Lake Shore Mid-Density Residential Redevelopment Project
Lake Shore Boulevard West, Toronto ON


The redevelopment of this 12-acre former automotive parts manufacturing facility in Etobicoke is a joint-venture project between the Kilmer Brownfield Equity Fund and the Whitecastle New Urban Fund (managed by DiamondCorp). DiamondCorp is responsible for the planning approvals to obtain a new mixed-use, mid-density community (approximately 500 residential units) with new public open space and amenities. Kilmer developed and implemented the remedial strategy to support these new and more sensitive land uses.

Located just north of Lake Ontario in the heart of the Long Branch neighbourhood, the site provides easy access to public transit, including the TTC's Lake Shore street car line and GO Transit's Long Branch station. The site and adjacent lands were identified by the City as an area for mixed-use redevelopment, recognizing the range of existing amenities and services readily available to serve a new residential neighbourhood in this location.

The site layout, land uses and built form of the redevelopment were influenced by the environmental condition of the property, the requirements of the City and the needs of the marketplace.

Proposed mid-rise development with new public park, and new commercial uses along Lake Shore Boulevard West.


Kilmer was able to successfully address the residual environmental liability concerns of the previous land owner and maximize value for the vendor in the transaction. Soil and groundwater were impacted on the site by various chemical parameters (petroleum hydrocarbons, solvents and metals, which are common to many industrial facilities) as a result of the manufacturing processes that had been conducted on the property and from neighbouring industrial sites. Kilmer completed a substantial supplemental sub-surface investigation to fully characterize the extent of soil and groundwater impacts prior to establishing a remedial solution. The 244,000 sq ft industrial building was demolished and over 95% of the building materials were recycled.

The remedial action plan included risk-based standards derived following the Ontario Ministry of the Environment (MOE) streamlined risk assessment (RA) process. A key remedial objective was to implement a more sustainable remedial strategy compared to traditional remediation approaches (i.e. "dig and dump"). The on-site treatment and reuse of soil is a considerably more sustainable remedial approach when compared to landfill disposal and clean soil importation. Groundwater and soil management were also critical components of the overall remedial strategy, where soil was segregated, stockpiled and treated according to the type of contaminant impact, and accumulated water was treated.

Kilmer also purchased a specialized environmental insurance policy that provided supplemental assurance and support for redevelopment of the site. The final built-form will incorporate several design considerations, including underground or at-grade parking directly beneath any residential unit to integrate environmental and subsurface conditions with this redevelopment.


To assist Kilmer with the on-site treatment process, funding was obtained from the federal non-profit foundation Sustainable Development Technology Canada (SDTC), which assists in bringing innovative technology solutions to the market. More specifically, zero-valent iron (ZVI) was added as a soil amendment to treat soil and groundwater impacts after the source was excavated. It was demonstrated that there was a significant reduction (up to 75%) in the amount of greenhouse gas emissions when compared to a traditional "dig and dump" method of remediation.

The remedial plan followed the recently revised and adopted MOE regulations, and Kilmer worked closely with the MOE to provide input as it developed proposed regulatory reforms to the province's updated brownfield legislation (O. Reg 511/09). The MOE and the Ontario Centres of Excellence acted as Observers of the SDTC-supported remedial activities at the site, and support from the local City Councillor facilitated meaningful consultation with the surrounding neighbourhood.

Above: Proximity of the site to Long Branch neighbourhood and Lake Ontario.

Above: Building demolition activities.

Above: Remedial activities at the site, including excavation and backfilling of ZVI soil amendments.



































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