Michael Nemanic, Legal Counsel & Development Management and Amira Babeiti, Development Coordinator, Dunpar Development Inc. provided an overview of the Official Plan and Zoning By-law Amendment applications.
Eleni Mermigas, Development Planner provided an overview of the application background, proposed concept plan, Official Plan and Zoning amendments and a proposed alternate zoning amendment.
Michael Nemanic, Legal Counsel & Development Management, Dunpar Development Inc, responded to Councillor Damerla and Councillor Dasko’s enquiry regarding purchase price per unit and whether there is an existing development compatible to the proposed development.
Mayor Parrish spoke regarding the housing crisis and explained the implications of a refusal of the application which could trigger an appeal to the Ontario Land Tribunal.
In response to Councillor Butt’s enquiry, Hugh Lynch, Manager, Development South explained the rationale for staff’s hybrid zoning recommendation.
In response to Councillor Tedjo’s enquiry, Hugh Lynch, Manager, Development South confirmed that if the applicant’s zoning application is refused, the applicant could proceed to appeal at the Ontario Land Tribunal.
The following persons spoke:
- Marina LeBrun and Craig Thompson, Residents spoke in opposition of the proposed development and highlighted concerns with respect to non-conforming changes to the Mississauga Official Plan, and Zoning By-Law; the strain on services and community infrastructure; need for additional road access; reduced green spaces; lack of privacy with the increased height and addition of rooftop deck; community benefit charges ought to be applied based on the height and number of units; and, that the design does not preserve the current neighbourhood character.
Hugh Lynch responded to the concern raised by Marina LeBrun and Craig Thompson, regarding secondary road access, whether community benefit charges ought to be applied, and whether a landowner is allowed to make changes to the Mississauga Official Plan.
- Heather and Ann from Park Royal Community Association (PRCA) provided background of PRCA and an overview of the diverse housing in the community and raised concerns with respect to rezoning site; character of existing community; setbacks, and ingress and egress; and, made suggestions in respect of these concerns.
- Ronald Amoytte, Resident raised concerns regarding the proposed rezoning and noted that the subject lands is a vital part for the community’s movement of play, walking, cycling and urged Council’s leadership to encourage movement especially for the children.
- Beth Fricke, Resident expressed concerns with the proposed development’s size; scale; density; land use compatibility; traffic impacts; and the installation of auto lifts to allow vehicles to be stacked. Fricke noted that the development does not further the goals of improving housing affordability nor will it increase housing options for the missing middle.
- Dorothy Syer, Resident, acknowledged the attendance of approximately 28 residents of the Park Royal community which is a measure of the concern the entire community has with the proposed development.
- John Jameson, Resident, expressed concern with the number of storey’s and height being proposed that will impact on the privacy of existing homes; traffic congestion; and decreasing green space.
- Betty May Evans, Resident, expressed concern regarding traffic congestion; inadequate transit service; lack of affordability and emphasized the need build more affordable homes where multi-generational families can reside, and to be more creative on the types of homes to build that are affordable.
- Jeanne Diaz, Resident, expressed concern regarding fire safety with only one point of entry for emergency services to access; Dunpar’s lack of response to address the concerns expressed by the residents with respect to traffic studies, fire safety and waste management.
- Doug Wheeler, Resident expressed concern with the proposed heights as this would create a vantage point of a brick wall with no sunlight and the lack of infrastructure and services to support more density.
- Cameron Blair, Resident, expressed concern that the subject land is being identified as under-utilized land and emphasized that the land is parkland enjoyed by resident and where kids played soccer and baseball.
Councillor Tedjo acknowledged the community’s care for the community and their feedback on the proposed development. Councillor Tedjo spoke to the housing crisis and the need to build complete communities within rules and processes in place and understanding the process that must be followed with respect to the provinces housing directive. Councillor Tedjo proposed that the Mississauga Official Plan be approved and that the Zoning proposals be deferred to allow staff and the developer to address concerns raised by residents with respect to emergency service access, easements, setbacks, complete communities, and mix of units and come back with a more favourable proposal in the fall.
Chris Rouse, Director, Development and Design acknowledged staff’s commitment to continue working with the applicant to address compatibility, transitional and technical issues and explained the challenges under Bill 109 and the rationale for the hybrid recommendation.