2150 Lake Shore Q&A

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Welcome to the digital platform for 2150 Lake Shore!

Feedback is now closed. Answers to questions from the community are answered below.

Missed the Virtual Town Hall on May 28th? Watch the video above to see the recorded meeting in full.

If you’re interested in learning more about transit, this short video explains the proposed mobility plans for 2150 Lake Shore Blvd W.

If you have a question that was not answered here, please send us a note at 2150lakeshore@fcr.ca. We look forward to staying connected!


Resources:

On May 19th, 2020, a Revised Official Plan Amendment, a new Zoning-By-Law Amendment and Draft Plan of Subdivision applications were submitted to the City with revisions and upgrades to the original Master Plan. You can review the applications in full here.

Visit our website to learn more about the project: www.2150lakeshore.com

For information about the application, you can visit the City’s website; or get key facts about the Secondary Planning Process / Christie’s Planning Study here.

If you would like a quick overview on what’s changed in the Master Plan, read our latest featured story here.


Welcome to the digital platform for 2150 Lake Shore!

Feedback is now closed. Answers to questions from the community are answered below.

Missed the Virtual Town Hall on May 28th? Watch the video above to see the recorded meeting in full.

If you’re interested in learning more about transit, this short video explains the proposed mobility plans for 2150 Lake Shore Blvd W.

If you have a question that was not answered here, please send us a note at 2150lakeshore@fcr.ca. We look forward to staying connected!


Resources:

On May 19th, 2020, a Revised Official Plan Amendment, a new Zoning-By-Law Amendment and Draft Plan of Subdivision applications were submitted to the City with revisions and upgrades to the original Master Plan. You can review the applications in full here.

Visit our website to learn more about the project: www.2150lakeshore.com

For information about the application, you can visit the City’s website; or get key facts about the Secondary Planning Process / Christie’s Planning Study here.

If you would like a quick overview on what’s changed in the Master Plan, read our latest featured story here.

CLOSED: The 2150 Lake Shore Q&A platform is now closed. Thanks for your submission! Answers will be posted shortly.

All 134 # of buildings 1 # of units 1 affordable 3 amenities 13 approvals 3 approvals/process 1 bike-friendly 1 birds 1 birds issue 1 brookers lane 1 budget 2 building numbers 2 capacity for 2 schools 1 carbon neutral 1 city 7 combining boards 1 combining school boards 1 commercia/retail 1 commercial 3 community benefits 1 community centre 2 completion 4 completion date 3 congestion 1 connection to humber bay park 1 connections 1 construction 2 covered platform 1 covered walkways 1 covid 7 culinary school 1 density 12 design 17 elevator space 1 emergency services 1 employment 2 energy 1 energy efficiency 2 family units 2 financial contribution 1 free standing vs. integrated 1 gardiner access 1 general 7 go station 9 green infrastructure 1 green space 1 grocery 1 grocery stores 1 height 4 housing 10 infrastructure 3 intensification 1 intersection 2 kids play 1 lake shore 2 lake shore & park lawn 2 lakeshore 1 lane widening 1 liberty village comparison 2 lid 1 light pollution 1 location of lrt 1 loop road 1 low rise 1 mimico 2 missing middle 1 negative 1 new tech 1 no condos 3 noise 2 opa 2 open space design 1 open spaces 1 outdoor spaces 2 park 5 park amenities 2 park size 2 park to person ratio 1 parking 2 parks 9 pedestrian bridge 2 pedestrian-friendly 1 pedestrian-friendly streets 2 phasing 1 planning 6 planning act 1 pops 2 population ratio 1 pro-commercial 1 programming 1 project by numbers 6 project timeline 5 public amenities 1 public realm 2 residential space 1 retail 3 roads 1 safety 1 sale of units 1 schools 10 secondary plan 1 section 37 1 selling of lands 1 seniors 1 site remediation 1 size of open spaces 1 solar panels 1 solar/shadow 2 splash pad 1 sports area 1 status/timing 3 studies 8 sustainability 4 timeline 2 timing 1 timing/status 1 traffic 9 transit 3 transportation 16 ttc/lrt 1 ttc/transit 2 type of school 1 unit size 1 unit types 1 vehicular 3 vehicular access 1 views 1 visual impact 1 vth video 1 walkability 2 wind 4 work from home 2 zba 5 more less
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    From Gary M: Are the streets that are shown on the diagram of the Christie Property private or public roads?

    20 days ago

    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

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    From Maureen M: Well done

    20 days ago

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

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    From Maureen M: Will the Go station have a “Kiss and Ride” area to drop off people by car ?

    20 days ago

    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

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    From Maureen M: Will there be a walking path under the railway tracks from the east end of the 2150 area to connect to the existing TTC loop on Queensway ?

    20 days ago

    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

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    What are the actual numbers? - how many apartments are in the current plan? - how many people are expected to live there? - how many parking spots will there be (For the residents/for guests)? - how will the current highway entrance/exit work with the added capacity of people? - access to lakeshore and parklawn, the new lights which will need to be installed, how will they impact the current flow of traffic? how much added delay will there bet going to downtown? - how many retail stores are supposed to be there? - how many office places are supposed to be there? From all your pictures, the "parks" seems to be a few meters wide between two skysrapepers. From what I read 7500 units increase will be close to 30% increase in an area that is already struggling with traffic.

    trafficWillBeInsane asked about 1 month ago

    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

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    Did you know that by creating more single units (1bedroom and 1bedroom +"den") you are contributing to human trafficking and prostitution in they neighborhood? Has your team consulted with our local police Division on things to consider in your development? Like this issue, lighting at night time, greenery that could be used by a predator to hide in the day or night time? Safety is a top priority for us and one reason we may leave the area if this development design fosters more criminal activity.

    elisaur asked about 1 month ago

    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

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    As the COVID-19 crisis began in March and FCR stock has declined significantly since then, what is the impact on the trajectory of the company and how might the development proposal for 2150 Lake Shore Boulevard West be affected as a result?

    BKR asked about 1 month ago

    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

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    While FCR has expanded its proposed park to approximately 1 hectare, within your recently amended proposal, the City of Toronto's Department of Parks, Forestry & Recreation pointed out in December 2019 that the parkland dedication requirement is approximately 1.5 hectares (15,240 m2). Why won't FCR provide a park of at least 1.5 hectares (15,240 m2) and why does the one which is currently proposed fall short of this specification?

    BKR asked about 1 month ago

    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

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    Given that the City of Toronto's Department of Parks, Forestry & Recreation pointed out in December 2019 that the site at 2150 Lake Shore Boulevard West is in a Parkland Acquisition Priority Area (according to the City's Parkland Strategy), and the site is within an area that is expected to experience a 25% to 50% reduction in parkland provision levels per capita between now and 2033, based on surrounding projected population growth, would FCR be willing to sell some significant portion of the lands, or all of it, whole, for purchase by the City (through the CIL fund) for conversion to parkland?

    BKR asked about 1 month ago

    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

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    Low rise buildings create better, sunny and more inviting streets. If building heights are limited to 6-8 floors, spaces between them can be reduced and the result is a mush better urban environment. This would be in line with the healthy and sustainable aspiration of this project. If a Go Station requires more density, the density can also come from new developments North from Gardiner. Why are tall towers required? Can towers gradually grow in height from Lakeshore (6-8 floors) towards Gardiner?

    JFY asked about 1 month ago

    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

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    How will your plan avoid the feeling of over congestion like what has happened in Liberty Village?

    D asked about 1 month ago

    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

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    How can this project possibly be beneficial to the already congested area ?

    DCS asked about 1 month ago

    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

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    What will be the key milestones that the city and First Capital have to meet for MetroLinx to approve the Go Station on the property, what was there response about a go station in 2018? I do see the Park Lawn Go station listed as a proposed Go station on MetroLinx's officially system map, so are we close?

    MillerA2 asked about 1 month ago

    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

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    Hello, Has a traffic impact study been completed? Is it available for review? What specific upgrades to the local road network are planned based on it? Even if this new community is well connected to transit, traffic is very bad now and it will only get worse, especially as this area is increasingly becoming an attractive destination for those who don't actually live here. Are there plans to widen Park Lawn to improve connectivity? Thank you!

    Robert asked about 1 month ago

    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

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    There is a concern about the affect on traffic. Please outline the key traffic management proposals, particularly, access to the Gardiner from southbound Parklawn and eastbound Lake Shore Blvd as well as the use of underground access for internal services traffic.

    martycan asked about 1 month ago

    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

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    Why would you guys even think about diverting the westbound Gardiner exit/eastbound entrance to Gardiner?? LEAVE IT AS IS!!!!

    Rob asked about 1 month ago

    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

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    From I: How does the population density of the Humber Bay Shores community (i.e. all the buildings along Marine Parade Drive and Lake Shore Bl) compare to the proposed development site?

    20 days ago

    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

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    From Richard: Will there there broadly available public wifi on the grounds?

    20 days ago

    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


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    Will their be a go station? How long until the go station is built? (Timeframe once approved) and what happens to Mimico?

    Ericlewis91 asked about 1 month ago

    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

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    From Judy G: Recognize that you are trying to encourage people to use Transit, but experience is not all people use transit. Where will the cars enter and exit all the buildings?

    20 days ago

    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

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    From Randy B: Can we ensure some sort of physical separation of the streetcar lane from car lane for the loop road?

    20 days ago

    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

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    From Randy B: The improvements to the LRT loop are appreciated. However risk of route-terminating LRVs backing up and blocking the loop remain (based on history at Humber Loop). Double track could fix? What else?

    20 days ago

    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


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    From Maria: Will the Park Lawn Go station have parking? or only walkable?

    20 days ago

    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

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    From David M: Has making the streetcar loop double track, with two crossovers and the platforms located in the Station Square been considered?

    20 days ago

    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

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    From David M: There is one layover for streetcars shown in the revised loop design. Has the TTC indicated that this is sufficient to manage 501 east/westbound through service and a turn back for the 508 / 504B?

    20 days ago

    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

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    From David M: Have Metrolinx and GO confirmed that it is their intention to deliver the 12-min. all-day two-way service that First Capital describes in its proposal?

    20 days ago

    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

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    From Halina: How will the construction impact the Streetcar? We have had challenges with TTC west of the Humber Loop for years, will the plans consist of basically putting our stretch of Lakeshore into the gutter

    20 days ago

    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

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    From Halina: what will this mean for Mimico and Lakeshore?

    20 days ago

    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

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    From Lida P: Are you doing anything to make this a 'sustainable' site? Will any of the buildings be carbon neutral? Perhaps solar panels?

    20 days ago

    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

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    From Dawn M: What plans are in place for increased vehicle and pedestrian traffic, I.e. open park space

    20 days ago

    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

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    From Michelle: Would this development work in conjunction with the City to redesign the lakeshore/parklawn intersection to add left turn signals or left turn lanes?

    20 days ago

    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

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    From Judy G: How many football fields is a hectare?

    20 days ago

    Hello Judy!

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

    The 2150 Lake Shore Team

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    From Jim A: When is this estimated to be finished?

    20 days ago

    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

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    From Sholem D: For residential use, what is the % of units: 3+ bedrooms, 3 bedroom, 2 bedroom, 1 bedroom, bachelor.

    20 days ago

    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

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    From Peggy M: Doesn't one hectare of parkland, along with 15,000 new residents, amount to only 7.2 square feet of parkland per person?

    20 days ago

    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

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    From Lida P: Congestion isn't just about traffic. You are effectively doubling the population that currently resides here which is very taxing on infrastructure and makes the area less 'calm' and instead very busy

    20 days ago

    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

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    From Michelle: How much "affordable" housing will be provided?

    20 days ago

    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

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    From I: Will the project go ahead with out a proposed GO station? How many years is estimated for a new GO station to be completed?

    20 days ago

    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

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    Many ideas have been submitted for potential community benefits. However, this OPA is being submitted just as changes to the Ontario Planning Act sections 37 and 42 are coming into effect. If the OPA’s approval comes after 2021, when the new rules for community benefit and parkland dedication come into effect, will first capital realty commit to financing community benefits at the same levels current allowed before the planning act changes take effect?

    Vt87853 asked about 1 month ago

    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

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    In terms of building schedule, what will be your first priority - GO station, parks, shops, condos?

    Runb4fly asked about 1 month ago

    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

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    The Public Park and 2 of the Public Squares are just a few meters from Gardiner and traffic noise. They will never be good leisure spaces. Can this arrangement be revised?

    JFY asked about 1 month ago

    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

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    Can the buildings along Gardiner be designed to minimize the negative visual impact and noise of this expressway? Instead of tall buildings with space between them, this may be as area where a continuous smaller building could be more beneficial and act as a barrier.

    JFY asked about 1 month ago

    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

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    Can First Capital present an comprehensive solar study showing areas shadowed by proposed buildings in certain hours of the day on the solstices and equinox? it would be helpful to understand how adjacent areas and streets will be affected.

    JFY asked about 1 month ago

    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

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    Due to the extent of the development and the number of units being proposed, what public amenities are integrated into the design to serve both the residents of the development, as well as the surrounding neighbour hood? - Daniel Carey (California Condos resident and Intern Architect)

    Dancarey94 asked about 1 month ago

    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

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    Two schools? I know it is a larger issue than the city can respond to but when are we going to stop paying for two school systems? I would expect that up to if not more than 50% of the students in the Catholic school system, aren't Catholic but are there because their parents have some mistaken belief that there is more discipline in the system? In this day and age to support two separate school systems is a waste of taxpayers money and creates a division that doesn't exist. I believe that Catholics can and should teach all the religion that they want in tax free churches! I will work tirelessly to support the first politician that runs on a platform to end the separate school system. Kathy Penfold

    Kathy Penfold asked about 1 month ago

    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

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    Which community schools will the residents of this development attend? How are you contributing financially to the school boards?

    Cassidini asked about 1 month ago

    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

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    From Julio: The very high density proposed was very much criticized in the last town hall. It looks like this issue has not been addressed in the new proposal.

    20 days ago

    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

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    From Shelly J: Will eastbound Lake Shore widen on the bridge deck, where it narrows to one lane?

    20 days ago

    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

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    From Evelyn: How will you take into account wind tunnels created by buildings when planning outdoor places for people to gather? Example across the street where Metro is located.

    20 days ago

    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

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    From Alan: Will there be any affordable housing

    20 days ago

    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

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    From Anna M: Are the walkways with beams above, covered, or open to the air? Asking as the beams may encourage birds to nest on them, like at the Stockyards. And there is tons of bird poop. Please consider this

    20 days ago

    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

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    From Sandra S: I would like to know if you are going to speak to how and what you have done to change any of the plans due to Covid-19. How have you re-looked at the plan to address this new normal?

    20 days ago

    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

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    From I: How has the number of proposed buildings on the site changed since the plan was first developed?

    20 days ago

    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

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    From Jim: WHY IS THE CITY PUSHING MORE GREEN SPACE, WHEN WE A LAKE FRONT 100 YRS AWAY.

    20 days ago

    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

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    From Jim: WHY ARE WE RUSTING INTO THE SECONDARY PLAN SO QUICK.

    20 days ago

    Thanks for the question Jim.

    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. It is our sense that it is not in anyone’s interest for this prominent site in the heart of your community to remain vacant.

    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 reflects the City’s interest in revitalizing vacant or underutilized sites so that they can better contribute to the character and amenity of their surrounding communities. This designation permits a broad range of uses, including residential, retail, office, other types of employment, and community facilities to support mixed-use redevelopment. 

    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. As directed within the settlement, 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/

    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

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    From HousingNowTO: How many dedicated-units are First-Capital committed to delivering into Toronto's Workforce-Housing & Affordable-Housing Rental-Programs of the approx 7,500 units proposed...?

    20 days ago

    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

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    From Julio: Can this plan avoid Streetcar/LRT to run in the new local roads and loop road? These proposed streets could be dedicated to pedestrians and bikers.

    20 days ago

    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

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    From John C: The proposal makes extensive use of POPS. Will the private ownership of these POPS be assigned to condominiums or commercial establishments?

    20 days ago

    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

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    From Candise: How many commercial, retail, etc businesses will there be and what will be min and max # of employees?

    20 days ago

    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

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    From Anna M: How many single family dwellings and low rise buildings are going in this project?

    20 days ago

    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

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    From Mary S: I would like you to consider how the lasting effects of the pandemic should influence this development. Are you considering how new norms, such as work from home, integration of tech, touchless, etc.?

    20 days ago

    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

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    From Melissa E: How is the current state of public transit due to COVID 19 being incorporated into the planning and design? Lower number of floors?

    20 days ago

    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

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    From Magdalena T: Are there any future plans for dealing with the surface parking and traffic congestion?

    20 days ago

    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

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    From Christina T: Can balcony work be postponed until after COVID-19 restrictions are lifted to allow access to the outdoors while practicing physical distancing without having to access/ crowd common areas?

    20 days ago

    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

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    From Sue G: Please summarize the proportion of small to family-size units. Pls justify the large proportion of very small units. A strong community requires family-sized accommodations.

    20 days ago

    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

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    From Sue G: In approximately 2.5 km there are currently 25,000 residents. Traffic already gridlocked. Infrastructure strained. FCR adding 15 towers -22 -71 storeys - 7,500 units,15,000 people? Serious concern.

    20 days ago

    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

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    From Sue G: Will the park space be a POP - Privately Owned Public Space? If so that has to be clearly identified in your promotional materials - beginning immediately.

    20 days ago

    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

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    From Allen G: When do you anticipate construction will start

    20 days ago

    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

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    From Mariella F: The mayority of residents did not want the construction of any residential buildings at Mr. Christies' site. Why First Capital Master Plan reviewed version continue to include residential buildings?..

    20 days ago

    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

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    From Edwin T: will plan obstruct view towards downtown for tenants at 2267 Lake Shore Blvd W ???

    20 days ago

    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.

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    From Margaret: What parking will be available?

    20 days ago

    Thanks Margaret for the question.

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

    The 2150 Lake Shore Team

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    From Jenny G: With this project comes additional traffic in the community, what is first capital and the city doing to provide additional access to the Gardiner and roads that are already saturated with traffic

    20 days ago

    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

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    From Adriana M.O.G: Every new construction in the area in the past few years has had an inpact in the accessibility and the volume of the traffic. Park Lawn. Lake Shore Blv Wt., Marine Paredes, and Water Front are

    20 days ago

    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

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    From Margaret: When will the GO station be ready in relationship to the development?

    20 days ago

    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

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    From Margaret: What is the percentage of the green space park, not the pedestrian squares? The amount looks small on the plan in relation to the development.

    20 days ago

    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

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    From Marabelle M: Can the 2 schools be expanded to include a community Centre, which is badly needed?

    20 days ago

    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

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    From Clifford S: Have we drawn a line here; or is the westward surge of buildings unstoppable?

    20 days ago

    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

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    From Anthony M: What is the estimated date of full completion from when shovels are in the ground?

    20 days ago

    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

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    From Judy G: Will the school be elementary? High school? Catholic or public school board?

    20 days ago

    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

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    From Maureen M: Can there more input on the New parkland Being proposed? Is it possible to add kids playground with kids splash pad ?

    20 days ago

    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

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    From Mark A: What sort of green infrastructure/LID will be incorporated in development - if any?

    20 days ago

    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

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    From Teresa K: Is there any remediation necessary on the site?

    20 days ago

    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

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    From Jeromes: Any thought of attaching a community centre to the potential schools? I work at Bishop macdonnell in city place and this design is awesome! Children can go directly to programming from school.

    20 days ago

    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

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    From Michelle: Much like Distillery District and Liberty Village neighbourhoods, there needs to be a reduction height and additional of more "missing middle" built buildings with more places to work

    20 days ago

    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

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    From Paul: Looks really good. Will the new GO Station replace or be in addition to the Mimico Station?

    20 days ago

    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

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    From Maureen M: Is “sports” area in the park large enough to accommodate a basketball court, soccer pitch, running track (Summer)/skating oval (winter) like Col. Samuel Smith Skating trail, a rec. bldg with washrooms

    20 days ago

    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

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    From I: After construction begins, how many years will it take to complete the project (excluding the proposed GO station and transit hubs)?

    20 days ago

    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

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    From Sheila: What percentage of residential living space will be specifically designated for senior living. (15%?)

    20 days ago

    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

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    From RJ: What are the shadows on the site? Will there be any sun on the site? What about wind tunnels?

    20 days ago

    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

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    From Julio: With the extremely high density proposed, it looks like the proposed park and open spaces will not be able to fit the new residents. Have public spaces been properly sized?

    20 days ago

    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

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    From Dan C: When do units go on sale?

    20 days ago

    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

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    From Kev Q: What kind of energy efficient technology is being considered for the new buildings to keep energy demands to a minimum and avoid blackouts?

    20 days ago

    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

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    From Mary C: Regarding density of the 15 proposed buildings - what are the top 3 gaps between your plan and the City of Toronto's, Official Plan ?!

    20 days ago

    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

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    From Kamala: Would FCR be willing to sell some significant portion of the lands, or all of it, whole, for purchase by the City (through the CIL fund) for conversion to parkland?

    20 days ago

    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

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    From Maria: Will the food store be a full fledged grocery store? and what type of retail stores are projected to open?

    20 days ago

    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

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    From Alan: Is there enough infrastructure in place i.e. sewage systems for the total area, and transit and the traffic that travels along Lakeshore?

    20 days ago

    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

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    From Lida P: What about Humber College's culinary school. it would be a great location with the Food Terminal and they could have a restaurant for chefs in training. Are there enough kids for 2 elementary schools?

    20 days ago

    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

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    From Maryann K: What will the ratio of population to square footage of open space be? How does this compare to the Liberty Village ratio?

    20 days ago

    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

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    From Maryann K: Where will the LRT be located?

    20 days ago

    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

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    From Kelly M: Will there be a replay of the Town Hall available? I'm the president of the board across the street at 90 Park Lawn and would love to post the replay for our residents.

    20 days ago

    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

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    Hello, is it possible to understand why the city has left street car rails by the side of Lakeshore for years. Its an eye sore and unacceptable.

    Michele Martinson asked about 1 month ago

    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

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    Will the pandemic delay the start of construction or change the design plan with respect to commercial and residential space given the increasing trend to "working from home"?

    J. Lobo asked about 1 month ago

    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

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    Hi, could you please provide information on how the 2150 Lake Shore development plans to meet the City of Toronto Green Standard in terms of protection for migratory and other birds. Will the development (including business tenants) meet the Toronto Green Standard Bird Collision Deterrence and Light Pollution Performance Measures, and will it adopt the new practices outlined in "Best Practices for Bird-Friendly Glass" and "Best Practices for Effective Lighting" (please see link below) https://www.toronto.ca/city-government/planning-development/official-plan-guidelines/design-guidelines/bird-friendly-guidelines/ The nearby Humber Bay Park is an important stop-over for migratory birds. As an executive member of Friends of Humber Bay Park, I would like to report back to this group on First Capital's plans to protect birds that frequent the park. Thanks you very much, Martha Scott

    Martha asked about 1 month ago

    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

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    This neighborhood has been continuously hit by stronger winds as a consequence of new tall buildings. Can First Capital provide a professional evaluation of wind impact of the proposed buildings? Strong winds reduce the attraction of outdoor spaces, both private (balconies) and public.

    JFY asked about 1 month ago

    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

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    What type of commercial and retail businesses are you looking to attract?

    MarieA asked about 1 month ago

    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

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    From Kevin Q: Does the recent renovations of the Mimico Go station and high provincial/municipal budgets reduce the likelihood of a Go station being built at the Christie factory?

    20 days ago

    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

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    From Randy B: The average wind conditions at transit platforms appear intense, or “uncomfortable”. If the wind concern can not be addressed via built form, will you commit to covered platforms?

    20 days ago

    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

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    From Judy G: Where will all the schools, library, community/rec centres go? All in the one main green space???

    20 days ago

    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

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    From Judy G: It looks like the green space is being proposed to be filled with a school?

    20 days ago

    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

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    From Sholem D: Are there plans for the retail to include a major supermarket? if not, recommend that that the master plan include more direct and friendly pedestrian access to Sobeys Queensway.

    20 days ago

    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

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    From Judy G: Will there be a pedestrian overpass on Lakeshore?

    20 days ago

    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

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    From Sean Z: Hi, Are you going to do a JV just like the one you’re doing at Edenbridge with Tridel , if yes, do we know your developer partner or have you chosen your GC?

    20 days ago

    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

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    From Abi: How feasible is the new GO station actually getting built? It seems as if there was no provincial budget allocated to build a Park Lawn GO station.

    20 days ago

    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

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    From TBJB: Will Brookers Lane still have direct access to the Gardiner East bound or will this road be closed off/relocated?

    20 days ago

    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

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    From Shelly J: When the city is looking at the school boards proposal, they can be housed under 1 roof. 2 separate schools, public and catholic. In Peel, there are a couple of schools that has both.

    20 days ago

    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

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    From Judy G: How will you eliminate cars on the streets? What will stop the residents from driving their cars on these streets?

    20 days ago

    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

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    From Alex M: What is the timing for the GO Station Opening?

    20 days ago

    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

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    From Richard: Will there be a pedestrian bridge over Lakeshore?

    20 days ago

    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

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    From Candise: Originally this site was designated commercial only. How did it then go from a few residential buildings to the proposed increased #? of buildings?

    20 days ago

    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

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    From Candise: Will the Go train be running by time building starts or IMMEDIATELY after it’s finished?

    20 days ago

    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

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    From Magdalena T: I would like to clarify if we have 8 day time passes in addition to 8 overnight passes per month. This was recently explained to me by the concierge. I was always under the impression it was 8 total.

    20 days ago

    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

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    From Rafiq AG: In the new GO station (Parklawn) confirmed within your new development?

    20 days ago

    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

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    From Mike G: The traffic is so bad now how are we going forward when we are adding another 10 to 15,000 more residents in the area?

    20 days ago

    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

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    From Sue G: Emergency Services - fire/ambulance/police/City bylaw officers. Where are the plans to develop those services for this population.

    20 days ago

    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

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    From Fred H: How will the mega traffic be handled. Gardiner, The Queensway and the Lake Shore are currently filled beyond capacity

    20 days ago

    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

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    From Dorothy C: please no condos we need commercial in the area

    20 days ago

    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

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    From Joan B: What connection will Capital One make with Humber Bay Park in this neighbourhood?

    20 days ago

    Hi Joan,

    Thanks for the question.

    We have proposed a new network of multi-use streets in our Master Plan that line up with the N/S streets that currently run from Lake Shore to Marine Parade Drive to connect the 2150 Lake Shore property to the waterfront parks to the south. We also propose that these new intersections (Shore Breeze, Sliver Moon, Marginal Road, Brooker’s Lane) be signalized to create new, safe intersections along Lake Shore east of Park Lawn. The property will also remain connected to that system via Park Lawn Road.

    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

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    From Brian B: Seeing a lot of high rise condos, how will schools be set up? Will they be traditional free-standing building on its own lot, or integrated into the high rises.

    20 days ago

    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

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    From Martin G: How has the Covid19 pandemic changed the plans for this development, for example the space allocated for elevators?

    20 days ago

    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

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    From Brad W: What is the anticipated completion date of the whole project?

    20 days ago

    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

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    From Margaret: What improvement will be made to the intersection of Lakeshore and Parklawn. It is poorly designed and dangerous as many people do not understand the streetcar access and turn incorrectly.

    20 days ago

    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 

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    From Caroline: What is the current status of the Park Lawn Go? Will the city’s ability to move forward be affected by Covid-19?

    20 days ago

    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

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    From Emily D: In addition to green space will there be a kids play area?

    20 days ago

    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

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    From Russielle: how many condo buildings are being planned for construction and how many units in total?

    20 days ago

    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