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A 35-storey residential tower is proposed for 402 through 408 Livingston Road North in Scarborough’s Guildwood neighbourhood, a short walk from Guildwood GO station. Designed by Arcadis for Blacktusk Group, on behalf of property owner Livingston Realty Holdings Inc., the tower would rise within Guildwood station’s Major Transit Station Area (MTSA) within which the Province encourages higher density development.
This site is west across Kingston Road from a denser cluster of proposals around the station and does not have direct access to Kingston Road due to the Scarboro Golf and Country Club to the west and the GO Lakeshore East rail corridor to the south. Despite being within the GO's station MTSA radius, the site and surroundings are designated 'Neighbourhoods' under Toronto’s Official Plan, also known as a yellowbelt classification that restricts intensification, posing challenges for introducing a high-rise building into a predominantly low-density residential context.
Located just north of Kingston Road on the west side of a quiet residential street, 402 through 408 Livingston Road North occupies an irregularly shaped assembly of three properties. It currently contains two single-storey detached houses, one single-storey commercial building, and a vacant parcel encumbered by a City-held sewer easement.
Goldberg Group has submitted Official Plan and Zoning By-law Amendment applications to the City of Toronto on behalf of the developer for the 35-storey residential tower rising to 119.7m with 442 condominium units. The design features a four-storey podium base and a 750m² tower floor plate. Total Gross Floor Area would be 30,888m², resulting in a Floor Space Index of 5.4 on the 5,676m² assembly.
Plans entail 884m² of indoor and 885m² of outdoor amenities. Indoor amenities would be located at grade, on a mezzanine level near the northeast corner of the building, and on the fifth and tenth floors overlooking the adjacent golf course. Outdoor spaces would be similarly distributed across the podium and rooftop terraces. Four elevators are proposed, equating to approximately one per 111 units. High-speed motors would be required for adequate service.
Parking would be accommodated on one underground level and four above-grade levels in the podium, with 310 spaces for residents, 24 for visitors, and 2 at grade for pick-up and drop-off. There would be 301 long-term and 31 short-term bicycle parking spaces. Nearby cycling infrastructure includes signed routes on Greenvale Terrace, Celeste Drive, and Kingston Road, along with connections to the Highland Creek Trail system.
The GO station lies 120m east of the site as the crow flies, but is currently not accessible via a direct route. The applicant is talking, however, with Metrolinx regarding a potential secondary pedestrian connection beneath the Kingston Road overpass, which would provide more direct access to the GO platform. The station is on GO's Lakeshore East line and is also served by VIA Rail. The site is also served by TTC bus routes along Kingston Road, with stops located approximately 330m and 550m away. The City’s RapidTO program calls for dedicated bus lanes along Kingston Road and Lawrence Avenue East.
Across the golf course to the southwest of the site, proposals include 80 Dale Avenue at 12 storeys and 3730 Kingston Road at 22 storeys. Further southwest, larger master plan developments are in the pipeline, including six towers ranging from 9 to 21 storeys at Markington Square, and four towers from 8 to 21 storeys at Markham and Dunelm, while a 23-storey tower is proposed at 3174 Eglinton East. Closer to the proposal around the GO station and east of it, a cluster of density is taking shape with multiple mid-rise development proposals, with larger projects like 4180 Kingston Road at 20 storeys and 4121 Kingston Road featuring four towers rising from 12 to 38 storeys.
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: | Arcadis, Goldberg Group, Land Art Design Landscape Architects Inc, LEA Consulting, RWDI Climate and Performance Engineering |
