its initial proposal in 2007.

A rendering depicting the SERT's envisioned alignment along Military Trail within the UTSC campus, image courtesy of the City of Toronto

The Scarborough East Rapid Transit (SERT) line is planned to be a street-running LRT, akin to similar operations seen on the 510 Spadina streetcar and the Finch West LRT. It would run a total of 18.6 kilometres from Kennedy station on Danforth Line 2 to the University of Toronto’s Scarborough Campus, before crossing the 401 to run along Sheppard Avenue, branching at Neilson Road to reach both Malvern Town Centre and the McCowan-Sheppard subway station now under construction. The proposed alignment would form a rough crescent, connecting to Line 2 at either end while travelling primarily on Eglinton Avenue East, Kingston Road, Morningside Avenue, and Sheppard Avenue East.

A map depicting the planned route of the SERT, image courtesy of the City of Toronto

While recent documents from City Hall indicate that City staff will explore the potential for grade separations along the line, the SERT is currently planned to run primarily in a dedicated right-of-way in the median of the various suburban arterials along which it will travel. This at-grade alignment will necessitate frequent stops at signalised intersections and render transit service vulnerable to disruptions from on-street collisions — two issues which have plagued the Finch West LRT since its opening last December.

A rendering looking over the intersection of Eglinton Avenue East and McCowan Road, image courtesy of the City of Toronto

The width of the various streets that the LRT is set to run down varies drastically along its route. On streets such as Sheppard and Eglinton Avenues, the City-owned vehicular right-of-way stretches over 25 metres wide, allowing for the relatively simple insertion of light rail tracks and platforms while maintaining a similar number of general traffic lanes as currently exist.

A typical right-of-way plan at a signalized intersection along the SERT, image courtesy of the City of Toronto

On narrower streets, such as Morningside Avenue and Neilson Road, a street section more similar to the dedicated streetcar alignments seen in downtown Toronto would be implemented. General vehicle lanes would be removed to make way for the dedicated tracks, while significant alterations to boulevards would facilitate the delivery of a "complete street" featuring wide sidewalks, cycle tracks, and planting boulevards.

A typical cross-section of the planned alignment along Morningside Avenue between Kingston Road and Fairwood Crescent, image courtesy of the City of Toronto

The $10 million dollar sum recently approved for the project is intended to advance these preliminary designs to a state of 30% completion. This will allow City staff and consultants to determine in greater detail the requirements for implementing such a project, such as property expropriation and utility relocation. Additionally, the funding announcement comes at a time as the municipal government is attempting to garner provincial and federal support for the project. Those two governmental bodies have historically shown limited interest in the idea of a LRT for Scarborough, with provincially-run Metrolinx even failing to protect for a future integration of service on the SERT with the Eglinton Line 5 during the construction of the Crosstown.

A Line 2 train arrives at Kennedy station, image courtesy of the TTC

Part of the higher levels of government's hesitancy to become involved politically or financially with the SERT may be that, by the City of Toronto's own admission, the new line would run slower than the bus service it would replace. In the Eglinton East LRT: Initial Business Case, the actual projected speed of the LRT is heavily underemphasised; where it is addressed, the business case states "bus travel speeds [would be] higher than the LRT," and that due to this failure to reduce travel times, "the project as currently defined [would have] a negative user impact."

Looking along Morningside Avenue as a 116 Morningside bus travels along the RapidTO bus lane, image courtesy of the City of Toronto

It is also worth noting that LRT business cases have a precedent for dramatically overestimating actual speeds during revenue service. The recently opened Finch West LRT was projected to complete its 10.3-kilometre route in 28 minutes, according to Metrolinx’s Sheppard-Finch Rapid Transit Benefits Case. On opening day, it actually travelled that same distance in 55 minutes—nearly half the projected speed on which the justification for the entire project was predicated. In the face of the ensuing embarrassment, City Hall enacted traffic signal changes to speed up LRV operations, a move which still saw the line running between 45% and 65% slower than its promised speed.

Looking south-west over the intersection of Finch Avenue West and Islington Avenue at a Finch West LRT vehicle, image courtesy of AECON

With the City of Toronto unable to shoulder the multi-billion-dollar cost of building the SERT, and provincial transit interests shifting toward expanded commuter rail, the future of this nearly two-decade-old LRT concept remains uncertain. Nevertheless, with a mayoral election approaching and both incumbent Olivia Chow and likely contender Brad Bradford taking strong stances on the project, it will undoubtedly be a major campaign issue.

An aerial photograph of the University of Toronto Scarborough campus, 2025, image courtesy of Wikimedia user Canmenwalker

UrbanToronto will continue to follow progress on this development. If you'd like, you can join in on the conversation in the associated Eglinton East LRT Forum thread, or leave a comment in the space provided on this page.

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Zoning Needs More Flexibility to Better Accommodate a Growing City

Rick Muller — Mon, 27 Apr 2026 16:00:00 -0400

Throughout April UrbanToronto is featuring a special State of Environment editorial series to explore critical sustainability issues across our region.

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The land area of the City of Toronto covers 631 square kilometres, and of that, fully 17 per cent is made up of ravines. Of major metropolitan areas in North America, that is an impressive total, as few such cities can match something as large as the Don Valley stretching north to south through the urban core for example.

It takes smart, sustainable urban planning to maintain and preserve Toronto’s green space during a time of urban intensification, and one of the four actionable goals of the City’s Official Plan is to be a sustainable resilient city: Toronto is to reach net zero and become more resilient to climate change by smart land use planning decisions, infrastructure investments, extensive transit and cycling networks, and restored biodiversity, including Indigenous views on land protection.

Construction of the Don Valley Crossing for Ontario Line 3, image by UrbanToronto Forum contributor kotsy

“Sustainability is a fundamental component of smart urban planning,” said the City of Toronto’s Shayna Stott, Senior Planner, Environmental Planning, City Planning Division, noting it has the biggest impact in three key areas. “First, it creates complete communities that provide people with housing and transportation options that use resources more efficiently. Secondly, it protects and grows the tree canopy and natural areas within the city, and thirdly, it brings forth policies and standards that help integrate sustainable design and materials into the development market, such as the Toronto Green Standard.”

As part of the Plan, the City now takes a ‘gentle density in neighbourhoods’ approach, which generally describes the redevelopment of low-density neighbourhoods with higher density 'missing middle' housing forms that generally fit within the scale and physical character of existing residential buildings and houses, such as laneway and garden suites, multiplexes, and low-rise apartment buildings.

While most citizens are aware of the Greenbelt which surrounds the City, fewer may be aware of Toronto’s 'Yellowbelt,' which covers most of the central, stable, older residential areas. Coined by urban planner Gil Meslin in 2016, for years, zoning had put a cap on significant redevelopment of the Yellowbelt, nearly as restrictive as what is applied to protected green space.

But the City has made amendments to its Yellowbelt approach and is continuing tweaks to accommodate the realities of city growth and the need for more housing with the Expanding Housing Options in Neighbourhoods (EHON) initiative. As explained by Carola Perez-Book, Project Manager, Zoning, City Planning division, the amendments are to permit and facilitate more low-rise housing in residential neighbourhoods to meet the needs of a growing city, specifically when it comes to Laneway Suites, Garden Suites, Multiplexes and Sixplexes. It also covers changes to policies regarding major streets and neighbourhood retail.

“EHON is an initiative that reframes the way we think about our low-rise communities,” says Perez-Book. “These neighbourhoods are Toronto’s opportunity to welcome more equitable access to small-scale, ground-related housing to meet the needs of current and future residents. Allowing for additional units in multiplex building types, with the same general scale and built form characteristics, addresses Official Plan objectives to provide a wide range of housing types within our neighbourhoods of four storeys or less, in a way that is gradual and sensitive to their context.”

A low-rise infill development illustrating ‘gentle density’ within an established Toronto neighbourhood, image by UrbanToronto Forum contributor ProjectEnd

Major changes include permitting one laneway suite per residential lot that abuts a laneway city-wide, permitting one garden suite per residential lot that does not abut a laneway, permitting up to four units in a multiplex city-wide, and sixplexes, permitting up to six units in a multiplex in Ward 23 and Toronto and East York Districts. The amendments also permit townhouses and apartment buildings up to six storeys on major streets and permit small-scale retail, service and office uses in certain neighbourhoods city-wide.

“Each of the City’s EHON initiatives included a monitoring program to assess the implementation and effectiveness of these amendments,” says Perez-Book. “Staff will report back on the monitoring outcomes and any necessary revisions to permissions, or other changes to improve the implementation and facilitate construction will be made. Reports on Multiplex and Garden Suite monitoring were adopted by City Council last summer. Monitoring for the Multiplexes, major streets and neighbourhood retail initiatives is ongoing, and additional changes could be recommended through future reports.”

As Toronto changes, grows and expands, sustainable, smart urban planning must stay flexible to provide a city of complete communities in making the most of those 631 square kilometres.

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Thank you to the companies joining UrbanToronto to celebrate State of Environment Month.

Two 43-Storey Towers Proposed in Expanded Plan Near Weston GO

Anthony Teles — Mon, 27 Apr 2026 15:10:43 -0400

A planning proposal resubmission from Altree Developments to the City of Toronto for a redevelopment of 1705 Weston Road is emblematic of the intensification of properties close to Weston GO/UP Express station. Designed by Graziani + Corazza Architects, a single 43-storey tower proposal approved in 2025 has been expanded now to include a second tower at the same height.

Looking northwest to 1705 Weston Road, designed by Graziani + Corazza Architects for Altree Developments

At the northeast corner of Weston Road and Victoria Avenue East within the Weston Major Transit Station Area, the development site spans 1693 through 1709 Weston Road and 6 through 10 Victoria Avenue East. The parcel extends east to the Metrolinx rail corridor. The properties are currently occupied by a mix of vacant low-rise commercial and residential buildings, along with two remaining detached houses on Victoria Avenue East, and include a total of 15 vacant rental units slated for replacement. The surrounding Weston Village area includes a mix of older one- to two-storey buildings, surface parking lots, and a growing number of mid- and high-rise developments.

Looking north to the current site, image retrived from Google Maps

In 2021, an approval for a 24-storey mixed-use building containing 254 units followed earlier proposals dating back to 2017. A subsequent application filed in 2024 led to a July, 2025 approval for a 43-storey tower.

Previous plan, designed by Graziani + Corazza Architects for Altree Developments

Following that approval, the acquisition of 6 and 8 Victoria Avenue East expanded the development footprint to include the full block between Weston Road and the rail corridor, creating an opportunity to introduce a second tower. Bousfields has now submitted Zoning By-law Amendment and Rental Housing Demolition applications to the City of Toronto on behalf of the developer.

The revised proposal reorganizes the expanded site, with the previously approved West Building joined by a new East Building. Both towers would rise 43 storeys, reaching 147.37m, and sit atop 6-storey podiums that frame Weston Road and Victoria Avenue East. A central driveway would separate the buildings, with approximately 25m tower-to-tower spacing achieved through coordinated step-backs.

Across both towers, the development would deliver 996 residential units, a substantial increase from the approximately 549 units from 2024. The unit mix would include 104 studios, 550 one-bedrooms, 231 two-bedrooms, and 111 three-bedroom units. Each tower would be served by four residential elevators, resulting in ratios of roughly one elevator per 131 units in the West Building and one per 112 units in the East Building, with high-speed motors required in both towers to provide adequate response times.

Site plan, designed by Graziani + Corazza Architects for Altree Developments

As with prior approvals, the proposal would retain 15 rental replacement units and 6 affordable rental units, now located within the East Building and anticipated to be delivered in the initial construction phase. Gross Floor Area has more than doubled to 70,554m² from 33,933m², including 70,101m² of residential space and 453m² of ground-floor retail in the West Building, resulting in a Floor Space Index of 15.62 times coverage of the 4,517m² assembly, up from 8.86 times coverage.

Floor-plates would remain consistent with the earlier approval, measuring approximately 846m² in the West Building and 850m² in the East Building. The West Building would now provide 1,069m² of amenities concentrated the seventh floor, including 551m² indoors and 518m² outdoors, while the East Building would supply a larger share with 3,917m² of indoor amenity space across the first six floors and 428m² of outdoor space on rooftop terraces.

Below grade, a two-level underground garage would be shared between both buildings. The project proposes 151 vehicular parking spaces, up from 86, including 100 for residents and 51 for visitors, along with three short-term pick-up and drop-off spaces at grade. Bicycle parking rose from 615 to 717 spaces, including 564 long-term and 143 short-term spaces, plus 10 publicly accessible spaces along Weston Road.

Ground floor plan, designed by Graziani + Corazza Architects for Altree Developments

The site is located approximately 80m, or about a one-minute walk, from the south entrance of Weston GO/UP Express station. Surface transit is readily available along Weston Road. For cyclists, the Humber River Recreational Trail lies about 545m away, linking south to the Martin Goodman Trail and connecting to a wider network of routes across the city.

An aerial view of the site and surrounding context, image from submission to City of Toronto

Several other redevelopments are at various stages in Weston Village. To the south, an 11-storey proposal is planned at 1681 Weston Road, while a cluster of taller projects is emerging closer to the station. These include 1798–1812 Weston Road at 36 storeys, Hickory Tree Towers at 38 storeys, and 16 Wilby Crescent at 39 storeys, alongside more intensive proposals such as 1821 Weston Road and 1828–1844 Weston Road at 45 storeys, and the Weston Park redevelopment at 45 and 50 storeys.

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