DEVELOPMENT PLANNING
January 14, 2026 515
Residential complex planned west of Kipling Station on Dundas
A zoning bylaw change application has been submitted for 5500 Dundas Street West in Toronto’s Eatonville neighborhood. The proposal, designed by Superkül for First Capital, calls for building 14- and 16-story, mostly residential buildings about a 15-minute walk from the Kipling TTC and GO stations.
Looking north at 5500 Dundas Street West, designed by Superkül for First Capital
The site is located on the north side of Dundas between Billingham Road and Paulart Drive and forms a long rectangular parcel. The property is currently being developed with a one-story car dealership with extensive parking space. Immediately to the north is the Cloverdale neighborhood with its low-rise single-family homes. Dundas Street West is lined on both sides with commercial space, including other auto dealerships, low-rise retail stores, office buildings, and shopping centers, and is in the midst of a transition to high-rise multi-use complexes.
View north from Dundas Street West to current location, image from Google Maps
The site was the subject of a rezoning application to the city council back in October 2013, which would have allowed for a much less intensive redevelopment consisting of two two-story retail commercial buildings. Permission was withheld pending a site plan agreement, which did not materialize.
Looking northeast at the previous plan designed by Turner Fleischer Architects and Greystone Design Group for First Capital
This new proposal would now redesign the site with two mixed-use buildings arranged parallel to Dundas Street and separated by a landscaped central pedestrian courtyard. The west building on Billingham Road would be 14 stories (57.1 m) tall, while the east building on Paulart Drive would be 16 stories (63.3 m). Both are designed with 4-story platforms. The two structures would be approximately 14.7 m apart at the base and widen to approximately 20 m between the upper floors.
Looking northeast at 5500 Dundas Street West, designed by Superkül for First Capital
The development would include 560 condominiums with a total gross floor area of 46,348 m², of which 45,350 m² would be residential units and 998 m² would be for sales-related retail on Dundas Street West. The unit mix would include 53 studios, 285 one-bedroom units, 149 two-bedroom units and 73 three-bedroom units, with townhouse-style units lining portions of the ground floor. The resulting area index would correspond to 4.76 times the coverage of the 9,751 m² plot.
Site plan designed by Superkül for First Capital
A 3,500-square-foot POPS (Privately-Owned Publicly-Accessible Space) is planned for the northeast corner of Dundas Street West and Billingham Road, adjacent to an existing TTC and MiWay bus stop. The project is proposed in two phases, starting with the 16-story tower.
Amenities include 1,236 square feet of indoor space on the ground and fifth floors and 1,168 square feet of outdoor space on the base buildings. Vertical circulation would be provided by three residential elevators per tower, resulting in an overall ratio of one elevator per 87 units in the shorter building and one per 100 units in the taller building. Below the site, a shared two-story underground car park would accommodate 271 residential and 34 visitor parking spaces, as well as 390 long-term and 40 short-term bicycle parking spaces.
Ground floor plan designed by Superkül for First Capital
The site is approximately half a mile southwest of the Kipling station on the Bloor Line 2 and the adjacent Kipling GO station on the Milton line. Regular TTC and MiWay buses along Dundas Street West stop at Billingham Road. Looking forward, a proposed Dundas BRT corridor would introduce an east-west service connecting Toronto to Mississauga and beyond, with a possible stop identified west of the site near the East Mall.
An aerial view of the site and surrounding area, with MiWay routes in orange, TTC routes in red and Dundas BRT in blue, image from submission to the City of Toronto
A series of major projects are reshaping the corridor between Cloverdale Mall and the Kipling area. To the west, an aging 13-story project at 251 The West Mall is proposed, while the Cloverdale Mall redevelopment, currently on hold awaiting more detailed announcements, calls for nine buildings ranging in height from six to 39 stories. East toward Kipling Station, the projects include 5509 Dundas West at 22 stories, the nine-tower Pinnacle Etobicoke under construction ranging in height from 25 to 43 stories, and Phase 2 of this master plan (Aspen at Pinnacle Etobicoke) at 40 and 44 stories. Next to it, “The Kip District Phase 3” is planned with 36 and 37 floors, and 5359 Dundas Street West is planned with 50 floors.
UrbanToronto will continue to monitor the progress of this development, but in the meantime you can learn more in our database file linked below. If you’d like, you can join the discussion in the associated Project Forum thread or leave a comment in the designated area on this page.
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