Planning and Development Committee

Meeting #:

Date:

Tuesday, September 05, 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 (Chair)
• Councillor Carolyn Parrish, Ward 5, Departed at 7:24 PM
• 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
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
Ashlee Rivet-Boyle, Manager, Development Central
Hugh Lynch, Manager, Development South
Andrea Dear, Development Planner
Adam Lucas, Development Planner
Michael Franzolini, Development Planner
Sacha Smith, Manager Secretariat and Access & Privacy,
Angie Melo, Legislative Coordinator

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1.

CALL TO ORDER

Councillor Kovac, Chair called the meeting to order at 6:02 PM

2.

INDIGENOUS LAND STATEMENT

Councillor Kovac Chair recited the Indigenous Land Statement.

3.

APPROVAL OF AGENDA

Approved (Councillor J. Horneck)

4.

DECLARATION OF CONFLICT OF INTEREST

Nil

5.

MINUTES OF PREVIOUS MEETING

5.1

Planning and Development Committee Draft Minutes - June 26, 2023 at 1:30 PM

Approved (Councillor M. Mahoney)

5.2

Planning and Development Committee Draft Minutes - June 26, 2023 at 6:00 PM

Approved (Councillor M. Mahoney)

6.

MATTERS TO BE CONSIDERED

6.1

PUBLIC MEETING RECOMMENDATION REPORT (WARD 3)

Temporary Rezoning application to permit a transportation facility for 106 commercial motor vehicles for a period of three years 1075 Canadian Place, south of Eglinton Avenue East, east of Tomken Road
Owner: 2415054 Ontario Inc.
File: T-OZ 21-6 W3

Pre-Bill 109

Andrea Dear, Planner provided an overview of the Temporary Rezoning application.

Councillor Parrish enquired regarding why the applicant chose to go through Planning rather than apply to the Committee of Adjustment.

Ashlee Rivet-Boyle, Manager, Development Central, explained the rationale for considering the application through the Temporary Use By-law, and advised that the applicant would have to submit a rezoning application for the intended use once the Temporary Use By-law expires.  Ms. Rivet-Boyle advised that the applicant chose to proceed with the temporary rezoning process rather than apply to the Committee of Adjustment.

Councillor Fonseca explained that since the deferral of this matter at a previous Planning meeting, a number of the issues have been addressed and that the applicant is working with City staff on the future land use of this property.

• RECOMMENDATION PDC-0052-2023
  Moved By Councillor C. Fonseca
  1. That the application under File T-OZ 21-6 W3, 2415054 Ontario Inc., 1075 Canadian Place to temporarily change the zoning to D - exception (Development – Exception) to permit a transportation facility for 106 commercial motor vehicles for a period of three years, be approved, in conformity with the provisions outlined in Appendix 2 of the staff report dated May 6, 2023 from the Commissioner of Planning and Building.

      

  2. That the applicant agree to satisfy all the requirements of the City and any other external agency concerned with the development

      

  3. That the decision of Council for approval of the temporary rezoning application be considered null and void, and a new development application be required unless a zoning by-law is passed within 18 months of the Council decision.

      

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

  Carried (9 to 0)

6.2

PUBLIC MEETING INFORMATION REPORT (WARD 7)

Official Plan Amendment and Rezoning applications to permit a 35 storey apartment building containing 431 dwelling units with ground floor commercial and community uses 3115 Hurontario Street, east side of Hurontario Street, south of Kirwin Avenue
Owners: Clearbrook Developments Ltd.
File: OZ/OPA 22-24 W7 

Pre-Bill 109

Catriona Moggach, Planner, Arcadis provided an overview of the Official Plan Amendment and Rezoning application. Councillor Damerla spoke with respect to the application and noted that this is an information report and that no decisions with respect to the application are being made at this time.

• RECOMMENDATION PDC-0053-2023
  Moved By Councillor D. Damerla

  That the report dated August 11, 2023, from the Commissioner of Planning and Building regarding the applications by Clearbrook Development Ltd. to permit a 35 storey apartment building containing 431 dwelling units with ground floor commercial and community uses, under file OZ/OPA 22-24 W7, 3115 Hurontario Street, be received for information.

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

  Carried (9 to 0)

6.3

RECOMMENDATION REPORT (WARD 7)

Official Plan Amendment and Rezoning applications to permit five apartments, 46, 43, 43, 39 and 34 storeys, with non-residential uses 25 and 33 Hillcrest Avenue, 3146, 3154 and 3168 Hurontario Street, northwest corner of Hillcrest Avenue and Hurontario Street
Owners: 33HC TAS LP, 33HC Corp., 3168HS LP and 3168 HS Corp.
File: OZ/OPA 22-19 W7

Pre-Bill 109

Adam Lucas provided an overview of the Official Plan Amendment and Rezoning Application.

The following person spoke:

1. Jonathan Giggs, Resident, enquired regarding what zoning standards has the applicant not satisfied, parkland deficiency and reasons why the applicant has proposed a better solution for parkland than what is required.

Adam Lucas, Planner advised that the City is not supportive of the applicants proposed parking spaces, and building height, as it relates to sun shadowing impacts.

Sangita Manandhar, Team Leader Park Assets, explained the legislative requirements under Bill 23 with respect to Privately Owned Publicly Accessible Spaces (POPS) and advised that the City is pursuing obtaining unencumbered parkland to accommodate a City owned playground.   Ms. Manandhar, further advised that staff informed the applicant that the City is seeking unencumbered parkland; however, the applicant is proposing POPS in order to meet parking requirements.

 

 

In response to Councillor Parrish's enquiry regarding required percentage of parkland and why parking under parkland is not permitted, Sangita Manandhar, Team Leader Park Assets, explained the new legislation under Bill 23 regarding parkland percentages, and advised that staff are conducting benchmarking of what other Municipalities are doing regarding City owned assets.

In response to Councillor Parrish's enquiry regarding shadowing on sidewalks, Adam Lucas, Planner advised that both shadowing on sidewalks as well as on adjacent buildings are being considered.

Members of the Committee engaged in a discussion and commented on community benefits and service/sewer capacity deficiencies.

Andrew Whittemore, Commissioner, Planning and Building advised that he and Geoff Wright, Commissioner of Transportation and Works would be meeting with the Region to discuss service concerns along the Hurontario corridor.

Councillor Damerla, spoke to the application and expressed concerns regarding the proposed vertical sprawl, over capacity of services and lack of conversation with the developer to talk through some of the issues.

• RECOMMENDATION PDC-0054-2023
  Moved By Councillor D. Damerla
  1. That City Council direct Legal Services, appropriate City staff and any necessary consultants to attend the Ontario Land Tribunal (OLT) hearing in opposition to the Official Plan Amendment and Rezoning applications in their current form, for the lands at 25 and 33 Hillcrest Avenue, 3146, 3154 and 3168 Hurontario Street and for Legal Services to bring a report to Council should there be a potential for settlement
  2. That City Council authorize the Planning and Building Department to instruct Legal Services on requesting mediation or to otherwise enter into settlement discussions during or before the Ontario Land Tribunal hearing process.
  3. That one oral submission be received

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

  Carried (9 to 0)

6.4

RECOMMENDATION REPORT (WARD 1)

Official Plan Amendment and Rezoning applications to permit a 26 storey apartment building containing 352 units
49 South Service Road, north side of South Service Road and east of Hurontario Street
Owner: Edenshaw SSR Developments Ltd.
File: OZ/OPA 22-23 W1

 Pre-Bill 109  

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

Councillor Parrish expressed concerns with the development proposal and enquired whether we can obtain a letter from the Ministry of Transportation advising against the proposed development.

Michael Franzolini, Planner, advised that the Ministry of Transportation (MTO) has provided a letter, which states that building structures and essential site features including zoning by-law minimums must not be located within the 14 metres.

The following persons spoke:

1. Carleigh Oude-Reimerink, Edenshaw Developments and Dylan Dewsbury, Sajecki Planning provided an overview of project timelines, summary of staff         report and recommendations and continuing work/next steps.

Councillor Parrish departed at 7:24 PM

Councillor Horneck comment on the parking challenges, hostile pedestrian environment and encouraged the applicant to work with staff to address these issues.

Councillor Dasko expressed significant reservations regarding the proposal as presented.  Councillor Dasko spoke to the traffic along South Service Road,

Councillor Dasko enquired whether the applicant has spoke to the MTO regarding plans for lane expansion in the area and noted that the northwest on ramp to the QEW is very dangerous.

Carleigh Oude-Reimerink, Edenshaw Developments, advised that they are working with MTO to obtain final plans of lane expansion in that area.

Councillor Dasko expressed concerns with wind, shade, shadowing impact to children's school and playground; building height, unit count and average square footage of units is not favourable for family occupancy; and default parking on neighbouring properties.

• RECOMMENDATION PDC-0055-2023
  Moved By Councillor S. Dasko
  1. That City Council direct Legal Services, representatives from the appropriate City Departments and any necessary consultants to attend the Ontario Land Tribunal hearing in opposition to the Official Plan Amendment and Rezoning applications in their current form for the lands at 49 South Service Road and for Legal Services to bring a report to Council should there be a potential for settlement
  2. That City Council authorize the Planning and Building Department to instruct Legal Services on requesting mediation or to otherwise enter into settlement discussions during or before the Ontario Land Tribunal hearing process.
  3. That two oral submissions be received.

  YES (8)	Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor D. Damerla, Councillor M. Mahoney, Councillor A. Tedjo, Councillor J. Horneck, and Councillor B. Butt
  ABSENT (4)	Mayor Crombie, Councillor C. Parrish, Councillor S. McFadden, and Councillor M. Reid

  Carried (8 to 0)

7.

ADJOURNMENT

7:39 PM (Councillor D. Damerla)