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Madison Group is repositioning a previously approved mixed-use residential tower at 32 Raglan Avenue in Toronto’s Cedarvale neighbourhood into a seniors-focused development, now partnered with VERVE Senior Living. Located within the St Clair West Protected Major Transit Station Area, the Minor Variance application would bump the Turner Fleischer-designed project from 34 to 35 storeys. No new renderings have been submitted at this time.
The proposal applies to a 12-property assembly at 10 through 32 Raglan Avenue on the west side of the street north of St Clair Avenue West, between Bathurst Street and Vaughan Road. Currently vacant following the demolition of a row of semi-detached homes, the assembly is bordered by public laneways to the south and west that are planned for widening as part of the redevelopment. The surrounding area has seen extensive mid- and high-rise intensification in recent years.
Madison Group first submitted a Zoning By-law Amendment application in 2020 for a 28-storey condominium designed by Superkül on the site. Following an appeal to the Ontario Land Tribunal in 2021, the proposal advanced via a settlement with the City that introduced a public park, community space, and small-scale retail uses at grade. Subsequent revisions approved through Minor Variance applications in 2023 and 2024 increased the project from 28 to 34 storeys while boosting the unit count from earlier iterations to 509 suites. Marketed for a time as “Alfie Condos,” the project later stalled amid weakening condo market conditions.
Bousfields has now submitted a Minor Variance application to the City of Toronto on behalf of the developers, seeking to adapt the building for seniors-focused uses. The project would now rise to 129m, up from 119.73m. Podium heights have increased to accommodate taller floor-to-floor dimensions associated with care facilities, dining areas, and common support spaces. The approved public park and laneway improvements remain part of the site layout.
The development would have a Gross Floor Area of 28,662m², reduced from the previously approved 29,665m², with 28,564m² devoted to residential and seniors housing functions alongside 98m² of retail space at grade. The proposal results in a Floor Space Index of 10.22 times coverage of the 2,720m² site, down slightly from 10.64 times coverage. The revised program would include a vertically integrated seniors housing model combining independent seniors apartments, retirement home suites, assisted living, and memory care accommodations.
Plans call for wider corridors intended to function as continuous circulation routes for memory care residents, alongside larger elevators, accessible suite configurations, and expanded shared support areas. The building would contain six elevators in total, equating to roughly one for every 56 suites or rooms. The expanded programming has resulted in tower floor-plates increasing from 818m² to 887m². Amenity space would increase significantly from roughly 1,633m² to 5,883m², including 5,092m² indoors and 791m² outdoors, driven by the introduction of communal lounges, dining rooms, kitchens, recreational areas, and care facilities.
The earlier scheme included 509 dwelling units composed primarily of one-bedroom suites alongside 51 three-bedroom units required through earlier approvals. Under the revised plans, the project would contain 135 conventional dwelling units, 128 retirement home bed-sitting rooms, and 70 nursing home rooms, for a combined total of 333 suites and rooms. The proposed dwelling unit mix includes 73 studios, 95 one-bedroom units, and 166 two-bedroom units.
Two underground garage levels would provide motor vehicle parking, though spaces decrease from 106 to 102. Bicycle parking would be reduced significantly from 510 spaces to 68 spaces, including 41 long-term and 27 short-term spaces, anticipating substantially lower cycling demand from future residents.
The site is located within walking distance of the 512 St Clair streetcar route. It is about 350m west of St Clair West subway station on University Line 1.
Numerous mid- and high-rise buildings are at various stages of development in the neighbourhood. To the south, applications at 536 St Clair Avenue West and 5 Raglan would rise 30 and 34 storeys respectively, while to the north, plans at 40 Raglan call for a tower reaching 36 storeys, while the 15-storey Groove Urban Condominiums and 28-storey Raglan House are under construction. Further north, additional proposals include 12 storeys at 147 Vaughan Road, 17 storeys at 146-150 Vaughan Road, and a 30-storey tower at 91 Raglan. East of the site, Forêt would introduce three towers ranging from 35 to 41 storeys.
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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