Toronto’s housing crisis demands creative solutions that balance density, livability, and community integration. A recently approved development at 507–511 Kingston Road, between Woodbine Avenue and Main Street, aims to do just that — delivering 30 affordable rental homes while respecting the scale and character of the surrounding neighbourhood.
A Mid-Rise That Fits the Context
The plan, advanced through a rezoning and Official Plan amendment, clears the way for an 8-storey apartment building rising 24 metres along Kingston Road. Designed with step-backs and angular planes, the project transitions down towards Wheeler Avenue, a low-rise residential street at the site’s rear.
While the original application envisioned 57 units, City Council’s final approval scaled it down to 30 family-sized units — with 19 two-bedroom homes and 11 three-bedroom homes. This shift aligns with the City’s Growing Up Guidelines, which encourage developers to build more family-friendly units in new vertical communities.
Delivering New Affordable Housing
Of the 30 homes, all are secured as affordable rental housing for a 50-year period. This adds directly to Toronto’s affordable housing pipeline, offering stable, rent-controlled options in a neighbourhood where housing costs have become increasingly out of reach.
The project also qualifies for municipal incentives under the Affordable Rental and Rent-Controlled Housing Incentives Program (ARRCHI), including relief from development charges, planning and permit fees, and property tax exemptions — measures designed to reduce costs for non-profit and affordable housing providers.
Planning, Design, and Public Realm
Key design changes were introduced to address community concerns raised during consultations in 2017 and 2019:
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Height and massing reduced from 9 to 8 storeys, with setbacks and terracing to soften the impact on Wheeler Avenue.
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Expanded front yard setback (7.6 metres) with planters and permeable paving to maintain Kingston Road’s landscaped character.
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Privacy measures such as recessed east and west elevations and frosted glazing to limit overlook into adjacent properties.
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Rear walkway linking townhouse-style ground units to Wheeler Avenue, improving pedestrian connectivity.
The project will also incorporate green roofs and landscaped terraces to enhance privacy and add soft greenery to both street frontages.
Parking, Mobility, and Transit Access
The development will provide 39 underground parking spaces and 30 bicycle parking spaces, with all vehicle access from Kingston Road. City staff note that pick-up and drop-off activity will be minimal, and taxis, couriers, and rideshare vehicles will approach from Kingston rather than cutting through local side streets.
Importantly, the site sits along a transit priority corridor, serviced by the Kingston Road streetcar and close to both Woodbine and Main Street subway stations. By locating density along transit, the project supports the City’s climate and mobility goals by reducing car dependency.
Parks, Trees, and Sustainability
As the site lies in a parkland priority area, the developer will provide a 5% cash-in-lieu contribution to fund improvements in the city’s parks system.
An arborist review confirmed that nine private trees will require removal permits and one private plus two City trees may require injury permits. A 3:1 replacement ratio of large native shade trees will be secured at Site Plan Approval, ensuring re-greening of the area.
The building will also meet Tier 1 of the Toronto Green Standard, with commitments to energy efficiency, water conservation, and sustainable design.
Community Impact
The Kingston Road corridor has seen a wave of recent mid-rise approvals, from six to eight storeys, gradually reshaping the area while maintaining its walkable, transit-oriented character. With this project, Toronto gains 30 affordable family-sized homes in a high-demand community, demonstrating how planning tools can unlock much-needed supply without compromising neighbourhood stability.
🏙️ Keys to the City is GTA Weekly’s weekly editorial series spotlighting affordable housing projects across the Greater Toronto Area. Each week, we break down how new developments are shaping the path toward a more accessible and inclusive city.
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