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A resubmission to the City of Toronto looks to refine a two-tower proposal immediately west of the Humber Bay Shores area in South Etobicoke’s Mimico area. Designed by Core Architects, the updated application calls for a pair of 10-storey and 37-storey condominium towers at the northwest corner of Lake Shore and Legion Road, within walking distance of the future Park Lawn GO station.
The site at 2256 Lake Shore Boulevard West is currently home to a warehouse and storage facility on the west side of Legion Road. The surrounding context includes a mix of residential towers, commercial and industrial properties, and surface parking lots.
Originally proposed in August, 2022 with a combined application for Official Plan Amendment, Zoning By-law Amendment, and Site Plan Approval, that iteration called for 18- and 35-storey towers, with 594 residential units and 665m² of retail space. Following feedback from City staff, a revised submission was made in September, 2024, adjusting the building heights and unit mix. Additional refinements have since been incorporated.
WND Associates Ltd has now resubmitted Official Plan and Zoning By-law Amendment applications to the City on behalf of 2589727 Ontario Ltd. The updated plan calls for towers rising 42.95m and 125.15m from a shared six-storey podium, increased from the previous maximum height of 113.15m.
The development would introduce 575 residential units, shifting the distribution toward smaller layouts, with an increase in one-bedroom units from 356 to 370 and the introduction of 5 studio units. A total Gross Floor Area (GFA) of 39,661m² calls for 630m² of retail fronting Lake Shore Boulevard West and a Floor Space Index of 6.22 times coverage of the 6,322m² lot. A 563m² parkland dedication is proposed at the northern corner of the site adjacent to a similar dedication from the neighbouring townhouse development, effectively doubling the public space.
The complex’s volumes have been massed to provide visual separation above the podium. A total of 2,801m² of amenity space is proposed across the development, up from 2,413m². This includes 1,306m² of indoor and 1,495m² of outdoor area, located at ground level and on the podium rooftop.
With two elevators in the shorter volume and four in the taller tower, there would be approximately one elevator for every 96 units indicating adequate levels of service. Four levels of underground garage would house 393 spaces (compared to 394 previously), with 353 for residents, 31 for visitors, and 9 for retail use. Bicycle parking has been reduced from 474 spaces to 447, with 392 long-term, 42 short-term, and 13 retail spots.
Nearby TTC surface transit routes include the 501 Queen/Lake Shore streetcar and multiple bus lines. The site is connected to the city’s cycling network via the Waterfront Trail, which runs directly adjacent to the site. Just to the northeast, the planned Park Lawn GO station, required to open alongside the first phase of the Christie’s site redevelopment at 2150 Lake Shore, will place regional rail service within a 500m walk. Once operational, the station would designate the area as a Major Transit Station Area (MTSA).
The proposal joins other high-rise developments in reshaping the Mimico and Humber Bay Shores area. To the west, 20 Fleeceline Road is planned as twin 17-storey towers, while Grand Park Village proposes three towers ranging from 23 to 40 storeys. Southwest of the site, 2313 and 2405 Lake Shore Boulevard West are proposed at 25 and 34 storeys. Further intensification is concentrated to the north and northeast near the future Park Lawn GO station, where the former Christie’s Cookies factory site (covered in a story last month) includes Station Square + Park Lawn Gardens where seven towers rising from 10 to 67 storeys are the first phase of 2150 Lake Shore. Further east are 2173 and 2189 Lake Shore Boulevard West at 49 and 51 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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