Planning and Development Committee

Meeting #:

Date:

Monday, June 12, 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 (Chair)
• 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
• Councillor Martin Reid, Ward 9
• Councillor Sue McFadden, Ward 10
• Councillor Brad Butt, Ward 11

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1.

CALL TO ORDER

6:02 PM

2.

INDIGENOUS LAND STATEMENT

Councillor Tedjo cited the Land Indigenous Statement 

3.

APPROVAL OF THE AGENDA

Approved (Councillor S. Dasko)

4.

DECLARATION OF CONFLICT OF INTEREST - Nil

5.

MINUTES OF PREVIOUS MEETING

5.1

Planning and Development Committee Draft Minutes - May 29, 2023

Approved (Councillor B. Butt)

6.

MATTERS TO BE CONSIDERED

6.1

PUBLIC MEETING/SUPPLEMENTARY INFORMATION REPORT (WARD 11)

Official Plan Amendment and Rezoning applications to permit an eight storey apartment building with live/work units fronting Queen Street South.
Address: 6, 10 and 12 Queen Street South, 16 James Street, and 2 William Street
Applicant: City Park Homes (Streetsville) Inc.

File: OZ/OPA 21-14 W11

Jim Levac, Glen Schnarr and Associates provided an overview of the supplementary information report

The following persons spoke

1. Sean Beneteau, resident 14 queen street South, spoke in opposition to the application and presented an overview of concerns relating to the Transportation Impact and Shadow studies and suggested that a subsequent Transportation Impact study be conducted,
2. Ben Beneteau, resident spoke in opposition of the application
3. Nicola Beneteau, resident, spoke in opposition of the application
4. Derrick Ferderber, expressed concerns with respect to increased traffic congestion, emergency vehicle access, community safety and reduction of retail businesses.

Councillor Parrish spoke in support of the application and inquired whether the Recommendation Report could be brought directly to Council.

In response to Councillor Parrish's inquiry regarding whether the Recommendation Report can proceed directly to Council, Chris Rouse, Director, Design and Development advised that there are a few outstanding technical matters that need to be resolved before the matter can be brought directly to Council.

Councillor Tedjo, expressed concerns with the language used in reference to increased density and new comers equalling more crime and undesirable neighbourhoods, and noted that these comments are inappropriate.

Emma Calvert, Manager Development Engineer & Construction, and Ryan Au, Manager Traffic Planning, responded to Councillor Horneck’s inquiry regarding traffic studies reflecting forecast for future developments.

• RECOMMENDATION PDC-0039-2023
  Moved By Councillor C. Parrish
  1. That the report dated May 19, 2023, from the Commissioner of Planning and Building regarding the applications by City Park Homes (Streetsville) Inc. to permit an eight storey apartment building with live/work units fronting Queen Street South, under File OZ/OPA 21/014 W11, 6, 10 and 12 Queen Street South, 16 James Street, and 2 William Street, be received for information, and notwithstanding planning protocol, that the Recommendation Report be brought directly to a future Council meeting. ​
  2. That four oral submissions be received.

  YES (9)	Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor C. Parrish, Councillor M. Mahoney, Councillor A. Tedjo, Councillor J. Horneck, Councillor M. Reid, and Councillor B. Butt
  ABSENT (3)	Mayor Crombie, Councillor D. Damerla, and Councillor S. McFadden

  Carried (9 to 0)

6.2

PUBLIC MEETING INFORMATION REPORT (WARD 3) (Revised Name of Owner)

Official Plan Amendment and Rezoning applications to permit the development of two 12 storey apartment buildings with underground parking, while retaining the existing place of religious assembly and 7 storey apartment building - 4094 Tomken Road and 924 Rathburn Road East, southwest corner of Tomken Road and Rathburn Road East 
Owner: Kindred Works
File: OZ/OPA 22-28 W3

Carley Forester, Kindred Works, provided background of Kindred Works and an overview of the Official Plan Amendment and Rezoning applications and corporate short and long-term goals and objectives.

Andrew Hannaford, MHBC, provided an overview of the neighbourhood and planning framework.

Christina Wilkinson, KPMB provided an overview of the existing and proposed site plans.

The following Persons Spoke:

1. Carlos Amaral, Resident; expressed concerns regarding the size of the building being too large; environmental and safety for children attending the Montessori school adjacent to the property during demolition and construct.
2. Athina Tagidou spoke regarding the importance of community engagement and proved an overview of concerns expressed by residents in the community who do not support development application.
3. Eugene J Gierczak Peng, spoke opposing the application and raised concerns regarding visual impression of the building, setbacks and stepbacks, shadow study, safety of the children attending the school adjacent to the proposed development; traffic congestion and flow; maximum floor space index and deep vibration foundation.
4. Wojeck Holowina, spoke in opposition to the development application and raised concerns with the impact to community’s style of living; distractive to the neighbourhoods architectural and climate and proportion. Mr. Holowina noted that this application fails to rebalance the movement and function of these spaces and transfer them into pedestrian friendly neighbourhoods, and emphasized the concerns regarding the existing foundation conditions of townhomes in the area that would not support the demolition and construction of the development.
5. Ian Young, Resident expressed concerns regarding the housing crisis and the federal government's failure to allocate housing appropriately for the increase of new immigrants, the provincial government's failure to regulate for-profit colleges; and provided suggestions to address the current housing crisis. Mr. Young provided suggestions in regards to the application with respect to maintaining parking ratios, on-street parking on Westminster Place and prohibiting U-turns at certain intersections.
6. Bilal Akhtar, commented on the housing crisis, providing affordable family sized units and noted that this application is the type of project that will to help to achieve affordable housing.

Committee Members engaged in discussion with respect to the architectural influence; the number of family sized affordable units; removing significant massing and looking at built forms for potential townhomes; outstanding technical studies; Applicants responsibility to submit dust and noise mitigation plans; Applicant working with the Montessori school on an action plan during construction, Applicant addressing setback and stepback issues; Applicant providing studies to address resident's concerns with respect to infrastructure impacts to neighbouring properties and a review of concerns with U-turns at Westminster Place.

Representatives for the applicant and staff responded to inquiries from the Committee Members.
Councillor Fonseca summarized that the Parish Board has worked with Tomken Grove and surrounding communities to ensure they thrive and is confident they will continue to do so with this project.  Councillor Fonseca noted that there are outstanding studies to be presented and issues to be resolved but is confident that the applicant and staff will work together on resolving the issues to address the community's concerns.

• RECOMMENDATION PDC-0040-2023
  Moved By Councillor C. Fonseca
  1. That the report dated May 19, 2023 from the Commissioner of Planning and Building regarding the applications by Kindred Works to permit two 12 storey apartment buildings with underground parking, while retaining the existing place of religious assembly and 7 storey apartment building, under File OZ/OPA 22-28 Ward 3, 4094 Tomken Road and 924 Rathburn Road East, be received for information.
  2. That six oral submissions be received.

  YES (9)	Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor D. Damerla, Councillor M. Mahoney, Councillor A. Tedjo, Councillor J. Horneck, Councillor M. Reid, and Councillor B. Butt
  ABSENT (3)	Mayor Crombie, Councillor C. Parrish, and Councillor S. McFadden

  Carried (9 to 0)

6.3

PUBLIC MEETING RECOMMENDATION REPORT (WARD 1)

Official Plan Amendment and Rezoning applications to permit a 9 storey apartment building with ground floor commercial space.
Address: 1407 Lakeshore Road East
Applicant: 1407 Lakeshore Developments Inc.
File: OZ/OPA 22-13 W1

David Ferro, Planner provided an overview of the Official Plan Amendment and Rezoning applications.

Councillor Dasko spoke regarding to the measured heights; parking ratios, favourable number of affordable units and the applicants commitment to providing landscape buffering between the existing community.

David Ferro, Planner explained the use of amenity and mechanical spaces on the 9th floor.

The following Person Spoke:

1. Josh Neubauer, Partner, Urban Strategies Inc. commented on the leadership of the City staff and Councillor Dasko throughout the application process, including their feedback to resolving issues and engaging the community, which has resulted in a successful balance a range of City objectives.

• RECOMMENDATION PDC-0041-2023
  1. That notwithstanding that subsequent to the public meeting, changes to the applications have been proposed, Council considers that the changes do not require further notice and, therefore, pursuant to the provisions of subsection 34(17) of the Planning Act, any further notice regarding the proposed amendment is hereby waived.
  2. That the applications under File OZ/OPA 22-13 W1, 1407 Lakeshore Developments Inc., 1407 Lakeshore Road East, to amend Mississauga Official Plan to Residential High Density; to change the zoning to H-RA2-Exception (Apartments – Exception Holding Provision) to permit a 9 storey apartment building with ground floor commercial space be approved in conformity with the provisions outlined in Appendix 2 of the staff report dated May 19, 2023 from the Commissioner of Planning and Building.
  3. That the "H" holding symbol is to be removed from the H-RA2-Exception (Apartments – Exception Holding Provision) zoning applicable to the subject lands, by further amendment upon confirmation from applicable agencies and City Departments that matters as outlined in the report dated May 19, 2023, from the Commissioner of Planning and Building have been satisfactorily addressed.
  4. That one oral submission be received.

7.

ADJOURNMENT

8:08 PM (Councillor Fonseca)