Planning and Development Committee

Meeting #:

Date:

Monday, November 27, 2023

Time:

6:00 P.m. - 9:00 P.m.

Location:

Council Chambers, Civic Centre, 2nd Floor

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

and Online Video Conference

Members

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

Staff Present
Shari Lichterman, City Manager
Geoff Wright, Commissioner, Transportation & Works
Jodi Robillos, Commissioner, Community Services
Andrew Whittemore, Commissioner, Planning & Building
Michal Minkowski, Legal Counsel
Chris Rouse, Director, Development & Design
Ryan Au, Manager, Traffic Planning
Emma Calvert, Manager, Development Engineering and Construction
Sangita Manandhar, Team Leader, Park Assets
Sacha Smith, Manager Secretariat and Access & Privacy,
Angie Melo, Legislative Coordinator

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1.

CALL TO ORDER

Councillor Mahoney called the meeting to order at 6:01PM 

2.

INDIGENOUS LAND STATEMENT

Councillor Mahoney recited the Indigenous Land Statement 

3.

APPROVAL OF AGENDA

Approved (Councillor J. Kovac)

4.

DECLARATION OF CONFLICT OF INTEREST - Nil

5.

MINUTES OF PREVIOUS MEETING

5.1

Planning and Development Committee Draft Minutes - November 13, 2023

Approved (Councillor A. Tedjo)

6.

MATTERS TO BE CONSIDERED

6.1

PUBLIC MEETING RECOMMENDATION REPORT (WARD 8)

Official Plan Amendment and Rezoning applications to permit two 15 storey condominium apartment buildings containing 620 units
2225 Erin Mills Parkway, east side of Erin Mills Parkway, north of Fowler Drive and south of Lincoln Green Way
Owner: Sheridan Retail Inc.
File: OZ/OPA 23-4 W8

Bill 109

Mehedi Khan, Associate Development Manager and Michael Nemanic, Legal Counsel and Development Manager, Dunpar Homes provided an overview of the Master Plan proposal, and outlined the amendments to the zoning by-law.  Mr. Nemanic, noted that they will continue to work with staff to address the concerns with the proposed zoning by-law amendments.

Michael Franzolini, Development Planner, provided an overview of the Official Plan Amendment and Rezoning applications.

In response to Councillor Tedjo's inquiry regarding land dedication for widening of Erin Mills Parkway, Michael Franzolini, Planner, explained that the location falls within the Region of Peel's Official Plan provisions for additional land within certain intersections.

In response to Councillor Tedjo's inquiry regarding the status of Reimagining the Mall, Michal Minkowski, Legal Counsel Litigation & Planning, noted that the matter is currently being litigated.  Hugh Lynch, Manager, Development South, explained that the development master plan requirement arising from Reimaging the Mall is not a City Policy in effect.

The following person spoke:

1. Pierre Roy, Resident  expressed concerns that the community engagement sessions facilitated by the developer did not include residents and local business owners of surrounding neighbourhoods; that the presentation of the proposed development provided no opportunity for resident feedback to influence any change; that the current proposal speaks to the development of only two buildings on the site; however, further development is being phased in, and residents would have to be on alert as to what the developer intends to phase in over the years.  Mr. Roy, further expressed concerns with the lack of affordable housing options and explained options to explore to create opportunities for affordable housing.

Mr. Nemanic explained that with the approval of the Official Plan submitted, there is opportunities for Dunpar Homes and the City to discuss affordable unit sizes, numbers and prices to meet Official Plan objectives.

Staff presented clarification on the recommendation wording to refuse the application.

• RECOMMENDATION PDC-0074-2023
  Moved By Councillor A. Tedjo
  1. That the applications to amend Mississauga Official Plan to Residential High Density and to amend Zoning By-law 0225-2007 to RA4-Exception for 2225 Erin Mills Parkway be refused and are not acceptable in their current form 
  2. That one oral submission be received.

  YES (11)	Mayor Crombie, Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor C. Parrish, Councillor M. Mahoney, Councillor S. McFadden, Councillor A. Tedjo, Councillor J. Horneck, Councillor M. Reid, and Councillor B. Butt
  ABSENT (1)	Councillor D. Damerla

  Carried (11 to 0)

6.2

PUBLIC MEETING INFORMATION REPORT (WARD 1)

Rangeview Development Master Plan
850-1083 Rangeview Road and 830-1076 Lakeshore Road East
South side of Lakeshore Road East, east of Cawthra Road
Owner: Rangeview Landowners Group Inc.
File: CD.21-RAN

Stephanie Kwast, Partner at Bousfields Inc. provided a PowerPoint presentation, outlining the development master plan for the subject lands.

The following persons spoke:

1. Deborah Goss, Lakeview Rate Payers Association, spoke to the concept designs of a linear heritage park and promenade along the south side of Lakeshore Road and the edge of the Rangeview property that the Lakeview Rate Payers Association submitted to Bousfields Inc. and noted that these designs have not been addressed and are not reflected in the Rangeview Master Plan, and would like the opportunity to discuss this further with the developer.
2. Jonathan Giggs, Resident enquired regarding whether properties on the subject lands not owned by Rangeview can continue their current operations; can properties along Ogden Avenue to the south, be expropriated; how does the two neighbouring developments of Rangeview and Lakeview Village effect one other; and whether the school board has indicated how many schools are required with the amount of proposed density.

David Breveglieri, Planner and Hugh Lynch, Manager, Development South responded to Mr. Giggs’ enquiries as follows:

• Owners can continue their current operations;
• Rangeview’s Master Plan is for the overall balance of the lands; development is not expected all at once and will be phased in with anticipated individual or group development applications over time; challenges would be to phase interim road and servicing conditions;
• The school boards have identified a need for additional schools beyond the needs identified with the development of Lakeview Village; staff will be meeting with the school boards to discuss future needs.

• RECOMMENDATION PDC-0075-2023
  Moved By Councillor S. Dasko

  That the report dated November 8, 2023, from the Commissioner of Planning and Building regarding the initial submission of the Rangeview Development Master Plan, be received for information.

  YES (11)	Mayor Crombie, Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor C. Parrish, Councillor M. Mahoney, Councillor S. McFadden, Councillor A. Tedjo, Councillor J. Horneck, Councillor M. Reid, and Councillor B. Butt
  ABSENT (1)	Councillor D. Damerla

  Carried (11 to 0)

6.3

PUBLIC MEETING INFORMATION / RECOMMENDATION REPORT (ALL WARDS)

Proposed City Initiated Amendments to Zoning By-law 0225-2007
File: BL.09-CIT (All Wards)

Rob Vertolli, Planner, provided an overview of the proposed amendments to the zoning by-law and revised staff recommendation.

There where no questions or comments from the Committee.

• RECOMMENDATION PDC-0076-2023
  Moved By Councillor C. Parrish

  That the proposed amendments to Zoning By-law 0225-2007, as detailed in Appendix 2 of the report dated November 8, 2023, from the Commissioner of Planning and Building, be approved in accordance with the following:

  1. That an implementing zoning by-law be enacted at a future City Council meeting. 
  2. That notwithstanding Appendix 2, the proposed revisions to the Greenlands Overlay and the G1-2 Exception Zone be excluded from the implementing zoning by-law.
  3. That notwithstanding planning protocol, this report regarding new and revised definitions and regulations for Zoning By-law 0225-2007, be considered both the public meeting and combined information and recommendation report.

  YES (11)	Mayor Crombie, 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 C. Parrish

  Carried (11 to 0)

6.4

INFORMATION REPORT (ALL WARDS) 

Zoning By-law Regulations for Accessory Buildings and Structures
File: CD.06-ACC (ALL WARDS)

Courtney Plato, Planning Associate, provided an overview of the zoning by-law as it relates to accessory buildings.

In response to Councillor Butt's enquiry regarding whether there is any consideration to grandfather existing non-conforming accessory buildings, Jordan Lee, Supervisory, Zoning Services, explained the zoning review process of legal conforming accessory structures.

Councillor Butt to continue conversation with staff to review the feasibility of grandfathering existing non-conforming accessory buildings.

In response to Councillor Kovac's enquiry regarding  whether the Planning Act regulates exterior building materials used on accessory buildings Courtney Plato, Planner advised that the Act does not regulate the types of materials used on accessory buildings;  

In response to Councillor Kovac's enquiring regarding staff reviewing whether two accessory buildings can be placed side by side, Andrew Whittemore, Commissioner, Planning and Building advised that staff track feedback regarding trends, and that if staff receive feedback related to the issues identified by Councillor Kovac, staff would bring it forward.

• RECOMMENDATION PDC-0077-2023
  Moved By Councillor J. Kovac

  That the report dated November 8, 2023, from the Commissioner of Planning and Building, under File CD.06-ACC (All Wards), be received for information.

  YES (11)	Mayor Crombie, Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor C. Parrish, Councillor M. Mahoney, Councillor S. McFadden, Councillor A. Tedjo, Councillor J. Horneck, Councillor M. Reid, and Councillor B. Butt
  ABSENT (1)	Councillor D. Damerla

  Carried (11 to 0)

6.5

A By-law to amend the Building By-law 203-2019, to extend the expiration dates of Schedule “A-3” (Permit Fees and Refunds) and Schedule “B-3” (Building Classifications and Permit Fees) until December 31, 2024.

No discussion took place on this item. 

• RECOMMENDATION PDC-0078-2023
  Moved By Councillor C. Fonseca

  That the City’s Building By-law 203-2019, respecting construction, demolition and change of use permit, inspections and related matters, be amended to revise the expiration dates of Schedule “A-3” (Permit Fees and Refunds) and Schedule “B-3” (Building Classification and Permit Fees) from December 31, 2023 to December 31, 2024.

  YES (11)	Mayor Crombie, Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor C. Parrish, Councillor M. Mahoney, Councillor S. McFadden, Councillor A. Tedjo, Councillor J. Horneck, Councillor M. Reid, and Councillor B. Butt
  ABSENT (1)	Councillor D. Damerla

  Carried (11 to 0)

7.

ADJOURNMENT

7:35 PM (Councillor S. McFadden)