Planning and Development Committee

Meeting #:

Date:

Monday, December 09, 2024

Time:

1:30 P.m. - 4:30 P.m.

Location:

Council Chambers, Civic Centre, 2nd Floor

300 City Centre Drive, Mississauga, Ontario, L5B 3C1

and Online Video Conference

Members Present

• Mayor Carolyn Parrish, Chair
• Vice-Chair and Councillor Alvin Tedjo, Ward 2
• Councillor Stephen Dasko, Ward 1
• Councillor Chris Fonseca, Ward 3
• Councillor John Kovac, Ward 4
• Councillor Natalie Hart, Ward 5
• Councillor Joe Horneck, Ward 6
• Councillor Dipika Damerla, Ward 7
• Councillor Matt Mahoney, Ward 8
• Councillor Martin Reid, Ward 9
• Councillor Sue McFadden, Ward 10
• Councillor Brad Butt, Ward 11

Staff Present
Geoff Wright, City Manager
Andrew Whittemore, Commissioner, Planning & Building
Katie Pfaff, Legal Counsel
Baiqing Luo, Legal Council
Chris Rouse, Director, Development & Design
Ryan Au, Manager, Traffic Planning
Joe Alva, Manager, Development Engineering and Construction
Sacha Smith, Manager Secretariat and Access & Privacy,
Angie Melo, Legislative Coordinator

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1.

CALL TO ORDER

Mayor Parrish, Chair, called the meeting to order at 1:30 PM

2.

INDIGENOUS LAND STATEMENT

Mayor Parrish, Chair, cited the Indigenous Land Statement

3.

APPROVAL OF AGENDA

That the agenda of the December 9, 2024 at 1:30 PM Planning and Development Committee meeting be approved as presented.

Approved (Councillor Mahoney) 

4.

DECLARATION OF CONFLICT OF INTEREST - Nil

5.

MINUTES OF PREVIOUS MEETING

5.1

Planning and Development Committee Draft Minutes - November 25, 2024

That the minutes of the November 25, 2025  Planning and Development Committee meeting be approved, as presented.

Approved (Councillor C. Fonseca) 

6.

MATTERS TO BE CONSIDERED

6.1

PUBLIC MEETING INFORMATION AND RECOMMENDATION REPORT

Inclusionary Zoning Update and Amendment

Melissa Slupik provided an overview of the current status of the inclusionary zoning, proposed set aside rates, housekeeping amendments and next steps.

In response to Councillor Dasko’s enquiry, Melissa Slupik, Lead, Affordable Housing Program explained that different sized units have been tied into different income deciles and provided rental amounts for the 4^th and 5^th income decile.

• RECOMMENDATION PDC-0055-2024
  Moved By Councillor S. Dasko
  1. That notwithstanding planning protocol, the report titled “Inclusionary Zoning Update and Amendment” dated November 20, 2024 from the Commissioner of Planning and Building be considered the public meeting and a combined information/recommendation report.

  2. That the proposed Official Plan Amendment and Zoning By-law Amendment attached to the staff report dated November 20, 2024 from the Commissioner of Planning and Building be approved.

  3. That staff be directed to retain consultants to undertake an updated Inclusionary Zoning assessment report in accordance with legislative requirements.
     
     
  4. That all necessary implementing by-laws be enacted at a future City Council meeting.

  YES (9)	Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor D. Damerla, Councillor M. Mahoney, Councillor S. McFadden, Councillor A. Tedjo, Councillor J. Horneck, and Councillor B. Butt
  ABSENT (2)	Councillor M. Reid, and Councillor N. Hart

  Carried (9 to 0)

6.2

RECOMMENDATION REPORT (WARD 2)

(Appendix 5 has been added - inadvertently omitted from Original Agenda)
Clarkson GO Major Transit Station Area – Master Plan

Christian Binette, Planner explained that the new master plan is intended to help shape growth and development within the Clarkson GO Major Transit Station Area (MTSA) with a vision to boost housing supply and maintain the viability and stability of nearby industry and provided an overview of the 2019 Clarkson GO MTSA study, project milestones, key changes, mix of uses and housing types, building heights, improved mobility, parks and connections.  Mr. Binette noted staff's recommendation for the Committee to endorse the Clarkson Master Plan for the final phase of the study which is draft official plan policies.

The following persons spoke:

1. Glen Broll, Partner, Glen Schnarr & Associates spoke to land use compatibility and provided details and illustration of specific sites on behalf of clients interested in redevelopment in the area. G. Broll suggested designating these areas as mixed use and introduce opportunities for residential and the language contained in the planning documents be included within the Clarkson area. G. Broll requested that these subject lands be included within the site specific policies.
   
   

   Councillor Tedjo expressed thanks to staff on the extensive work over several years on the Plan and noted concerns with the recommendations, which if approved may impeded application process and spoke to the opportunity to expand the vision for the future that would allow more development and suggested an amendment  to expand mixed use potential pending land use compatibility and site specific.

   Members of Committee engaged in discussion and enquired/comments as follows:

   Continued work on the Airshed and monitoring; Impacts of Ashgrove incinerating garbage, for a fuel source for their operation; air quality study findings; what is the minimum requirement of employment lands; what would a greater land use conversion mean for the city;  are air quality issues less the higher the building structure; how much of employment lands in the area are vacant; suggest that staff look at a phase two approach; has infrastructure and transportation been considered if area is to be expanded;  financial implications  of land value to business owners if area is designated mixed use; have there been many public meetings.

2. Matthew Halo, Associate, Innovated Planning Solution spoke on behalf of landowner at 2175 Royal Windsor Drive, and expressed concerns regarding the proposed land use planning framework that does not support a vibrant, mixed use environment and focuses too narrowly on employment,uses. M. Halo noted that in their review the subject lands are not located within an employment area under the Planning Act and as per the definition of PPS 2024.  M. Halo believes a comprehensive framework could be established in partnership with the city and organizations like the Business Improvement Area (BIA) and Economic Development Office to provide additional intensification through mixed uses, and requested the Committee reconsider expanding the mixed use are designation to include residential and other commercial opportunities.
3. Edward Mak, Evans Planning spoke on behalf of Gill and Marina Scholar, owners of 913, 923 and 927. Southdown Road, which are lands not designated employment lands.  E. Mak, spoke to previous submissions to consider intensification opportunities on their lands. E. Mak provided an overview and illustration of potential development options and requested the Committee's consideration for this site to be identified for development opportunities as part of the MTSA's Plan.
   
   Councillor Tedjo put forward a motion to refer back to staff to further review of comments received at the meeting and report back at a future meeting..

• RECOMMENDATION PDC-0056-2025
  Moved By Councillor A. Tedjo
  1. That the Clarkson GO Major Transit Station Area – Master Plan contained in Appendix 5 of the report titled “Clarkson GO Major Transit Station Area – Master Plan” dated November 20, 2024, from the Commissioner of Planning and Building, be referred to staff for further review of comments received at the Planning and Development Committee meeting on December 9, 2024 at 1:30 PM and to report back at a future meeting.
  2. That three oral submissions be received.

  YES (10)	Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor D. Damerla, Councillor M. Mahoney, Councillor S. McFadden, Councillor A. Tedjo, Councillor J. Horneck, Councillor M. Reid, and Councillor B. Butt
  ABSENT (1)	Councillor N. Hart

  Carried (10 to 0)

6.3

INFORMATION AND RECOMMENDATION REPORT

Review of the City’s Urban Design Program

Edward Nicolucci, Urban Designer provided an overview of what is urban design and why is it important; what is the City of Mississauga’s primary focus, how is urban design currently regulated, urban design and why is it important, feedback from developers, review process, and recommendations.

In response to Councillor Dasko's enquiry regarding what type of pubic engagement and the timelines, Chris Rouse, Director, Development and Design advised that the first steps are to retain a consultant and then establish timelines, and the type of engagement which would consist of consultation with the public, interested stakeholders, and industry. 

Councillor Dasko directed staff to arrange a Ward 1 community consultation session when the Port Credit and Lakeview built form standards are to be considered.

Councillor Damerla spoke to the importance of having the developers consulted during this process.

In response to Councillor Fonseca's enquiry regarding public education around the planning and site plan stages, and what are the legislative requirements. Andrew Whittemore, advised that part of the process there will be education on what urban design does, how it works at each of those stages.

• RECOMMENDATION PDC-0057-2024
  Moved By Councillor B. Butt

   

  That the following recommendations regarding the City of Mississauga’s Urban Design Program be approved:

  1. That the Planning and Building Department retain an external urban design consultant to undertake a comprehensive review to the City’s Urban Design Program including the Urban Design Guidelines and Reference Notes and to make recommendations to ensure they reflect best practices, the challenges with housing affordability, climate and urban equality, and that they are consistent with those of other Greater Toronto and Hamilton Area (GTHA) municipalities.
  2. That as part of the review, the consultant will provide recommendations on ways in which the city might optimize the development approval decision making process, including an assessment of the benefits of a dedicated Public Realm and Streetscape section.

  YES (10)	Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor D. Damerla, Councillor M. Mahoney, Councillor S. McFadden, Councillor A. Tedjo, Councillor J. Horneck, Councillor M. Reid, and Councillor B. Butt
  ABSENT (1)	Councillor N. Hart

  Carried (10 to 0)

7.

ADJOURNMENT -  3:05 PM (Councillor D. Damerla)