Toronto may see a striking new silhouette on its skyline: Greatwise Developments has submitted plans for a 38-storey flatiron-shaped mixed-use tower at 77 Howard Street, in the North St. James Town neighbourhood. Located just south of Bloor Street East and west of St. James Cemetery, the project would add over 450 new condo units, retail frontage, generous amenity spaces, and a public park—all within walking distance of higher-order transit. Storeys
Project Overview & Location
The site addressed as 77 Howard Street currently hosts a 24-storey residential tower, its associated parking, and some green space fronting Howard Street to the north. Greatwise’s proposal, filed in late August 2025, requests a Zoning By-law Amendment to allow greater height and density.
The new building would be designed by Arcadis in a flatiron shape with distinctive architectural features: a four-storey streetwall, an eight-storey midsection, and then the tower above. Exterior finishes in renderings show a contrast of black brick with white accents, plus greenery over setbacks.
Transit access is excellent—Sherbourne and Castle Frank TTC Line 2 stations are roughly five minutes’ walk away, and the Bloor-Yonge interchange is about one kilometre.
Building Stats & Unit Mix
The proposal includes:
- 456 condo units total:
• 37 studios
• 250 one-bedroom units
• 122 two-bedroom units
• 47 three-bedroom units - Retail space at ground level: ~5,166 sq ft, wrapping the corner of Ontario & Howard and along Howard Street beside the residential entrance.
Amenities, Outdoor & Public Spaces
Residents would enjoy a mix of indoor and outdoor amenities:
- Indoor amenity spaces: multiple levels—including level two and a large indoor amenity around level nine with an adjoining terrace.
- Outdoor amenity space: about 4,768 sq ft south of the building, plus an outdoor terrace off level nine.
- Public park: roughly 7,384 sq ft at the northern portion of the site along Howard Street.
Parking & cycling:
- 179 vehicle parking spaces underground
- 513 bicycle parking spaces
- Some modifications to the existing garage under the current building to separate usage between existing and new residents.
Context & Neighbourhood Impact
Greatwise argues this project “fits within the subject site and complements and contributes to the surrounding context.” It’s not alone—other tall-tower proposals nearby include a 69-storey tower at 576 Sherbourne Street from Alterra, another 69-storey proposal at 164-168 Isabella by Elysium Investments, and a 63-storey tower at 350 Bloor East by Osmington Gerofsky.
The site is aligned with city and provincial policy favouring intensification near transit: increasing housing supply near TTC subway stations to reduce car dependency, support walkability, and densify areas with strong infrastructure.
You can also check our blogs about Toronto to Muskoka Direct Train 2025: Everything You Need to Know and Calgary Housing Boom: Why Developers Are Betting Big on Alberta’s Market.
Final Thoughts
The proposal at 77 Howard Street offers a blend of densification, transit-oriented development, and thoughtful urban design that reflects Toronto’s current housing challenges. As housing affordability pressures grow and more people seek to live closer to transit, developments like this can help provide needed supply—in one-bedrooms for singles or professionals, larger units for families, and even some public amenities.
Beyond just quantity, the design quality matters: the flatiron shape, the contrast of materials, the incorporation of green setback terraces, and the public park show an understanding of place-making and livability rather than just maximizing units.
If approved, this building would also help reinforce North St. James Town as a hub for residents who need quick connections to downtown core, while providing street-level vitality through retail and amenity space. However, challenges remain: ensuring infrastructure (roads, transit capacity, utilities) can keep up, dealing with potential shadowing impacts (especially from tall towers), and balancing the concerns of neighbouring residents with growth.
Overall, 77 Howard Street is a strong candidate for a new blueprint in how infill towers are done in Toronto: dense, transit-friendly, design-conscious, and with community benefit baked in. It will be worth watching how the City’s planners respond, and how modifications might be made to address feedback during the review process.
