A major residential development has been proposed for 402–408 Livingston Road North in Scarborough’s Guildwood neighbourhood. Designed by Arcadis and submitted by Goldberg Group on behalf of Blacktusk Group and property owner Livingston Realty Holdings Inc., the plan features a 35-storey tower standing 119.7 metres tall, with 442 condominium units.
Site Location and Planning Considerations
The development site lies within the Major Transit Station Area (MTSA) of Guildwood GO Station, where higher-density growth is encouraged by the Province. However, Toronto’s Official Plan designates the site as part of the “Neighbourhoods” area—often referred to as the “yellowbelt”—which typically discourages intensification. This creates a challenging planning dynamic as the proposal seeks to balance regional transit objectives with local low-density zoning protections.
Urban Toronto reports that the 5,676m² site includes three parcels: two single-storey detached homes, one single-storey commercial building, and a vacant lot encumbered by a City-held sewer easement. Located just north of Kingston Road and bordered by the Scarboro Golf and Country Club to the west and rail corridor to the south, the site lacks direct access to major arterial roads.
Architectural Massing and Design Elements
Key design and massing details include:
Gross Floor Area (GFA): 30,888m²
Floor Space Index (FSI): 5.4
Tower Floor Plate: 750m²
A four-storey podium base
The building would feature indoor and outdoor amenity spaces totaling approximately 1,769m². These spaces would be distributed across the podium rooftop, ground level, mezzanine, and on the fifth and tenth floors—providing views of the adjacent golf course.
Transit Access and Parking Provisions
The development proposes a mix of parking solutions:
One level of underground parking
Four levels of above-grade parking within the podium
310 spaces for residents, 24 for visitors, and 2 pick-up/drop-off spaces at grade
Cyclists would be supported with 301 long-term and 31 short-term bicycle parking spots. Nearby signed bike routes include Greenvale Terrace, Celeste Drive, and Kingston Road, in addition to trail access via the Highland Creek system.
Guildwood GO Station is only 120 metres east of the site “as the crow flies,” but current access is limited. The applicant is in discussions with Metrolinx regarding a potential secondary pedestrian connection beneath the Kingston Road overpass. If implemented, this connection would significantly improve walkability to the GO platform. The station is served by GO’s Lakeshore East line and VIA Rail, and the area is also supported by TTC bus stops located roughly 330 and 550 metres away. Planned RapidTO bus lanes on Kingston Road and Lawrence Avenue East are expected to enhance public transit capacity in the area.
Vertical Circulation and Building Services
Four elevators are proposed for the 35-storey building, equating to approximately one per 111 units. Given the building’s height and density, high-speed elevator motors would be essential to maintain adequate service levels for residents.
Neighbourhood Context and Area Developments
Though the proposal introduces significant height to a predominantly low-rise area, nearby developments suggest a trend toward higher-density nodes:
Southwest of the site: 12-storey building at 80 Dale Avenue and a 22-storey tower at 3730 Kingston Road
Further west: Master-planned sites including Markington Square (six towers from 9 to 21 storeys) and the Markham-Dunelm site (four towers from 8 to 21 storeys)
Along Kingston Road and Eglinton: A 23-storey proposal at 3174 Eglinton East, a 20-storey tower at 4180 Kingston Road, and four towers at 4121 Kingston Road ranging from 12 to 38 storeys
This activity highlights growing interest in adding residential density near existing transit infrastructure.
Conclusion: Rising Potential in Guildwood
The proposed 35-storey residential tower at 402–408 Livingston Road North reflects a bold vision for transit-oriented development in Scarborough. The project team is proactively engaging with the City and Metrolinx to overcome site limitations and integrate the building with evolving transit infrastructure.
From a construction standpoint, the scale and complexity of this high-rise will demand a wide range of skilled trades, including:
- excavation
- concrete forming
- mechanical and electrical systems
- exterior cladding
- elevator installation
- site servicing
Pending approvals, the project promises not only to deliver new housing but also sustained employment and economic opportunity for the local construction industry.
DataBid is currently reporting on this project - 402 Livingston Road North Residential Development Guildwood - Toronto (0026041725)