A redevelopment proposal at 645–655 Northcliffe Boulevard, adjacent to the upcoming Fairbank Station on the Eglinton Crosstown LRT, has undergone a sweeping redesign. What was previously slated to be a modest 15-storey residential building is now proposed to soar to 42 storeys.
The revised plan includes 336 condominium units, more than double the original count of 159. This expansion is accompanied by enhanced amenity spaces and increased bicycle parking — clearly reflecting the area’s evolving role as a high-density, transit-oriented zone.
This shift showcases how designations such as the Protected Major Transit Station Area (PMTSA) can reshape building proposals, allowing developers to pursue far greater density in exchange for reduced car parking and increased transit accessibility.
Why the Big Jump? PMTSA + Transit + Demand
The redevelopment site lies within the boundaries of the Fairbank PMTSA — a designation designed to encourage urban density around major transit stations. This zoning framework incentivizes taller buildings, fewer parking stalls, and more housing units in areas already served by frequent public transit.
With the future Fairbank Station of the Eglinton Crosstown LRT just steps away, the location is perfectly positioned to benefit from transit-oriented growth. Residents could enjoy quick access to LRT services, putting major parts of Toronto within easy commuting reach.
Moreover, the demand for housing close to transit, in walkable midtown areas, continues to rise — making such high-density proposals more attractive to both developers and prospective residents.
What the New Design Appears to Include
Under the updated 42-storey proposal, the project would no longer resemble a mid-rise apartment block but rather a substantial high-rise condo tower. According to plans summarized in the latest filing:
- 336 condominium units, a significant increase from the former 159-unit plan.
- Expanded amenity spaces and more bicycle parking — consistent with a transit-oriented residential design that relies less on car use.
- Likely reduced reliance on vehicular parking — a common tradeoff under PMTSA guidelines when density increases.
The adjustment reflects not only a change in scale but also a shift toward a more urban-style living model: higher density, smaller footprint per unit, more efficient use of land, and stronger alignment with transit and walkability.
Implications for Fairbank, Midtown & Toronto
This dramatic upsizing signals a broader transformation in Toronto’s midtown — especially around transit corridors:
- Increased Housing Supply: The jump from 159 to 336 units helps contribute to Toronto’s need for more housing — particularly transit-friendly, urban-style homes.
- Transit-Oriented Lifestyle: With Fairbank Station nearby, future residents will be positioned for easy access to the LRT, reducing the need for car ownership and encouraging public transit or cycling.
- Urban Intensification & Skyline Growth: A 42-storey tower significantly shifts the scale of development in a neighborhood that likely had few high-rises before, setting a precedent for future midtown growth.
- Land-Use Efficiency: PMTSA regulations push for compact, high-density development — maximizing residential output while minimizing sprawl or inefficient parking/travel patterns.
Given Toronto’s growing population and demand for housing — especially near transit — this project could play a role in shaping mid-to long-term urban trends for the city’s central neighbourhoods.
Challenges & What to Watch For
While the proposal has clear upsides, there are potential hurdles and risks:
- Infrastructure & Services: More residents in a denser footprint means increased pressure on local utilities, transit, green spaces, and community services. City planners and developers will need to ensure adequate capacity.
- Community Response: Neighbors may raise concerns about shadows, wind, traffic flow, parking limitations, and the changing character of low-rise streetscapes. Past versions of the project already faced scrutiny.
- Parking & Mobility Tradeoffs: Reduced parking in favor of transit and bikes is environmentally sensible, but may pose challenges for residents who still rely on cars — especially given Toronto’s car-oriented past.
- Approval Process Uncertainty: The earlier 15-storey proposal was under scrutiny by city planning staff as recently as 2022 for not conforming to official-plan guidelines. A jump to 42 storeys will likely draw even more scrutiny in public hearings, environmental and traffic studies, and community consultations.
You can also check our blogs about A Bold New Skyline: Three 65-Storey Towers Proposed North of VMC on Jane Street, Vaughan and Concord Sky Toronto: 5 Major Updates as Glazing Climbs & Massing Takes Shape.
What’s Next? Submission & Review Ahead
The revised plan involves a new Site Plan Approval submission reflecting the 42-storey tower. From here, the application will undergo standard municipal review procedures, including evaluation under zoning, urban design, environmental impact, and public feedback mechanisms.
Given past challenges — where the 15-storey proposal was originally flagged by city planning staff for non-compliance with zoning and urban design guidelines — this updated submission’s success is not guaranteed. It may be revised further, or scaled back depending on community pushback or planning concerns.
Still, the bold increase in height reflects how Toronto’s planning environment and housing needs are evolving — and how transit-oriented design is shaping the city’s midtown transformation.
Conclusion
The revised proposal for a 42-storey tower at 645–655 Northcliffe Boulevard represents a major shift in the scale and ambition of midtown development in Toronto. Fueled by PMTSA zoning and proximity to the Eglinton Crosstown LRT’s Fairbank Station, the project reflects evolving priorities — higher density, transit orientation, and efficient land use.
If approved, the tower could add hundreds of residential units to one of the city’s transit-accessible neighbourhoods, shaping the skyline and lifestyle of Fairbank and beyond. But it must still navigate planning reviews, community feedback, and urban design scrutiny before seeing the light of day.
