2150 Lake Shore Q&A

Hi Gary, thanks for the question.  

All of the new streets proposed in our Master Plan are public streets with one exception - identified as Street ‘D’ in our submission (it connects the internal Loop Road) to Street A (the by-pass or relief road on the north side of the property that connects the Gardiner and Lake Shore). 

This private street connection provides local street access to the development, including the underground parking access located in Block E. This street is intended to operate, look, and feel like public street, but will be kept private to enable the integration of below grade parking connections.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thank you Maureen, we look forward to continuing the conversation.

Hello Maureen,

Thank you for the question.

The planning and design of the proposed GO Station/transit hub is currently underway and we are having discussions with Metrolinx, City Planning and the TTC. At this point it can be assumed that a ‘Kiss and Ride’ feature would be included in the station design - although car parking is very unlikely. We are encouraging residents to walk or bike to the proposed GO Station.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Maureen, thanks for the question.

There is an existing tunnel to the Humber Loop, which will become mostly redundant from a transit perspective but a route to the Queensway.

The 2150 Lake Shore Team

Hello!

Thanks for your question - we included a summary of project numbers below for you:

1. Residential GFA: 557,642 m2 / 6,002,433 sq. ft.
   1. Approximately 7,139 units
   2. Approximately 12,500 new residents
   3. Approximate numbers of parking spots: 3,256 res / 1,169 non-res
2. Non-residential GFA: 109,510 m2 / 1,178,764 sq. ft.
   1. 64,392 m2 / 693,111 sq. ft. of office type uses, creating a significant employment cluster at the proposed GO station and within the galleria. An increase of 21,515 m2 / 231,590 sq. ft. from the 42,877 m2 / 461,521 sq. ft. of office type uses featured in the original Master Plan.
   2. 8,459 m2 / 91,058 sq. ft. for two potential elementary schools, intended to provide space for approximately 1,100 elementary school students between TDSB and TCDSB
   3. 36,659 m2 / 394,595 sq. ft. of GFA for a range of retail, restaurant and service type uses
3. Approximately 1 hectare of park / 2.5 acres / 107,639 sq. ft.
   1. Close to double its size in the original Master Plan. With this increase, the broader system of proposed open spaces now represents 42.6% of the net site area, representing an increase of 10.6% from the original proposal.

Regarding your question on traffic, mobility transportation planning is top of mind for the City and the Region, and is central to the plan for 2150 Lake Shore. 

Not only is our focus on creating a great pedestrian and cycling-safe environment, all connected by transit, but we are also proposing new streets that divert commuter traffic that has little to do with the neighbourhood. 

The proposed Relief Road provides additional road capacity, moving the heaviest volumes of traffic away from Park Lawn Road and Lake Shore Boulevard West and enabling Park Lawn and Lake Shore to be reestablished as true “Main Streets”. 

Our aim is to address long-standing capacity constraints on these roads by:

●“Capturing” arriving and departing traffic

●Maximizing use of the Relief Road as a direct entrance to the below grade levels

●Avoiding large concentrations of traffic within the heart of the plan area. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Elisaur,

Thanks for your question.

We work with the City and a number of agencies and departments (including the Police) during the planning process to ensure appropriate safety measures are included in the development of our property.  As owners of the site, we are committed to providing our tenants and partners with a safe environment to live, work and play.

We understand your concerns and will ensure safety is a top priority in the design of this development as we move through the planning process.

We hope this helps.

The 2150 Lake Shore Team

Hello,

Yes, like many people and businesses, First Capital has been impacted financially as a direct result of the market’s response to the COVID-19 pandemic. As concerning as this is, especially when many Canadians are still in a protracted lockdown, we believe in the resiliency of our company and expect that the true value of our properties and partners across Canada will enable a positive recovery. Our core tenants are prominent essential services and we expect that those that are not will bounce back as the economy strengthens. With respect to the redevelopment of 2150 Lake Shore, we have much more work to do in planning the site before committing to the timing of bigger investments that we are discussing with our partner on the project - the Canada Pension Plan Investment Board. In summary, we are very confident in our company, this project and our ability to recover in a timely way from this pandemic.

The 2150 Lake Shore Team

Hello!

The 1 hectare park is just one element in the 42% of the site that is reserved for a variety of open space uses - providing versatility and options that will attract a broad range of uses and users.

The public parks and spaces in the master plan have been designed to complement the already very extensive but largely passive parkland that exists in Humber Bay Shores, by providing different kinds of active and animated spaces to support community life. For scale comparison, the main public park alone is about 20% larger than Jean Augustine park. Our aim is to provide a park that suits the needs of existing and new residents.

We hope this helps to answer your question, and look forward to continuing the conversation.

The 2150 Lake Shore Team

Hello BKR,

Thank you for the question. 

At this time, First Capital does not intend to sell any of the property to the City for parkland purposes, beyond conveying the 1 ha public park proposed in our submission. 

We are very proud of the park that is proposed in the Master Plan and maintain that it is a significant contribution towards establishing a complete community at Humber Bay Shores - where people will be able to enjoy a variety of new community amenities at ground level. The addition of two public squares, pedestrian and cycling-friendly connections and other open space uses provides the capacity for many outdoor passive and recreational uses.

As noted in the 2019 Parkland Strategy, the area is one of the most park-rich areas in the City. While the Strategy does identify 25-50% reduction in parkland provision between now and 2033, it’s important to acknowledge the generous quantum of existing park spaces. The area will continue to enjoy excellent access to the range of park spaces including the waterfront parks, local parks (including the one proposed through the development), and ravines. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello!

Thanks for your question.

We have a unique opportunity at 2150 Lake Shore to create a complete community; this is a truly transformational project. A large, master planned community such as this requires a cohesive plan that considers tower separation, wind, solar and shadow, micro climate, open space network, social well-being and all elements of day-to-day life - making it a great place to live, work, play and shop without having to get into a car.

Building heights in the plan range from 2-70 stories, with the tallest towers generally clustered near the proposed GO station and observing a minimum 30m tower separation distances throughout. Clustering height around the proposed GO station allows for greater accessibility to transit and creating a better flow of people in and out of the site.

The original Master Plan has evolved in a number of important ways to respond to comments from City staff and the community including requests to enlarge the public park, introduce new community amenities, increase the amount of employment space, and present a more pedestrian-scaled streetwall along the Park Lawn and Lake Shore frontages.

In order to accommodate these things, we moved taller buildings behind mid-rise buildings and introduced setbacks to create a more pedestrian friendly experience. Height was also redistributed, lowering the towers within the proximity of Lake Shore, Park Lawn and the public park.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello!

Thanks for your question.

We have a unique opportunity at 2150 Lake Shore to create a complete community; this is a truly transformational project. A large, master planned community such as this requires a cohesive plan that considers tower separation, wind, solar and shadow, micro climate, open space network, social well-being and all elements of day-to-day life - making it a great place to live, work, play and shop without having to get into a car.

We’ve learnt alot from past developments and aim to anchor an already maturing neighbourhood with new restaurants, services and amenities. We are excited to have the opportunity to bring over 1.1 million sq. ft. of non-residential uses to this community, amongst other community benefits including a proposed Transit Hub (GO, TTC), a new mobility network that is more walkable and cycle friendly, a large public park with recreational facilities, affordable housing options, office type space and job opportunities. 

This includes the potential for two new schools, a community centre and a vast open space network that makes up 42% of the site area.

Our aim is to create a complete community that brings benefits to both existing residents and new residents, promotes social well-being and unlocks the mobility potential of the Humber Bay Shores area.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello!

Thanks for your question.

A large, master planned community such as this needs community services and amenities to make it a great place to live, work, play and shop. We’re excited to have the opportunity to bring new restaurants, services and amenities to this community, amongst other community benefits including a proposed Transit Hub (GO, TTC), a new mobility network that is more walkable and cycle friendly, a large public park with recreational facilities, affordable housing options, office type space and job opportunities.

The types of community facilities needed for the site will emerge from discussions with the City during the planning approvals process that will unfold over the months ahead; this includes the potential for two new schools, a community centre and a vast open space network that makes up 42% of the site area.

Our aim is to create a complete community that brings benefits to both existing residents and new residents, promotes social well-being and unlocks the mobility potential of the Humber Bay Shores area.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello!

Thanks for your question. 

The settlement with the City that was approved by council states that no residential uses are permitted prior to Metrolinx approval and a funding agreement for the proposed GO Station. 

We are committed to delivering the proposed GO station and a significantly improved transportation network as part of this plan; it is a major component in the first phase of the proposal to redevelop the 2150 Lake Shore property.

We are working very hard with Metrolinx, the City and TTC on the details for delivering this proposed Transit Hub as we know it is key to unlocking the mobility potential of Humber Bay Shores neighbourhood.

We at First Capital are also working through the details and particulars with Metrolinx to complete a Transit Project Assessment Process for the proposed station, and are currently undertaking the existing conditions studies to prepare for that process.

If you would like to learn more, we will be hosting a Public Meeting with more details about the proposed GO Station in due course. We will be posting information on our website as soon as it becomes available.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Robert,

Thanks for your question - mobility transportation planning is top of mind for the City and the Region, and is central to the plan for 2150 Lake Shore. 

Not only is our focus on creating a great pedestrian and cycling-safe environment, all connected by transit, but we are also proposing new streets that divert commuter traffic that has little to do with the neighbourhood - and this is all based on our own traffic impact studies. You can review the details of our latest application here, including the report on Urban Transportation Considerations. 

The proposed Relief Road provides additional road capacity, moving the heaviest volumes of traffic away from Park Lawn Road and Lake Shore Boulevard West and enabling Park Lawn and Lake Shore to be reestablished as true “Main Streets”. 

Our aim is to address long-standing capacity constraints on these roads by:

●“Capturing” arriving and departing traffic

●Maximizing use of the Relief Road as a direct entrance to the below grade levels

●Avoiding large concentrations of traffic within the heart of the plan area. 

We hope this helps answer your question.

The 2150 Lake Shore Team

Hi Marty,

Thanks for your question - mobility transportation planning is top of mind for the City and the Region, and is central to the plan for 2150 Lake Shore. 

Not only is our focus on creating a great pedestrian and cycling-safe environment, all connected by transit, but we are also proposing new streets that divert commuter traffic that has little to do with the neighbourhood. 

The proposed Relief Road provides additional road capacity, moving the heaviest volumes of traffic away from Park Lawn Road and Lake Shore Boulevard West and enabling Park Lawn and Lake Shore to be reestablished as true “Main Streets”. 

Our aim is to address long-standing capacity constraints on these roads by:

●“Capturing” arriving and departing traffic

●Maximizing use of the Relief Road as a direct entrance to the below grade levels

●Avoiding large concentrations of traffic within the heart of the plan area. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Rob,

Thanks for your question - mobility transportation planning is top of mind for the City and the Region, and is central to the plan for 2150 Lake Shore. 

Not only is our focus on creating a great pedestrian and cycling-safe environment, all connected by transit, but we are also proposing new streets that divert commuter traffic that has little to do with the neighbourhood. 

The proposed Relief Road provides additional road capacity, moving the heaviest volumes of traffic north of the site, and enabling Park Lawn and Lake Shore to be reestablished as true “Main Streets”.

Our aim is to address long-standing capacity constraints on these roads by:

●“Capturing” arriving and departing traffic

●Maximizing use of the Relief Road as a direct entrance to the below grade levels

●Avoiding large concentrations of traffic within the heart of the plan area. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello and thank you for your question. The Master Plan includes housing for approximately 12,500 residents; the current HBS population is around 11,000.

If you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Richard, thanks for the question.

We are in the early planning stages of the project and will need to work through the approvals process for our Master Plan before finalizing details such as public WiFi. We will advise the Project Team of your inquiry to ensure it is top of mind in future planning.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Eric,

Thanks for your question - the proposed GO station is a key element of the plans for 2150 Lake Shore. Not only is it fundamental to addressing today’s transportation challenges, but establishing a proposed transit hub will also accommodate future growth of the area. The addition of the proposed GO Station at Park Lawn will not have an impact on the Mimico GO Station as Metrolinx recently indicated in its Updated Business Case for the Park Lawn GO Station that both stations are needed and can co-exist. You can see the Metrolinx report here.

We are actively involved in very productive discussions with Metrolinx and the TTC about the technical details associated with adding the proposed GO Station/Transit Hub, and are working very hard with Metrolinx and the City to accomplish government objectives for fostering greater transit use through a long-term plan. 

We have also been working with the TTC on how to improve connections to the station - including a dedicated streetcar loop that provides seamless access to the station and new bus stops adjacent to it on Park Lawn with a new pedestrian space to Station Square instead of the road connection that was in the original plan.

On your question around timing, the council-approved settlement with the City stipulates that no residential uses are permitted prior to Metrolinx approval and a funding agreement for the proposed GO Station.

We are committed to delivering the proposed GO station and a significantly improved transportation network as part of this plan; it is a major component in the first phase of the proposal to redevelop this property.

If you would like to learn more, we are hosting a Public Meeting via a virtual presentation and Q&A platform, including more details about the proposed GO Station, from June 25 to July 30 at engage.2150lakeshore.com/transitea. Information is also available on our website.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thanks for the question Judy. We recognize that people will still need their cars, but to make the property as friendly as possible to pedestrians, cyclists and transit users we have located all the parking underground (with few exceptions – e.g. access for the disabled). Access to the underground for cars and service vehicles will be located close to streets on the perimeter of the property.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thanks for the question Randy - appropriate separation will be provided to prevent general vehicles from using the TTC dedicated right-of-way. Details will be developed through the design process.

The 2150 Lake Shore Team

Thanks for the question Randy.

The configuration of the LRT connection from Lake Shore Boulevard West to the transit hub and the station arrangement are all being reviewed with the TTC and City and will developed to accommodate LRT vehicle needs in the future.  The proposed facilities will serve a new purpose built facilities designed to accommodate future transit needs of the area and will replace the Humber Loop facility.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thanks for the question Maria. 

There is no plan to provide parking for the GO Station as it is our intention to create an urban transit hub which draws ridership from the surrounding area rather than through use of commuter parking. The station is focused on making it easier for pedestrians, cyclists and those accessing the station via other transit routes to make a seamless transition to the higher order transit. It is our objective, and one likely shared by the City to encourage transit use and take cars off the road where and when possible. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi David, thanks for the question - options for the LRT tracks are actively being reviewed with the City and TTC for the TTC LRT connection between Lake Shore Boulevard West and the proposed transit hub as part of an overall review of appropriate mobility linkages and a variety of other considerations surrounding pedestrian, cycling, urban design, traffic needs and public realm considerations on the new streets proposed to support the new development.

If you have any other questions, feel free to visit our website or send us an email at 2150lakeshore@fcr.ca.

The 2150 Lake Shore Team

Thanks for the question David.

We are working closely with the TTC to establish a design and programme that is required for the new TTC LRT transit hub. Initial planning has indicated that a two unloading and two loading platforms would be required in addition to a by-pass track is required to support LRT operations at the proposed transit hub. Details will continue to be developed through various approvals and design processes.

We hope this helps to answer your question.

The 2150 Lake Shore Team

Hi David, thanks for the question.

Yes, according to the Updated Business Case recently released by Metrolinx for the proposed GO Station at Park Lawn – 12-minute service at both stations is the intention. You can read the full report here.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thank you for the question Halina.

Our proposed plan includes the development of a proposed Transit Hub on our property that will integrate the Lake Shore LRT/Streetcar with a proposed GO Station near Park Lawn. This will also include upgrades to the TTC LRT tracks on Lake Shore Boulevard West and a relocation of the Humber Loop facility.

We are working with the TTC and Metrolinx to provide a significantly improved level of transit service along the Lake Shore corridor with the ability to hop on the GO Train for longer journeys.

In terms of construction, there will be period of time when the streetcar tracks on Lake Shore and reconstruction of the street network to create these corridors as complete, new and vastly improved streets. Construction management plans will be put in place to manage construction activities as they commence with a view to minimizing impacts on the community and traffic/pedestrian flows in the area. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thank you for the question Halina,

The addition of a new GO Station at Park Lawn on the 2150 Lake Shore property will not have any effect on the services provided at the Mimico GO Station.  Earlier this month, Metrolinx released an updated Business Case on the Park Lawn GO Station that confirmed that service will be increased at the Mimico Station and that both stations can have 12-minute service in the future.  You can see the report here.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Lida,

Thanks for your question.

The Master Plan has been developed based on an ambitious sustainability vision that explores a range of possible strategies to address urban and climatic challenges.  The theme in the Energy Strategy is “Towards Zero Carbon” and the attached report details the progress being made in refining the opportunities available to us to work towards that goal. The Planning and Urban Design Rationale also includes details on the projects overall sustainability vision, and discussion of a number of key themes:

●Biodiversity and access to nature

●Site-wide water management

●Towards zero carbon

●Materials and resource efficiency

●Transport and mobility

●Wellbeing and social value

●Adaptable and climate resilient.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Dawn,

Thanks for your question - mobility transportation planning is top of mind for the City and the Region, and is central to the plan for 2150 Lake Shore. 

Not only is our focus on creating a great pedestrian and cycling-safe environment, all connected by transit, but we are also proposing new streets that divert commuter traffic that has little to do with the neighbourhood. 

The proposed Relief Road provides additional road capacity, moving the heaviest volumes of traffic north of the site, and enabling Park Lawn and Lake Shore to be reestablished as true “Main Streets”.

Our aim is to address long-standing capacity constraints on these roads by:

• “Capturing” arriving and departing traffic
• Maximizing use of the Relief Road as a direct entrance to the below grade levels
• Avoiding large concentrations of traffic within the heart of the plan area. 

Our plan also includes an extensive network of open spaces that represents over 40% of the site’s net area when accounting for the pedestrian-friendly streets, enlarged sidewalks and pathways, 2 large squares, and a significantly larger park to support social well-being and allow people to enjoy open spaces.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Michelle, thank you for the question. 

Yes, we are working with the City as it conducts the Park Lawn Lake Shore Master Transportation Review that includes all the roads in the local area.

We are very cognizant of the challenges associated with this intersection and our planned Relief Road along the north end of the site connecting the Gardiner with Lake Shore further to the east will have a very positive impact on the intersection as it will act as a by-pass for commuters and keep them from using the Park Lawn/Lake Shore intersection. 

By reducing flow-through traffic on these two streets, we hope to re-establish them as true “Main Streets” that are more pedestrian-friendly and suitable to storefronts and other activities.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Judy!

According to a Google search - 1 ha is approximately two football fields.

The 2150 Lake Shore Team

Hello Jim, thanks for your question.

We are very early in the planning process and will define a timeline once we are through the approvals stage and into the construction stage. With six independent phases of development currently planned, this is a long-term project that will take many years to from start to completion. At this early stage and with so many potential variables that could affect that time frame, it is premature to estimate when the project will be completed.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Sholem,

Thanks for your question.

As part of our housing plan, we seek to provide a range of unit sizes to address all types of families - at least 25% of the units will be 2 or 3 bedrooms.

We are excited to also be providing affordable housing options in every phase of this development, including purpose-built rental units and/or affordable ownership units.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Peggy,

Thanks for your question.

The main park is a full hectare in size, complemented by 2 other public squares and extensive public space throughout the new community, which amounts to over 42% of the site's area dedicated to open space.

The public parks and spaces in the master plan have been designed to complement the already very extensive but largely passive parkland that exists in Humber Bay Shores, by providing different kinds of active and animated spaces to support community life. For scale comparison, the main public park alone is about 20% larger than Jean Augustine park.

The proposed public park has been nearly doubled in size compared to the original Master Plan, and will support 12,500 residents at different times of the day.

You can review the details of our latest application here.

We look forward to connecting again soon.

The 2150 Lake Shore Team

Hi Lida,

Thanks for your comment.

We have a unique opportunity at 2150 Lake Shore to create a complete community; this is a truly transformational project. This large, master planned community features a cohesive plan that considers tower separation, wind, solar and shadow, micro climate, open space network, social well-being and all elements of day-to-day life.

We aim to anchor an already maturing neighbourhood with new restaurants, services and amenities as well as provide greater access to surrounding neighbourhoods and the GTA through a proposed Transit Hub. This in combination with new roads and pathways will help to reduce congestion at Park Lawn and Lake Shore and offer car-less options for access to local services and amenities the area so greatly needs. 

The Master Plan will bring additional community benefits including a new mobility network that is more walkable and cycle friendly, a large public park with recreational facilities, affordable housing options, office type space and job opportunities. This includes the potential for two new schools, a community centre and a vast open space network that makes up 42% of the site area.

Our aim is to create a complete community that brings benefits to both existing residents and new residents, promotes social well-being and unlocks the mobility potential of the Humber Bay Shores area.

If you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Michelle,

Thanks for your question.

Affordable housing has been identified as a top priority by City Council and will clearly be a major consideration in our discussions with the City. We are excited to deliver affordable housing as part of each phase.

In our council-approved settlement on moving forward, the City established targets and delivery mechanisms - rental or ownership - associated with the provision of affordable housing on this site. This includes a conveyance to the City of 5% of the residential gross floor area as purpose-built rental units or affordable ownership units.

As part of our housing plan, we seek to provide a range of unit sizes to address all types of families - at least 25% of the units will be 2 or 3 bedrooms.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello!

Thanks for your question.

The council-approved settlement with the City stipulates that no residential uses are permitted prior to Metrolinx approval and a funding agreement for the proposed GO Station.

We are committed to delivering the proposed GO station and a significantly improved transportation network as part of this plan; it is a major component in the first phase of the proposal to redevelop this property.

If you would like to learn more, we will be hosting a Public Meeting with more details about the proposed GO Station in due course. We will be posting information on our website as soon as it becomes available.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello!

Thanks for your question.

Both First Capital and the City are committed to getting approval under the current legislative framework. Together, we have tracked to hit every key milestone in this planning timeline; momentum and resources dedicated by the City to deliver what has been proposed under the current planning regime will allow us to continue to do so.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello!

Thanks for your question.

We are committed to delivering the proposed GO station and a significantly improved transportation network as part of this plan; it is a major component in the first phase of the proposal to redevelop this property.

The council-approved settlement with the City stipulates that no residential uses are permitted prior to Metrolinx approval and a funding agreement for the proposed GO Station.

If you would like to learn more, we will be hosting a Public Meeting with more details about the proposed GO Station in due course. We will be posting information on our website as soon as it becomes available.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello,

Thank you for the question. The relative proximity of the Gardiner Expressway to our proposed redevelopment is indeed a significant factor as we arrange uses on the property.

The public park is separated from the Gardiner Expressway by the road allowance associated with the Relief Road and several buildings along that side of the property. The Station Square is relatively close to the expressway because it is adjacent to the rail corridor to serve the transit hub while the large Boulevard Square is located at the opposite end of the property facing Lake Shore Blvd. It is our objective to maximize the potential of these spaces and the massing of the buildings and other infrastructure are being arranged to accommodate and support that objective.  

More details can be found in the Noise Vibration Impact Assessment here.

The 2150 Lake Shore Team

Hello JFY,

Thank you for the question. We appreciate the interest in shielding the community from the visual and noise impacts associated with Gardiner Expressway and have taken them into account as we designed the site and the massing of the buildings. 

For the most part, the buildings are connecting on the bottom floors (podiums) and the spacing you see between the taller buildings takes place at higher levels. 

As a result, much of the Gardiner has been blocked where possible due to the need for access from the relief road and to the rail tracks at the Transit Hub.

We hope this helps answer your question.

The 2150 Lake Shore Team

Hello,

Thanks for your question!

Because existing development and parks in the immediate context are located to the south, east and west of the proposed development, new shadows are primarily cast upon the site itself, and on less sensitive uses to the north of the site (the Gardiner Expressway and Ontario Food Terminal).

To the extent that new shadows reach the existing community, this occurs in the early morning and late afternoon and evening hours, where incremental new shadows are modest, fast moving, and are in keeping with the extent of shadowing from existing development. This was achieved by including at least 30 metre separation distances between towers.

You can review the details of our latest application here, or review the Shadow Study in full.

We hope this helps answer your question.

The 2150 Lake Shore Team

Hello Dan,

Thanks for your question.

A large, master planned community such as this needs community services and amenities to make it a great place to live, work, play and shop. We’re excited to have the opportunity to bring new restaurants, services and amenities to this community (new and existing residents), amongst other community benefits including a proposed Transit Hub (GO, TTC), a new mobility network that is more walkable and cycle friendly, a large public park with recreational facilities, affordable housing options, office type space and job opportunities.

The types of community facilities needed for the site will emerge from discussions with the City during the planning approvals process that will unfold over the months ahead; this includes the potential for two new schools, a community centre and a vast open space network that makes up 42% of the site area.

Our aim is to create a complete community that brings benefits to both existing residents and new residents, promotes social well-being and unlocks the mobility potential of the Humber Bay Shores area.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Kathy,

Thanks for your question.

Both the Toronto District School Board and Toronto Catholic District School Board have expressed interest in incorporating new elementary schools within the Master Plan. While we understand your frustration around two separate school boards, the plan aims to co-locate the two schools to provide space for approximately 1,100 elementary school students between the two school boards. The catchment has been assessed and the schools have been sized to meet the local need. 

The actual realization of these schools is uncertain as a number of important next steps must be undertaken: 

• the school boards must secure provincial approval and funding; 
• further conversation is required with the school boards on the location, design specifications and potential for shared amenities between the two schools; 
• and the opportunity to co-locate school yard amenities within the proposed park must be explored with the City. This urban school model follows the success of recent examples such as the new shared schools at Canoe Landing.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Cassidini,

Thanks for your question.

Both the Toronto District School Board and Toronto Catholic District School Board have expressed interest in incorporating new elementary schools within the Master Plan. As an important first step, the Master Plan explores the potential to co-locate two elementary schools, providing space for approximately 1,100 elementary school students between the two school boards. The catchment has been assessed and the schools have been sized to meet the local need. 

The actual realization of these schools is uncertain as a number of important next steps must be undertaken: 

• the school boards must secure provincial approval and funding; 
• further conversation is required with the school boards on the location, design specifications and potential for shared amenities between the two schools; 
• and the opportunity to co-locate school yard amenities within the proposed park must be explored with the City. This urban school model follows the success of recent examples such as the new shared schools at Canoe Landing. 

We will make accommodations for the schools, and they will purchase their facilities. Schools will be part of phase 3, which means they would be delivered in the middle of the project; this timing appears to fit well with the two school board’s planning and funding processes, based on our discussions with them to date.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Julio, thank you for the question. 

The density proposed in our has not changed and is fundamental to our Master Plan.  Density enables the delivery of new facilities, supports new shops and restaurants, new live-work and employment opportunities and amenities, services and transit infrastructure that the community desires and is currently missing from Humber Bay Shores. We are creating a complete community through this Master Plan.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Shelley, thank you for the question.  

We suggest that you direct that question to City staff, who are currently undertaking a comprehensive Transportation Master Plan for the Park Lawn Lake Shore area and could advise you more accurately on future plans for Lake Shore. You can engage with them at: https://www.toronto.ca/community-people/get-involved/public-consultations/infrastructure-projects/parklawnlakeshore/

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Evelyn,

A wind study is part of the application review process and it will undergo further reviews by the appropriate agencies. As you can see in our Pedestrian Wind Study (here), the study concludes that the projected wind conditions are acceptable with some minor variances at different times of the year that can be modified by installing wind control measures such as landscaping. Further reviews, analyses, and introduction of any identified mitigation measures for wind impacts will  continue throughout the planning and approvals process to ensure comfortable conditions.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Alan,

Thanks for your question.

Affordable housing has been identified as a top priority by City Council and will clearly be a major consideration in our discussions with the City. We are excited to deliver affordable housing as part of each phase.

In our council-approved settlement on moving forward, the City established targets and delivery mechanisms - rental or ownership - associated with the provision of affordable housing on this site. This includes a conveyance to the City of 5% of the residential gross floor area as purpose-built rental units or affordable ownership units.

As part of our housing plan, we seek to provide a range of unit sizes to address all types of families - at least 25% of the units will be 2 or 3 bedrooms.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thanks for the question Anna.

The masterplan delivers two squares and a park for the community. These major open spaces are complemented by a series of smaller open spaces to create a dynamic community oriented public realm experience spread across the entire

Site, in line with the sustainability aspiration, biodiversity and green standards. The new public park will provide outdoor space and greenery, with the two squares providing local places of gathering focused on different surrounding uses: retail and transport.

The galleria is conceived as a covered pedestrian street, offering protection from wind, rain and snow, creating connections through the heart of the site. A vibrant, all-season retail environment and place of encounter in the centre of the site, the galleria also provides key pedestrian connections to the site’s major open spaces, the GO station, and to clusters of new employment, residential, and retail uses across the full site. The covered but environmentally open nature of the galleria will be connected to the seasons, with an architecture that mitigates its most extreme conditions for a more hospitable public space that can be used year round.

We hope this helps to answer your question.

The 2150 Lake Shore Team

Thanks for the question Sandra.

The Master Plan goes beyond looking through the lens of the current COVID-19 pandemic. The fundamentals remain the same and contribute to the lifestyle we desire. 

As a note, our plan includes an extensive network of open spaces that represents over 40% of the site’s net area including a significantly larger park to support social well-being and allow people to enjoy open spaces with plenty of room.

Good master plans are resilient and adaptable, and this is what we have created here. Change is a constant, and our plan will always be flexible and adaptable to said changes.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi and thanks for your question.

The master plan will deliver a large variety and range of building types, including hybrid forms that accommodate multiple uses. Blocks will contain a spectrum of blended forms and uses to animate the neighbourhood throughout the day. The Master Plan includes 33  number of buildings. 

The original Master Plan has evolved in a number of important ways to respond to comments from City staff and the community including requests to enlarge the public park, introduce new community amenities, increase the amount of employment space, and present a more pedestrian-scaled streetwall along the Park Lawn and Lake Shore.

We hope this helps to answer your question.

The 2150 Lake Shore Team

Thank you for the question Jim.   

Since our initial submission in the Fall of 2019 the public park has doubled in size in this revised submission, this was largely a result of comments provided by City staff. We suggest that you contact City staff directly for an accurate description of their position on this aspect of our Master Plan.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thanks for the question.

Affordable housing has been identified as a top priority by City Council and will clearly be a major consideration in our discussions with the City. We are excited to deliver affordable housing as part of each phase.

In our council-approved settlement on moving forward, the City established targets and delivery mechanisms - rental or ownership - associated with the provision of affordable housing on this site. This includes a conveyance to the City of 5% of the residential gross floor area as purpose-built rental units or affordable ownership units.

As part of our housing plan, we seek to provide a range of unit sizes to address all types of families - at least 25% of the units will be 2 or 3 bedrooms.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Julio, thanks for the question.  

A major element of our Master Plan is the Transit Hub where the streetcar/LRT can seamlessly connect with the proposed GO Station at the north end of our property. 

Maximizing the potential of these mobility options and our desire to attract as many new riders as possible to the transit system is key to the plan and is made possible by the proposed Loop Road allowing riders to disembark steps from the proposed GO Station - rather than on Lake Shore. 

The roads proposed on our site can simultaneously accommodate multiple users especially when all the parking is located underground and access to it is primarily on the periphery of the property, mitigating the purpose for cars traveling on the interior road network.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thanks for the question, John. 

The proposed 1 ha park is a public park that will be conveyed to the City. As you have noted, a range of other publicly accessible open spaces will remain in private ownership. As the development of the project will occur in six phases and over a number of years, ownership and partnership arrangements, along with unit tenure for respective phases/buildings have all yet to be determined. These details will be determined later in the process along with related ownership of the POPS spaces that will be delivered in respective phases; ownership arrangements may differ from phase to phase or even building to building.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thank you for the question, Candise. 

It is difficult to clearly estimate how many businesses will fill the over 1 million sq. ft. of non-residential space proposed in our plan or how many people will actually work there as those numbers will be based on a number of variables that are difficult to predict at this early stage.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Anna,

Thanks for your question.

We have a range of buildings, ranging from 2-70 storeys and varying types of unit sizes and tenures to meet a range of incomes and needs, including affordable housing and 2-3 bedroom units for families.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Mary,

Thanks for your question.

Our planning and our thinking is for the future - it goes beyond looking through the lens of the current COVID-19 pandemic and is preparing for a brighter, more prosperous and fully functioning city of the future.

Good master plans, which we’ve developed here at 2150 Lake Shore, are resilient and adapt in response to social, economic and environmental changes. The fundamentals of this plan - how people want to live and access open space and social opportunities - remain the same and contribute to the lifestyle we desire. 

Our plan includes an extensive network of open spaces that represents over 40% of the site’s net area when accounting for the pedestrian-friendly streets, enlarged sidewalks and pathways, 2 large squares, and a significantly larger park to support social well-being and allow people to enjoy open spaces.

The nature of employment is always changing. People will always continue to want places where they can live, work and play. Change is a constant, and our plan will always be flexible and adaptable to changes in the future, which as you’ve noted may include an increase in working from home.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Melissa, thanks for the question.

Our planning and thinking is for the future and we are looking beyond the lens of the COVID-19 pandemic when transit use is at an unusual all-time low.  

We are planning our site based on proven principles and are preparing for a brighter, more prosperous and fully-functioning city of the future. The fundamentals of our plan are based on how people want to live, move around and access social and work opportunities.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Magdalen, thank you for your question.

We have a very detailed and comprehensive transportation plan included in our proposal that seeks to by-pass the flow-through traffic that infiltrates your community and includes significant investments in new transit infrastructure to provide people with reliable and efficient transportation options other than driving.

In order to foster the pedestrian-friendly environment we hope to establish on our property, we are proposing to locate the vast majority of parking spaces and service entrances underground.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Christina,

As we understand your question we assume that it pertains to current construction that is taking place in your neighbourhood that precludes you from enjoying your balcony. 

If that is the case, we suggest that you bring this to the attention of your property manager or call the City hotline at 311 to determine if they can help respond to your question.

We hope this helps to answer your question.

The 2150 Lake Shore Team

Hello Sue,

We are providing a range of unit sizes to address all types of families. At least 25% of the units will be 2 or 3 bedrooms, in keeping with the best practices established in Toronto’s Growing Up: Planning for Children in Vertical Communities guidelines. We will also be including affordable housing as part of each phase.

Affordable housing has been identified as a top priority by City Council and will clearly be a major consideration in our discussions with the City. In our council-approved settlement on moving forward, the City established targets and delivery mechanisms - rental or ownership - associated with the provision of affordable housing on this site.

We hope this helps to answer your question.

The 2150 Lake Shore Team

Thanks for the question, Sue.

Traffic congestion – particularly during the peak periods – is a longstanding issue in the neighbourhood given the proximity of Lake Shore Blvd. W to the Gardiner Expressway. A large volume of commuter traffic “overflows” routinely from the highway and leads to congestion levels at key intersections that are detrimental to the character of Park Lawn and Lake Shore as main streets serving the Humber Bay Shores community.

Our aim is to create a complete mobility plan that integrates larger road network improvements with changes to help address existing traffic concerns and reduce congestion at Park Lawn and Lake Shore.

The proposed Relief Road will provide the much needed additional road capacity, moving the heaviest volumes of traffic north of the site and enabling Park Lawn and Lake Shore to be reestablished as true “Main Streets”. It will also provide a new crossing of the rail corridor.

As part of the work, the Gardiner Expressway access ramps would be realigned and relocated to the eastern edge of the site to provide for direct highway access to the new site development.

Our aim is to address long-standing capacity constraints on these roads by:

• “Capturing” arriving and departing traffic
• Maximizing use of the Relief Road as a direct entrance to the below grade levels
• Avoiding large concentrations of traffic within the heart of the plan area. 

The Master Plan includes 7,139 units providing housing to 12,500 residents - including room for families and affordable - with heights between 15 and 70 storeys. The tallest towers are generally clustered near the proposed GO station and observing a minimum 30m tower separation distances throughout. 

The original Master Plan has evolved in a number of important ways to respond to comments from City staff and the community including requests to enlarge the public park, introduce new community amenities, increase the amount of employment space, and present a more pedestrian-scaled streetwall along the Park Lawn and Lake Shore frontages.

The 2150 Lake Shore Team

Thanks for the question, Sue. The proposed 1 ha park is a public park that will be conveyed to the City.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Allen, thanks for your question.

We are very early in the planning process and will define a timeline once we are through the approvals stage. At this early stage and with so many potential variables that could affect that time frame, it is premature to estimate when the project will be begin.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Mariella,

The residential buildings included in the Master Plan are necessary to support the Mixed-use nature of the proposal and enable us to develop a complete community where people are able to live, work, play and shop.  To provide new retail, employment, new community amenities and address the transportation needs of the community, a significant residential component is required to support these elements of the plan and we continue to receive very positive comments from community members about the plan we have submitted.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thank you Edwin for your question. Based on our understanding of the location of that building we are confident that our development will not obstruct your view of the downtown as our property is located east and north of your location.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

Thanks Margaret for the question.

The Master Plan includes 3,256 residential and 1,169 non-residential parking spots.

The 2150 Lake Shore Team

Hi Jenny,

Thanks for the question.

Traffic congestion – particularly during the peak periods – is a longstanding issue in the neighbourhood given the proximity of Lake Shore Blvd. W to the Gardiner Expressway. A large volume of commuter traffic “overflows” routinely from the highway and leads to congestion levels at key intersections that are detrimental to the character of Park Lawn and Lake Shore as main streets serving the Humber Bay Shores community.

Our aim is to create a complete mobility plan that integrates larger road network improvements with changes to help address existing traffic concerns and reduce congestion at Park Lawn and Lake Shore.

The proposed Relief Road will provide the much needed additional road capacity, moving the heaviest volumes of traffic north of the site and enabling Park Lawn and Lake Shore to be reestablished as true “Main Streets”. It will also provide a new crossing of the rail corridor.

As part of the work, the Gardiner Expressway access ramps would be realigned and relocated to the eastern edge of the site to provide for direct highway access to the new site development.

Our aim is to address long-standing capacity constraints on these roads by:

• “Capturing” arriving and departing traffic
• Maximizing use of the Relief Road as a direct entrance to the below grade levels
• Avoiding large concentrations of traffic within the heart of the plan area. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Adriana,

Traffic congestion – particularly during the peak periods – is a longstanding issue in the neighbourhood given the proximity of Lake Shore Blvd. W to the Gardiner Expressway. A large volume of commuter traffic “overflows” routinely from the highway and leads to congestion levels at key intersections that are detrimental to the character of Park Lawn and Lake Shore as main streets serving the Humber Bay Shores community.

Our aim is to create a complete mobility plan that integrates larger road network improvements with changes to help address existing traffic concerns and reduce congestion at Park Lawn and Lake Shore.

The proposed Relief Road will provide the much needed additional road capacity, moving the heaviest volumes of traffic north of the site and enabling Park Lawn and Lake Shore to be reestablished as true “Main Streets”. It will also provide a new crossing of the rail corridor.

As part of the work, the Gardiner Expressway access ramps would be realigned and relocated to the eastern edge of the site to provide for direct highway access to the new site development.

Our aim is to address long-standing capacity constraints on these roads by:

• “Capturing” arriving and departing traffic
• Maximizing use of the Relief Road as a direct entrance to the below grade levels
• Avoiding large concentrations of traffic within the heart of the plan area. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thanks for your question Margaret.

We are actively involved in very productive discussions with Metrolinx and the TTC about the technical details associated with adding the proposed GO Station/Transit Hub, and are working very hard with Metrolinx and the City to accomplish government objectives for fostering greater transit use through a long-term plan. 

We have also been working with the TTC on how to improve connections to the station - including a dedicated streetcar loop that provides seamless access to the station and new bus stops adjacent to it on Park Lawn with a new pedestrian space to Station Square instead of the road connection that was in the original plan.

On your question around timing, the council-approved settlement with the City stipulates that no residential uses are permitted prior to Metrolinx approval and a funding agreement for the proposed GO Station.

We are committed to delivering the proposed GO station and a significantly improved transportation network as part of this plan; it is a major component in the first phase of the proposal to redevelop this property.

If you would like to learn more, we will be hosting a Public Meeting with more details about the proposed GO Station in due course. We will be posting information on our website as soon as it becomes available.

The 2150 Lake Shore Team

Hi Margaret,

The park is 1 hectare. This is just one element in the 42% of the site that is reserved for a variety of open space uses - providing versatility and options that will attract a broad range of uses and users.

The public parks and spaces in the master plan have been designed to complement the already very extensive but largely passive parkland that exists in Humber Bay Shores, by providing different kinds of active and animated spaces to support community life. For scale comparison, the main public park alone is about 20% larger than Jean Augustine park. Our aim is to provide a park that suits the needs of existing and new residents.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Marabelle,

Thanks for the question.

We will be discussing the types of community facilities needed for the site with the City over the coming months; this includes the potential for two new schools in addition to a community centre.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thank you for the question Clifford. 

Growth and/or redevelopment is overseen by the City of Toronto and must conform to the City’s Official Plan and related planning policies of the City and Provincial Government.

While we understand concerns around intensification and the continued redevelopment of the Humber Bay Shores community, density allows us the ability to offer many community benefits to existing and new residents, provide affordable housing options, support the addition of the proposed GO station and help local businesses thrive, from shops to restaurants. The Master Plan takes this into consideration in the extensive parks and open space network (over 40% of the site’s area) as well as addition of amenities and transportation enhancements that will help address the traffic and congestion issues the neighbourhood is currently experiencing. This is how we create thriving communities that will be resilient and adaptable in the future.

For information about future development, visit the City of Toronto Planning Department website.

If you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Anthony, thanks for your question.

We are very early in the planning process and will define a timeline once we are through the approvals stage and into the construction stage. With six independent phases of development currently planned, this is a long-term project that will take many years to from start to completion. 

At this early stage and with so many potential variables that could affect that time frame, it is premature to estimate when the project will be completed.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Judy,

Thanks for your question.

Both the Toronto District School Board and Toronto Catholic District School Board have expressed interest in incorporating new elementary schools within the Master Plan. As an important first step, the Master Plan explores the potential to co-locate two elementary schools, providing space for approximately 1,100 elementary school students between the two school boards. The catchment has been assessed and the schools have been sized to meet the local need. 

The actual realization of these schools is uncertain as a number of important next steps must be undertaken: 

• the school boards must secure provincial approval and funding; 
• further conversation is required with the school boards on the location, design specifications and potential for shared amenities between the two schools; 
• and the opportunity to co-locate school yard amenities within the proposed park must be explored with the City. This urban school model follows the success of recent examples such as the new shared schools at Canoe Landing. 

We will make accommodations for the schools, and they will purchase their facilities. Schools will be part of phase 3, which means they would be delivered in the middle of the project; this timing appears to fit well with the two school board’s planning and funding processes, based on our discussions with them to date.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Maureen,

Thanks for your question.

The Master Plan currently includes a 1-hectare (2.5-acre) public park as well as potential recreational facilities, a potential community centre and a range of open spaces. The types of community facilities needed for the site will emerge from discussions with the City during the planning approvals process that will unfold over the months ahead, including consideration for parks programming, recreational facilities and kids’ play.

We have proposed some potential uses of the park in our submission, but ultimately, since it will be conveyed to the City the actual activities planned for and accommodated in the park will be determined by the City Parks Department. It is typical for the City to consult with the community to advance the design of the park.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Mark,

Thanks for the question.

The Master Plan has been developed based on an ambitious sustainability vision that explores a range of possible strategies to address urban and climatic challenges. These are detailed in the Green Infrastructure Strategy that was submitted with our original application and more details can be found in our Energy Strategy report which can be found here.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Teresa,

Several site assessments have been undertaken in previous years and an updated one is included in our latest submission. Minor remediation of the site occurred following the demolition of the structures on the site, including the removal of some fill materials. A final detailed assessment has been submitted to the Ministry of Environment, Parks and Conservation that identifies some minor issues and the associated remediation efforts proposed to to resolve them.

A Site Assessment letter was included with the application (here), which details the current condition of the site and progress on the provincial Record of Site Condition process that is underway. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Jeromes,

Thanks for your question, and enthusiasm for the project!

We are excited to be bringing a much-needed range of amenities to the neighbourhood, including a large park, and other potential community services and facilities that may include the two schools shown in the current proposal, recreational facilities, and a new community centre. 

The types of community facilities needed for the site will emerge from discussions with the City during the planning approvals process that will unfold over the months ahead. 

Our team had the opportunity to tour the new facilities at Canoe Landing which integrate two schools and a community centre; we are very interested in the benefits of these types of sharing arrangements and will continue to explore opportunities as discussions on the types of facilities are advanced with the City and other agencies. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Michelle,

Thank you for your question.

We have learnt alot from past developments and aim to anchor an already maturing neighbourhood with over 1.1 million sq. ft. of restaurants and shops, amongst other community benefits including a proposed Transit Hub (GO & TTC), a new mobility network that is more walkable and cycle friendly, a large public park with recreational facilities, affordable housing options, office type space and job opportunities. It is the residential density that will support local businesses in the area and allow them to thrive, providing the opportunity to bring a greater range of uses to this complete community.

There is a significant employment cluster located at the proposed GO Station and in the Galleria in our plan - amounting to about 613,111 sq ft for office type uses, plus additional retail and institutional job opportunities.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Paul, thanks for the question. The proposed station is in addition to the Mimico GO Station to ensure we can better serve the area from a transit perspective.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Maureen,

We have proposed some potential uses of the park in our submission, but ultimately, since it will be conveyed to the City the actual activities planned for and accommodated in the park will be determined by the City Parks Department.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello!

Thank you for the question and for your interest in our project.  

There will be many variables influencing the timing of the development of each of the six phases of this development. At this early stage in the planning and approvals process, it is premature to estimate a start date or forecast a completion date. We will keep the community updated as information becomes available.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Sheila,

At this point, we do not have any plans to designate any particular living spaces for senior living. We envision a wide range of unit sizes and typologies that will appeal to all ages and family-sizes. Further details about actual buildings, their rental/ownership arrangements and other features will emerge as our plan is further developed.

We hope this helps answer your question.

The 2150 Lake Shore Team

Hello RJ,

Thanks for your question!

Because existing development and parks in the immediate context are located to the south, east and west of the proposed development, new shadows are primarily cast upon the site itself, and on less sensitive uses to the north of the site (the Gardiner Expressway and Ontario Food Terminal).

To the extent that new shadows reach the existing community, this occurs in the early morning and late afternoon and evening hours, where incremental new shadows are modest, fast moving, and are in keeping with the extent of shadowing from existing development. This was achieved by including at least 30 metre separation distances between towers.

You can review the details of our latest application here, or review the Shadow Study in full.

A wind study is part of the application review process and it will undergo further reviews by the appropriate agencies. As you can see in our Pedestrian Wind Study (here), the study concludes that the projected wind conditions are acceptable with some minor variances at different times of the year that can be modified by installing wind control measures such as landscaping. Further reviews, analyses, and introduction of any identified mitigation measures for wind impacts will  continue throughout the planning and approvals process to ensure comfortable conditions.

We hope this helps answer your question.

The 2150 Lake Shore Team

Hi Julio,

Thanks for the question.

The main park is a full hectare in size, complemented by 2 other public squares and extensive public space throughout the new community, which amounts to over 42% of the site's area dedicated to open space.

The public parks and spaces in the master plan have been designed to complement the already very extensive but largely passive parkland that exists in Humber Bay Shores, by providing different kinds of active and animated spaces to support community life. For scale comparison, the main public park alone is about 20% larger than Jean Augustine park.

The proposed public park has been nearly doubled in size compared to the original Master Plan, and will support 12,500 residents at different times of the day.

You can review the details of our latest application here.

We look forward to connecting again soon.

The 2150 Lake Shore Team

Hello Dan, thanks for your question.

We have a long way to go in navigating the planning and approvals process before we contemplate selling any units. Once we are through the approvals stage, we will advise the community on the availability of units for sale.

Please visit our website to opt-in to receive email communications to ensure you can remain updated on any future project news.

The 2150 Lake Shore Team

Thank you for the question Kev.  

The Master Plan has been developed on an ambitious sustainability vision that explores a range of possible strategies to address urban and climatic challenges. 

The Energy Strategy submitted as part of this application explored a number of potential solutions to reduce site carbon emissions through energy demand reduction and low carbon energy supplies. 

You can review the report here.

The 2150 Lake Shore Team

Thank you for your question Mary.

Urban Strategies prepared a Planning Rationale for the project (located here), which examines the project’s alignment with Toronto’s Official Plan in great detail. This report concludes that the project conforms to the Official Plan.

With regards to the project’s density specifically, Toronto’s Official Plan encourages a transit-oriented mix of uses and densities in proximity to higher order public transportation – objectives which are well aligned with the project’s vision and proposed transit improvements. The Official Plan also encourages new development to respect the scale and character of its surrounding context. The project is in keeping with the heights, density and built form of surrounding development in Humber Bay Shores. 

The Official Plan also seeks to ensure that land use planning and transportation planning are advanced in an integrated fashion. Following best practices, the development approvals for this project are being advanced in a coordinated fashion, alongside the City-led Secondary Plan and Transportation Master Plan that are also underway. These City-led initiatives will introduce site-specific policies in Toronto’s Official Plan to provide direction on the appropriate redevelopment of the site, and will ensure that the infrastructure required to support the redevelopment of the site are provided. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thank you for the question. 

At this time, First Capital does not intend to sell any of the property to the City for parkland purposes. However, we will be conveying the 1 hectare park that is in our submission directly to the City.  

We are very proud of the park that is proposed in our submission and maintain that it is a significant contribution towards establishing a complete community at Humber Bay Shores - where people will be able to enjoy a variety of new community amenities at ground level. The addition of two public squares, pedestrian and cycling-friendly connections and other open space uses provides the capacity for many outdoor passive and recreational uses.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Maria,

Thanks for your question.

The Master Plan provides over 1.1 million sq. ft. of non-residential uses, which includes space for retail, restaurants, shops, services and office type uses. We are very early in the planning process and have yet to develop our retail strategy, though our aim is to include a mix of retailers and businesses to support the creation of a complete community.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Alan,

Thanks for your question.

The Master Plan takes into consideration existing infrastructure and network improvements that can be made to address existing traffic and congestion concerns.

The complete mobility plan includes proposals for: 

• New routes and roads to divert commuter traffic away from Park Lawn and Lake Shore
• A proposed GO station, and upgrades to existing TTC infrastructure to integrate with the Transit Hub
• Pedestrian and cycling-friendly environments to improve walkability in the neighbourhood and provide car-less access to local amenities

The submission included a Functional Servicing Study (full report here) and Stormwater Management Study (full report here) that analyze the servicing requirements of the project. These requirements will continue to be analyzed and addressed in coordination with the City through the development approvals process.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Lida,

Thanks for your question.

FCR has not had any specific conversations or interest from Humber College, but will be exploring the inclusion of a range of non-residential uses on the site (could include employment language/quantum etc.).

Both the Toronto District School Board and Toronto Catholic District School Board have expressed interest in incorporating new elementary schools within the Master Plan, and we are exploring the potential to co-locate the two schools - providing space for approximately 1,100 students between the two school boards. The catchment has been assessed and the schools have been sized to meet the local need. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Maryann,

Thanks for your question.

The total area of the site is 27.5 acres, with 42% dedicated to open space, including a 1-hectare (2.5-acre) public park, recreational facilities and a community centre. The Master Plan includes approximately 7,000 units, offering housing options for approximately 12,500 new residents.

While we can’t speak to the open space ratio at Liberty Village, we have learnt alot from past developments and aim to anchor an already maturing neighbourhood with new restaurants, services and amenities. We are excited to have the opportunity to bring over 1.1 million sq. ft. of non-residential uses to this community, amongst other community benefits including a proposed Transit Hub (GO, TTC), a new mobility network that is more walkable and cycle friendly, a large public park with recreational facilities, affordable housing options, office type space and job opportunities. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Maryann,

Thanks for your question.

We have been working very hard with Metrolinx to advance and realize the proposed Park Lawn GO Station as a central element of the

Master Plan. An integrated GO, TTC LRT and TTC bus terminal facility is an instrumental element of the Transit Hub and will help deliver improved transit to the area in the future. 

The integrated facility will provide for convenient and efficient transfers between existing and new LRT / streetcar and bus services (501, 504 and 605 streetcar) as well as connect residents to surrounding neighbourhoods. LRT routings would be enhanced – as per current City plans – as a dedicated LRT right-of-way on Lake Shore through the Humber Bay Shores area to maximize efficiency and open up service potential. There will also be a dedicated LRT right-of-way loop on the proposed Loop Road within the site, bringing the LRT directly to the Transit Hub.

If you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Kelly,

Yes! A recording of the Town Hall is available on both our website, as well as this platform.

Please feel free to share the link, and if any questions arise, just send us a note: 2150lakeshore@fcr.ca.

We hope you enjoyed the meeting and look forward to continuing the conversation. 

If you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Michele,

We suggest that you call the City’s hotline number at 311 and ask them to follow-up with the TTC to investigate this situation.

We hope this helps.

The 2150 Lake Shore Team

Hi J,

Thanks for your question.

Our planning and our thinking is for the future - it goes beyond looking through the lens of the current COVID-19 pandemic and is preparing for a brighter, more prosperous and fully functioning city of the future.

Good master plans, which we’ve developed here at 2150 Lake Shore, are resilient and adapt in response to social, economic and environmental changes, and stand the test of time. 

The fundamentals of this plan - how people want to live and access open space and social opportunities - remain the same and contribute to the lifestyle we desire. 

Our plan includes an extensive network of open spaces that represents over 40% of the site’s net area when accounting for the pedestrian-friendly streets, enlarged sidewalks and pathways, 2 large squares, and a significantly larger park to support social well-being and allow people to enjoy open spaces.

The nature of employment is always changing. People will always continue to want places where they can live, work and play. Change is a constant, and our plan will always be flexible and adaptable to changes in the future, which as you’ve noted may include an increase in working from home.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Martha,

Thanks for your question.

Yes - First Capital and the master plan will abide by and meet Toronto’s Green Standard as it is a requirement for approval and the latest version is applicable to our project since it was approved by Council, including bird-friendly glass and proper lighting measures.

The design team have also been in initial discussions with Fatal Light Awareness Program (FLAP) Canada regarding mitigating the risk of bird collision at 2150 Lake Shore.

We hope this helps to answer your question.

The 2150 Lake Shore Team

Hello!

Yes, a wind study is part of the application review process and it will undergo further reviews by the appropriate agencies. As you can see in our Pedestrian Wind Study (here), the study concludes that the projected wind conditions are acceptable with some minor variances at different times of the year that can be modified by installing wind control measures such as landscaping. Further reviews, analyses, and introduction of any identified mitigation measures for wind impacts will  continue throughout the planning and approvals process to ensure comfortable conditions.

The 2150 Lake Shore Team

Hello Marie,

Thanks for your question.

The Master Plan provides over 1.1 million sq. ft. of non-residential uses, which includes space for retail, restaurants, shops, services and office type uses. We are very early in the planning process and have yet to develop our retail strategy, though our aim is to include a mix of retailers and businesses to support the creation of a complete community.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thanks for your question, Kevin.

The proposed GO station is a key element of the plans for 2150 Lake Shore. Not only is it fundamental to addressing today’s transportation challenges, but establishing a proposed transit hub will also accommodate future growth of the area. The addition of the proposed GO Station at Park Lawn will not have an impact on the Mimico GO Station as Metrolinx indicated in a 2018 Business Case that both stations are needed and can co-exist.

We are actively involved in very productive discussions with Metrolinx and the TTC about the technical details associated with adding the proposed GO Station/Transit Hub, and are working very hard with Metrolinx and the City to accomplish government objectives for fostering greater transit use through a long-term plan. 

We are committed to delivering the proposed GO station and a significantly improved transportation network as part of this plan; it is a major component in the first phase of the proposal to redevelop this property.

If you would like to learn more, we will be hosting a Public Meeting with more details about the proposed GO Station in due course. We will be posting information on our website as soon as it becomes available.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Randy, thanks for the question.

A wind study is part of the application review process and it will undergo further reviews by the appropriate agencies. As you can see in our Pedestrian Wind Study (here), the study concludes that the projected wind conditions are acceptable with some minor variances at different times of the year that can be modified by installing wind control measures such as landscaping. Further reviews, analyses, and introduction of any identified mitigation measures for wind impacts will continue throughout the planning and approvals process to ensure comfortable conditions.

The Galleria - conceived as a covered pedestrian street – will offer protection from wind, rain and snow and create connections to the site’s major open spaces, the GO station, and to clusters of new employment, residential, and retail uses across the full site. The covered but environmentally open nature of the galleria will be connected to the seasons, with an architecture that mitigates its most extreme conditions for a more hospitable public space that can be used year round.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Judy, thank you for the question.  

We have presently located the schools in buildings adjacent to the park.  

The inclusion of additional public services/amenities and where they could be located will be determined in future discussions with the City.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Judy, thank you for the question.

The two local school boards have expressed an interest in located elementary schools on the site and in our revised plan, we have proposed that they be situated in the podiums of the buildings abutting the park. How the schools will interact with the park will be determined in future discussions with the School Boards and the City.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Sholem, thank you for the question.  

It is premature for us to identify any particular retailers but our vision for the site includes a strong commitment to food-related businesses and activities.  

Our properties across Canada host a range of major food retailers and we will definitely be talking to them and others about this site when we are further along in the planning process.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thanks for the question Judy.

There is no pedestrian bridge over Lake Shore proposed in our Master Plan. We do propose to connect new roads on our property to the existing streets that connect Lake Shore to Marine Parade Drive. 

We also proposed that these four new intersections be signalized to create a safer and more friendly pedestrian environment on Lake Shore. 

We appreciate the flow-through traffic that currently uses Lake Shore east of Park Lawn and that is why we propose a new relief road along the north side of our property that could act as by-pass for all that traffic that infiltrates the community as it moves between the Lake Shore and the Gardiner Expressway. 

This should enable both Park Lawn and Lake Shore to be re-established and reimagined as “Main Streets” that are more friendly to a range of local uses and users.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Sean, thank you for the question.  

We are still in the early planning stage and are not in a position yet to begin making those kinds of decisions when the approvals process still requires numerous steps for us to navigate before we are certain about what the final plan will look like.

When we make those decisions we will announce them and keep our contact list informed about such developments.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Abi,

Thanks for the question.

We are actively involved in very productive discussions with Metrolinx and the City about the technical details associated with adding the proposed GO Station. The council-approved settlement with the City stipulates that no residential uses are permitted prior to Metrolinx approval and a funding agreement for the proposed GO Station.

We are committed to delivering the proposed GO station and a significantly improved transportation network as part of this plan; it is a major component in the first phase of the proposal to redevelop this property.

If you would like to learn more, we will be hosting a Public Meeting with more details about the proposed GO Station in due course. We will be posting information on our website as soon as it becomes available.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello! Thanks for the question.   

We have not proposed closing off the link from Brookers Lane to the Gardiner, but have created new access via the proposed Relief Road (Street ‘A’ in our submission) to lessen the infiltration of traffic into the community by motorists alternating between the Gardiner and Lake Shore. The Brookers Lane/Lake Shore intersection is not connected to our site and the City will determine if there are to be any changes to that configuration. If you would like to learn more, you can read the full Urban Transportation Considerations document here.

The City is currently conducting its Transportation Master Plan for the broader area in and around our site and you may want to engage them directly. Their project website can be accessed at this link: https://www.toronto.ca/community-people/get-involved/public-consultations/infrastructure-projects/parklawnlakeshore/

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thanks Shelly for the question.

As part of the Master Plan, we are exploring options for co-locating the two elementary schools onsite, an urban school model similar to Canoe Landing.

This would provide space for approximately 1,100 elementary school students between the two school boards: the Toronto District School Board and Toronto Catholic District School Board. 

The actual realization of these schools is uncertain as a number of important next steps must be undertaken: 

• the school boards must secure provincial approval and funding; 
• further conversation is required with the school boards on the location, design specifications and potential for shared amenities between the two schools; 
• and the opportunity to co-locate school yard amenities within the proposed park must be explored with the City.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Judy, thanks for the question.

Although we have designed the Master Plan to create a pedestrian-friendly environment on our site and discourage motorists from driving around looking for parking by placing it all underground, there will still be a need for vehicles to traverse the site for a multiple reasons. We have not tried to ‘eliminate’ cars from using the road network, but we are certainly striving to redirect them and/or provide alternative options to create the transit-oriented, walkable community we hope to develop.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thanks for the question, Alex.

We are actively involved in very productive discussions with Metrolinx and the TTC about the technical details associated with adding the proposed GO Station/Transit Hub, and are working very hard with Metrolinx and the City to accomplish government objectives for fostering greater transit use through a long-term plan. 

The council-approved settlement with the City stipulates that no residential uses are permitted prior to Metrolinx approval and a funding agreement for the proposed GO Station; it is a major component in the first phase of the proposal to redevelop this property though we do not have the exact details around the opening of the proposed GO Station as we are still early in the planning process.

If you would like to learn more, we will be hosting a Public Meeting with more details about the proposed GO Station in due course. We will be posting information on our website as soon as it becomes available.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Richard and thanks for the question.  

There is no pedestrian bridge over Lake Shore proposed in our Master Plan. We do propose to connect new roads on our property to the existing streets that connect Lake Shore to Marine Parade Drive. 

We also proposed that these four new intersections be signalized to create a safer and more friendly pedestrian environment on Lake Shore. 

We appreciate the flow-through traffic that currently uses Lake Shore east of Park Lawn and that is why we propose a new relief road along the north side of our property that could act as by-pass for all that traffic that infiltrates the community as it moves between the Lake Shore and the Gardiner Expressway. 

This should enable both Park Lawn and Lake Shore to be re-established and reimagined as “Main Streets” that are more friendly to a range of local uses and users.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Candise. 

Like much of this part of Etobicoke, the site was previously zoned for industrial uses. As this part of the City and our economy has changed, many of those industrial uses have gone elsewhere for more compatible locations and these former brownfields have transitioned into more urban environments.   

In July 2019, City Council approved a negotiated settlement with First Capital which brought the majority of the site from an industrial designation into a ‘Regeneration Area’ designation. This designation permits a broad range of uses, including residential, retail, office, other types of employment, and community facilities. Before development can proceed in a Regeneration Area, a comprehensive planning process – a Secondary Plan – is required, which will establish an area-specific vision and policies. This  Secondary Plan process is currently being conducted by the City concurrently with our application, allowing the application to be informed by emerging directions coming forward through the City’s process. You can learn more about this process here: https://www.toronto.ca/city-government/planning-development/planning-studies-initiatives/christies-planning-study/

The original Master Plan has evolved in a number of important ways to respond to comments from City staff and the community including requests to enlarge the public park, introduce new community amenities, increase the amount of employment space, and present a more pedestrian-scaled streetwall along the Park Lawn and Lake Shore.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Candise, thanks for the question.

We have been working very hard with Metrolinx and the City on the details for delivering the proposed GO Station. It is a major component in the first phase of the proposal to redevelop the 2150 Lake Shore property, though we cannot confirm timing on when the proposed GO Station will be up and running. The council-approved settlement with the City states that no residential uses are permitted prior to Metrolinx approval and a funding agreement for the proposed GO Station. 

We are working through the details and particulars with Metrolinx to complete a Transit Project Assessment Process for the proposed station, and are currently undertaking the existing conditions studies to prepare for that process.

If you would like to learn more, we will be hosting a Public Meeting with more details about the proposed GO Station in due course. We will be posting information on our website as soon as it becomes available.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Magdalen,

We believe that this is a question for the property management people in your building. We recommend reaching out to them directly.

We hope this helps to answer your question.

The 2150 Lake Shore Team

Hi Rafiq,

Thanks for your question. 

The settlement with the City that was approved by council states that no residential uses are permitted prior to Metrolinx approval and a funding agreement for the proposed GO Station. 

We are committed to delivering the proposed GO station and a significantly improved transportation network as part of this plan; it is a major component in the first phase of the proposal to redevelop the 2150 Lake Shore property.

We are working very hard with Metrolinx, the City and TTC on the details for delivering this proposed Transit Hub as we know it is key to unlocking the mobility potential of Humber Bay Shores neighbourhood.

We at First Capital are also working through the details and particulars with Metrolinx to complete a Transit Project Assessment Process for the proposed station, and are currently undertaking the existing conditions studies to prepare for that process.

If you would like to learn more, we will be hosting a Public Meeting with more details about the proposed GO Station in due course. We will be posting information on our website as soon as it becomes available.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Mike,

Thanks for the question.

Traffic congestion – particularly during the peak periods – is a longstanding issue in the neighbourhood given the proximity of Lake Shore Blvd. W to the Gardiner Expressway. A large volume of commuter traffic “overflows” routinely from the highway and leads to congestion levels at key intersections that are detrimental to the character of Park Lawn and Lake Shore as main streets serving the Humber Bay Shores community.

Our aim is to create a complete mobility plan that integrates larger road network improvements with changes to help address existing traffic concerns and reduce congestion at Park Lawn and Lake Shore.

The proposed Relief Road will provide the much needed additional road capacity, moving the heaviest volumes of traffic north of the site and enabling Park Lawn and Lake Shore to be reestablished as true “Main Streets”. It will also provide a new crossing of the rail corridor.

As part of the work, the Gardiner Expressway access ramps would be realigned and relocated to the eastern edge of the site to provide for direct highway access to the new site development.

Our aim is to address long-standing capacity constraints on these roads by:

• “Capturing” arriving and departing traffic
• Maximizing use of the Relief Road as a direct entrance to the below grade levels
• Avoiding large concentrations of traffic within the heart of the plan area. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thank you for the question Sue.

The City of Toronto is responsible for identifying the need for those services and will be reviewing our proposed plan in that context.

The 2150 Lake Shore Team

Thanks for the question, Fred.

Traffic congestion – particularly during the peak periods – is a longstanding issue in the neighbourhood given the proximity of Lake Shore Blvd. W to the Gardiner Expressway. A large volume of commuter traffic “overflows” routinely from the highway and leads to congestion levels at key intersections that are detrimental to the character of Park Lawn and Lake Shore as main streets serving the Humber Bay Shores community.

Our aim is to create a complete mobility plan that integrates larger road network improvements with changes to help address existing traffic concerns and reduce congestion at Park Lawn and Lake Shore.

The proposed Relief Road will provide the much needed additional road capacity, moving the heaviest volumes of traffic north of the site and enabling Park Lawn and Lake Shore to be reestablished as true “Main Streets”. It will also provide a new crossing of the rail corridor.

As part of the work, the Gardiner Expressway access ramps would be realigned and relocated to the eastern edge of the site to provide for direct highway access to the new site development.

Our aim is to address long-standing capacity constraints on these roads by:

• “Capturing” arriving and departing traffic
• Maximizing use of the Relief Road as a direct entrance to the below grade levels
• Avoiding large concentrations of traffic within the heart of the plan area. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thank you for the question, Dorothy.

Our proposed Master Plan is a mixed-use property that includes residential, retail/commercial and office uses as well as new community amenities. The combination of these uses creates the environment and economies of scale required to support each other and justify the significant investments being proposed in transit and other infrastructure that will also benefit the broader community.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hi Brian,

Thanks for your question.

Both the Toronto District School Board and Toronto Catholic District School Board have expressed interest in incorporating new elementary schools within the Master Plan. We have the potential to co-locate the two schools onsite, providing space for approximately 1,100 students between the two school boards.

The way it works is we will make accommodations for the schools, and they will purchase their facilities. At this early stage, the current proposal explores locating the schools in the base of the buildings that line the northern edge of the park. This location will require further discussion with the school boards. 

The actual realization of these schools is uncertain as a number of important next steps must be undertaken: 

• the school boards must secure provincial approval and funding; 
• further conversation is required with the school boards on the location, design specifications and potential for shared amenities between the two schools; 
• and the opportunity to co-locate school yard amenities within the proposed park must be explored with the City. This urban school model follows the success of recent examples such as the new shared schools at Canoe Landing. 

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thanks for the question, Martin.

Our planning and our thinking is for the future - and this has not changed with the COVID-19 pandemic. It goes beyond looking through the lens of the current pandemic, and prepares for a brighter, more prosperous and fully functioning city of the future.

The fundamentals of this plan - how people want to live and access open space and social opportunities - remain the same and contribute to the lifestyle we desire. 

Our plan includes an extensive network of open spaces that represents over 40% of the site’s net area when accounting for the pedestrian-friendly streets, enlarged sidewalks and pathways, 2 large squares, and a significantly larger park to support social well-being and allow people to enjoy open spaces.

We are very early in the planning process - this is a long-term project that will take many years to from start to completion. Change is a constant, and our plan will always be flexible and adaptable to changes in the future.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Hello Brad, thanks for your question.

We are very early in the planning process and will define a timeline once we are through the approvals stage and into the construction stage. With six independent phases of development currently planned, this is a long-term project that will take many years to from start to completion. At this early stage and with so many potential variables that could affect that time frame, it is premature to estimate when the project will be completed.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Thank you for the question Margaret.

We appreciate your concerns about the Park Lawn and Lake Shore intersection. .

Our plan to create an integrated Transit Hub with a streetcar loop and GO Station on our property should significantly improve transit access in the community and incentivize more drivers to take transit. 

Further, the relief road we propose in our plan will connect the Gardiner ramp at Park Lawn to Lake Shore much further east - thereby diverting much of the flow-through traffic that currently infiltrates your community away from that intersection. 

In relieving this congestion, both Park Lawn and Lake Shore will be able to evolve to become a more pedestrian and business friendly “Main Street” environment.

The City is currently conducting the Park Lawn Lake Shore Master Transportation Plan review and you may want to engage them to discuss your concerns about the current operations of that intersection.  You can learn more about that study at: https://www.toronto.ca/community-people/get-involved/public-consultations/infrastructure-projects/parklawnlakeshore/ 

We hope this helps answer your question; if you have any further questions, you can review the 

Hello Caroline, 

Thanks for your question.

We are actively involved in very productive discussions with Metrolinx and the TTC about the technical details associated with adding the proposed GO Station/Transit Hub, and are working very hard with Metrolinx and the City to accomplish government objectives for fostering greater transit use through a long-term plan. 

While we do not yet know the effects of COVID-19, the council-approved settlement with the City stipulates that no residential uses are permitted prior to Metrolinx approval and a funding agreement for the proposed GO Station, and this will be delivered in the first phase of the project. This is a collaborative effort, and the City as well as all stakeholders have worked tirelessly to ensure milestones are achieved within the timeline set out from the project’s inception.

If you would like to learn more, we will be hosting a Public Meeting with more details about the proposed GO Station in due course. We will be posting information on our website as soon as it becomes available.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Emily, thanks for your question.

The Master Plan currently includes a 1-hectare (2.5-acre) public park as well as recreational facilities, a community centre and a range of open spaces. The types of community facilities needed for the site will emerge from discussions with the City during the planning approvals process that will unfold over the months ahead, including consideration for parks programming, recreational facilities and kids’ play.

We have proposed some potential uses of the park in our submission, but ultimately, since it will be conveyed to the City the actual activities planned for and accommodated in the park will be determined by the City Parks Department.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team

Russielle, thanks for your question. 

The Master Plan includes 33 number of buildings, providing approximately 7,139 housing for a range of incomes and needs, including families and affordable housing options.

Height ranges from 2-70 stories, with the tallest towers generally clustered near the proposed GO station and observing a minimum 30m tower separation distances throughout. 

The original Master Plan has evolved in a number of important ways to respond to comments from City staff and the community including requests to enlarge the public park, introduce new community amenities, increase the amount of employment space, and present a more pedestrian-scaled streetwall along the Park Lawn and Lake Shore frontages.

We hope this helps answer your question; if you have any further questions, you can review the details of our latest application here.

The 2150 Lake Shore Team