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A stretch of Lake Shore Boulevard West near Royal York Road in Etobicoke could soon see a significant new building, where Insoho Developments has submitted plans to the City of Toronto for a 12-storey rental apartment building. Designed by Wallman Architects, the proposal would rise as the tallest mid-rise in this area of mostly low-rises. It replaces plans for a cancelled three-storey townhouse project by a previous owner.
The development site spans 2686 and 2688 Lake Shore Boulevard West, a parcel located about 180m west of Royal York Road in the southwest corner of the Mimico neighbourhood. The western portion of the site is vacant, with remnants of a partially constructed foundation, while the eastern half is occupied by a two-storey detached home with a garage and surface parking. Surrounding the site are low-rise residential uses, while across Lake Shore to the south are a mix of walk-up apartments, mid-rises, and detached homes backing onto the Lake Ontario shoreline.
The site was previously slated for a 3-storey, 19-unit stacked townhouse development designed by Trevor McIvor Architect for Preeminent Developments, but that plan was never realized. After sitting dormant for several years, the property was listed for $5.5 million and sold to Insoho Developments in early 2025 for $4.9 million, leading to this Official Plan and Zoning By-law Amendment application.
The proposed development is a 12-storey mid-rise with a height of 49.65m. A six-storey podium would frame Lake Shore Boulevard West, while the L-shaped structure would include a landscaped side yard to the west and a consolidated driveway along the eastern edge. The design’s Gross Floor Area is 11,090m², all residential, yielding a Floor Space Index of 4.45 times coverage of the 2,491m² lot.
A total of 172 market-rate rental units are proposed, with four live-work units at grade fronting Lake Shore Boulevard. Two elevators are proposed, resulting in an elevator-to-unit ratio of approximately one per 86 units, indicating minimal wait times. Residents would have access to 689m² of amenity space, divided evenly between indoor and outdoor areas. Indoor spaces would be located on the ground and ninth floors, while outdoor spaces are planned at grade and on the ninth floor terrace.
Parking would be accommodated in two underground levels with 99 spaces for residents and 11 for visitors. Bicycle parking entails 122 long-term and 15 short-term spots.
The site is about a 20-minute walk from Mimico GO station, which provides access to regional rail service along the Lakeshore West line. Service frequency is expected to improve under the GO Expansion program, which will introduce 15-minute, all-day trains in both directions. Local surface transit includes TTC streetcars along Lake Shore Boulevard West and a bus route on Royal York Road, with connections to Long Branch Terminal with MiWay routes extending west into Mississauga, and Bloor Line 2 at and Royal York station, respectively. For cyclists, the site is fronted by a dedicated cycle track as part of the Waterfront Trail.
While the mid-rise would stand as the tallest building on this stretch of Lake Shore Boulevard West, growing mid-rise intensification is found nearby. Just west of the site, a 9-storey development is proposed at 2749–2765 Lake Shore. Further west near Islington Avenue, construction is nearing completion on the 6-storey 150 Eighth Street, while proposals for the Merlin Residences and 210 Islington Avenue seek heights of 9 and 14 storeys, respectively.
UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, linked below. If you’d like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.
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