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Two Minor Variance applications are moving forward along Raglan Avenue, north of St Clair Avenue West in Toronto’s Humewood–Cedarvale neighbourhood. At 5 Raglan, Goldman Group is seeking to raise a tower approved at 28 storeys to 34. Just up the street, Camrost-Felcorp is proposing a height increase from 26 to 30 storeys at 91 Raglan. The two sites occupy opposite ends of Raglan Avenue.
At the south end of the street, an assembly of 5 through 15 Raglan was previously home to a mix of detached and semi-detached houses. The 1,438m² assembly has since been cleared following demolition. Further north at the corner of Raglan and Claxton Boulevard, 91 Raglan is an assembly of 91 through 101 Raglan. It measures 1,432m², and currently contains six semi-detached dwellings, some of which remain occupied.
Originally proposed at 24 storeys by Goldman Group and Stafford Developments, the Zoning By-law Amendment for 5 Raglan was approved through a 2023 Ontario Land Tribunal settlement. It permitted a 28-storey, 210-unit residential tower designed by Richmond Architects. Since then, the design has been taken over by Studio JCI, with a new Site Plan Amendment application rising to a height of 117.75m.
The updated design features 236 condominium units, aligning with policy objectives by introducing a more family-oriented unit mix, with nearly half of the suites now planned as two-bedroom units. A small 16m² commercial space is planned at grade, with amenities split between 481m² indoors and 486m² outdoors. Two underground levels would contain 42 parking spaces and 238 bicycle spaces. Closely bordered by other tower developments and laneways, design refinements to shadow, wind, and servicing conditions are included in the latest submission.
Previously approved in 2022, the Zoning By-law Amendment for 91 Raglan Avenue allowed a 26-storey, 224-unit condominium designed by Onespace Unlimited. It was conceived as the second phase of Camrost-Felcorp’s redevelopment vision along Raglan, with the developer’s Raglan House to the south now under construction. The latest application proposes an increase to 30 storeys.
The revised tower, now designed by architects—Alliance, would rise to 107.5m with 305 condominium units, introduce 172m² of retail, and reducing outdoor amenity space from 1.7m² to 1.0m² per unit. Three levels of underground parking would provide 61 vehicle spaces and 340 bicycle spaces. Planning staff supported the revised proposal at the Committee of Adjustment, recommending approval subject to a $100,000 community benefits contribution.
Both sites lie within the Major Transit Station Area for St Clair West subway station, which is a short walking distance to the east. The 512 St Clair streetcar runs along St Clair Avenue with stops at Bathurst and Vaughan Road, along with local bus routes for additional surface transit options.
Other developments are at various stages nearby. Between the two sites, Raglan House is rising to 28 storeys. To the west, Groove Urban Condominiums is rising to 15 storeys, and major proposals include 536 St Clair West at 30 storeys, Alfie Condos at 34 storeys, and 40 Raglan at 36 storeys. At Bathurst Street and St Clair, Forêt is underway, delivering three towers ranging from 35 to 41 storeys.
The application for 91 Raglan Avenue is scheduled to return to the Committee of Adjustment following a deferral in April, with a tentative hearing set for July 9, 2025. No hearing date has been posted yet for 5 Raglan Avenue, though the Minor Variance and Site Plan Amendment applications have been submitted in tandem.
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 conversation in the associated Project Forum thread or leave a comment in the space provided on this page.
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