UrbanToronto

GEOpark Connects Low-Carbon Design and Resident Comfort in Kingston

Anthony Teles — Fri, 23 Oct 2026 16:00:00 -0400

Throughout October UrbanToronto is featuring a special State of Housing 2026 editorial series to examine the pressing housing challenges we face.

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At Princess and Albert streets in Kingston, 'GEOpark' brings low-carbon design into the daily experience of rental housing. Opened in 2025, the six-storey, 176-unit rental building was developed and constructed by Podium Developments, and designed by Enform Architects and Lemay, with interiors by the latter. The Williamsville project earned the 2026 Canada Green Building Council Inspiring Home Award, as well as the 2026 OHBA Architectural Design award for a mid-rise building, and is Kingston’s first building certified under the Zero Carbon Building Design Standard. UrbanToronto spoke with Julia Pascutto, Lemay's Design Director, Architecture, about how its neighbourhood response, energy strategy, and shared spaces came together within the project’s financial constraints.

GEOpark’s six-storey exterior at dusk in Kingston’s Williamsville neighbourhood, image by Adrien Williams via Lemay

GEOpark’s triangular lot helped shape a compact building that responds to solar orientation and Williamsville’s streetscapes. Kingston’s limestone buildings, Victorian architecture, and Craftsman houses informed its proportions and material expression, with step-backs mediating between Princess Street’s newer development and the smaller residential scale along Albert Street. Keeping the form straightforward reduced structural complexity and unnecessary enclosure area. “The simple form, which was driven by the site, actually lent itself to being a much more sustainable and energy-efficient building form,” Pascutto explained.

Elevated view of GEOpark’s triangular form, rooftop amenities, and surrounding Williamsville streetscape, image by Adrien Williams via Lemay

Early energy modelling by Introba tested massing and enclosure options against daylight, comfort, energy demand, and operating costs, informing a window-to-wall ratio of approximately 38%. The team prioritized useful daylight, outdoor views, and operable windows, giving residents more control over suite conditions. “Comfort isn't just having a large window; it's about having the ability to control their comfort by having an operable window, and having a suite that feels bright and comfortable and healthy throughout the year,” Pascutto said.

Continuous insulation, airtightness measures, and thermal isolation detailing at roof junctions, cladding attachments, and window frames helped limit heating and cooling demand. Double-glazed windows combine Low-E coatings, argon fill, and thermal spacers to support that enclosure strategy. “So the double glazing did help achieve the project's performance targets without requiring triple glazing throughout,” Pascutto said, explaining that coordinating the window and wall assemblies helped balance construction costs with environmental goals and resident comfort.

Kevin Stelzer, Principal at Enform Architects, points to the longer-term benefits of that approach: “Equally important, these strategies increase building resilience by reducing stress on mechanical systems and providing greater protection against evolving weather conditions.”

Natural light enters a GEOpark suite, image by Adrien Williams via Lemay

A geoexchange heat pump system financed and built by the building ownership supplies heating and cooling, with CO₂-refrigerant air sourced heat pumps serving domestic hot water. "As an enveloper-operator, creating sustainable efficiency is central to our long-term strategy. From the outset, this project focused heavily on energy design and operational performance. The outcome validates every decision made along the way: a beautiful, future-proof building that optimizes utility consumption and curtails operational expenditure without compromising tenant comfort," says Jill Duncan, Director, Operations & Assets at Podium. Each suite has demand-controlled ventilation with enthalpy heat recovery, adjusting airflow to occupancy and recovering energy from exhaust air. Onsite fossil fuel use is limited to emergency generation. Concrete mixes incorporated up to 50% supplementary cementitious materials, contributing to a reported life-cycle embodied carbon intensity of approximately 359kg CO₂e/m².

Insulated piping, pumps, and distribution equipment inside GEOpark’s mechanical room, image by Adrien Williams via Lemay

The team reports that hard costs rose approximately 40% during design and construction largely as a result of COVID-led hard cost inflationary pressures. A construction management approach brought trades and suppliers into the process early and allowed flexibility in awarding contracts, helping deliver GEOpark on schedule and within budget. Zero Carbon Building and Fitwel targets were embedded in the Basis of Design, giving designers, developers, and financing partners a common reference. According to the team, certification helped substantiate projected energy savings and reduced long-term risk, supporting applications for CMHC-backed financing.

“The CAGBC Zero Carbon Building (ZCB) Standard is a powerful and adaptable tool that enables designers and owners to deliver buildings that achieve both low-carbon outcomes and high-value financial performance,” Stelzer said.

Pascutto credits Podium’s early commitment to linking environmental performance with resident wellbeing and financial viability. “The project team approached carbon reduction, well-being, and financial viability as interconnected goals,” she said. “So improvements to the building envelope reduced the energy demand, which then enabled smaller mechanical systems, and then smaller mechanical systems reduced costs and freed up space that could be reinvested in resident amenities, comfort, and community building spaces.”

On the roof, compact mechanical equipment is grouped and screened, leaving room for a pickleball court, dog run, barbecue areas, and gathering spaces. A panoramic terrace overlooks Kingston, with green roof planting bordering the amenity area. “In many ways, the roof sort of embodies the philosophy of the project, building better performance and creating more space for people,” Pascutto said.

Residents play pickleball on GEOpark’s rooftop court at sunset, image courtesy of Podium Developments

Inside, study rooms, lounges, a shared dining room, and five live/work units at-grade provide settings for focused work and social connection, supported by organized resident activities. GEOpark’s Fitwel two-star certification reflects its attention to health and wellbeing. Colour-coded floors and a playful graphic character named Alby guide residents into the stairways, encouraging movement through an inviting alternative to the elevators.

GEOpark’s shared lounge, dining area, and communal kitchen, image by Adrien Williams via Lemay

GEOpark was fully leased at opening, with a waitlist. Resident feedback highlights the rooftop and common spaces, suite layouts suited to individuals and roommates, and the building’s neighbourhood fit. Residents praise the natural light and individual heating and cooling controls, with one reporting little need to switch on lights.

For teams pursuing comparable housing projects, Pascutto points to setting carbon, energy, and wellbeing objectives early, recording them in the Basis of Design, and assembling a team committed to those goals. That shared direction allows costs, building performance, and resident needs to inform the same decisions. “The most important decisions happen before design is advanced,” she said.

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Throughout October, UrbanToronto will be publishing features that examine the housing crisis in depth. Follow along as we present stories and perspectives that capture the state of housing today, and the ideas shaping how the region meets its growing need for homes.

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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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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.

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

Crown Enclosure Advances as One Bloor West’s Upper Floors Fill In

Anthony Teles — Fri, 23 Oct 2026 14:30:01 -0400

Construction continues on One Bloor West's distinctive crown. Designed by Foster + Partners and Core Architects, and being completed by the developer Tridel, the 85-storey ‘supertall’ at Yonge and Bloor streets in Toronto’s Yorkville neighbourhood has seen enclosure progress since UrbanToronto’s July, 2026 update.

This month, the view southwest across Yonge and Bloor streets shows largely continuous curtain wall glazing across the north and east elevations, framed by anodized aluminum-clad megacolumns and six-storey diagonal hangers. Recessed mechanical sections punctuate the stacked residential volumes. At the base, tall glazed bays and broad cladding panels enclose commercial levels planned for retail and hotel uses. Red Tridel branding spans the street-level hoarding and lower-floor glazing, with a narrow strip of white weatherproofing exposed beside the ground-floor enclosure to the right.

Looking southwest from Yonge and Bloor to One Bloor West’s glazed elevations and lower commercial levels, image by UrbanToronto Forum contributor Johnny Au

The exterior appears substantially enclosed, including the uppermost six-storey residential volume, which remained partially open in July, while the south-facing strip behind the crane mast remains to be glazed: plywood barriers close slab-edge openings to approximately the 65th floor, with exposed concrete slabs and temporary guardrails follow through the highest residential levels. Steel crane ties bridge the mast and tower at intervals along this strip. White weatherproofing remains exposed beside the black louvres of the upper mechanical section, and rooftop steel subframes await exterior panels.

Looking northwest to the upper south and east elevations and unfinished facade strip behind the crane, image by UrbanToronto Forum contributor jer1961

A close-up view of the first two-storey mechanical section at floors 17 and 18 highlights deep horizontal louvres that screen equipment behind roofs edged with glass balustrades. Anodized aluminum cladding features regularly spaced panel joints and finished soffits beneath the projecting residential floors. Triangulated crane ties cross the foreground, anchored through the unfinished strip, while green weatherproofing and exposed concrete mark incomplete enclosure work served by scaffolding and temporary guardrails.

A close-up view looking northwest to the first mechanical section, terrace glazing, and crane connections, image by UrbanToronto Forum contributor jer1961

Across the west and north elevations, the long west-side Rail Climbing System (RCS) truss and remaining north-side climbing units have been dismantled, clearing the crown of the facade installation system. Metal framing is visible between the megacolumns where penthouse suites will get top-floor interior space beside corner terraces.

Looking east to upper-floor curtain wall glazing and remaining crown openings, image by UrbanToronto Forum contributor steveve

Finally, a recent drone view at sunset reveals completed panels covering the Tuned Mass Damper chamber’s east-facing wall. Below, another look at where the four penthouse top level interior lounge space is being framed-in, each to have a corner terrace.

A drone view looking west across the TMD enclosure, exposed rooftop framing, and perimeter work areas, image by UrbanToronto Forum contributor hawc

Standing 308.6m tall, One Bloor West was to contain 416 residential units before Tridel’s interior reconfiguration; a revised total and an operator for the planned 139-room hotel on the lower levels have yet to be announced.

Looking south to One Bloor West, designed by Foster + Partners and Core Architects, developed by Tridel

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ADFF Returns to the TIFF Lightbox with The Tower That Built A City and Much More

Craig White — Fri, 23 Oct 2026 12:40:04 -0400

ADFF, the Architecture & Design Film Festival, is returning to the TIFF Lightbox in two weeks, November 4 through 7, 2026, with seventeen screenings in total. Presented by Eventscape, the festival opens with a Wednesday, November 4 evening premiere and party, continuing on the Thursday and Friday evenings, and going all day on Saturday the 7th.

The festival's offerings this year cover famous buildings — the CN Tower here in Toronto, COPAN in Sao Paulo, and five buildings by celebrated architect Renzo Piano — the work of overlooked female architects generally and Barbara Buser specifically, standout architectural styles Bauhaus and the lesser-known Space Age delights of Googie, revitalized urban spaces — Tingbjerg and Nørrebro in Copenhagen, Máximapark outside of Utrecht, and reclaimed natural spaces like a patch of desert that now grows vegetables for refugees in Algeria, and a once-polluted lake brought back to life in Bolivia: everything that makes the places where we live, play, and work better to be in for each of us individually, and collectively to secure a less precarious future for our put-upon planet.

Toronto's most prominent landmark gets top billing with two screenings of The Tower That Built A City, a celebration of our 50-year-old skyline anchor, while a road trip around Chile with Smiljan Radić in Mundo Fragil highlights the 2026 Pritzker Prize-winning architect's land and tradition-based approach while celebrating his many forward-thinking accomplishments. Screening times and more detailed descriptions of all of the films on offer can be found at the ADFF website.

Tickets or passes can be purchased from the festival's TIFF Ticketmaster page, here. Have a great event!

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37-Storey Tower Proposed on Sheppard East near Warden Avenue

Anthony Teles — Fri, 23 Oct 2026 11:09:30 -0400

A Red Lobster restaurant on Sheppard west of Warden Avenue could give way to a 37-storey tower, bringing the tallest proposal in the Bridlewood area of Scarborough. Designed by Arcadis for Orion Real Estate Group, the mixed-use development would rise at 3252 Sheppard Avenue East on the northwest corner with Silver Maple Gate. To the immediate east and west are recent high-rise redevelopments, while the surrounding neighbourhood combines low-rise residential streets with further apartment buildings and commercial properties along Sheppard.

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

MHBC Planning has submitted Official Plan and Zoning By-law Amendment applications to the City of Toronto on behalf of Orion Real Estate Group. The development would place a 37-storey tower rising 122.7m along Sheppard, with a 10-storey, 38.3m component extending north in an inverted L-shaped layout along Silver Maple Gate. A shared podium connection spanning floors two through six (with a rooftop amenity terrace above) would bridge an internal driveway between the components.

Looking northwest to 3252 Sheppard Avenue East, designed by Arcadis for Orion Real Estate Group

The tower would establish a four-storey street-wall along Sheppard, and a six-storey street-wall along Silver Maple. Upper floors would maintain separation distances of 29m from the tower east of Silver Maple and 22m from the apartment building to the west. Above the connecting podium, the proposed components would stand at least 15.75m apart, increasing to 23.75m above the tower’s 35th floor.

Site plan, designed by Arcadis for Orion Real Estate Group

The proposal would contain 641 condominium suites, comprising 4 studios, 428 one-bedrooms, 141 two-bedrooms, and 68 three-bedrooms. Four elevators would serve the taller tower and two the shorter component, providing a combined ratio of approximately one elevator per 107 suites, indicating high-speed motors would be required to minimize wait times when all elevators are operational.

Looking northwest to 3252 Sheppard Avenue East, designed by Arcadis for Orion Real Estate Group

The complex's 43,480m² of residential space and 356m² of retail fronting Sheppard Avenue East totals to a Gross Floor Area of 43,836m², for a Floor Space Index of 6.91 times coverage of the 6,989m² lot. Residents would have access to 1,285m² of indoor amenities and 1,287m² outdoors. (Outdoor amenity spaces would be distributed at grade and on upper levels.) Two street-facing entrances would serve the retail. Grade-related homes along the eastern and northern edges would have secondary entrances through private patios connected to the Silver Maple Gate sidewalk and a publicly accessible northern walkway.

Ground floor plan, designed by Arcadis for Orion Real Estate Group

A single driveway from Silver Maple Gate would lead to an internal circular driveway with three passenger pick-up and drop-off spaces, two loading spaces, and a ramp to three underground garage levels. The garage would accommodate 362 parking spaces, divided into 328 resident and 34 visitor spaces, with electric vehicle supply equipment proposed for every resident space. Bicycle parking would total 490 spaces, comprising 440 long-term spaces on the first underground level and 50 short-term spaces at grade.

Looking southwest to 3252 Sheppard Avenue East, designed by Arcadis for Orion Real Estate Group

The site is approximately 260m west of Warden Avenue, 490m east of Pharmacy Avenue, but 2.7km east of Don Mills station, the eastern terminus of Sheppard Line 4, from where Sheppard East buses extend TTC service. North-south buses operate along Warden and Pharmacy avenues. Metrolinx’s Sheppard Line 4 Subway Extension study could bring rapid transit to this section of Sheppard Avenue in the future. Nearby cycling infrastructure includes cycle tracks on Huntingwood Drive, a signed route along Ridgecrest Drive, and the West Highland Creek Trail.

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

Development activity along this stretch of Sheppard includes a 12-storey proposal at 3459–3471 Sheppard Avenue East to the east, and 14-storey proposals at both 3175 and 3195 Sheppard Avenue East to the west. Farther west, the 15-storey 2992 Sheppard East is under construction, with 22 storeys proposed at 2993 Sheppard East. Larger redevelopment plans near Victoria Park Avenue include the LSQ masterplanned community, calling for nine towers ranging from 7 to 43 storeys, with 30- and 43-storey towers under construction, as well as a 46-storey proposal at 2912–2926 Sheppard Avenue East, and a 10-tower proposal at 2450 Sheppard Avenue East with heights ranging from 10 to 49 storeys.

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News Roundup for October 23, 2026

UrbanToronto Staff — Fri, 23 Oct 2026 09:30:00 -0400

A giant pile of red bicycles has appeared in a Bloor West park to protest Doug Ford’s bike lane removals; a look at why living alone is becoming increasingly unaffordable for Torontonians; Diwali festivities light up the Toronto sky and other events this weekend; and other news.

A giant pile of red bicycles has appeared in a Bloor West park to protest Doug Ford’s bike lane removals (The Star)

Why living alone is becoming increasingly unaffordable for Torontonians (CBC)

Weekend need-to-know: Diwali festivities light up the Toronto sky (CityNews)

Should the HST rebate be extended? Six months in, these are the homebuyers benefitting (The Star)

Olivia Chow, Brad Bradford face off in last debate before election day (CBC)

New polls suggest Crombie takes lead in three-way race to lead Mississauga (CityNews)

This decrepit Scarborough mansion may finally come down — and the plan has a famous name attached (The Star)

Viva Vaughan

Craig White — Fri, 23 Oct 2026 06:00:00 -0400

Take from the YRT's VIVA Orange stop at Vaughan Metropolitan Centre station, the Festival towers and Bravo at Encore stand tall against the setting sun, as cars ply eastbound Highway 7 in the foreground.

Looking west from the YRT VIVA stop at Vaughan Metropolitan Centre, image by UrbanToronto Forum contributor yrt+viva=1system

This image comes to us courtesy of UrbanToronto Forum contributor yrt+viva=1system. 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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Twin 50-Storey Rental Towers Proposed East of Thorncliffe Park Station

Anthony Teles — Thu, 22 Oct 2026 16:25:11 -0400

A proposal for two 50-storey rental towers at 60 Overlea Boulevard, east of the under-construction Thorncliffe Park station on Ontario Line 3, has been submitted to the City of Toronto. Designed by Sweeny &Co Architects for WolfeCorp, operating as Plazaworks, the development would replace a commercial plaza with ground-floor retail and a potential daycare. It is the sole current proposal at the intersection of Overlea Boulevard and Thorncliffe Park Drive, within the Thorncliffe Park Major Transit Station Area.

Looking northwest to 60 Overlea Boulevard, designed by Sweeny &Co Architects Inc for WolfeCorp

The property occupies the northwest corner of the intersection. A single-storey, approximately 1,858m² commercial building houses a Salvation Army thrift store and donation centre and two restaurants, surrounded by surface parking. Located along the southern edge of the Leaside-Thorncliffe Park Employment Area, the site faces a corridor of commercial, institutional, and residential uses within a neighbourhood characterized by mid-century apartment towers, shopping plazas, parks, and former industrial properties.

Looking northeast from Overlea Boulevard to the current site, image from submission to City of Toronto

WND Associates has submitted Official Plan and Zoning By-law Amendment applications to the City on behalf of the developer. The applications seek to redesignate the site to Mixed Use Areas and establish site-specific zoning for the two towers. The proposal would replace the plaza with two 50-storey towers reaching 164.5m, connected by a 12-storey link within the site. Along Overlea Boulevard, the street-facing podium would rise two to three storeys, increasing to five storeys along Thorncliffe Park Drive. Ground-floor non-residential spaces would front Overlea Boulevard. A civic plaza would mark the intersection. Above, approximately 850m² tower floor-plates would be separated by 31.9m, with setbacks of approximately 12.49m from the west property line and 14m from the north.

Looking northwest to the podium, designed by Sweeny &Co Architects Inc for WolfeCorp

The development would contain 1,261 market-rate rental homes, comprising 82 studios, 777 one-bedroom, 273 two-bedroom, and 129 three-bedroom units. Each tower would be served by five elevators, approximately one per each 126 apartments, indicating high-speed motors would be required to minimize wait times when all elevators are operational.

Site plan, designed by Sweeny &Co Architects Inc for WolfeCorp

The Gross Floor Area of 83,338m² would include 81,624m² of residential space and 1,713m² of ground-floor non-residential space, with approximately 1,037m² of retail and 677m² for a potential daycare. Residents would have access to 2,811m² of indoor and 2,259m² of outdoor amenity space within the podium levels and on building rooftops. The Floor Space Index of the proposal would be 13.47 times the gross site area of 6,187m², or 14.27 times the net area following road dedications.

Ground floor plan, designed by Sweeny &Co Architects Inc for WolfeCorp

Two underground garage levels would contain 238 parking spaces, divided into 172 resident and 66 visitor spaces. The driveway would serve two ground-level pick-up and drop-off spaces and three loading spaces. Bicycle parking would total 694 spaces, comprising 567 long-term and 127 short-term spaces.

Looking west to 60 Overlea Boulevard, designed by Sweeny &Co Architects Inc for WolfeCorp

Thorncliffe Park station is within 500m west of the site, approximately a five- to eight-minute walk. Existing surface transit at the intersection includes the 25 Don Mills, 925 Don Mills Express, 72C Pape, 88 South Leaside, and 100 Flemingdon Park buses. Cycling facilities on Thorncliffe Park Drive begin approximately 110m southeast of the property, connecting with trails through Ernest Thompson Seton Park about 400m south.

Poorly labeled location of the site and surrounding area, image from submission to City of Toronto

Other projects are in the development pipeline nearby. To the east, the Don Mills Ismaili Community Centre and Jamatkhana is proposed at three storeys. To the west, taller development is planned around the under-construction Thorncliffe Park station through the Thorncliffe Park Transit-Oriented Community. Proposals include 36 Overlea Boulevard at 13 storeys, 6 Thorncliffe Park Drive at 46 storeys, paired towers of 31 and 46 storeys at 14–16 Overlea Boulevard, 24 and 56 storeys at 4–10 Overlea Boulevard, and a 56-storey tower at 26 Overlea Boulevard.

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Winners of 51st Annual Heritage Toronto Awards Announced

Anthony Teles — Thu, 22 Oct 2026 12:28:00 -0400

Three projects conserving Toronto’s built heritage have earned recognition at the 51st annual Heritage Toronto Awards. The winners were celebrated yesterday evening at The Carlu, where journalist and storyteller Angie Seth hosted the ceremony. Presented by Aird & Berlis, the awards recognized work ranging from the conversion of Cabbagetown townhouses into supportive housing, to the restoration of a public greenhouse and an early high-rise office building.

A charity and City of Toronto agency, Heritage Toronto connects residents with local history through tours, plaques, exhibitions, and other public programming. This year’s awards drew 75 nominees across the Book, Public History, and Built Heritage categories, with independent expert juries selecting six winners.

The Built Heritage winners are featured below:

Adaptive Reuse: Parliament Street Supportive Housing

At 504–508 Parliament Street in Cabbagetown, three heritage-listed Second Empire townhouses built around 1879 by J. Bowden now accommodate 31 supportive housing units. The Adaptive Reuse Award recognizes Dixon Hall’s rehabilitation of the buildings, completed in November, 2025 in partnership with Toronto Community Housing and the City of Toronto. ERA Architects led the design and heritage conservation, with HRI Group undertaking heritage contracting. The project retained the townhouses’ historic character, reworking their interiors to provide private washrooms, shared amenity spaces, counselling rooms, and on-site staff facilities. Accessibility and life safety upgrades support the buildings’ renewed residential role, pairing conservation with a Housing First approach.

Parliament Rooming Houses, image by Riley Snelling courtesy of ERA Architects

Heritage Planning & Architecture: Allan Gardens Palm House Restoration

The Heritage Planning & Architecture Award went to the restoration of the City-owned Allan Gardens Palm House at 160 Gerrard Street East. Opened in 1910, the greenhouse underwent work completed in May, 2025 by Zeidler Architecture, heritage architect Architects Rasch Eckler Associates, HRI Group, and structural engineer RJC Engineers. Repairs conserved its 16-sided steel-and-glass dome, masonry, sandstone, woodwork, and decorative features. Reinstating the central east portico entrance restored the historic approach and provided barrier-free access. Individually set laminated, fritted, tempered safety glass replaced the single-pane glazing, improving safety and UV protection. Automated controls coordinate ventilation and heating to support the greenhouse’s climate and continued public use.

Allan Gardens' Palm House, image by Adrien Williams courtesy of Zeidler Architecture Inc

Crafts and Trades: Lumsden Building Facade Rehabilitation

Dream Unlimited’s Lumsden Building at 6 Adelaide Street East earned the Crafts and Trades Award for conservation of its manufactured cast stone facade. Designed by J.A. McKenzie and completed in 1909, the early high-rise office building underwent repairs to its south and west elevations by ERA Architects, HRI Group, and RJC Engineers. Deteriorated sills and lintels were selectively replaced with matching architectural precast concrete units, with other cast stone elements repaired and resurfaced. Work included parapet rehabilitation with stucco and lead flashing, replacement of copper flashing at the second-floor cornice, window sealant renewal, and facade cleaning. The approach retained historic material wherever practicable, limiting replacement to elements requiring it.

Lumsden Building facade, image by Emily Long courtesy of RJC Engineers

The awards ceremony serves as Heritage Toronto’s largest annual fundraiser, supporting more than 80 public programs each year, including tours, plaques, exhibitions, digital programming, the Emerging Historians program, and the Equity Heritage Initiative.

More information, including more imagery on each project, is available on the official site.

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UTPro Dashboard Report October: A Bounce Back

Ash Navabi — Thu, 22 Oct 2026 10:58:15 -0400

New data from UTPro shows a month-over-month increase in projects under construction and projects in pre-construction. This is a reversal of fortunes from last month, which saw a decline in under construction projects.

Our UTPro Public Dashboard provides a snapshot of development activity in our wide coverage across the Toronto-centred region at any given time. Each month, we highlight a snippet of what's going on: the scale of planned development, what’s actively being built, and how much residential vs. non-residential space is underway.

The UTPro Dashboard as of October 21, 2026.

The Pipeline at a Glance

As of October 21, 2026, in the 10 regions of the GGH (Toronto, Durham, Halton, Peel, York, Hamilton, Simcoe, Waterloo, Wellington, and Niagara), there are 3,758 projects in pre-construction, an increase of 53 from the 3,725 last previous month. In total, there is about 1.495 billion square feet of Gross Floor Area in pre-construction (up 0.4% from 1.489 billion last month), of which 1.182 billion ft² is residential GFA (up 0.5% from last month's 1.176 billion ft²) for 1.835 million dwelling units (up 0.2% from 1.832 million units last month).

Under construction projects also increased to 740, up 2 from 738 last month. There is about 204.2 million ft² of Gross Floor Area under construction (up 0.9% from 202.4 million ft² last month), of which 132.4 million ft² is residential GFA (up 1.4% from 130.6 million ft² last month) for 243,254 dwelling units (up 1.8% from 239,081 from last month).

Downtown Toronto skyline seen through public artwork at Biidaasige Park, image by Craig White

Get More Data By Subscribing to UTPro

UTPro subscribers get access to many more dashboards and our full data set of over 150 fields from which they can create custom reports and maps tracking development projects across the Greater Golden Horseshoe. Find out how to unlock all our data here.

News Roundup for October 22, 2026

UrbanToronto Staff — Thu, 22 Oct 2026 09:30:00 -0400

Toronto’s new condo sales hit record low in September despite HST boost; significant spike in bird-building collisions across the GTA in September; CP24 hosts a final Toronto mayoral debate tonight; and other news.

Toronto’s new condo sales hit record low in September despite HST boost (The Star)

Significant spike in bird-building collisions across the GTA in September (CityNews)

CP24 hosts a final Toronto mayoral debate tonight. New exclusive polling shows it could shake up the election. (CP24)

New poll shows deadlock between Chow and Bradford days before Toronto election (Global News)

Nearly two-thirds of Toronto residents say traffic and road maintenance is bad or terrible: poll (CityNews)

Mississauga’s mayoral race a close three-way contest with Bonnie Crombie pulling ahead, a new poll shows (The Star)

Treetop Living

Craig White — Thu, 22 Oct 2026 06:00:00 -0400

The view across from the Loblaws atop St Clair West station includes covered bicycle racks, a subway entrance, a wall of trees at the nord end of the Nordheimer Ravine, and some new treetop residences, nestled somewhere — apparently — within a park-like city.

One Bloor West peeks out above a wall of trees on the south side of St Clair Avenue West at the top of the Nordheimer Ravine, image by UrbanToronto Forum contributor SixPoints

This image comes to us courtesy of UrbanToronto Forum contributor SixPoints. 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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CivicAction's Playbook Provides a Path Toward Housing Affordability

Julian Mirabelli — Wed, 21 Oct 2026 16:50:48 -0400

Throughout October UrbanToronto is featuring a special State of Housing 2026 editorial series to examine the pressing housing challenges facing Toronto and the Greater Golden Horseshoe.

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Recent news regarding housing in the GTHA has been focusing on a slow-down in the real estate market, with housing costs decreasing slightly and many large-scale developments paused or abandoned as the demand for condos dries up. But despite the apparent 'condo crash', housing still remains well out of reach for many residents in the region, with costs holding stubbornly high despite the weaker demand.

Over the past year, CivicAction has been releasing a series of reports on housing affordability that break down the root causes of our current housing crisis, and outline what steps can be taken to address it. Specifically, they focus on middle-income workforce housing, characterized by household incomes between $40,000 to $125,000 per year, which encompasses a range of essential professions like nurses, firefighters, and skilled tradespeople who keep our cities running, but who are increasingly priced out of the housing market.

The first report explored the wide-ranging impacts of the housing crisis on middle-income workers and how that impacts the city as a whole. The second report delved into the math behind the housing affordability criss, and the third report identified the roles of the various stakeholders and parties within the housing delivery system and how collaboration could ease housing costs. The fourth and final report is titled The Action Plan: Workforce Housing Affordability Playbook for Action and was released in March 2026, presenting a comprehensive playbook that brings together all the research that CivicAction has completed into a plan forward toward middle-income housing affordability.

UrbanToronto had the pleasure of speaking with Surranna Sandy, CEO of CivicAction, to find out more about the playbook and how it can be put into action.

Cover page of 'The Action Plan: Workforce Housing Affordability Playbook For Action', image courtesy of CivicAction.

The biggest takeaway from CivicAction's research is the need for greater collaboration between all parties involved in the provision of housing, and the creation of new and innovative partnerships to help deliver it. The playbook lays out a clear path toward this through a 13-step plan that is not only meant to facilitate the formation of these partnerships, but also to repeat and scale them in order to streamline the process for the future.

"We already know we have land," explains Sandy. "We have capital. We have the expertise, and we have organizations that want to be part of the solution. But all these different pieces, they don't come together in ways that are structured to make these housing projects a viable initiative. So, for the playbook and the framework that we developed, here is a pathway, an actionable tool to bring those partners together in a different way."

The playbook identifies seven different partners that are either currently involved in housing provision, or who could take on a greater role in the process. They are: the Capital Providers (institutional investors, pension funds, banks, etc); the Development Experts (private or non-market developers); the Public Partners (federal, provincial, municipal, or Indigenous governments); the Mission Stewards (non-market housing providers); the Demand Anchors (large employers such as educational or health care institutions, etc); Indigenous Communities and Organizations; and finally, the Community Voices (neighbourhood groups and resident associations, etc). The playbook delves into detail about what resources and expertise each partner can bring to the table, the objectives each partner is aiming to achieve, and the risks each partner carries throughout the process.

Sandy describes the current system as frequently being more adversarial rather than collaborative. "Often, [the partners] operate at different timelines and altitudes. They have different priorities. You have different perceptions of risk, because a lender has a vastly different perception of a risk than say a developer may have, and so often times, these partnerships have to be built from scratch every single project. And that is time and money, as we know." This misalignment frequently leads to delays, increased costs, and missed opportunities to leverage another partner's expertise, which all combine to drive housing costs out of reach for the general workforce.

"One of the things that the playbook really emphasizes is that you shouldn't be thinking of collaboration as an afterthought to your housing project development," explains Sandy. "You have to design it into the project from the start of the project. From the moment you conceptualize creating a project, who needs to be at the table? What does each partner bring and what risk are they carrying and what would make the project viable for everyone? So that's why we don't see this as simply a question of needing more money to get more housing. It's about delivery, and it's about coordination."

CivicAction's 13-step plan toward workforce housing affordability, image courtesy of CivicAction.

In creating the reports and the playbook, CivicAction consulted with over 350 industry professionals across all sectors and roles, compiling a comprehensive understanding of the issues from all angles. "One of the central ideas is that no single actor can solve this race," Sandy stated, "so, even just the process of developing [the playbook] actually reflects the approach we're recommending. Bring different players together, understand the constraints most critically, understand what incentivized them, and then design a solution that could work across various systems."

While Sandy is optimistic and encouraged by the decline in prices, as well as the many announcements from various levels of governments, she cautions that the structural issues that have led to this crisis are still there.

There are, however, some precedents of innovative partnerships that have successfully delivered affordable housing. In 2023, the Housing Trust of Nova Scotia, a non-profit rental housing provider, partnered with the provincial government to provide 122 affordable workforce housing units close to existing healthcare facilities across several communities in Nova Scotia. The developments were built using a modular system to improve speed, cost, and sustainability. The initiative represented a new innovative partnership that proved successful and, more importantly, scalable across several sites.

Image of one of the workforce housing developments in Nova Scotia, image courtesy of CivicAction.Diagram showing the partnership model of the Nova Scotia housing development, image courtesy of CivicAction.

In Vancouver, a market rental development from PC Urban Properties and Harrison Street Asset Management was recently converted into a workforce housing development specifically designed for employees at the nearby Vancouver General Hospital. Through this partnership, workers within the healthcare system will get priority access to the units, and 100% of the 425 units are priced in line with the Westside Area Development Cost Levy (DCL) benchmarks, which cap units below typical market rates for new rental buildings. The project is scheduled for completion in 2029.

Rendering of the housing development in Vancouver, image courtesy of CivicAction.Diagram showing the partnership model of the Vancouver housing development, image courtesy of CivicAction.

The playbook is intended to be a working document that can be used by anyone who is involved in the delivery of housing, and lays out a comprehensive step-by-step process for providing more affordable housing, including how to repeat and scale the process beyond the initial project. The document goes into meticulous detail with action items described at each step, as well as the risks and opportunities involved with various partners and partnerships. The playbook also includes organizational templates, checklists, and key criteria for each step that can be adapted to any project.

The full playbook, The Action Plan: Workforce Housing Affordability Playbook for Action, can be found here, and downloaded for your reference and use. We will continue highlighting housing topics across the GTHA for the remainder of the month, but in the meantime you can join in on the discussion by leaving a comment in the space provided on the page below.

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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.

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Thank you to the companies joining UrbanToronto to celebrate State of Housing Month 2026.

Museum of Toronto Announces Permanent Home at Yonge & Queen

Anthony Teles — Wed, 21 Oct 2026 13:35:16 -0400

A former Bank of Montreal branch at 2 Queen Street East will become Museum of Toronto’s permanent home, with a Spring 2027 opening planned. Supported by a $35 million gift from philanthropists Diane Blake and Stephen Smith, the project will see Toronto architecture firm Superkül adapt the downtown banking space into a venue dedicated to the city’s histories.

The Museum traces its origins to a 2014 workshop convened by Blake, bringing heritage and cultural leaders together to discuss a museum devoted to Toronto. Blake and Smith incorporated the Museum as a not-for-profit charitable organization later that year, initially operating without a permanent venue. Following its public launch in 2015, it reached audiences through pop-up exhibitions, talks, tours, and digital storytelling, building a presence across the city.

Rendering of Museum of Toronto, designed by Superkül

The new gift brings Blake and Smith’s total contributions to more than $50 million since the Museum’s founding in 2014. “Toronto is one of the most dynamic cities in the world, yet we never created the space to fully tell and celebrate our own history,” said Blake. “We believe deeply in Museum of Toronto’s vision and in the importance of building a lasting cultural institution that reflects this city. This is about creating something enduring that will serve Toronto for generations to come.”

The conversion will take a 7,000 ft² space within the former bank’s ground floor, double-height qurters including a mezzanine, to create galleries, staff workspaces, and back-of-house functions. It will be built out by mform Construction Group, with Avison Young managing the project. The new home will feature a visual identity developed by Bruce Mau Design.

Interior space for Museum of Toronto, designed by Superkül

“It’s been a privilege to collaborate with the passionate people behind Museum of Toronto to help realize its first purpose-designed space,” said Meg Graham, Partner at Superkül. “Our city is defined by its diversity, its topography, and its vitality. From the Museum’s open, street-level galleries to its flexible spaces for immersive programming, the design will reflect those qualities and give artists, storytellers, and curators a dynamic platform to bring Toronto’s histories to life. This will be a museum of and for Toronto, through and through.”

Opening programming will pair the permanent exhibition This Toronto of Ours: A City in Six Parts with a changing roster of temporary shows. The first, Lights, Camera, T.O.: Toronto on Film, will examine Toronto’s contributions to filmmaking and production, drawing on the people, stories, and moments behind the city’s screen identity. Beyond exhibitions, the Museum offers public programs, school visits, tours, and digital experiences, with an ongoing focus on building a living archive of Toronto.

“This is a defining moment for Museum of Toronto,” said Heidi Reitmaier, CEO at Museum of Toronto. “For over a decade, we’ve worked with experts and communities across the city to tell Toronto’s stories in ways that reflect the diversity and complexity of our city. This transformational gift allows us to take the next step, to create a permanent home where our history can be shared, experienced, and questioned. At a time when Toronto is changing rapidly, creating space for connection and a shared sense of belonging is more important than ever.”

Looking southeast to the Yonge frontage of 2 Queen Street East, image retrieved from Apple Maps

The Museum has formalized an alliance with the City of Toronto to explore joint programming and potential projects. It is seeking further partnerships with individuals, foundations, businesses, and all levels of government to support its continued growth.

“As a global cultural capital, Toronto deserves top tier institutions able to compellingly and comprehensively tell the city’s stories. With this development, Museum of Toronto will amplify our city’s stories, histories and heroes,” said Pat Tobin, General Manager of the City of Toronto’s Economic Development and Culture Division. “We’re proud to support Museum of Toronto, and work together to bring the city’s story to life. They’re creating a beautiful free space for Torontonians, where residents and visitors alike can all meet, hang out, learn and be inspired.”

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Liberty Refines First Phase of Five-Tower Development

Anthony Teles — Wed, 21 Oct 2026 12:06:37 -0400

Liberty Development is advancing the first phase of a multiphase development at 2951 Highway 7 in Vaughan Metropolitan Centre (VMC), proposing towers of 41 and 46 storeys. Designed by Arcadis, the mixed-use buildings would hug the southwest corner of Highway 7 and Maplecrete Road, east of Jane Street. The Site Plan Approval application refines details for the northeast portion of Liberty's larger, already approved five-tower community.

Looking southwest to Phase 1, designed by Arcadis for Liberty Development

The approximately 2.01-hectare property at 2951 through 2957 Highway 7 and 180 through 190 Maplecrete Road is currently vacant, of which the northeast Phase 1 portion represents 6,848m². The site is within the developing downtown of VMC, where high-rise residential projects are joining existing commercial and employment uses.

An aerial view of the site and surrounding area, image from submission to City of Vaughan

The planning history dates to a subdivision application filed in October, 2013, followed by Official Plan and Zoning By-law Amendment applications in 2022 for five mixed-use towers ranging from 25 to 49 storeys with 2,176 homes. Revisions in March, 2023 adjusted the blocks and road network, and increased the proposed southwest park to approximately 0.167 hectares. A further submission in October, 2023 revised the heights to 27 to 48 storeys and assigned 1,114 homes to Block 1. Vaughan Council approved the planning applications in January, 2024.

Looking southwest to the previous plan for Phase 1, designed by Arcadis for Liberty Development

The most recent Site Development Application Adjustment detailing the revised first phase was submitted by Bousfields to the City of Vaughan. The submission reduces Phase 1’s towers from 43 and 48 storeys to 41 and 46, and its unit count from 1,114 to 1,102. According to the City’s subsequent repeal by-law, a February 3, 2026 Ontario Land Tribunal order approved replacement site-specific zoning provisions; Council removed the superseded provisions on February 24. A further amendment adopted in May, 2026 exempted underground parking ventilation shafts from requirements that conflicted with the site’s permitted zero-metre parking structure setbacks.

Looking southwest to the masterplanned community for 2951 Highway 7, designed by Arcadis for Liberty Development

Block 1 would occupy the northeast portion of the three-block development, with the 41-storey (138.35m) Tower A along Maplecrete Road and the 46-storey (153.4m) Tower B fronting Highway 7 to its northwest. Future Elm Creek Street and White Elm Road would help organize the broader site, with a public park planned at the southwest corner in a later phase. The approved masterplan encompasses five towers ranging from 27 to 48 storeys and 2,176 homes.

Counicl approved site plan for the masterplanned community, designed by Arcadis for Liberty Development

The proposed 1,102 market-rate rental homes comprise 545 one-bedroom, 517 two-bedroom and 40 three-bedroom units. Compared with the approved Block 1 plan, that is 221 fewer one-bedroom units, 262 more two-bedroom units and 53 fewer three-bedroom units. Ten elevators would serve the development, averaging approximately one for every 110 units, indicating high speed motors would be required to provide good response times. Phase 1 would contain 75,426m² of Gross Floor Area, divided between 74,296m² of residential space and 1,130m² of commercial space. It would have a Floor Space Index of approximately 11 times its lot area, equivalent to 3.75 times the area of the full landholding.

Site plan for Phase 1 as of July, 2025, designed by Arcadis for Liberty Development

The towers would maintain a 25m separation, with floorplates reduced from 850m² to 840m² each. Six- and seven-storey podium sections would be joined by a two-storey entrance component facing the VIVA corridor (stops are currently two blocks to the west or one block to the east), creating a dip in the Highway 7 street wall. Residents would have access to 2,341m² of indoor amenities and 2,338m² outdoors, with the latter distributed across ground-level areas and podium rooftops. Publicly accessible outdoor space with seating is proposed at the northeast corner through an easement.

Ground floor plan for Phase 1 as of August, 2025, designed by Arcadis for Liberty Development

A four-level underground garage would accommodate 744 vehicle parking spaces, comprising 566 for residents and 178 shared by visitors and commercial users. The proposal includes 444 bicycle parking spaces, divided into 332 long-term and 112 short-term spaces.

The site is approximately an eight-minute walk from Vaughan Metropolitan Centre station, the western terminus of University Line 1, with connections to local YRT services at SmartVMC Bus Terminal. Viva Orange provides surface rapid transit along Highway 7, the closest current stop being a block east at Creditstone Road. Existing Highway 7 bike lanes would connect with a proposed cycling facility along Maplecrete Road.

Looking southwest to the podium for Phase 1, designed by Arcadis for Liberty Development

The proposal joins a concentration of planned high-rise development around Highway 7 and Doughton Road. To the south, 215 Doughton Road proposes towers of 39 and 42 storeys, 185 Doughton would rise 40 and 43 storeys, and 216 Doughton calls for 46 and 52 storeys, alongside Vaughan City Square’s nine towers ranging from 30 to 58 storeys. To the east, proposals include 254 Creditstone Road at 34 and 38 storeys, Forum with two 38-storey towers, V City Condos with three towers ranging from 22 to 49 storeys, 171 Maplecrete Road with three towers of 39 to 50 storeys, and 130 Doughton Road at 46 and 52 storeys. Northwest of the site, 2966–2986 Highway 7 proposes two 40-storey towers, and 7800 Jane Street calls for three towers ranging from 17 to 60 storeys. To the southwest, 3131 Highway 7 envisions 17 towers ranging from 45 to 74 storeys.

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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News Roundup for October 21, 2026

UrbanToronto Staff — Wed, 21 Oct 2026 09:30:00 -0400

Toronto's mayoral race a 'statistical dead heat,' new poll suggests; a look at why this would-be Mississauga mayor’s pitch to freeze property taxes for seniors is stirring generational tension; bike lane standoff sends construction crews packing; and other news.

Toronto's mayoral race a 'statistical dead heat,' new poll suggests (CBC)

Freezing property taxes for seniors? Why this would-be Mississauga mayor’s pitch is stirring generational tension (The Star)

Bike lane standoff sends construction crews packing (CityNews)

New data points to strong summer for Toronto's tourism sector (CBC)

An election debate over public disorder frays nerves in Toronto’s Gay Village (The Globe and Mail)

Kensington Market, Dusk

Craig White — Wed, 21 Oct 2026 06:00:00 -0400

At a discreet distance from Toronto's towers, Kensington Market reaches out with a beckoning warmth to anyone looking for eclectic/artisanal/out-of-the-ordinary wearables, collectibles, and eatables. Merchants generally offer a break from the everyday, so the market as a whole feels like an escape from the mundane, and a drop-in to somewhere special.

Warm colours glow from shop windows in Kensington Market at dusk on a recent evening, image by UrbanToronto Forum contributor Doady

This image comes to us courtesy of UrbanToronto Forum contributor Doady. 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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Industry Updates: Home Sales Decline, Rental Projects Stall, Retrofit Funding Announced

Anthony Teles — Tue, 20 Oct 2026 16:00:00 -0400

This month’s industry updates examine softer home sales, barriers to housing construction, and new renovation and professional development initiatives across the Greater Golden Horseshoe. Findings from the Toronto Regional Real Estate Board (TRREB) and Canada Mortgage and Housing Corporation (CMHC) point to declining resale prices and rising rental development costs, as Build Canada Homes works to move affordable housing commitments into construction. Federal heat pump rebates and a national Renovation Month campaign address improvements to existing homes, alongside housing leadership, economic outlook, building science, and affordability programming from Collecdev-Markee, the Building Industry and Land Development Association (BILD), the Ontario Home Builders’ Association (OHBA), and the Council on Vertical Urbanism (CVU).

Toronto skyline, image by UrbanToronto Forum contributor ImmenselyMental

Announcements

TRREB Reports Lower GTA Home Sales and Prices in September
TRREB reports that 5,040 homes sold across the Greater Toronto Area in September, 2026, down 9% from a year earlier, as new listings declined 14.4% to 16,500. The average selling price fell 5.1% annually to $1,006,409 and the MLS Home Price Index Composite benchmark declined 4.7%, with sales, new listings, and both price measures recording monthly decreases on a seasonally adjusted basis. According to the board, uncertainty over employment, inflation, and borrowing costs continues to restrain prospective buyers, leaving substantial pent-up demand dependent on greater economic confidence.

CMHC Study Finds Rising Costs Stall Rental Development Plans
An EY study prepared for CMHC found that 72% of 110 surveyed rental housing developers, owners, investors, and providers had paused or cancelled planned projects following development cost increases over the past two to three years. Just 37% expressed optimism about project feasibility over the next five years, rising to 53% beyond that period, indicating greater confidence in longer-term prospects. Respondents identified government regulations, fees, and approval delays as the leading barriers, with faster approvals and reduced development charges cited as the most helpful changes.

Build Canada Homes Faces Pressure to Accelerate Affordable Housing Construction
Build Canada Homes has committed to supporting roughly 19,000 affordable homes nationwide, with about 2,000 under construction following a first year spent arranging land transfers, intergovernmental agreements, and its transition to a Crown corporation in July. The agency focuses primarily on non-market housing and promotes modular, panelized, and prefabricated construction to shorten delivery timelines, with a recent Alberta partnership targeting at least 1,460 affordable apartments and townhouses. The initiative comes as CMHC estimates Canada needs 417,000 to 469,000 new homes annually through 2036 to restore 2019 affordability, compared with approximately 250,000 annual housing starts over the past two years.

CHBA and RONA Promote Professional Renovators During Renovation Month
The Canadian Home Builders’ Association (CHBA) has partnered with title sponsor RONA for October’s national Renovation Month campaign, encouraging homeowners to hire verified contractors through its RenoMark program. Delivered with local and provincial home builders’ associations, the program requires participating renovators to follow a Code of Conduct covering written contracts, insurance, applicable licensing and permits, and warranty protection. The campaign highlights risks associated with undocumented or unpermitted work, directing homeowners to RenoMark.ca for contractor searches and renovation planning resources.

Ottawa Announces $2-Billion Heat Pump Rebate Program
The federal government plans to launch a $2-billion heat pump rebate program in early 2027, targeting up to 820,000 homeowners over eight years whose heating systems have failed or are approaching replacement. Households earning below their province’s median after-tax income will qualify for up to $10,000, with other households eligible for up to $2,000; rebates can be combined with provincial incentives and will not require home energy audits. Ottawa will work with CMHC to offer low-interest financing for apartment retrofits covering more than 280,000 homes and commit $110 million over three years beginning in 2027–28 to renew the Deep Retrofit Accelerator Initiative.

Events & Awards

Collecdev-Markee Launches Young Innovators Program at Canada Builds Modern
Collecdev-Markee introduced its inaugural Young Innovators Program at this year’s Canada Builds Modern Summit, bringing together emerging professionals from across the built environment to develop skills and connections that support housing delivery. Participants attended three interactive studio sessions and received full access to the summit, with delivery partners Muskoka Woods and HousingNowTO supporting the program. The group met with federal Minister of Housing and Infrastructure Gregor Robertson to share their perspectives on Canada’s housing future.

BILD Breakfast to Examine Economic, Housing, and Political Outlook for 2027
BILD will host its Economic, Housing + Political Outlook 2027 breakfast on October 29 from 7:45 to 10:30 AM at Bellvue Manor, 8083 Jane Street in Concord. TD Bank Vice President and Deputy Chief Economist Derek Burleton and CMHC Chief Economist and Senior Vice-President, Housing Insights, Mathieu Laberge will discuss economic conditions and housing trends, followed by StrategyCorp principals Sabine Matheson and Aidan Grove-White and Vice President Saad Baig examining the October 26 municipal election results and their implications for development. Registration is $110 plus HST for BILD members and $175 plus HST for non-members.

OHBA Master Renovators’ Summit to Explore Technology and Building Practices
The OHBA will hold its Master Renovators’ Summit on November 6 from 8 AM to 6 PM at The Symes, 150 Symes Road in Toronto. Bringing together renovators, builders, industry leaders, and technical experts, the full-day program will examine emerging technologies, changes in building practices, and new business opportunities within the renovation sector. Registration is $149.99 plus HST for BILD and OHBA members and $169.99 plus HST for non-members.

BILD to Host LEEP Training on Wall Systems and Renovation Enclosures
BILD will host a day of Local Energy Efficiency Partnerships (LEEP) training on November 13 at Novotel Toronto Vaughan Centre, presented by Building Knowledge Canada in partnership with Natural Resources Canada’s LEEP team. The morning session, from 8:30 AM to noon, will cover framing, insulation, air barriers, water management, and energy code compliance, followed by an afternoon session from 12:30 to 4:30 PM examining enclosure retrofits, interior and exterior approaches, and embodied carbon. Participants can attend one or both sessions, with registration priced at $25 plus HST for BILD members, $100 plus HST for OHBA members, and $500 plus HST for non-members.

CVU Canada Forum to Examine Housing Affordability Through Vertical Growth
The CVU’s Canada Office will host BUILD/UP: Housing Affordability Through Vertical Growth on November 20 at Toronto Metropolitan University’s Ted Rogers School of Management. The program includes two morning plenaries and four afternoon workshops across Design to Delivery and Finance & Policy tracks, featuring speakers such as Toronto Chief Planner Jason Thorne, Northcrest Developments CEO Derek Goring, and CMHC Lead Economist for the GTA Jordan Nanowski. Running from 9 AM to 9 PM, the forum will offer continuing education credits for architects and planners through the Ontario Association of Architects and Ontario Professional Planners Institute, concluding with an evening reception at the historic Thornton-Smith Building.

BILD Opens Entries for 2027 RenoMark GTA Awards
BILD is accepting entries for the 2027 RenoMark GTA Awards, with submissions due January 18, 2027. This year’s competition introduces two additional dwelling unit categories (New Additional Dwelling Unit/Secondary Suite and Renovated Additional Dwelling Unit) recognizing projects such as garden suites, laneway houses, and coach houses. Finalists and winners will be featured in a dedicated social media campaign, offering participating renovators opportunities to showcase their work and reach prospective clients.

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Everyone, from construction workers to brokers to real estate executives are encouraged to share news with us to be featured in our weekly updates. If you have some industry-related news to share, let us know by contacting us here.

Foresters Building Now Planned for Demolition at Don Mills-Eglinton Redevelopment

Anthony TelesCraig White — Tue, 20 Oct 2026 15:00:00 -0400

Menkes Developments has resubmitted plans for part of a redevelopment at 793 Don Mills Road in Toronto’s Flemingdon Park area, replacing an earlier plan that would have retained the Foresters office building. The L-shaped site, split into two phases, is bordered by Don Mills Road on the west, Rochefort Drive on the south, Ferrand Drive on the east, while the north side varies. Foresters Lane bisects the site: Phase 1 is to replace a surface parking lot to the east of Foresters Lane, while the second phase, fronting on Don Mills Road, is the trickier part with the existing Foresters Building on it. Both phases of the redevelopment are designed by Sweeny &Co Architects.

Site plan for Phase 1, designed by Sweeny &Co Architects Inc for Menkes Developments

The 2.06ha property is made up of 789 through 793 Don Mills Road and 10 Ferrand Drive. Settled at the Ontario Land Tribunal (OLT), the 0.84ha Phase 1, outlined in purple above, is approved for 38- and 53-storey towers rising from a shared podium, with the southeastern-most portion of the site be be given to the City as parkland. The 1.22ha Phase 2, the subject of this resubmission, contains the heritage-listed 22-storey Foresters office tower, a single-storey pavilion, a three-storey parking structure, raised plaza, and sunken garden.

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

Official Plan and Zoning By-law Amendment applications filed in July, 2022 proposed 22-, 45-, 49-, and 56-storey residential towers with 2,263 suites, retaining the office tower. The June, 2023 revision increased these to 45, 50, 57, and 60 storeys and 2,655 suites. Two of those towers were to be built on the east edge of the west portion, while maintaining the Foresters building facing Don Mills Road.

Looking southeast to earlier plans for 793 Don Mills Road, designed by Sweeny &Co Architects Inc for Menkes Developments and Forgestone Capital

Following an OLT appeal, Council endorsed a December, 2024 Settlement Offer only for Phase 1 on the east portion of the site, increasing Tower C from 50 to 53 storeys, reducing D from 45 to 38, and included public parkland. An April, 2025 Interim Order approved Phase 1 in principle, subject to conditions.

Looking north to the previous plan for Phase 2 (left) and Phase 1 (right), designed by Sweeny &Co Architects Inc for Menkes Developments

The site plan below shows the location in the southwest corner of the site where the Foresters Building stands, and how it was planned to be worked around: towers A and B, now referred to as W1 and W2 respectively, were to be built east of the existing office tower. (The site plan for the Phase 1 east portion has since also been replaced by what was approved in the image above and image at top.)

Earlier version of both east and west portion site plans for 793 Don Mills Road, image from submission to City of Toronto

In the resubmission, plans to retain the Foresters Tower have now been abandoned, instead fitting four towers onto the Phase 2 land; one new one, W3, rising where the single-storey pavilion now stands, (previously to have been replaced by green space, as seen above), and one, W4, at the south end of where the existing office tower stands.

Site plan for Phase 2, designed by Sweeny &Co Architects Inc for Menkes Developments

W4 would incorporate Foresters façade proportions and stylistic elements, while W3’s base would reference the pavilion’s massing. Three options for ways to incorporate a rebuilt Foresters Building façade into the base of W4 were considered by heritage specialists ERA Architects, one is pictured below; in this case, the 22-storey office building's walls are recreated to the same overall height as the existing building, but now at 27 storeys owing to the lower ceiling heights of residential floors.

An option for constructing a Foresters-replica facade on W4 at 793 Don Mills Road, image from submission to City of Toronto

Another option proposed replacing it with 22 storeys of extra-height residential floors, but was rejected due to costs associated with the higher floor heights, while the last option was to replace it with just 22 storeys of shorter, (regular height) residential floors, which was also rejected, this time due to it distorting the height of the existing Foresters building, reducing its scale.

ERA Architects' heritage strategy for the west portion also includes modifying the sunken garden, setting new construction back from reconstructed facades, and removing the raised plaza.

Looking northwest to Phase 2, designed by Sweeny &Co Architects Inc for Menkes Developments

With the above pictured option now submitted, many numbers change. The garage for Phase 2 in the new plan can now spread out under all the towers, not just W1 and W2, and can therefore shrink from five levels to just two, with 535 vehicle spaces (382 residential and 153 visitor) compared with just 432 previously. Bicycle parking would increase from 1,372 to 2,572 spaces, comprising 2,312 long-term and 260 short-term.

W2 and W1 beside Foresters Lane would fall from 57 and 60 storeys at 193m and 202m to 51 and 53 storeys at 168.31m and 174.2m. New towers W4 and W3 along Don Mills Road would reach 55 and 59 storeys at 184.74m and 193.65m. Separated from each other by at least 25m, the towers would have floor-plates of approximately 795m² for W1/W2 and 783m² for W3/W4, compared with 778m² for the earlier pair. Single-storey bases would replace the shared six-storey podium, with a second-level bridge linking W1/W2. Their lobbies would face Foresters Lane; W3’s would open between buildings, and W4’s onto Don Mills Road, with another entrance near W1.

Ground floor plan for Phase 2, designed by Sweeny &Co Architects Inc for Menkes Developments

The revised Phase 2 plan now proposes 2,570 condominium suites, representing a large increase over the previous plan, with 1,216 more suites than the earlier total of 1,354, comprising 158 studios, 1,664 one-bedrooms, 524 two-bedrooms, and 224 three-bedrooms. Each tower’s six elevators would provide approximately one per 100 to 116 suites, indicating increasingly high-speed motors would be required for the taller towers to minimize wait times. Amenities would total 2,570m² indoors and 1,285m² outdoors. Entirely residential GFA of 161,256m² would replace the earlier 81,284m² of housing and 32,497m² of retained offices, while the Floor Space Index grows from 9.35 to 13.26 times coverage of the site.

Approximately 200m to the north, line 5's Don Valley station at Don Mills and Eglinton is to be an interchange station with Ontario Line 3 once its construction is complete in the early 2030s. Bus stops approximately 240m away are served by the 25 Don Mills, 925 Don Mills Express, and 72 Pape. Mid-rise apartments stand to the south, low-rise housing to the east, mixed-use lands to the north, and institutional lands to the west.

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

Other redevelopments are advancing throughout the surrounding area. Northwest, Crosstown Community is under construction with 14 buildings reaching 44 storeys, and 770 Don Mills is planned with three towers of 37 to 48 storeys. Northern proposals include 26 and 48 storeys at 805 Don Mills Road and twin 53-storey towers at 15 Gervais Drive. The 16-storey e lofts is under construction to the east. South, 7–11 Rochefort Drive proposes three towers of 30 to 53 storeys, and four towers of 41 to 54 storeys are under construction at 10 Grenoble.

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'Canada Builds Modern' Charts Priorities for Faster Housing Delivery

Anthony Teles — Tue, 20 Oct 2026 13:16:39 -0400

Throughout October UrbanToronto is featuring a special State of Housing 2026 editorial series to examine the pressing housing challenges facing Toronto and the Greater Golden Horseshoe.

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Getting more homes built requires changes that reach well beyond the construction site. That message connected discussions at Canada Builds Modern 2026, which brought housing leaders to Toronto’s Globe and Mail Centre on October 7 and 8. Hosted by The Keesmaat Group in partnership with Collecdev-Markee Developments, the two-day Summit saw CEO Jennifer Keesmaat join government, industry, and non-market housing representatives to examine how investment, procurement, and construction reform can translate housing targets into completed homes.

Jennifer Keesmaat, CEO of Collecdev-Markee Developments, left, speaks with Ana Bailão, CEO of Build Canada Homes, at Canada Builds Modern 2026, image courtesy of Collecdev-Markee Developments

Keesmaat’s conversations with Ana Bailão, CEO of Build Canada Homes (BCH), and Gregor Robertson, federal Minister of Housing and Infrastructure, explored how federal investment and a dependable flow of projects could accelerate delivery. Four panels examined housing’s role as infrastructure, the wider returns from public housing, Modern Methods of Construction (MMC), and financing and procurement reform. Speakers included BC Housing’s Lisa Helps, Federation of Canadian Municipalities CEO Carole Saab, and Toronto Community Housing CEO Sean Baird.

A central takeaway was the need to treat housing as infrastructure that supports economic productivity, community health, and the daily functioning of cities. This perspective calls for governments to assess housing investment beyond its value as a market commodity, accounting for the benefits of stable homes and coordinating approvals, financing, procurement, design, and construction to support delivery.

Jennifer Keesmaat, CEO of Collecdev-Markee Developments, left, in conversation with the Honourable Gregor Robertson, Minister of Housing and Infrastructure, at Canada Builds Modern 2026, image courtesy of Collecdev-Markee Developments

Public and non-market housing can generate returns through better health, greater economic participation, and reduced demand for public services. Dr. Andrew Boozary, Executive Director of UHN’s Gattuso Centre for Social Medicine, pointed to Dunn House, Toronto’s first social medicine supportive housing initiative. Its combination of stable homes and health and social supports illustrates how housing investment can improve residents’ lives and reduce reliance on emergency services, benefits the Summit identified as deserving greater weight in funding decisions.

For MMC, the barriers extend beyond factory capacity. Canada already has manufacturing expertise, but fragmented procurement, uneven demand, and contracts awarded one project at a time make it difficult to sustain production. Conventional construction loans, bonding, and insurance can be a poor fit for off-site work. The discussions pointed to payment milestones aligned with factory production, arrangements that let lenders secure manufactured components, clearer divisions of risk, and longer procurement commitments as changes needed to make these methods commercially viable at scale.

From left to right: moderator Kim Brand, Vice President and Global Head of Sustainability at Scotiabank; Sean Baird, CEO of Toronto Community Housing Corporation; Anca Drexler, Chief Investment Officer of the Building Ontario Fund; and Dr. Andrew Boozary, Executive Director of UHN’s Gattuso Centre for Social Medicine, at Canada Builds Modern 2026, image courtesy of Collecdev-Markee Developments

Build Canada Homes’ commitment to Canadian manufacturers and MMC connects housing delivery with domestic supply chains and skilled employment. A reliable stream of projects could give manufacturers confidence to invest and plan production. The Summit’s takeaways paired that opportunity with a call to recapitalize BCH, arguing that sustained funding and long-term financial capacity are needed for the agency to deliver affordable housing at scale.

Co-operative housing emerged as a proven route to lasting affordability, combining secure homes with resident participation and community stability. The Summit identified growth in the sector as a priority for Canada’s housing strategy, placing co-ops alongside public and other non-market models as options for meeting housing needs over the long term.

The push to build faster brought attention to how those homes will perform over time. Brent Gilmour of the Canada Green Building Council stressed energy efficiency, building performance, and resilience to a changing climate. The highlight keynote address by Rick Hansen addressed accessibility and adaptability, reinforcing the value of universal design in accommodating residents through different stages of life. Together, these contributions framed housing success through the quality and usability of completed homes, extending the discussion beyond construction speed and unit counts.

Rick Hansen, keynote speaker at Canada Builds Modern 2026, addresses attendees at Toronto’s Globe and Mail Centre, image courtesy of Collecdev-Markee Developments

Collecdev-Markee’s inaugural Young Innovators Program brought emerging professionals into these discussions through full Summit access, mentorship, and three interactive studio sessions. Open to applicants aged 30 and under from across Canada, the initiative connected participants from different fields within the built environment. It created opportunities to develop housing knowledge and leadership skills through direct exchanges with experienced practitioners and fellow participants.

The Honourable Gregor Robertson, Minister of Housing and Infrastructure, meets with Young Innovators Program participants at Canada Builds Modern 2026, image courtesy of Collecdev-Markee Developments

A post-conference report and roadmap, expected in the coming months, will draw these discussions into recommendations for accelerating housing delivery across Canada. The priorities identified span sustained federal investment, procurement commitments that support manufacturing, financing suited to MMC, and growth in non-market housing.

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Thank you to the companies joining UrbanToronto to celebrate State of Housing Month 2026.

News Roundup for October 20, 2026

UrbanToronto Staff — Tue, 20 Oct 2026 09:30:00 -0400

Almost half of Toronto area new condo sales are now bulk sales at a huge discount; 4th person arrested as protests continue against bike lane removal in Toronto; Olivia Chow and Brad Bradford in statistical tie with election less than one week away, according to poll; and other news.

Almost half of Toronto area new condo sales are now bulk sales at a huge discount (The Star)

4th person arrested as protests continue against bike lane removal in Toronto (CBC)

EXCLUSIVE POLL: Olivia Chow and Brad Bradford in statistical tie with Toronto election less than one week away (CTV News)

Toronto Chinatown Land Trust buys its first building in bid to keep neighbourhood affordable (The Star)

East End Toppers

Craig White — Tue, 20 Oct 2026 06:00:00 -0400

The Dawes, in the foreground, along with the more colourful Rushden Station trio behind it, are all topped off in Toronto's East End, a couple of cranes still towering over them, while the city's downtown skyline forms a crowded horizon behind them, under cloudy skies. Both projects, just to the north of Danforth GO station, have another tower planned before they are completed, but those are on hold for now.

The Dawes is topped off near Danforth GO station in Toronto's East End, image by UrbanToronto Forum contributor TwinHuey

This image comes to us courtesy of UrbanToronto Forum contributor TwinHuey. 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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St Clare’s Housing Delivering Positive Housing Solutions

Rick Muller — Mon, 19 Oct 2026 16:45:00 -0400

Throughout October UrbanToronto is featuring a special State of Housing 2026 editorial series to examine the pressing housing challenges facing Toronto and the Greater Golden Horseshoe.

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It seems any discussion of housing needs in Toronto these days takes on a rather negative tone, especially when the fuse is lit and given oxygen by the rancour of a municipal election campaign. However, searching for solutions of any kind can sometimes reveal quiet people doing good work away from the noise.

St Clare’s Housing is just such a group of people driving positive change and delivering solutions for Toronto’s housing. St Clare’s is one of Canada’s largest private non-profit developers and operators of high standard affordable housing, working in active partnerships with 20 social service agencies which have enhanced neighbourhoods across the downtown. They make that housing available to social service agencies who refer and support people who have experienced homelessness, working in partnerships with those agencies and having monthly meetings. Its tenants represent a cross-section of the city’s racial, ability, gender, ethnic and class diversity, with most paying a rent geared to their income, while others pay market rent for their apartments. St Clare’s has been committed to innovative housing solutions since its founding in 1998.

35 Bellevue Avenue, image by UrbanToronto Forum contributor CLT

“We believe that the solution to homelessness is homes,” says Executive Director Andrea Adams. “When we began, we identified that we can employ private sector fiscal practices to create non-profit social outcomes. Over time, we have refined our housing model in response to consultation with tenants and the agencies that have identified primary concerns that every tenant needs to feel safe within our buildings and everyone wants to be able to get a good night’s sleep. St Clare’s is very focused on changing the conversation about affordable housing by demonstrating that affordable housing enhances neighbourhoods.”

St Clare’s receives capital grants from all levels of government that cover roughly half of its capital costs – with the rest of its funds coming from tenant rents. Affordable and supportive housing is not free to taxpayers, but it is significantly less expensive than the cost of homelessness, especially factoring in costs of operating shelters, hospital care and prisons.

St Clare’s considers all options when it comes to housing, whether it’s through new construction, increasing density on existing sites, repurposing buildings or improving established housing supply to work better and last longer. Of its current 944 units in Toronto, 213 were created by repurposing surplus buildings, including a hotel, a church and a medical building, 73 units were added to existing sites through traditional or modular construction, and 424 units were old buildings St Clare’s acquired and rehabilitated.

“Buildings must be near transit and affordable food and services because our tenants cannot afford cars, and it needs to be 100+ apartments to deliver housing and supports efficiently,” says Adams. “Aging buildings can be quite fun and satisfying because you can see the rescue from disrepair taking shape, and acquiring aging housing stock is the most cost effective, fast, and risk-free way to deliver affordability. We have managed to find a few cost-effective conversion opportunities which have been creative, but this is an uncommon practice. We have been able to do it because we are always on the lookout for unusual and creative opportunities and are excited to work outside the mould.”

Parkdale Hub, designed by LGA Architectural Partners for Neighbourhood Land Trust

Money and sites are the biggest barriers for St Clare’s. Sites will always be a challenge, but money is resolvable if current government policy and program development is willing to accept that reasonable operating surpluses should be a feature of non-profit housing operations, just as they are in the private sector.

“Surpluses should be encouraged so that non-profits can recycle current investment by funding development internally without relying heavily on future government funding,” says Adams. “This is how the non-profit sector can be a partner in leading us out of our housing crisis.”

St Clare’s has created many high profile projects, such as

co-creating a state-of-the-performing arts space at 877 Yonge Street;
created space for community programming at 180 Sudbury Street, including Parkdale Project Reads and Freegeek;
invested in the award-winning design of its modular infill project at 1120 Ossington Avenue;
led an urban tower renewal project at 138 Pears Avenue, and
refreshed the exterior of 5 Hahn Place to create a beautiful landscape.

1120 Ossington, image by Liron Weissman via St Clare's Housing

Currently, it is the operators of Kensington Market Land Trust’s 35 Bellevue site which will be 78 units of affordable housing upon occupancy in January 2027, as well as the Parkdale Neighbourhood Land Trust’s site at 1337 Queen Street West, which will be 175 units of mixed income housing, currently in the planning and funding process.

“Everything we do are efforts we are making on behalf of the non-profit sector to improve outcomes,” says Adams. “Non-profit affordable housing brings it to neighbourhoods. If we are welcomed, if we can change the heart of neighbourhoods, we can do so much more in cooperation than in opposition.”

Yes, Toronto is facing a housing crisis – we do not need an election campaign to point that out — but with 48% of Toronto households now renters, it’s good to be reminded every now and then of companies like St Clare’s Housing, working tirelessly behind the scenes – and the noise – to drive change and deliver positive and innovative housing solutions.

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Thank you to the companies joining UrbanToronto to celebrate State of Housing Month 2026.

The Residences at Central Park's Phase 2 Climbs Into Local Skyline

Anthony Teles — Mon, 19 Oct 2026 16:38:23 -0400

Phase 2 of The Residences at Central Park is now making its presence known on the neighbourhood skyline as concrete forming now reaches several floors into the air at the multi-building project. Designed by Core Architects for Amexon Development Corporation, this phase will introduce one 19-storey and two 31-storey residential towers south of the occupied 31-storey Phase 1 building. The five-building, 12-acre community occupies the eastern edge of North York’s Bayview Village neighbourhood beside the East Don River ravine, just north of Leslie station on Sheppard Line 4.

In September, 2026, Phase 2 reached four storeys. The podium's L-shaped footprint became clearer, with wings extending west and south, seen below beneath decking and perimeter safety fencing for the fifth-floor slab. Taller ground-floor columns stand beneath the regular height columns for the residential level floor slabs above. A construction hoist is installed along the south elevation near the west end, with materials staged at grade around the structure.

Looking east to Phase 2’s L-shaped podium and fifth-floor slab preparations, image by UrbanToronto Forum contributor eAndy

This month, three cranes can be seen above Phase 2’s growing concrete frame. Behind them, the occupied Phase 1 tower is defined by continuous projecting balcony bands fitted with willow-leaf-patterned glass guards, with darker cladding enclosing its mechanical penthouse. Phase 2’s three towers will rise above a shared podium, extending the community southward with new retail and amenity spaces over the connected underground garage.

Looking north across Phase 2’s three tower cranes to the completed 31-storey Phase 1 tower, image by UrbanToronto Forum contributor CLT

Below the southeast crane, a garage entry can be seen that will be accessed from the inclined Old Leslie Street, here rising as it travels from Sheppard Avenue up to the site's ground level on the left. Above the garage entry, work progresses on a recerational and commercial level. To the right, the complex works into the slope at right, with one of the towers beginning its further rise.

Looking northwest to stepped podium construction and slab forming around the eastern crane, image by UrbanToronto Forum contributor CLT

Tall rebar cages project beside the west crane. Around the north crane (behind to the left), slab formwork and temporary shoring support the sixth floor now in progress. Above this base, Phase 2 will frame the southern side of Central Park Common: the three-acre open space will feature a central lawn, timber seating platforms, and a curved trellis pavilion, with pedestrian promenades linking the buildings.

Looking northeast to projecting reinforcing cages and sixth-floor formwork, image by UrbanToronto Forum contributor CLT

Retail patios and shaded café-style seating will line portions of Central Park Common. A glazed canopy is planned along sections of the internal circulation routes, complemented by outdoor amenity terraces overlooking the Common and the wooded East Don River valley. Beyond the buildings, a steel stairway provides access to the ravine trails, with slope stabilization and riprap erosion protection supporting the valley edge.

Central Park Common, image courtesy of Amexon

The Residences at Central Park will contain 1,478 residential suites across five buildings ranging from 46.5m to 105.9m in height.

Looking northeast to The Residences at Central Park, designed by Core Architects for Amexon

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Rental Tower Now to be Tallest Building Near Leaside Station

Anthony Teles — Mon, 19 Oct 2026 12:08:26 -0400

Terracap Management’s proposal for 589 Eglinton East is growing from 40 to 47 storeys, making it the tallest planned tower in the area around Bayview Avenue and Leaside station on Eglinton Line 5. Redesigned by KIRKOR Architects and Planners, replacing previous designers TACT Architecture, despite the added floors, the mixed-use, Midtown Toronto rental tower would now contain fewer but larger apartments. The Committee of Adjustment conditionally approved the Minor Variance application in September, 2026.

Looking southwest to 589 Eglinton East, designed by KIRKOR Architects and Planners for Terracap Management

The irregular site assembles 589 through 595 Eglinton Avenue East and 61 through 67 Mann Avenue at the southeast corner of those streets, just west of Bayview Avenue. The property now accommodates interim surface parking following demolition of its houses and small office premises earlier this year. Low-rise homes border the site to the south, with a mix of residential and commercial buildings lining Eglinton and Bayview amid a growing cluster of tower proposals. A high water table and Eglinton Crosstown infrastructure constrain underground parking excavation, prompting the inclusion of parking within revised podium levels.

Looking southwest to the current site, image by UrbanToronto Forum contributor ProjectEnd

Initially submitted in November, 2022 as a 35-storey proposal, the development was reworked in 2023 before an appeal to the Ontario Land Tribunal led to a settlement permitting 40 storeys. The Tribunal approved the settlement in 2024, with its final order issued in July, 2025, following further submissions to address approval conditions. In June, 2026, Sajecki Planning submitted the Minor Variance application to the City of Toronto on Terracap’s behalf. The approval permits revisions subject to restrictions on certain east-facing windows and requirements to confirm municipal servicing capacity and secure any necessary upgrades.

Looking southeast to the previous design by TACT Architecture for Terracap Management

The revised tower would rise 47 storeys to 160.8m, compared with the previous 40-storey design’s 139.95m, with reduced floor-to-ceiling heights helping accommodate the additional storeys. The tower floor-plate increases from 695m² to 726m², while at least 25m of separation from future neighbouring development would be maintained. An expanded podium would incorporate three above-grade parking levels, screened with facade treatments.

Looking south to the podium, designed by KIRKOR Architects and Planners for Terracap Management

The additional height and floor area would accommodate larger apartments rather than more units, with the total declining by just three from 470 to 467. The revised mix would comprise 48 studios, 279 one-bedrooms, 93 two-bedrooms, and 47 three-bedroom or larger suites; 10% of all units are proposed as affordable rentals. Four elevators remain in the plan, providing one for every 117 apartments, meaning that high speed motors will be required to provide reasonable response times.

Site plan, designed by KIRKOR Architects and Planners for Terracap Management

Residents would have access to 1,357m² of indoor amenities and 649m² outdoors, compared with 1,403m² and 620m² in the previous plan. Gross Floor Area increases from 28,759m² to 34,691m², with 600m² of retail space and the residential component growing from 28,040m² to 32,734m². The Floor Space Index rises from 14.42 to 17.34 times coverage of the 1,982m² assembly.

Ground floor plan, designed by KIRKOR Architects and Planners for Terracap Management

Two underground garage levels would be retained, supplemented by three parking levels within the podium. Vehicle parking increases from 29 to 182 spaces, comprising 176 resident spaces and six visitor spaces, compared with 23 and six previously. Bicycle parking would total 523 spaces, consisting of 420 long-term, 93 short-term, and 10 publicly accessible short-term spaces, down from the previous total of 538.

Looking northeast to 589 Eglinton East, designed by KIRKOR Architects and Planners for Terracap Management

Located approximately 50m from Leaside station on Eglinton Line 5, the site falls within the Leaside Protected Major Transit Station Area. Surface connections include the 34 Eglinton bus along Eglinton Avenue and the 11 Bayview on Bayview Avenue.

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

Other developments are proposed around the Bayview and Eglinton intersection. To the north, plans range from two 15-storey towers at 609 Roehampton to 25 storeys at 1837 Bayview, 29 at 1840 Bayview, 36 at 17 Glenavy, 38 at 2–20 Glazebrook, and 46 at 1802 Bayview. To the west, the 16-storey 389 Cleveland Street is under construction, with proposals for 25 storeys at 550 Eglinton East, 35 at 545 Eglinton East, 45 at 525 Eglinton East, and 46 at 586 Eglinton East. East of the site, 1779–1787 Bayview is proposed at 35 storeys, and the Sunnybrook Plaza redevelopment would introduce three towers ranging from 32 to 44 storeys.

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News Roundup for October 19, 2026

UrbanToronto Staff — Mon, 19 Oct 2026 09:30:00 -0400

CMHC reports annual pace of housing starts in September up from August; access to affordable homes improving, but two-thirds of Torontonians believe it’s bad or terrible, according to poll; Toronto home prices drop nearly 4% compared to 2025; and other news.

CMHC reports annual pace of housing starts in September up from August (The Star)

Access to affordable homes improving, but two-thirds of Torontonians believe it’s bad or terrible: poll (CityNews)

Toronto home prices drop nearly 4% compared to 2025 (CBC)

Tackling Toronto congestion may be a key issue for mayoral candidates, but it’s not all bad (The Globe and Mail)

Rising use of AI-staged real estate photos raises questions about misleading homebuyers (CBC)

Why a Yonge and Lawrence developer is pivoting from luxury condos to rentals (The Star)

Toronto builders are turning condos projects into rentals. Here’s why (CTV News)

It's Complicated

Craig White — Mon, 19 Oct 2026 06:00:00 -0400

On its way to 73 storeys, Forma's floor-plates shift. It happens twice; way up at 62 storeys, and here at 38 storeys. Making the shift is a complicated matter, with partial transfer slabs required to carry loads from walls above down through offset walls below. Some of the 38th floor will be suites, other portions will hold mechanical equipment, while a mezzanine above will essentially serve as a machine room for the low-rise elevators. At 39, a fully flat floor-slab again, and a completely new suite layout from there up to 62!

The floors get a little wonky at Forma where the building's floor-plates shift, image by UrbanToronto Forum contributor Riseth

This image comes to us courtesy of UrbanToronto Forum contributor Riseth. 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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State of Housing: Has Toronto Done Enough To Encourage Housing Growth?

UrbanToronto Sponsor — Fri, 16 Oct 2026 16:00:00 -0400

Throughout October UrbanToronto is featuring a special State of Housing 2026 editorial series to examine the pressing housing challenges facing Toronto and the Greater Golden Horseshoe.

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Toronto's housing record measured against what developers and chief planners told StrategyCorp shows progress, but gaps remain.

Toronto heads to the polls on October 26 with housing still at the centre of the City of Toronto's agenda. But the problem facing the next Council looks different from the one confronting Toronto four years ago.

StrategyCorp has been following this issue in step with industry leaders since we completed our first Developer Survey in 2024 and our first Chief Planner Survey in 2025. Developers and Planners told us similar stories: municipal approvals were beginning to improve, but approved projects were increasingly failing to become housing starts.

That gap remains the defining challenge for housing in Toronto.

The City has moved furthest where it controls the pinch point. This meant it has attacked costs associated with development. Toronto froze development charge indexing and introduced deferrals, then secured up to $1.5 billion through a federal-provincial program to reduce residential development charges by 40 to 60 per cent through 2029.

That responds directly to developers' concerns about project financial viability. But it is temporary relief, not a long-term answer to how growth infrastructure should be financed.

Toronto has also increasingly used incentives to get approved projects built. The first phase of its Rental Housing Supply Program was oversubscribed and supported more than 8,000 homes, while a second phase targets up to 10,000 more. Projects with at least 20 per cent affordable units can receive indefinite development-charge deferrals through this program.

Public land is being used more actively for housing, too. Housing Now projects are moving into construction, and federal financing announced this summer is intended to support more than 5,600 rental homes, including projects on City-owned land.

The City has also opened more neighbourhoods to greater housing densities. Four-plexes are permitted citywide, while six-plexes are allowed in parts of Toronto. Reduced parking requirements have removed another longstanding constraint.

Inside City Hall, the development review system has undergone major reform. A dedicated Development Review Division consolidated staff previously spread across multiple divisions, while priority review now focuses on projects positioned to start construction within 12 to 24 months.

These are meaningful changes. But approval speed is no longer enough.

An approved project still needs financing, servicing, labour, buyers or renters, and a construction market that makes the numbers work. Toronto can lower fees, change zoning and accelerate reviews, but it cannot independently solve every constraint affecting project economics.

That makes coordination with other governments increasingly important. Recent joint federal, provincial and municipal funding agreements demonstrate what that can look like, but infrastructure funding remains fragmented.

Predictability remains another issue. Developers surveyed in 2024 asked not simply for fewer rules, but for greater certainty. Since then, provincial planning legislation has continued to change, while Toronto's inclusionary zoning framework took effect only to be paused by the Province until 2027.

The City's own review culture also remains a work in progress. Developers continue to favour earlier iterative working sessions, fewer rounds of comments and clearer certainty over when a file is complete.

The next term of Council, whoever leads it, inherits a housing system that is approving homes faster but still struggling to get them built. The immediate challenge is to convert temporary relief into durable reform: make growth financing more predictable, reduce repeated review cycles, coordinate infrastructure investment across governments, and ensure incentives are tied to actual construction.

The next tests are already visible. Inclusionary zoning is scheduled to return in 2027. Development-charge relief runs to 2029. The second phase of the City's rental program now has to translate approvals and incentives into shovels in the ground.

Toronto has made meaningful progress on the front end of the housing system. The next Council will be judged increasingly on what happens after approval: whether projects can be financed, serviced and built.

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Thank you to the companies joining UrbanToronto to celebrate State of Housing Month 2026.

UrbanToronto Webinar: State of Housing in Toronto and the Greater Golden Horseshoe

UrbanToronto Staff — Fri, 16 Oct 2026 15:15:42 -0400

UrbanToronto’s next webinar, State of Housing 2026, takes place live via Zoom on Wednesday, October 28 at 1:00 PM ET. Joining us to examine the pressing housing challenges facing Toronto and the Greater Golden Horseshoe are representatives from Hazelview Investments and StrategyCorp.

Registration is open for this complimentary event!

The discussion forms part of UrbanToronto’s month-long State of Housing editorial series, examining housing affordability and delivery across the region. Throughout October, the series explores policy responses, construction methods, and housing models, from co-operatives and missing middle development to modular construction and mass timber.

The webinar is supported by our friends at Urban Racks, a North American provider of commercial bike parking and micromobility solutions. With more than a decade of experience, the company creates secure, technology-driven systems, including bike racks, lockers, shelters, and automated parking solutions.

UrbanToronto’s Data Analyst, Ash Navabi, and Managing Editor, Craig White, will be joined by:

Gurveer Kehal • Managing Partner, Co-Head of Private Real Estate Investments

Gurveer Kehal is Managing Partner, Co-Head of Private Real Estate Investments at Hazelview Investments, where he oversees global direct real estate and private equity investments, including acquisitions, dispositions, developments and value creation strategies. He brings more than 15 years of investment management experience across multiple asset classes, having previously held roles at CI Investments and CIBC Global Asset Management. Gurveer holds a Master of Finance from Cambridge University and is a CFA charterholder.

Marco Bianchi • Director and Group Head of the Land Use and Infrastructure Development Team, StrategyCorp
Marco Bianchi is a Director in StrategyCorp’s Toronto office, helping clients advance projects from conception to completion through his experience with municipal processes and issues management. Before joining the firm, he spent 14 years at the City of Toronto, most recently as Chief of Staff to Councillor Mike Layton. His work included advising on cycling infrastructure and TransformTO’s climate targets.

Join the conversation on October 28 at 1:00 PM ET. Register for this free event here!

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The Chatsworth Topped Off as Cladding Advances in Lawrence Park

Anthony Teles — Fri, 16 Oct 2026 11:48:32 -0400

The Chatsworth has topped off at four storeys, with enclosure and exterior cladding progressing at the southeast corner of Chatsworth Drive and Duplex Avenue in Toronto’s Lawrence Park neighbourhood. Designed by Kirshenblatt Urban Architecture for Times Group Corporation, the condominium is taking on its finished character more than three years after UrbanToronto highlighted the start of construction in August, 2023.

Back in November, 2024, excavation is advancing across the west side. Steel soldier piles and horizontal timber lagging retain the perimeter as crews dig towards the two underground parking levels. A red tracked excavator sits on higher ground to the right. Stacked timber, shoring components, and drilling attachments occupy a staging area to the left.

Looking southwest across excavation and perimeter shoring, image by UrbanToronto Forum contributor Lachlan Holmes

By May, 2025, the underground garage takes shape around the centrally positioned tower crane, installed earlier that year. P2 is seen to the left with concrete walls and columns, while construction has advanced to P1 on the right, where we see formwork panels and rebar projecting towards grade.

Looking southeast over underground garage construction and the tower crane, image by UrbanToronto Forum contributor mikejb

From Chatsworth Drive in March, 2026, The Chatsworth has reached its full four storeys, revealing projecting balconies and upper-level step-backs. Exposed floor slabs and rectangular columns define the open structural bays, with temporary metal guards lining the slab edges. Insulation is seen on some ground-level columns.

Looking southwest from Chatsworth Drive at the four-storey concrete structure, image by UrbanToronto Forum contributor CLT

In July, 2026, a closer view reveals limestone-coloured precast panels and moulded horizontal bands framing the stacked balcony openings. White weatherproofing remains exposed around upper-floor openings awaiting brick veneer and glazing, while the balcony soffits retain their unfinished concrete surfaces. Temporary guards secure the balconies ahead of glass and black aluminum railings. A hoist rises at the east end to the left.

Looking south at precast facade installation and balconies, image by UrbanToronto Forum contributor flonicky

This month, light buff brick veneer fills the wall sections above and between limestone-coloured precast panels and trim. Dark aluminum-framed glazing, divided by mullions, is installed in several second- and third-floor openings. Above the cornice, closely spaced metal studs outline the steeply sloping roof and its dormer openings, which will receive a mix of light and dark green slate.

Looking southeast towards the west end’s brick cladding, glazing, and sloped roof framing, image by UrbanToronto Forum contributor CLT

At the centre of the site, enclosure work varies from bay to bay. A full-height scaffold tower provides access to the central projecting bay. The exposed metal roof framing above reveals the intersecting slopes and dormers that will complete the building’s upper silhouette.

Looking southwest at the central frontage’s enclosure work and scaffolded entrance bay, image by UrbanToronto Forum contributor CLT

The east elevation’s limestone-coloured precast panels now surround three stacked balconies. Crews work from an elevated platform at the third floor on the left, beside blue weatherproofing awaiting its exterior finish. White weatherproofing and additional blue membrane remain exposed across the third and fourth floors, while scaffolding lines the uppermost floor. Dark-framed windows are visible to the left and right of the balconies.

Looking west at the east elevation’s precast panels and upper-floor enclosure work, image by UrbanToronto Forum contributor CLT

The Chatsworth stands 20.76m tall and will bring 30 condominium units to the neighbourhood.

Looking south to The Chatsworth, designed by Kirshenblatt Urban Architecture for Times Group Corporation

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Revised 689 King West Proposal Combines Hotel and Rentals in 30 Storeys

Anthony Teles — Fri, 16 Oct 2026 11:15:00 -0400

Manga Hotels has returned with a taller proposal for 689 King Street West in Toronto’s King West neighbourhood, consolidating the previously approved 11- and 18-storey hotel volumes into a single 30-storey building designed by Sweeny &Co Architects. Proposed just west of Bathurst Street, the development would rise near the under-construction Ontario Line 3’s King West station entrance at King and Bathurst.

Looking southeast to 689 King West, designed by Sweeny &Co Architects for Manga Hotels

The site is occupied by a surface parking lot. The surrounding King West neighbourhood mixes low-rise commercial buildings and townhouses with taller residential and mixed-use developments.

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

The site’s redevelopment plans have evolved from a 13-storey office proposal submitted in 2019 to a hotel scheme following Manga Hotels’ acquisition that May. A July, 2020 submission proposed 13- and 18-storey volumes containing 319 hotel suites, later revised to 11 and 18 storeys with 269 suites and approved by City Council in July, 2022. Following subsequent Site Plan resubmissions, Goldberg Group has submitted Official Plan and Zoning By-law Amendment applications to the City of Toronto on behalf of the developer.

Looking southeast to the previous plan, designed by Sweeny &Co Architects for Manga Hotels

The revised design proposes a single 30-storey building reaching 104.02m, up from the previous 62.02m maximum. A three-storey, 18.52m podium would replace the one-storey base identified in the 2022 approval. Hotel and associated uses would occupy levels 1 through 13, with residential uses on levels 14 through 30. The proposal maintains approximately 20m of tower separation from The Summit to the west and West House to the east, while part of its eastern elevation would form a blank wall at the lot line adjoining the approved redevelopment at 675 King West.

Looking southwest to 689 King West, designed by Sweeny &Co Architects for Manga Hotels

The building would contain 251 hotel suites, down by 21, alongside 160 newly introduced purpose-built rental apartments. The rental mix would comprise 80 one-bedroom, 48 two-bedroom, and 32 three-bedroom units. Combined accommodation would increase from 272 to 411 hotel suites and residential apartments. Six passenger elevators (three serving each component) would provide service, meaning one elevator cab for every 54 residential units, indicating prompt response times.

Site plan, designed by Sweeny &Co Architects for Manga Hotels

Gross Floor Area would nearly double from 13,460m² to 26,741m², divided between 14,911m² of hotel and associated space and 11,830m² of residential space. The Floor Space Index would rise from 8.32 to 16.73 times coverage of the 1,598m² lot. Separate hotel and residential lobbies would open onto King Street West, with a restaurant and kitchen at ground level and event space included in the hotel program. Residents would have amenities on level 14, comprising 422m² indoors and 218m² outdoors.

Ground floor plan, designed by Sweeny &Co Architects for Manga Hotels

Two car elevators would serve a three-level underground garage. Parking would increase from 38 spaces to 88, allocated as 85 residential and three visitor spaces. Bicycle parking would rise from 14 to 98 spaces, including 77 long-term and 21 short-term, located at ground level and on the first underground level.

The site is served by the 504 King and 511 Bathurst streetcars, both within a three-minute walk. Nearby cycling infrastructure includes bicycle lanes and connections along Tecumseth Street to the west and cycle tracks on Wellington Street West to the south. Higher-order transit is also taking shape approximately 80m east of the property, where the future King West station’s south entrance is under construction at the southeast corner of King and Bathurst for Ontario Line 3.

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

The proposal joins growing development activity around King and Bathurst. Immediately east, 675 King West is planned at 21 storeys, with the King-Bathurst Transit Oriented Community’s North and South sites each planned at 25 storeys above the future station entrances. To the north, 149 Bathurst Street is proposed at 12 storeys, while Reside on Richmond would rise 30 storeys. To the west, 778 King West is proposed at 20 storeys, while The Yards to the southwest would introduce three towers ranging from 12 to 39 storeys.

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News Roundup for October 16, 2026

UrbanToronto Staff — Fri, 16 Oct 2026 09:30:00 -0400

Condo maintenance fees are up and it’s scaring away buyers, realtors say; third day of protests against province's removal of protected bike lanes; Waymo to launch robotaxis in Toronto under pilot program for self-driving vehicles; and other news.

Condo maintenance fees are up and it’s scaring away buyers, realtors say (The Star)

Third day of protests against province's removal of protected bike lanes (CityNews)

Waymo to launch robotaxis in Toronto under pilot program for self-driving vehicles (CTV News)

Did Toronto actually fix Regent Park? (CBC)

Weekend need-to-know: Streets shut down Sunday morning for Toronto Waterfront Marathon (CityNews)

Zzzap!

Craig White — Fri, 16 Oct 2026 06:00:00 -0400

You never know when something like this will happen, so having a camera trained even slightly in the right direction is a coup when lightning strikes. Here, just in the frame, the EQ Bank Tower on the east side of Downtown Toronto takes a bolt out of the blue.

Lightning strikes the EQ Bank Tower on the east side of Downtown Toronto, image by UrbanToronto Forum contributor mburrrrr

This image comes to us courtesy of UrbanToronto Forum contributor mburrrrr. 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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Last 2026 CVU and UrbanToronto 2026 Walking Tour October 20

UrbanToronto Staff — Thu, 15 Oct 2026 14:51:38 -0400

UrbanToronto has partnered with the Council on Vertical Urbanism (CVU, formerly the Council on Tall Buildings and Urban Habitat) for a 2026 walking tour series. The Transit+Towers: Transit-Oriented Development in Toronto public tours travel along the Yonge corridor from Union Station to Midtown, exploring how subway infrastructure and high-rise development have combined to transform Toronto over more than seven decades.

Organized by CVU’s Canada office, the evening series runs from late May through October, inviting both industry professionals and city-curious residents to experience the city during active hours. Guided stops combine historical insight with observations of present-day streets, buildings, and construction activity, turning the Yonge corridor into an open-air lesson in urban change.

“Transit-oriented development shapes Toronto's most dynamic downtown neighbourhoods, where transit and towers grow up together,” said Isaac Work of CVU. “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.”

Over two hours, participants will trace the effects of rapid transit on development along Yonge Street, from the subway’s opening in 1954 to the latest wave of intensification. The corridor offers a decades-long record of how access to transit has redirected investment, encouraged density, and altered the mix of uses surrounding Toronto’s stations.

The CVU and UrbanToronto Transit+Towers walking tour stops to hear about about College Park, image by Will Miranda

Starting at Union Station’s Great Hall, the tour moves north through five snapshots of Toronto’s evolution: Union, College Park, Bloor–Yonge, St Clair, and Yonge and Eglinton. Together, the stops span the reuse of historic infrastructure, the challenges of redeveloping major interchange nodes, changing approaches to tower design, and a growing Midtown skyline shaped in anticipation of Eglinton Line 5.

The walk also considers the less predictable forces behind the skyline, including financing challenges that stall or alter projects, heritage considerations that shape new construction, and development that moves ahead before promised transit arrives. With cranes, completed towers, and emerging clusters visible along the way, participants can see how policy, economics, and infrastructure converge (and sometimes collide) on the ground.

Looking up to One Bloor West, sparkling in the sun, image by UrbanToronto Forum contributor steveve

CVU’s companion tour, From the Ground Up: The PATH and Pedestrian Toronto, shifts the focus below street level. Setting out from Toronto City Hall, the walk explores how the PATH’s roughly 30km of linked tunnels and concourses move people through the core while influencing the entrances, plazas, and streetscapes encountered above.

One last Transit+Towers walk remains in the 2026 series, departing Union Station at 5:30 PM:

Tuesday, October 20 — reserve the last few tickets now!

Tickets are available here. Attendees must cover their own TTC fare(s), though the two-hour itinerary should fit within a single fare when tapping with PRESTO or a credit card.

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The Capitol Wrapping Up Construction as Heritage Frontage Emerges

Anthony Teles — Thu, 15 Oct 2026 13:55:19 -0400

Construction is wrapping up at The Capitol, a 15-storey condominium at Yonge Street and Castlefield Avenue in Midtown Toronto’s Yonge–Eglinton area, with cladding and restoration of the retained 1914 Capitol Theatre frontage substantially advanced since UrbanToronto’s August, 2025 update. Designed by Turner Fleischer for Madison Group and Westdale Properties, heritage work is being overseen by GBCA Architects.

A November, 2025 view captured the topped-off form, its successive step-backs creating a ziggurat of terraces above the podium. Dark aluminum-framed glazing and grey spandrel panels enclose much of the residential volume, with light-toned bands tracing slab edges and pale vertical cladding defining lower residential bays. The partially wrapped mechanical penthouse awaits its exterior finishes, while a construction hoist rises at the northwest corner. Exposed green weatherproofing and insulation await cladding at the base, beside a west-side staging area.

An elevated view looking northeast to the terraced massing and west-side staging area, image by UrbanToronto Forum contributor Downtown Toronto

From across Yonge Street in March, 2026, dark-framed windows sit within the heritage brickwork and stone surrounds beneath the contemporary addition’s grid of light-toned cladding, glazing, and dark spandrels. Large pale panels cover the largely blank north wall, with a narrow strip of insulation marking its unfinished northeast junction with the east elevation. Below, green weatherproofing and insulation remain exposed around the future arched entrance at the frontage’s north end, behind temporary street fencing.

Looking southwest to heritage windows and advancing cladding along Yonge Street, image by UrbanToronto Forum contributor A Torontonian Now

From the neighbouring schoolyard in May, 2026, stacked projecting balconies rise above the stepped west podium, with temporary safety rails lining many slab edges. The dismantled hoist left a vertical strip of open bays, insulation, and green weatherproofing awaiting enclosure. White weatherproofing traces the third- and fifth-floor slab edges, while insulation panels cover the mechanical penthouse’s right-hand portion, awaiting its metal finish.

Looking east to the west elevation following construction hoist removal, image by UrbanToronto Forum contributor GenerationLee

A close-up from Castlefield Avenue in July, 2026 revealed the south podium’s exterior assembly. Light beige panels surround tall, black aluminum-framed storefront glazing topped by louvres, beside exposed insulation, weatherproofing, and vertical metal cladding supports. Recessed balconies retain temporary guards behind unfinished concrete upstands, with small drainage outlets near their bases. Overhead, projecting metal brackets await horizontal finish panels to complete the podium’s architectural bands.

Looking north to cladding installation and exposed insulation on the south-end podium, image by UrbanToronto Forum contributor flonicky

From the reopened Yonge Street sidewalk in August, 2026, finishing work continued beneath the former theatre entrance’s projecting marquee framework. Aluminum-framed glazed doors retain protective wrapping on their pull handles, while the unfinished soffit exposes metal framing and loose electrical wiring. Blue weatherproofing wraps the entrance piers, meeting green weatherproofing across the header. Partially installed silver-toned decorative panels introduce a curved profile beneath the adjacent window to the right.

Looking west to glazed theatre entrance doors and ongoing marquee finishing, image by UrbanToronto Forum contributor Downtown Toronto

This month, from Yonge Street and Castlefield Avenue, light beige cladding frames dark glazing and spandrels from the podium through the stepped upper storeys. Horizontal bands emphasize the terraces. The restored heritage frontage features red-brown brickwork, contrasting stone quoins, a prominent cornice, and tall arched windows above glazed storefronts. Weatherproofing remains exposed beneath the unfinished theatre marquee. Workers carry out finishing operations from a red scissor lift at the south end, left, and a blue lift at the north end, right.

Looking northwest to The Capitol’s restored heritage frontage and exterior finishing work, image by UrbanToronto Forum contributor CLT

The Capitol stands 60.35m tall and will house 157 condominium units.

Looking northwest to The Capitol, designed by Turner Fleischer for Madison Group and Westdale Properties

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665 Sheppard West Approved for 13 Storeys, Larger Rental Suites

Anthony Teles — Thu, 15 Oct 2026 10:55:02 -0400

An approved Minor Variance application has cleared the way for a taller building with fewer, larger rental apartments at 665 Sheppard Avenue West in Toronto’s Clanton Park neighbourhood. Designed by MAR Architect Inc for Regency Property, the revised North York proposal has increased from 11 to 13 storeys.

Looking southeast to 665 Sheppard West, designed by MAR Architect Inc for Regency Property

The approximately 2,831m² site assembles four properties at 665, 667, 669, and 671 Sheppard Avenue West, at the southeast corner of Yeomans Road. Currently occupied by four detached houses slated for demolition, the property sits between Sheppard’s mixed-use corridor and the low-rise residential streets of Clanton Park. Commercial plazas line the opposite side of Sheppard, while detached houses extend to the east and south.

Looking southeast from Sheppard Avenue West to the current site, image retrieved from Google Maps

The site has moved through several redevelopment concepts since a 2016 rezoning application, including the Clanton Park Towns and Harrington Residences townhouse schemes. A 2023 redesign introduced an 11-storey mixed-use building with 259 units, followed by Official Plan and Zoning By-law amendment approvals in July, 2024 and a 2025 Site Plan submission proposing 291 units. The Biglieri Group submitted the Minor Variance application to the City of Toronto on behalf of the developer in July, 2026. The Committee of Adjustment approved it in September, 2026.

Looking southeast to the previous plan, designed by MAR Architect Inc for Regency Property

The revised design rises 13 storeys to 45.95m, up from the previous 11-storey, 41.62m proposal, while replacing its U-shaped footprint with a simpler mid-rise form. Although the storey count increased by two, the application explains that converting the former mezzanine into a full floor accounts for one of the floors.

Site plan, designed by MAR Architect Inc for Regency Property

The proposal distributes more floor area among fewer apartments, reducing the rental count by 59, from 291 to 232, while increasing Gross Floor Area from 16,921m² to 17,970m². Residential space grew from 16,770m² to 17,820m², while retail space edged down from 151m² to 150m², bringing the Floor Space Index from 5.98 to 6.35. The revised mix would comprise 34 studios, 45 one-bedroom, 123 two-bedroom, and 30 three-bedroom-or-larger apartments, compared with 44, 80, 124, and 43, respectively.

Looking north to 665 Sheppard West, designed by MAR Architect Inc for Regency Property

At ground level, the retail unit moved to the northwest corner at Sheppard and Yeomans, while the principal residential entrance relocated to the Sheppard frontage, supplemented by a secondary entrance on Yeomans. Residents would have 464m² of indoor amenities and 464m² outdoors, with the removal of the rear wings allowing a larger outdoor amenity area. Three elevators would serve the building, providing approximately one elevator for every 77 apartments.

Ground floor plan, designed by MAR Architect Inc for Regency Property

Three underground garage levels remain proposed, while total vehicle parking decreased by 78 spaces, from 207 to 129. The revised allocation would comprise 113 resident spaces, down from 191, and 14 visitor spaces, down from 16, alongside two pickup/drop-off spaces at grade. Bicycle parking fell from 227 to 176 spaces, a reduction of 51, divided into 158 long-term and 18 short-term spaces.

TTC buses along Sheppard Avenue West stop in front of the site, connecting west to Sheppard West station on University Line 1 and east to Sheppard–Yonge station on Lines 1 and 4. Nearby cycling infrastructure includes routes along Faywood Boulevard and Wilmington Avenue. Looking ahead, Metrolinx is studying potential extensions of Sheppard Line 4 both east and west, including a western connection to Sheppard West station.

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

Development activity nearby remains limited. To the west, Privilla and 740 Sheppard West are each proposed at nine storeys, while farther along the corridor, 813 Sheppard West would rise 11 storeys and the 12-storey 824 Sheppard Avenue West is under construction. To the east, a substantially taller proposal at 500 Sheppard Avenue West would reach 35 storeys.

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News Roundup for October 15, 2026

UrbanToronto Staff — Thu, 15 Oct 2026 09:30:00 -0400

Toronto housing prices will continue to fall until the end of the year, report predicts; cyclists delay province's bike lane removal start in Toronto, 2 arrested; Supreme Court hears challenge of law clearing path for Ontario Place redevelopment; and other news.

Toronto housing prices will continue to fall until the end of the year, report predicts (The Star)

Cyclists delay province's bike lane removal start in Toronto, 2 arrested (CBC)

Supreme Court hears challenge of law clearing path for Ontario Place redevelopment (CityNews)

Toronto says its garden and laneway suite plans are a success. Only 3 applications used them (The Star)

Toronto voters remain split on bike lanes, new exclusive polling shows (CTV News)

Why Olivia Chow and Brad Bradford supporters see Toronto as ‘two different cities’ (The Star)

Sierra de Luz

Craig White — Thu, 15 Oct 2026 06:00:00 -0400

It's not Francisco Gazitua's Puente de Luz at Concord Cityplace catching the direct light early on a recent day in this image, but two of the 'mountains' in KING Toronto's short range of concrete peaks just to the northeast. The uniquely glass-block-clad condo gets ever-closer to completion as its upper storeys are enclosed with the translucent materials.

Peaks of KING Toronto's 'mountains' catch some early direct light while Puente de Luz misses out, image by UrbanToronto Forum contributor neuhaus

This image comes to us courtesy of UrbanToronto Forum contributor neuhaus. 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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COVID Broke the GTA New Condo Market. What Rises From the Ashes Will Look Very Different

Guest Columnist, Ben Myers — Wed, 14 Oct 2026 16:30:00 -0400

Throughout October UrbanToronto is featuring a special State of Housing 2026 editorial series to examine the pressing housing challenges facing Toronto and the Greater Golden Horseshoe.

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For years, Toronto’s new condominium market ran on a simple assumption: buy before construction, wait, and watch the value rise. That assumption survived recessions, policy changes, and countless warnings about oversupply. It did not survive the aftermath of COVID.

Vacant development site and land-sale signage at The Residences at Bronte Lakeside, image by UrbanToronto Forum contributor just east of the creek

The pandemic disrupted supply chains and drove up the cost of materials and labour. Inflation moved through construction budgets, and developers raised prices to keep projects viable. Investors watched those prices climb and mistook some of that cost inflation for value growth. If a suite cost more this year, surely it would be worth even more when the keys arrived four years later.

Soon, everyone wanted a share of the apparent upside. Landowners asked more for their sites. Trades raised their bids. Municipalities increased development charges and other fees. Every higher cost justified a higher sales price, which appeared to justify the next round of higher costs. Cheap debt kept the machinery running, while achievable rents and comparable resale prices became inconvenient details in the investment pitch.

Based on data pulled for a recent Bullpen Consulting client report, average asking prices for unsold new units rose from $956 per-square-foot (psf) in 2018 to $1,485 psf in 2022, a 55% increase. At the peak, some projects launched at premiums of 35% to 40% over comparable resale units, figures I discussed on the Toronto Under Construction podcast. Historically, that premium had been closer to 15%. Apparently, the resale market had forgotten that Toronto was a world-class city!

Then interest rates rose, and the arithmetic became harder to ignore. Investors faced higher carrying costs, weaker cash flow and resale values that no longer supported the prices they had agreed to pay.

In my view, the damage to the pre-construction sales model will ultimately be more consequential than the fallout from the condo market collapse of the late 1980s, and the data is bearing that out. Altus Group figures show new condominium sales falling from nearly 29,000 units in 2021 to just over 2,100 in 2025, a decline of about 93%. The fallout is visible in cancelled projects, distressed assignments, difficult closings, and developers renting completed units rather than selling them at today’s prices.

There is a second consequence that takes longer to see than the immediate sales collapse. The old model relied on thousands of investors making deposits years before occupancy. Those sales demonstrated demand and helped developers secure construction financing. Take the investors away, and an approved site can have a compelling design, a desirable location, and a genuine need for housing, yet still have no workable path to construction. The condo as a commodity delivers housing. The housing delivered is small housing, but that is better than no housing at all.

The condominiums that can still sell

The current state of the market is depressing, no condominiums are launching, and the ones that are, we’ll never live in. The rare condominium launch today looks different from the investor-oriented tower that defined the previous cycle. Boutique, ultra-luxury projects in exceptional locations can attract buyers seeking the best apartment money can buy. These purchasers care about architecture, finishes, privacy, service and address. Housing is a status symbol, and a current resale comparable or future price forecast are not the deciding factors in their purchase decision.

Completed boutique condominium and retained heritage house at 10 Prince Arthur, image by UrbanToronto Forum contributor AlbertC

The luxury projects represent a very tiny slice of demand, but they will not replace tens of thousands of annual sales. On Episode 107 of Toronto Under Construction, Quinn Samardzic of Mattamy Homes has the few interested purchasers today are paying closer attention to how a home works: where they will eat, work, store their belongings and raise a family. Carlo Timpano of Capital Developments saw an opportunity just below the luxury tier, with generous layouts and strong design in established neighbourhoods.

Developers are trying to thread this delicate needle. The difficulty is delivering housing at a price buyers will accept. Larger, more functional suites cost more in total, while recently completed resale units offer something a new launch cannot: purchasers can see the home and often take possession in as little as 30 days. Asking someone to put down 20% for a condominium they see on a paper floorplan today, and MAY occupy four years from now is a much tougher proposition when they can walk through a completed alternative this month.

Everyone says they want larger, more livable condominium apartments. I do too. But if enough purchasers will not commit to them before construction, it does not matter how attractive the floorplans are. Those homes will never be built.

Rental changes the financing, the building and the customer

The lack of pre-construction condo buyers, the drying up of financing firms willing to back them, and more difficult construction financing terms has shifted developers’ attention to rental.

For some stalled condominium sites, purpose-built rental is the alternative. The shift is already evident in construction starts. Rental accounted for 26% of Toronto CMA apartment starts in 2023 and approximately 61% from January to July 2026, according to CMHC figures. Condominium apartment starts fell from 27,842 units in 2023 to 9,885 in 2025.

270 Sheppard West, designed by Studio JCI for ELM Developments

A rental conversion, however, is more than a simple change; there is a clear naivety about how easy it is for a developer to switch tenures. On Episode 107 of the Toronto Under Construction podcast, Timpano explained why the switch is far more demanding. Without purchaser deposits, a rental developer needs substantially more equity upfront, different construction and long-term financing, and the capacity to own and operate the building after it opens. The company must also know how to lease suites, manage residents and maintain an asset for years.

Those requirements narrow the field of developers who can proceed. They also change what gets designed. A proposed condominium tower may become a shorter rental building if that is the scale its financing and projected rents can support. Because the owner keeps the building, decisions about layouts, durability, amenities and operating costs carry weight long after opening day.

On Episode 109, CentreCourt’s Myles Millard described designing rental homes for livability and long-term value, rather than relying on what looks appealing on a two-dimensional pre-construction floorplan. Park Property’s Christopher Janisse discussed testing layouts and efficiency throughout the building. Rental does not automatically produce larger or better suites, but long-term ownership gives developers a strong reason to think about how those homes will actually function.

Demolition advancing at the site of the 49 Ontario rental development, image by UrbanToronto Forum contributor GameOnBrad

The financial pressure does not disappear when a project becomes rental. New Class A apartments are often offered at rents 10% to 15% above comparable investor-owned condominiums once separate parking and locker fees are included. Tenants may receive security of tenure, professional on-site management, better programming and a more consistent building experience. They also need to be able to afford the premium.

That matters to institutional investors seeking dependable income. Tenant protections are essential, but slow or uncertain remedies for persistent non-payment add operating risk. When policymakers strengthen protections without making the system work promptly and fairly for everyone, capital may gravitate toward higher-income residents and more expensive buildings. Protecting responsible renters and addressing bad-faith behaviour should be compatible goals. In practice, the friction between them can influence which projects attract capital and move forward.

Another response to the current condo downturn is the mixed-use project combining market rental and affordable housing, often with public land (or the waiving of taxes and fees), and government incentives. This is a positive outcome of the market reset. It creates homes that would not emerge from a conventional private development pro forma. But celebrating a few dozen affordable suites in each project should not obscure the scale of the need. These units are welcome; they are also a drop in the bucket.

West Square’s first-phase rental buildings and surrounding construction, image by UrbanToronto Forum contributor Tim MacDonald

Today’s surplus is tomorrow’s missing building

The luxury condos, higher-end rental apartment, and government-assisted mixed-income buildings being launched and started today are not nearly enough to satisfy household demand in the future. We cannot be fooled by most of the cranes in the sky today, as the majority represent the past market boom, not today’s realities.

The recent wave of apartment completions can create a misleading picture of abundance. It must be repeated, these buildings were largely sold and started when conditions were much stronger. They tell us what the market decided several years ago. The collapse in launches and starts tells us far more about what will be available several years from now.

The 2026 market, which will likely continue into 2027, is a strange concoction: a COVID-era price hangover, a sharp adjustment after the immigration boom, and uncertainty created by an unpredictable government south of the border. The White House seems equally willing to pick fights with its friends and its enemies, which hardly makes long-term Canadian investment decisions easier.

Toronto skyline, image by UrbanToronto Forum contributor Irishmonk

Despite those bearish sentiments, Toronto and Vancouver remain among the most desirable places to live in Canada, and people need a roof over their heads. Nobody moves to Vancouver for the affordability, so Toronto remains the centre of the Canadian universe, like it or not. Despite what you might hear on social media and via the clickbait news article, housing demand is still strong, but it is shifting in often unpredictable ways. Population growth may stay well below its recent peak, and demand may be lower than it was before COVID. Even so, if starts remain depressed, future completions will certainly fall far short of the homes needed to satisfy long-term household formation. The market will work through today’s excess inventory and there will be a future shortage, you can bet on it.

Prices and rents will eventually respond to that shortage. I would not mistake that for the return of the old pre-construction investment cycle. Many investors have been burned, the perception of easy money is gone, and high-rise construction remains expensive to build. NBLC’s Josh MacLeod suggested in Episode 107 that investors who return will be more selective about location and fundamentals. Selective investors may support some excellent projects, but we won’t see many 60- to 70-storey towers, meaning less units get built.

The next cycle will therefore produce a different skyline: smaller towers, many of them rental; more missing-middle housing; a limited number of exceptional luxury condominiums; and affordable housing partnerships that deserve support but cannot carry the supply burden alone.

The cruel irony is that Toronto can have too many completed condos for sale today and too few homes under construction for the people who will need them later. COVID helped inflate the costs and expectations that broke the old model. What replaces it may be better designed for the people who live in these buildings, but much fewer people will benefit from those changes. Unless we find a way to produce substantially more of them, it will also leave us with a much less affordable market than the one we had before the pandemic.

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

8 Brownlow Approaches Topping Off in Midtown Toronto

Anthony Teles — Wed, 14 Oct 2026 15:09:21 -0400

8 Brownlow Avenue is close to topping off in Midtown Toronto’s Yonge and Eglinton area, with cladding now covering much of the 27-storey rental tower. Designed by Sweeny &Co Architects for The Benvenuto Group, the development rises at the northwest corner of Brownlow and Soudan avenues alongside the developer’s first phase, The Whitney on Redpath.

In April 2026, the south elevation revealed its emerging concrete frame, with exposed columns and floor slabs supported by rows of yellow shoring posts. Projecting slab formwork and temporary edge guards line the upper levels, while steel stud framing and white weatherproofing mark the start of enclosure work below, alongside blue weatherproofing strips. Workers occupy the ground and second floors. In the foreground, a fenced opening exposes P1, the uppermost of three underground levels. Materials can be seen staged below; additional components fill the staging area along the site’s south side.

Looking northeast at concrete construction and early enclosure work on the south elevation, image by UrbanToronto Forum contributor GenerationLee

From Soudan Avenue in June, 2026, the structure stood at 16 storeys, with timber decking and perimeter slab edge forms in place for the next floor. At the southeast corner, the external construction hoist extended to the 12th floor. Enclosure work had advanced to the ninth floor, where white and grey aluminum panels frame dark vision and spandrel glazing, with mullions and metal louvres. At the base, the three-storey podium extends west towards The Whitney on Redpath, with glazing and insulation seen behind the hoarding.

Looking north at the rising tower, south elevation cladding, and construction hoist, image by UrbanToronto Forum contributor CLT

In late July, 2026, the north and east elevations reached 21 storeys, with cladding reaching the 14th floor. On the east elevation to the left, two stacks of projecting concrete balcony slabs flank a central stack of inset balconies. White metal fascia panels accentuate the slab edges, contrasting with dark window wall glazing behind. The north elevation pairs vision and spandrel glass with white and grey metal panels.

Looking southwest at balcony slabs and advancing cladding on the north and east elevations, image by UrbanToronto Forum contributor CLT

A distant view in August, 2026 places 8 Brownlow Avenue within its surroundings. Formwork panels and projecting rebar rise above the latest floor deck, while the luffing-jib tower crane stands along the east side. Just above the tree canopy, installed glazing and white metal panels trace the advancing building envelope beneath the exposed upper storeys.

Looking northwest at 8 Brownlow rising beside The Whitney on Redpath, image by UrbanToronto Forum contributor DarkSideDenizen

Earlier this month, cladding has advanced to the 20th floor. At street level, ground-floor curtain wall glazing is taking shape within a grid of mullions, with exposed insulation panels above and blue weatherproofing along the second-floor slab edge. Higher up, glass balcony guards have been installed along the fourth-floor balconies, with installation partially complete on the fifth.

Looking southwest at extensive tower cladding, ground-floor glazing, and balcony guard installation, image by UrbanToronto Forum contributor CLT

This latest elevated view captures construction at the mechanical penthouse level, with what appears to be the concrete elevator core overrun projecting to the right of the tower crane. The mechanical penthouse rises above the thicker main roof slab. Two step-backs along the south elevation, to the right, taper the upper floors. Cladding has meanwhile climbed to approximately the 23rd floor.

Elevated view looking southeast at mechanical penthouse construction, image by UrbanToronto Forum contributor LukaG14

Upon completion, 8 Brownlow Avenue will stand 95.4m tall and add 194 purpose-built rental units to Midtown Toronto.

Looking northwest to 8 Brownlow Avenue, designed by Sweeny &Co Architects Inc for The Benvenuto Group

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KingSett Proposes Redesigned 46-Storey Towers at 7 Labatt

Anthony Teles — Wed, 14 Oct 2026 12:30:00 -0400

Following its placement under receivership, an infill redevelopment site at 7 Labatt Avenue just east of Toronto's Regent Park neighbourhood has returned with a new developer and design team. KingSett Capital is proposing two 46-storey condominium towers designed by Giannone Petricone Associates. Revised from an earlier 44- and 48-storey concept, the proposal would also deliver a replacement building for the Salvation Army at ground level.

Looking north to 7 Labatt Street, designed by Giannone Petricone Associates for KingSett Capital

The site at 7 Labatt Avenue and 77 River Street occupies those streets' southeast corner. Two two-storey commercial buildings and surface parking currently occupy the property, including the Salvation Army’s community and facility services warehouse at 7 Labatt. Just across the street from Regent Park, the site is surrounded by high-rise development proposals, including across Labatt Avenue to the north. Bayview Avenue separates the block from the rail corridor and Don River.

Looking east from River Street to the current site, image retrieved from Google Maps

First submitted in 2014, previous proponents secured Council approval in 2016 for a 38-storey tower with 584 homes. TAS and Tricon later pursued a revised HOK design, with plans in May, 2020 calling for 558 rental and condominium units.

Previous plan from 2020, designed by HOK for TAS and Tricon

By 2024, a two-tower redesign by Sweeny &Co had emerged with 1,119 homes, followed by a 44- and 48-storey concept with 1,240 condominiums.

Previous plan, designed by Sweeny&Co for TAS and Tricon

In February, 2026, the project entered receivership at KingSett Capital’s request, with PricewaterhouseCoopers appointed receiver. Goldberg Group has now submitted Official Plan and Zoning By-law Amendment applications to the City of Toronto on behalf of the new developer.

The revised layout places the West Tower at River Street and Labatt Avenue, with the East Tower farther along Labatt. A two-storey, 7.7m-high replacement Salvation Army building adjoins its eastern side. The residential towers would rise 46 storeys to heights of 159.7m and 160.99m. Both would sit atop five-storey podiums reaching 23.35m. A 25m separation between the towers and at least 16m between their podiums would open a passage through the site, a substantial departure from the single 38-storey tower and broad 11-storey base approved in 2016.

Looking southeast to the podiums, designed by Giannone Petricone Associates for KingSett Capital

The proposal contains 1,170 condominium units, with 565 in the East Tower and 605 in the West Tower. That represents 51 more homes than the 1,119-unit redesign disclosed in 2024, but 70 fewer than the subsequent 1,240-unit concept. The housing mix would comprise 81 studios, 604 one-bedrooms, 193 one-bedrooms with dens, 176 two-bedrooms, and 116 three-bedrooms. Each tower would be served by five elevators, translating to one elevator per 113 homes in the East Tower and per 121 in the West Tower, indicating high-speed motors would be required to minimize wait times.

Site plan, designed by Giannone Petricone Associates for KingSett Capital

Gross Floor Area would reach 73,859m², including 72,748m² of residential space and 1,111m² for the Salvation Army, yielding a Floor Space Index of 13.67 times coverage of the 5,404m² assembly. The dedicated Salvation Army premises replace the office and retail mix described in the earlier two-tower concept. Residents would have access to 2,462m² of indoor amenities and 1,089m² outdoors, across the first, third, and sixth floors. Between the buildings, a 675m² POPS (Privately-Owned Publicly-accessible Space) would extend from Labatt Avenue to the rear driveway, creating a pedestrian connection framed by the two podiums.

Ground floor plan, designed by Giannone Petricone Associates for KingSett Capital

One underground garage level would contain 66 parking spaces, comprising 40 for residents, 16 for visitors, and 10 for the Salvation Army, down sharply from the 344 spaces recorded for the previous scheme. Bicycle parking would include 1,057 long-term and 120 short-term residential spaces, plus 12 for the Salvation Army, bringing the total to 1,189 compared with the previous 1,240.

Looking south from Labatt Street to the Salvation Army building, image from submission to City of Toronto

Surface transit is within a short walk, with the 505 Dundas streetcar approximately 200m north at River Street, and the 501 Queen about 300m south. The 121 Esplanade-River bus also serves both intersections, while the 503 Kingston Road and 504 King streetcars are approximately 350m away at Lower River and King streets. The under-construction Distillery District station on Ontario Line 3 would add rapid transit access about 1km to the southwest at King Street East and Berkeley Street. Nearby cycling connections include cycle tracks along River Street, Bayview Avenue, Shuter Street, and Dundas Street East, along with the Lower Don River Trail.

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

The proposal joins developments along River Street and nearby, including the 15-storey 33 Davies to the east and the 18-storey 28 River Street to the southwest. To the northwest, the 37-storey The RIV is under construction, while 111 River Street is proposed at 40 storeys. Farther north, 761 Dundas Street East would add two 48-storey towers.

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News Roundup for October 14, 2026

UrbanToronto Staff — Wed, 14 Oct 2026 09:30:00 -0400

Toronto-area condos are being bulk sold at discounts as high as 45%, and now regular buyers have access; Toronto cyclists ask Canada's top court to weigh in on Ford's bike lane removal plan; work to begin bike lane removals halted in Etobicoke due to cyclist rally; and other news.

Toronto-area condos are being bulk sold at discounts as high as 45%. Now regular buyers have access (The Star)

Toronto cyclists ask Canada's top court to weigh in on Ford's bike lane removal plan (CBC)

Work to begin bike lane removals halted in Etobicoke due to cyclist rally (CityNews)

The Campaign Pitch: How Toronto could build and protect more affordable housing (The Star)

Nearly two-thirds of Torontonians support bike lane removals on major streets by the province: poll (CityNews)

Northeastern Exposure

Craig White — Wed, 14 Oct 2026 06:00:00 -0400

Taken with a long lens from Hamilton Mountain, about 56 kilometres to the southwest of the CN Tower, Toronto's skyline appears to rise directly from the deep blue waters of Lake Ontario.

Toronto's skyline seen from Hamilton Mountain, over 50 kilometres to the southwest, image by UrbanToronto Forum contributor ben.thebean1

This image comes to us courtesy of UrbanToronto Forum contributor ben.thebean1. 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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Amica Balmoral Tops Off as Cladding Nears Completion

Anthony Teles — Tue, 13 Oct 2026 16:05:00 -0400

The Amica Balmoral has topped off at 13 storeys, with cladding now largely complete at Avenue Road and Balmoral Avenue’s southeast corner, just south of St Clair Avenue West in Toronto’s Deer Park neighbourhood. Designed by Montgomery Sisam Architects for Amica Senior Lifestyles, the seniors residence replaces a three-storey retirement home and two adjoining houses.

Viewed from Balmoral Avenue in October, 2025, the reinforced-concrete frame reached 13 storeys as work shifted to the mechanical penthouse. Smooth-finished precast piers and horizontal bands frame largely unglazed openings up to the west elevation’s seventh-floor step-back. Insulation remains exposed along the sixth floor, with green and blue weatherproofing across lower levels. Above, exposed slabs, columns, and projecting balconies are lined with temporary guardrails.

Looking east along Balmoral Avenue at Amica at The Balmoral Club’s 13-storey concrete frame, image by UrbanToronto Forum contributor AlbertC

A November, 2025 second-floor close-up showed initial glazing with gold-toned mullions and matching ventilation louvres, surrounded by exposed blue weatherproofing and metal facade support brackets.

Looking east at initial glazing and bronze-toned louvres on the west elevation, image by UrbanToronto Forum contributor artemperederii

In March, 2026, a mobile crane was assisting in dismantling the tower crane installed in February, 2024, with mast sections laid out at grade. A construction hoist remains near the north elevation’s west end. Facade installation had passed the halfway point, with precast framing and bronze-toned glazing below and weatherproofing reaching approximately the 11th floor. Branded hoarding and a covered pedestrian walkway lined the site.

Looking southeast at tower crane dismantling and advancing facade installation, image by UrbanToronto Forum contributor NxNW

By June, 2026, light hand-laid brick covered much of the east elevation, forming masonry piers beside gold-toned window framing and pale precast panels. Successive step-backs and projecting concrete balconies established a terraced profile, with temporary guardrails outlining future outdoor spaces. Scaffolds wrapped the uppermost tier above the final major step-back as brickwork continued across the upper four floors. Green and blue weatherproofing remained exposed on the north elevation, with an additional scaffold providing facade access within a narrow recessed bay east of the hoist.

Looking southwest at light brick installation and stepped east and north elevations, image by UrbanToronto Forum contributor CLT

Viewed from Balmoral Avenue this month, brickwork covers most of the north elevation. Scaffolding, partly draped in green protective mesh, surrounds the eastern wing and recessed bay for continuing masonry and exterior finishing. At grade, large openings await glazing beside newly installed dark grey brick. The east elevation steps back at the sixth and 10th floors, while unfinished ground-floor enclosures and the covered sidewalk indicate ongoing street-frontage work.

Looking south at the brick-clad north elevation and scaffolding, image by UrbanToronto Forum contributor CLT

From across Avenue Road and Balmoral Avenue, the mechanical penthouse displays pale metal siding, glazing, and green weatherproofing at unfinished openings. Brick covers the west elevation, with residential glazing substantially complete outside the hoist access zone. Blue weatherproofing strips above the sixth- and ninth-floor louvres await final cladding. Recessed balconies retain temporary guardrails, while the hoist, adjoining scaffolding, and plywood-covered landing openings form a vertical work zone at the northwest corner.

Looking southeast at the largely clad tower and mechanical penthouse from Avenue Road and Balmoral Avenue, image by UrbanToronto Forum contributor CLT

Upon completion, the 52.7m-tall Amica Balmoral will deliver 147 rental units for seniors.

Looking southeast to Amica at The Balmoral Club, designed by Montgomery Sisam Architects for Amica Senior Lifestyles

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Amexon’s e lofts Wins OHBA High-Rise Building of the Year

Anthony Teles — Tue, 13 Oct 2026 13:52:58 -0400

An office-to-rental conversion in Toronto’s Flemingdon Park has earned provincial recognition, with Amexon Development Corporation’s e lofts winning “High-Rise Building of the Year” at the Ontario Home Builders’ Association’s 2026 Awards of Distinction Gala. Announced October 1st, the Prestige Award recognizes architectural quality, innovation, and design at the project, which is transforming a 15-storey office building into 331 purpose-built rental homes.

Ashling Evans, Vice President of Amexon Development Corporation, credited the design team behind the conversion: “We are honoured to have won this prestigious OHBA award. It reflects the vision behind e-lofts and the collaboration of our talented project team, including CORE Architects Inc and II BY IV DESIGN.”

e lofts, designed by Core Architects for Amexon Development Corporation

At 250 Ferrand Drive, near Eglinton Avenue East and Don Mills Road, CORE Architects and interior designers II BY IV DESIGN are adapting the former office tower for residential use. Its concrete frame provides the foundation for 331 rental suites, with tall floor heights and flexible floor-plates supporting the conversion. Keeping that structure in place reduces the demolition and new construction needed to deliver the homes.

That reuse strategy informs the project’s name, with the “e” reflecting both its environmental focus and its connection to Eglinton. The location places residents near the Don River parklands and Eglinton’s urban activity, while access to the new Eglinton Line 5 and future Ontario Line 3 highlights the development’s transit-oriented approach.

For Deni Poletti, Founding Partner at CORE Architects, the conversion brings loft design and sustainability together. “e lofts represents a sustainable approach to modern urban loft living,” he said. “Our design introduces bold, authentic loft character and effectively blends contemporary style with environmental responsibility.”

e lofts, designed by Core Architects for Amexon Development Corporation

Inside, plans call for 12-foot floor-to-ceiling windows, polished concrete floors, exposed spiral ductwork, and visible structural elements to establish the suites’ industrial character. Award-winning studio II BY IV DESIGN is shaping the tall interior spaces into homes ranging from one to three bedrooms. The mix comprises 131 one-bedroom, 168 two-bedroom, and 32 three-bedroom rentals.

“The interiors at e-lofts are designed to create a contemporary loft experience that balances style, functionality, and comfort,” said Dan Menchions, Principal at II BY IV DESIGN. “The generous ceiling heights and expansive views allow us to create spaces that feel open, modern, and connected to their surroundings.”

Planned amenities include a fitness centre, expansive co-working areas, and pet daycare, with a 14,000 ft² rooftop patio offering views across Toronto’s skyline and Lake Ontario. At street level, approximately 112m² of commercial space is planned to include a neighbourhood café, while 370 bicycle parking spaces will support residents.

Landscaped forecourt, designed by Core Architects for Amexon Development Corporation

UrbanToronto’s September, 2026 coverage showed the glazing nearing the roof, with windows framed by white horizontal bands and alternating brown and charcoal panels. The former parking garage has been demolished, with the lands slated for temporary landscaping ahead of a separate second phase of redevelopment.

Construction progress as of September, 2026, image by UrbanToronto Forum contributor flonicky

The award adds to Amexon’s record across more than 50 years of residential and commercial development in Toronto, with design innovation and sustainability among its stated priorities. Its portfolio includes The Residences at Central Park, one of the city’s largest condominium developments under construction, which has earned Project of the Year in Toronto and Best Sustainable Residential Development in Canada honours.

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Mattamy's Plans for 26 Hounslow Avenue in Willowdale Scaled Back

Anthony Teles — Tue, 13 Oct 2026 11:55:54 -0400

Mattamy Homes is scaling back its plans for 26 Hounslow Avenue in Willowdale, seeking a smaller building with simpler construction in North York Centre. A Minor Variance application proposes reducing the Studio JCI-designed condominium from 27 to 21 storeys. The revised design would align floor-plates to simplify the structure, a change the developer attributes to construction costs and changing market conditions.

Looking north to 26 Hounslow Avenue, designed by Studio JCI for Mattamy Homes

The site assembles 26, 28, 36, and 38 Hounslow Avenue on the street’s north side, east of Beecroft Road and approximately 100m west of Yonge Street. Its four former detached houses have been demolished. Across Hounslow Avenue are low-rise townhouses, while farther west, beyond Beecroft Road, the neighbourhood transitions to detached homes and Kempford Parkette.

Plans for the site have evolved from stacked townhouses to a 10-storey, 111-unit building, followed by a 24-storey proposal in November, 2023. City Council approved a 26-storey version in April, 2024, with a subsequent Site Plan submission counted at 27 storeys due to amenity space sharing some of the mechanical penthouse level. Now, Bousfields has submitted the Minor Variance application to the City of Toronto on behalf of the developer, looking to right-size the project for the times.

Looking north to the previous design by Studio JCI for Mattamy Homes

The revised building would rise 21 storeys to 79.28m, down from the previous 27 storeys and 89.1m. Its five-storey podium and stepped-back tower would give way to largely aligned building walls. The proposal contains 198 condominium units, 107 fewer than the previous 305, comprising 102 one-bedroom, 76 two-bedroom, and 20 three-bedroom suites.

Site plan, designed by Studio JCI for Mattamy Homes

Gross Floor Area would decrease from 19,235m² to 15,285m², entirely residential with no commercial component. Floor Space Index would consequently decrease from 8.91 to 7.07 times coverage of the 2,160m² assembly. Studio JCI’s redesign replaces the previous 1,131m² podium floor-plate with a 915m² ground floor and 800m² plates above, increasing the upper floorplate from 750m² while simplifying the building’s structure. Two elevators would serve the building, providing one per 99 units, compared with three elevators and approximately one per 102 units in the November, 2023 proposal. When one elevator is out of service, waits will be long at times.

Ground floor plan, designed by Studio JCI for Mattamy Homes

Below grade, the garage expands from two levels to three, increasing vehicle parking from 79 to 121 spaces despite the reduced unit count. The new supply would comprise 107 resident spaces, up from 57, alongside 10 visitor spaces, two pick-up/drop-off spaces, and two car-share spaces. The application seeks to reduce the previously required visitor supply of 19 spaces to 10. Bicycle parking would decrease from 240 to 159 spaces, divided into 135 long-term resident spaces and 24 short-term visitor spaces.

Looking northeast to 26 Hounslow Avenue, designed by Studio JCI for Mattamy Homes

Finch station is approximately 530m from the site, a five- to seven-minute walk, providing access to Yonge Line 1 and connecting TTC, YRT/Viva, and GO bus services. North York Centre station is just a little further to the south. The Yonge Line 1 North Subway Extension, now under construction, will extend rapid transit north into York Region.

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

The proposal joins a growing cluster of planned developments around North York Centre. To the northeast, 35 Holmes is proposed at 17 storeys, while projects to the north include 50 Finch Avenue East at 21 storeys, 5576 Yonge Street at 25 and 35 storeys, and 38–42 Finch Avenue West at 46 storeys. Southeast of the site, 5400 Yonge Street is proposed at 45 storeys. Farther south, Yonge & Churchill would introduce towers of 35 and 45 storeys, while 5300 Yonge Street is proposed at 48 storeys.

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Beyond the Show Suite: The Reality of Moving Into a New Condo

UrbanToronto Sponsor — Tue, 13 Oct 2026 10:59:24 -0400

The show suite had staged furniture, perfect lighting, and a view rendered on a sunny afternoon. Occupancy day often brings protective paper on the elevator walls, fresh paint fumes in the hallway, and a lobby with no furniture yet. Moving into a new condo in Toronto is exciting, but it rarely matches the sales centre version of the dream. Knowing what to expect, from elevator bookings to interim occupancy fees, makes the first few months far less stressful. Most of the surprises are predictable once you know where to look.

Why Does Occupancy Day Feel So Different From the Show Suite?

Occupancy day feels different because show suites are marketing spaces, while your unit is a real home finished on a construction schedule. Sales centres often use upgraded finishes, custom lighting, and furniture scaled to make rooms look larger. Your unit may have standard finishes, a slightly different layout, and a view partly blocked by a neighbouring crane. Thousands of buyers are going through that adjustment right now, which makes it a big part of the current state of housing in Toronto.

The pre-delivery inspection (PDI) is a walkthrough with the builder’s representative before you take occupancy, used to record any visible defects. Owners who have shared their condo PDI experiences tend to give the same advice: test every tap, outlet, and appliance, and refuse to rush. Anything you spot should go on the form that day.

How Do You Book a Move in a Brand-New Tower?

You book a move through property management, usually by reserving a service elevator and a loading-dock slot weeks in advance. New buildings often have hundreds of owners taking occupancy within a few months, so popular weekend slots disappear quickly. Some buildings ban moves on Sundays or holidays altogether. Many also require a refundable damage deposit and a moving company’s certificate of insurance.

Elevator time is the biggest constraint on moving day. Centennial Moving recommends confirming the exact length of your elevator booking and the dock’s height limits. A two-hour slot can vanish quickly in a 40-storey tower. Booking a mid-week morning slot often gives you more breathing room. Measure doorways and the elevator cab too, because large sectionals and king beds do not always fit.

What Is Moving Into a New Condo Like Before the Building Is Finished?

It often means living in your new home while crews are still finishing the building around you. Upper floors may still be under construction, amenities may stay closed for months, and trades may work in the hallways during the day. Common early-occupancy realities include:

Closed amenities, such as the gym, pool, or party room
Construction noise from floors above or work on the podium
Temporary entrances and limited parking access
Elevator outages while technicians finish commissioning
Unfinished common areas, including lobbies and corridors

Very tall projects can stretch this phase out, since a tower like the SkyTower at Pinnacle One Yonge rises floor by floor over several years. Patience helps, but so do written records of every issue you report to the builder or property manager. Keep notes on fees for amenities that are not yet open, too.

What Goes Into an Interim Occupancy Fee?

An interim occupancy fee is the monthly amount you pay the builder after moving in but before the condo corporation is registered. During interim occupancy, you live in the unit, but the builder still holds legal title, and your mortgage has not started. According to the Condominium Authority of Ontario’s Condo Buyers’ Guide, the fee has a legal cap. It cannot exceed the combined total of interest on the unpaid balance, estimated property taxes, and projected common expenses.

Because the fee builds no equity, many buyers call it “phantom rent.” Interim occupancy can last a few weeks or more than a year, depending on how quickly the building registers. Lower floors often take occupancy months before upper floors, so neighbours in the same tower may pay for very different stretches.

Can You Reduce What You Pay Before Final Closing?

Some buyers reduce interim costs by lowering the unpaid balance before occupancy begins. Since part of the fee is interest on that balance, a larger payment upfront can mean a smaller monthly charge. The interest rate set in the purchase agreement also shifts the monthly amount. Builders must agree to the change, and it usually has to happen before they calculate your occupancy fees.

Before changing your payment schedule, talk to your real estate lawyer and lender, since each option affects cash flow and closing costs differently. Owners who plan to lease their unit after registration should also price it realistically, as next-generation rental housing adds purpose-built competition across the city.

How Should You Handle Deficiencies After You Move In?

Report deficiencies in writing and on time, because Tarion warranty claims depend on deadlines. New condo owners in Ontario can submit a 30-day form for problems found in the first month. A year-end form handles issues spotted before the first anniversary. Missing those windows can make repairs harder to secure.

Keep a running list on your phone with photos, dates, and short descriptions of each issue. Common items include scuffed floors, misaligned cabinet doors, drafty windows, and slow drains. Photograph everything before your furniture arrives, since a damaged floor is harder to prove once a sofa sits on it. Tracking issues from day one turns a stressful first year into a manageable checklist.

Plan for the Real Building, Not the Rendering

Moving into a new condo is rarely as polished as the show suite, but the gaps are predictable. A careful PDI, an early elevator booking, a realistic budget for interim occupancy, and a dated deficiency list handle most of the surprises. Construction noise and closed amenities usually fade as the building settles into its first year. Before your occupancy date arrives, book your elevator slot, confirm your fee estimate with your lawyer, and start a dated deficiency list.

News Roundup for October 13, 2026

UrbanToronto Staff — Tue, 13 Oct 2026 09:30:00 -0400

Toronto voters want action on affordability, housing ahead of municipal election; Ford government begins removing bike lanes in Etobicoke; a look at why your subway ride is getting slower, according to TTC data; and other news.

Toronto voters want action on affordability, housing ahead of municipal election (Global News)

Ford government begins removing bike lanes in Etobicoke (The Star)

Why your subway ride is getting slower, according to TTC data (CBC)

Olivia Chow and Brad Bradford have big housing ideas. But in Doug Ford’s Ontario, do they have a say? (The Star)

Ontario seniors care experts call on province to fund 'missing middle' housing (CBC)

Tight Toronto mayoral race could come down to turnout, poll suggests (The Star)

Misty Morn

Craig White — Tue, 13 Oct 2026 06:00:00 -0400

An early day shot of the the Toronto skyline from a Dufferin and Dupont balcony catches a mist lifting from the well-treed, mostly low-rise neighbourhoods to the west of Downtown, our taller towers making up the jagged, half-hidden horizon behind.

Toronto's skyline as seen from the Galleria on the Park complex at Dupont and Dufferin, image by UrbanToronto Forum contributor ryanbruins17

This image comes to us courtesy of UrbanToronto Forum contributor ryanbruins17. 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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Cladding and Streetscape Take Shape at 50 Scollard in Yorkville

Anthony Teles — Fri, 09 Oct 2026 17:22:49 -0400

A year after UrbanToronto’s October, 2025 update, 50 Scollard's cladding has reached its crown as streetscape work transforms its base at the northeast corner of Bay and Scollard streets in Toronto’s Bloor-Yorkville neighbourhood. The 41-storey luxury condominium from Lanterra Developments is designed by Foster + Partners, with Arcadis as Architect of Record.

Viewed from Scollard Street in June, 2026, heritage houses on the site are free of scaffolds, revealing restoration overseen by ERA Architects. Shifted a bit east onsite to accommodate a piazza POPS (Privately-Owned Publicly-accessible Space) at the corner, their red brick facades feature stone lintels, olive-green window frames, and decorative wood trim. Grey shingled roofs cap projecting bays, while a central gable frames a dark, shingle-clad upper storey. Behind a red telescopic boom lift, the complex's modern, red brick service and garage entrance adjoins the houses to the east.

Looking north from Scollard Street to the restored heritage houses, image by UrbanToronto Forum contributor ardwold1

Looking north from the street corner July, 2026, hexagonal pavers surround planting trenches awaiting trees. Behind, boom lifts stand beside tall ground-floor lobby glazing beneath cantilevered volumes clad in corduroy-like precast panels, their unfinished soffits exposing framing and building services.

Looking northeast from Bay and Scollard streets to piazza paving and planting beds, image by UrbanToronto Forum contributor Natika33

Bronze-framed, tripartite Chicago-style windows substantially cover the west elevation, with light-toned precast piers and aluminum spandrel panels. Step-backs at the 29th and 36th floors define the staggered massing. Blue weatherproofing covers most mechanical penthouse bays, with more work required on the one of the bays.

A drone view looking east to the glazed west elevation, stepped terraces, and unfinished crown, image by UrbanToronto Forum contributor rhinocopter

In August, 2026, warm architectural lighting traces the upper edges and vertical framing of several crown bays during a test. Bronze-toned screening now covers most of the west-facing mechanical penthouse enclosure, other than the one unfinished bay.

Looking northeast to architectural lighting outlining the tower’s crown, image by UrbanToronto Forum contributor ADRM

On the east elevation, glazing and light-toned precast framing reach the crown’s base, with north-side step-backs visible to the right. Matching glazing conceals the unusually positioned elevator and stair cores along the narrow floor plate’s east edge. Bronze-toned mechanical screening, blue weatherproofing, and exposed concrete mark varying stages of crown enclosure, with rooftop maintenance equipment and projecting davit arms above.

Looking west to the east elevation and mechanical penthouse enclosure work, image by UrbanToronto Forum contributor Guac

A September, 2026 view reveals the piazza wrapping around the tower’s southwest corner. Light-grey interlocking pavers form rounded pedestrian areas separated by a continuous serpentine planting trench, while darker paving curves around the tower base. Broad concrete sidewalks line Bay and Scollard, with temporary fencing enclosing ongoing landscape work. To the east, the heritage houses’ pitched roofs adjoin flat sections bordered by blue weatherproofing.

Elevated view looking north over the piazza’s curved landscape layout and heritage house roofs, image by UrbanToronto Forum contributor ardwold1

This month, crews have been planting maple trees to establish the piazza canopy. Workers tend beds behind temporary mesh fencing, alongside a compact tracked excavator.

Looking south to tree planting and landscape crews for the POPS, image by UrbanToronto Forum contributor Rascacielo

50 Scollard stands 147.62m tall and will house 130 condominium units.

Looking east to 50 Scollard Street, designed by Foster + Partners with Arcadis as Architect of Record for Lanterra Developments

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50-Storey Tower Proposed near Sheppard-Yonge Station

Anthony Teles — Fri, 09 Oct 2026 14:46:02 -0400

CentreCourt is proposing a 50-storey condominium tower on a compact site at the northwest corner of Yonge Street and Cameron Avenue in North York’s Lansing-Westgate neighbourhood. Designed by Arcadis, 4656 Yonge Street would rise south of Sheppard-Yonge station, offering access to both Yonge Line 1 and Sheppard Line 4.

Looking northwest to 4656 Yonge Street, designed by Arcadis for CentreCourt

The irregularly shaped development site encompasses 4632 through 4648 Yonge Street and 18 Cameron Avenue, along with portions of 16 Cameron Avenue and 4656 Yonge Street. A two-storey commercial plaza and two detached houses currently occupy the redevelopment lands, while an autobody shop on the northern portion of the larger property holding would remain. Situated between the high-rise Yonge corridor and the low-rise residential streets of Lansing-Westgate, condominium towers are found across Yonge to the east and detached houses immediately west.

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

Acquisitions of 4656 Yonge Street and 4636 Yonge Street date back to 2015 and 2017, respectively. By April, 2026, the larger property holding was being marketed through a court-appointed receiver process, with preliminary redevelopment scenarios envisioning a 45-storey tower above a four-storey podium. The current proposal concentrates on the southern portion of the holding. The developer has submitted combined Official Plan and Zoning By-law Amendment applications, alongside a Site Plan application.

The proposed building would rise 50 storeys to 169.1m above a seven-storey podium incorporating a five-storey street-facing base. The rectangular tower would have an 801m² floor-plate. Residents would have access to 950m² of indoor and 757m² of outdoor amenity area across floors 2, 5, and 7.

Looking northwest to the podium, designed by Arcadis for CentreCourt

The development would contain 569 condominium units, comprising 50 studios, 366 one-bedrooms, 94 two-bedrooms, and 59 three-bedrooms. Its 40,200m² of Gross Floor Area would include 39,900m² of residential space and 300m² of ground-floor retail, with a Floor Space Index of 21.17 times coverage of the 1,890m² assembly. Retail entrances would be located on Yonge Street, while the residential lobby would open onto Cameron Avenue.

Site plan, designed by Arcadis for CentreCourt

Four elevators would serve the building, providing approximately one elevator for every 142 units, indicating high-speed motors would be required to minimize wait times, even when all elevators are operational. A three-level underground garage would provide 114 vehicle parking spaces, including 104 for residents, seven for visitors, and three for pick-up and drop-off activities. The proposal also includes 385 bicycle parking spaces, divided into 349 long-term and 36 short-term spaces.

Ground floor plan, designed by Arcadis for CentreCourt

The site is approximately 230m south of the Poyntz Avenue entrance to Sheppard-Yonge station. Surface connections include the TTC’s 97 Yonge and 320 Yonge Night buses, alongside nearby GO bus services. There are bicycle lanes on Sheppard Avenue approximately 800m northeast and trails in Earl Bales Park about 2km west. Planned transit improvements include the Yonge Line 1 North Subway Extension to Richmond Hill. Metrolinx is also investigating potential Sheppard Line 4 extensions west to Sheppard West station and east to Scarborough Centre or Sheppard Avenue and Morningside Avenue.

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

The proposal joins high-rise developments south of and around Sheppard-Yonge station. To the east, 48 Avondale proposes three towers ranging from 26 to 45 storeys, while Avondale is proposed at 49 storeys. Northwards, proposals include 45 storeys at 4696 Yonge Street, 48 storeys at 11–21 Johnston Avenue, and 51 storeys at Poyntz Residences. Closer to the station, the 49-storey 4800 Yonge Street is under construction, while 45–47 Sheppard East proposes four towers ranging from 30 to 59 storeys.

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