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MRA Letter to Toronto City Hall – August 2023

Toronto City Hall
100 Queen Street West, Suite C48
Toronto, ON M5H 2N2

August 22nd, 2023

Subject: proposed 35 and 18-storey mixed-use condominium buildings at the current site of
XYZ Storage at 2256 Lakeshore Blvd West (application number: 22200446WET03OZ)
Ref: Letter of Concern (attached) authored by Mimico resident Anne Morrisette dated July
21, 2023 on behalf of neighborhood residents residing within 100 meters of the proposed

Attn: Emilia Sasso

Dear Emilia Sasso,

The Mimico Residents Association would like to express our significant concerns with respect to
the current proposal for two mixed-use condominium towers at 2256 Lakeshore Blvd West. In
our capacity as advocates and representatives for Mimico residents, we have heard numerous
concerns from residents about the current proposal and lack of sufficient community
consultation (attached is one example of a letter shared with the City from one of our concerned
members). Meaningful community engagement should be an important part of new residential
developments to ensure that the needs of the community are taken into consideration and that
quality of civic life is preserved for existing and incoming residents.

Mimico is a growing community. While it is important to ensure that new housing supply is built
to accommodate this growth, it is critical that these are planned in conjunction with an
infrastructure and community development plan that ensures a livable and sustainable
community. New growth also requires matching infrastructure (traffic movement and modes of
transportation, schools, health, and social services, community parks, and meeting spaces)
before, rather than after, new builds are approved. This is of particular concern with respect to
this proposal, located in very close proximity to the highly dense Humber Bay Shores area, a
community that is already stretched with rapid densification and insufficient transit, infrastructure, and community amenities. Importantly, this proposal is also within less than 1 km from
numerous other high-rise development proposals in the area such as 2189 Lake Shore Blvd. W.
(Esso station), 2150 Lake Shore Blvd. W. (Christie site), 2313 Lake Shore Blvd. W., 2173 Lake

Shore Blvd. W. There is widespread concern among our residents that development
applications such as this are proceeding without a comprehensive plan for the community that
accounts for the infrastructure, transit, and community amenities needed to adequately support
the growth.

Furthermore, there are concerns with respect to the proposed building heights of the two towers
(most especially the 35-storey tower) in this application. Since taking a position as far back as
April of 2013 related to the Mimico-by-the-Lake 20/20 Secondary Plan, the MRA has expressed
its concerns on height limits and the concentrations of high-density buildings proposed in
Mimico. This area needs a better balance between high-rise condominiums and other housing
types. A vibrant community is made up of a broad range of housing options to reflect the diverse
needs of its community members. The site at 2256 Lakeshore Blvd. West. is also directly
adjacent to a community of low-rise buildings (1-3 storey townhouses) on the entire north and
west side of the site and the current proposals are incongruous with the surrounding residential
units. This means that a negative impact to the existing community in this area is highly likely.
Given these considerations, the MRA is asking that redevelopment of this site focuses on
critically needed “missing middle” low and mid-rise buildings.

The Mimico Residents Association is asking the City to meaningfully engage with the Mimico
community and concerned residents, via a town hall or other open feedback format, regarding
this proposal. We support the concerned community member’s request for open, thoughtful and
fair consultation before this referenced – or any further high-rise applications in Mimico are
approved by Council.

Thank you,

Rozhen Asrani

cc: Amber Morley, Councillor for Ward 3, Etobicoke-Lakeshore
Mimico Lakeshore Community Network

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