An architecturally exceptional and distinct residential building in the Yonge-Bay Corridor neighbourhood


15-17 Elm Street, currently the site of two low-rise commercial buildings, is situated in a prime location in downtown Toronto. The site is within walking distance of some of the city’s most important institutions, services, amenities, and public spaces, including Toronto Metropolitan University (TMU), City Hall, Sick Kids Hospital, Toronto Coach Terminal, Toronto Eaton Centre, Yonge-Dundas Square, and Yonge Street.

our Proposal

We are reimagining 15-17 Elm Street with a residential building that forms an architecturally unique contribution to the city. This proposal will consist of:

Exceptional and Distinct Architecture

Designed by the award-winning Toronto-based architecture studio, PARTISANS, this proposal for a 30-storey residential mixed-use building will be a distinct piece of Toronto architecture, representing an exciting and inspiring new landmark building.

New Housing

This building will contribute new housing options, in a range of unit types and sizes, to a site that is very well serviced and accessed by rapid transit. It is within a 4-minute walk of Dundas Subway Station and the 505 Dundas streetcar route, and within a 6-minute walk from College Subway Station and the 506 Carlton streetcar route.

A Walkable Elm Street

To support the continued animation and walkable nature of Elm Street, this proposal includes retail at street level. The new retail space will provide visibility both into the building and from within the building onto the street. In addition, all site servicing will be internalized and accessed off Harry Barberian Lane to ensure minimal disruption for those walking along Elm Street.


Review the timeline of past and upcoming events and milestones that are part of the development application process.

July 2022

Pre-Application Meeting with City Staff

July 2022

Pre-Application Meeting with City Staff

September 2022

Website Launch

September 2022

Development Application Submission

February 2023

Community Consultation Meeting

April 2023

Development Application Resubmission


Download and read through the development application materials that we submitted to the City of Toronto.

September 2022 Submission

Download All
Community Services & Facilities Study
Draft Zoning By-Law Amendment 438-86
Draft Zoning By-Law Amendment 569-2013
Public Consultation Strategy Report

April 2023 Re-Submission


Browse through a list of frequently asked questions about the site, proposal and planning process.

The Site

Q: What currently exists at 15-17 Elm Street?

A: 15-17 Elm Street is currently occupied by two low-rise commercial buildings.

Q: Where is the site located?

A: 15-17 Elm Street is located on the south side of Elm Street, mid-block between Yonge Street and Bay Street in downtown Toronto.

The Proposal

Q: What is this proposal for?

A: We are proposing to redevelop the site with a 30-storey mixed-use building, with 2 storeys of mechanical, that will be an architecturally exceptional and distinct contribution to downtown Toronto and the city as a whole.

Q: Who is the architect behind the proposed design?

A: The project architect is PARTISANS, an award-winning Toronto-based architecture studio.

Q: What kind of retailer do you have in mind?

A: We are still too early in the process to have determined potential retail tenants, but welcome your ideas for the types of retail you would like to see here.

The Planning Process

Q: Have you had a community meeting for this project?

A: In February 2023, City of Toronto Staff hosted a virtual Community Consultation Meeting to discuss the proposal. Members of the project team were in attendance to present details of the proposal and hear questions and comments from community members. If you have any additional questions or comments about the proposal, we welcome you to share them through this website and a member of our team will be sure to get back to you.

Q: When did you submit your application to the City of Toronto?

A: We submitted our development application to the City in September 2022.

Q: What is the timeline for this project?

A: The development application process usually takes between 18-24 months from the date of application submission for a decision to be made by City Council.

The Team

Learn more about the team behind the proposal for 15-17 Elm.

Fora Developments


We are a real estate development company focused on high-rise residential communities located in the Greater Toronto Area (GTA). We are a fully integrated organization that operates across all areas of development including land acquisition, zoning, design, sales, construction and customer care.

Oikoi Living

Development Partner

Oikoi Living is committed to reshaping urban living, with environment, family and human experience as their guiding principles in every decision. Through modern technology, sustainable products, eco-designs and Missing-Middle housing options, Oikoi Living homes are designed to make a positive impact on both the residents and the community at large.



PARTISANS is an award-winning architecture studio grounded in a commitment to innovation in design and built on a free and expansive approach to architectural practice and thought. With projects ranging from private homes to major civic infrastructure, the Toronto-based studio is recognized internationally for creating spaces that are sculptural, experimental, and highly functional. Founded in 2012, the young studio embodies a next-generation Canadian approach to architecture emphasizing formal invention and fidelity to materials.

Goldberg Group


Goldberg Group is an established land use planning consultancy offering a wide range of planning services to our clients within the City of Toronto, in the surrounding municipalities, and across Ontario. To our clients, our strength is our experience and expertise in delivering successful outcomes to complex land use planning challenges.

Bousfields Inc.

Community Engagement

At Bousfields, we believe the planning and community engagement processes are deeply rooted in collaboration and work to inform one another. This approach is why we have a dedicated team of community engagement experts to support clients in meaningful engagement practices.

BA Group


BA Group provides transportation planning and engineering services to public and private organizations. We provide thoughtful plans for the movement of people and goods in urban environments. Our focus is sustainable urban land development and the legal, functional, social and economic implications of various transportation systems.

Studio TLA

Landscape Architecture

We are Landscape Architects, Urban Designers and Master Planners with a passion for design. We create meaningful spatial experiences that connect people to the places they live, work and play. We connect the systems that impact our everyday well-being: socially, culturally, economically, and sustainably. We believe we have a responsibility to design with innovation, creativity, and technical excellence.

contact us

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In the News

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Urban Toronto

Fora and Oikoi Living Propose Gaudi-Esque Partisans-Designed Tower.