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In a resubmission to the City of Toronto for a mid-rise in Etobicoke's Long Branch area, Eden Oak is proposing a 12-storey condominium at 3418 Lake Shore Boulevard West. Located part way between Browns Line and Kipling Avenue, the latest application for Revel Condos more than doubles the original submission for 5 storeys, in an area where other proposals have not exceeded six storeys. Designed by SRN Architects Inc., the application notes that the development would conform with the City of Toronto’s Official Plan which mandates building heights not to exceed the width of the adjacent right-of-way.
Situated at the northwest corner of Lake Shore Boulevard West and Twenty Ninth Street, the site is currently vacant, and additional territory north of Skeens Lane. The combined area spans approximately 1,095m². This plot includes an easement in favour of multiple utility providers. Neighbouring buildings include residential townhouses to the north and residential over commercial spaces to the west.
An initial proposal in 2016 for a 5-storey building with 32 units was refused, leading to an appeal to the Local Planning Appeal Tribunal (LPAT) and a settlement with the City in November, 2018. Subsequent efforts, including a 2020 application for additional visitor parking spaces across Skeens Lane, were also rejected.
On behalf of the developer, Weston Consulting has formally submitted Official Plan Amendment and Zoning By-law Amendment applications to the City. It proposes a height of 39.7m, with 83 residential units. This project is slated for a Gross Floor Area (GFA) of 6,551m² and a Floor Space Index (FSI) of 5.98, establishing a prominent 11-storey streetwall along Lake Shore Boulevard West.
The development would include 139m² of indoor and 163m² of outdoor amenities with a rooftop terrace in the 12th floor including green roof areas, and a gym at grade.
Plans include two elevators, or approximately one for every 42 units, indicating quick service for residents. One underground level would be dedicated to bicycle parking and locker storage. The proposal calls for no residential vehicular parking spaces, instead offering six visitor parking spots, and 65 bicycle parking spaces (40 underground, as well as 18 long-term and 7 short-term spaces at grade).
South of the site, Lake Shore Boulevard West has a right-of-way width of 36m. A required right-of-way widening of approximately 1.6m along the south side of the property would be given to the City. The submission references Section 3.1.3(5) of Toronto's Official Plan which stipulates that building heights should not surpass the width of the right-of-way they face. This would align with the proposed building height of 36.5m (exclusive of the mechanical penthouse).
Lake Shore is served by TTC streetcars which serve Long Branch GO station, about 1.3km east, where besides other TTC routes and GO trains, Mississauga's MiWay buses also connect.
There are other projects and proposals in the area. West of the site, proposals include the 4-storey 105 Thirty First and 6-storey 3471 Lake Shore West. Further west is Westshore at Long Branch, a proposed mixed-use subdivision calling for three blocks of condos and freehold townhomes up to five storeys high. To the north is a 3-storey application at 80 Thirtieth Street. To the east, 3353 Lake Shore West is proposed at 6 storeys. The nearest high-rise development is 220 Lake Promenade, located further south towards the waterfront, proposed at 30 storeys, in the process of being appealed at the Ontario Land Tribunal.
UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, linked below. If you'd like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.
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| Related Companies: | Land Art Design Landscape Architects Inc, Weston Consulting |
