Ben Phillips, Manager Official Plan, provided an overview of the proposed Mississauga Official Plan 2051, highlighting the public engagement process, feedback received, increased housing capacity, new affordable housing policies and incentives, flexible design policies, stronger requirements for natural areas and climate change, and manufacturing permissions in office areas. B. Philips noted that the plan, pending approval from the Ministry of Municipal Affairs and Housing, will replace the current plan and former Region of Peel Official Plans.
Councillor Kovac spoke in support of the Official Plan and inquired about its submission to the Ministry and expected approval timeline. B. Philips responded that approval would occur sooner than the typical 6-month period and that staff have been thorough with feedback and engagement during the Official Plan review.
In response to Councillor Butt's inquiry about the influence of the Province and Council on housing targets, B. Philips explained that while the Province guided the process, Council was already aligned with its goals. B. Philips noted that regarding Bylaw implementation, that although the legal timeframe is up to 3 years, priority will be given to changes supporting the Housing Task Force.
Councillor Dasko expressed concerns with respect to R1 and R2 zoning impacts, highlighting the Mineola area and an increased volume of Committee of Adjustment applications, school overcapacity and potential gentrification.
Councillor Mahoney spoke to the Provincial guidelines shaping the Official Plan and expressed concerns about infrastructure capacity and the impact of triplexes and fourplexes.
In response to Councillor Horneck's questions about the land use change process and previous height limit considerations, B. Philips spoke to the Province's mandated criteria and key elements for development applications, such as noise, vibration, odour, and dust studies. Andrew Whittemore, Commissioner, Planning & Building noted that the Official Plan aligns with the current Provincial direction and recommended limiting further amendments to the Official Plan to support housing affordability.
In response to Councillor Fonseca's inquiries with respect to provincial mandates, conversions, and special policy areas like the Dundas corridor, B. Philips clarified that boundary changes are not permitted as they are set by the Province, which must approve such modifications. B. Philips confirmed that regarding site-specific applications landowners can work directly with City staff through the standard application process.
Mayor Parrish thanked staff and noted that the Housing Task Force included developers whose feedback, along with community input, was considered during the review and the need for more 3 bedroom units to support the City's growth.
The following persons spoke:
- David Igelman, Associate, Design Plan Services Inc, spoke on behalf of De Zen Realty Limited, property owner of 66 & 64 Thomas Street, 95 Joymar Drive, and 65 Tannery Street and highlighted various concerns over the proposed Official Plan, such as policy 17.49.4.b, and its restrictions on development near Streetsville GO Train and asked for reconsideration of density limits for the property.
- David Igelman, Associate, Design Plan Services Inc, spoke on behalf of CRH Canada Group Inc., property owner of 3649 Erindale Station Road and noted concerns about potential conflicts between open storage, sensitive land uses and industrial operations. D. Igelman asked that development applications include mitigation measures prior to occupancy and suggested considering a site-specific policy in the Mavis Erindale employment area to allow for concrete batching, recycling, and outdoor storage on the subject property.
Councillor Horneck noted that no feedback was received from public sessions and offered offline discussion with the client. B. Philips confirmed that consultants addressed separation distances and land use compatibility and noted that site-specific concerns should be addressed through the development application process.
- Nalini Chariandy, Resident, spoke in opposition to the Official Plan expressing concerns about inadequate infrastructure and public service facilities, limited public input compared to developers and urban planners, the removal of third-party appeal rights under Bill 185, and the need to ensure new development aligns with existing community needs.
Councillor Mahoney noted that the Provincial Policy Statement serves as a framework for all municipalities in developing their Official Plans and acknowledged it as a lengthy process.
- Bryanne Robinson, Senior Planner, Weston Consulting, spoke on behalf of 6035 Creditview Rd., and asked for reconsideration of the property's re-designation to allow mixed-use development, including residential and retail, while maintaining its commercial character.
- Christine Fang-Denissov, Senior Planner, Urban Strategies, spoke on behalf of Smart Centers Meadowvale, to two sites and raised concerns about special policies requiring 10% affordable rental housing for 25 years and requested amendments to the affordable housing policy for these two sites.
- Mathew Halo, Associate, IPS Consulting, spoke to the property at 2175 Royal Windsor Drive, located within the Clarkson GO Protected Major Transit Station Area, and noted that a mix of uses would support transit and investment; raised concerns with Schedules 7 and 8 of the Official Plan; requested modifications to reflect mixed-use permissions; noted that an employment designation within the Protected Major Transit Station Areas (PMTSA) conflicts with the intent of the Major Transit Station Areas (MTSA) framework.
In response to Councillor Tedjo, Vice Chair, Jason Bevan, Director, City Planning Strategies noted that the timing of the Clarkson MTSA study did not align with the Official Plan process and that staff will report back to the Committee in the following weeks, and clarified that any Council direction will be incorporated through a future subsequent amendment to the Official Plan.
M. Halo also spoke to the property at 2465 Loreland Avenue and inquired about an opportunity to expand the Community Node to include the specific site and adjacent employment area encompassing Matawa Ave; requested comprehensive inclusion of mixed employment uses within designated employment lands along the Dundas corridor.
- Stephen Biss, Resident, requested an adjournment application citing non-compliance with the Planning Act and late publication of materials, which limited public review; raised concerns about incomplete records in Appendices 3 and 4, lack of transparency, and insufficient time for feedback; and requested a deferral to complete the full record.
In response to Councillor Mahoney's inquiry regarding compliance with the Planning Act, B. Phillips noted that requirements were met, with materials published online as they became available. Lia Magi, Deputy City Solicitor confirmed compliance, acknowledged deputants’ expectation for full disclosure and clarified that when this Committee is sitting, it is exercising a legislative function, and the Planning Act ensures a fair opportunity for representation.
- Gerry Tchisler, Partner, MHBC Planning, spoke to the restrictive nature of existing policies and proposed introducing a site-specific policy to allow for a broader range of commercial uses, including consideration of a Mississauga Official Plan amendment.
Councillor Hart expressed support for expanding the range of permitted commercial uses. J. Bevan referenced the Ontario Land Tribunal (OLT) decision on the Official Plan Amendment 182 regarding continuation of established uses and noted it may not preclude additional uses.
- Becca Cala, Resident, spoke to the Official Plan's overarching themes highlighting civil rights, discrimination, equity, and accountability.
- Laurence Kuysten, Resident, expressed concerns over the lack of communication and low public awareness; noted potential impacts on established neighbourhoods; asked for a one-year deferral for written notice to all ratepayers and broader input; and emphasized that zoning changes affect long-term investments and should remain under the City's control and not the Province.
Councillor Horneck noted low turnout at public meetings and Councillor Tedjo, Vice Chair, referenced community outreach efforts. B. Philips noted that staff exceeded engagement requirements and clarified that zoning is separate from the Official Plan.
- John Pogue and Jamie Pugh, on behalf of Sherway Homeowners Association, spoke to the need for clearer communication with residents on such matters with serious impact; echoed previous concerns about increased density, exceptions for developers, and replacement of single-family homes with high-rises; and noted a potential for community disruption and residents moving out.
Members of the Committee engaged in a discussion and raised questions regarding the complexity of the Official Plan documents, infrastructure and traffic management, potential impacts of increased density such as gentrification, the introduction of triplexes and fourplexes in low-density residential areas, including R1 and R2 zones, the housing affordability crisis, the extent of mixed-use designations, and alignment with recent provincial legislation.
B. Philips responded to questions and noted that mixed-use policies are continued from the previous Official Plan and are not applied city-wide; permissions for up to three units per lot are mandated by the Province; fourplex permissions are tied to specific zoning and cannot be excluded from the policy framework; the Official Plan establishes a high-level policy framework; and that any site-specific changes would still require development applications.