Planning and Development Committee

Meeting #:
Date:
Time:
-
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
  • Councillor Martin Reid, Ward 9 (Chair)
  • Councillor Sue McFadden, Ward 10
  • Councillor Brad Butt, Ward 11

Staff Present
Andrew Whittemore, Commissioner, Planning & Building
Shari Lichterman, Acting City Manager
Jodi Robillos, Commissioner, Community Services
Geoff Wright, Commissioner, Transportation & Works
Graham Walsh, Deputy City Solicitor
Chris Rouse, Director, Development & Design
Ryan Au, Traffic Planning Coordinator
Emma Calvert, Manager, Development Engineering and Construction
Sangita Manandhar, Team Leader, Park Assets
Paulina Mikicich, Manager, Planning Innovations
Brandon Williams, Planner
Aiden Stanley, Business Advisor, Development Liaison
Sacha Smith, Manager of Legislative Services and Deputy Clerk
Angie Melo, Legislative Coordinator


6:05 PM

Councillor Reid recited the Indigenous Land Statement.

Official Plan Amendment and Rezoning applications to permit 5 apartment buildings ranging from 9 to 25 storeys and a City park
1250 South Service Road, west of Dixie Road, south side of South Service Road
Owner: SCREO Dixie Outlet Mall Inc., (Slate Asset Management)
File: OZ/OPA 22-32 W1
Pre-Bill 109

Maurice Luchich Glen Schnarr and Associate and Ralph Giannone, Giannone Petricone Associates provided an overview of the Official Plan Amendment
and Rezoning application.

The following persons spoke:

  1. Mary Simpson, Town of Port Credit Association, expressed concerns that this application is no longer a proposal to revitalize the Mall but rather a massive development adding 6,000 units and a reduction of retail. Simpson further noted that it is difficult to provide feedback when Plans for the rest of the site are unknown, such as retail spaces, heights, intensification, transit, parkland, and whether the new Dixie Road ramp will reroute traffic off residential streets.  Ms. Simpson suggested that this development conform to the requirements stated in the OPA Section 5.4.5., and that the developer present the entire Plan for this site.
  2. Tonya Elmazi, President, Orchard Height Homeowners Association spoke to the 2021 survey results, expressed concerns regarding the impact of high-rise dwellings, increased population and traffic on the value of neighbouring homes; the piecemeal approach the applicant is using to develop this property and the concentration of density in and around our community. Elmazi enquired regarding the type of assessment being conducted, potential high density in comparison to similar developments; and percentage of the mandated new homes for development along the Dixie/Lakeshore corridor and waterfront.

Andrew Commissioner, Planning and Building clarified that under the Ontario Building Act, developers/property owners can submit and seek development applications, even on lands not intended for growth.  Mr. Whittemore noted that although submitting of comprehensive plan is more favourable, the City has no authority to compel the developer, Mr. Whittemore further noted that staff are collaborating with the landowner on an Official Plan, recently endorsed by Council.

  1. Trevor Baker, President, Lakeview Rate Payers Association expressed concerns with respect to excessive heights, density, transit, affordability, privacy, traffic congestion, and supports the area residents.
  2. Jonathan Giggs, Resident, spoke in support of the redevelopment of the Dixie Mall noting the urban design includes other uses such as parks, community spaces, housing, maintaining retail and being more environmentally sustainable.
  3. Jamie Pugh, President, Sherway Homeowners Association noted that residents are not opposed to responsible development but are not in favour of excessive high-rises added to this site, and enquired as why the developer is  not  providing the overall development plan  in terms of height, density and loss of retail for this site.
  4. Deborah Goss, Resident spoke to affordable housing quota, affordable home pricing, reducing retail, isolation from transit, Official Plan review delays, increased density to the Lakeview Community will other proposed developments, and that the entire plan for this site is unknown;
  5. Frank Mazzolin, Resident spoke to density calculations and enquired regarding how Bill 97 provides guidance to the developer’s request for proposed density; and noted that the number of one-bedroom units proposed does not address housing crisis. .

Andrew Whittemore, Commissioner, Planning and Building clarified that Bill 97 has not yet received Royal Assent; therefore not applicable in this application, and noted that Bill 97 is an amalgamation of the Provincial Policy Statement with the Growth Plan, and that the density Mr. Mazzolin is referring to greenfield lands and not the infill projects such as Dixie Mall.

  1. Myra Jones, Resident, expressed concerns that the Developer did not listen to the community in spite of asking the community for their feedback; nothing is known of f    future development at this site and  the increase of traffic on roadways that already experience traffic congestion.
  2. Annette Barnie, Resident noted that her property abuts the proposed development and expressed that she shares the concerns that others have spoken to earlier.

Councillor Dasko spoke to the initial proposal in comparison to the new proposed development; the need for a collaborative Master Plan address concerns;

Councillor Butt enquired regarding the number of storeys the Fairways Condominiums located south on Dixie Road are and when they were built, noting that this is relative to the overall development of this site.

David Ferro, Development Planner, responded to Councillor Butt's enquiry.

Mayor Crombie expressed concern that the overall master plan has not been provided.

 

  • RECOMMENDATIONPDC-0024-2023
    Moved ByCouncillor S. Dasko
    1. That the report dated April 14, 2023, from the Commissioner of Planning and Building regarding the applications by SCREO Dixie Outlet Mall Inc., to permit 5 apartment buildings ranging from 9 to 25 storeys and a city park, under File OZ/OPA 22-32 W1, 1250 South Service Road, be received for information.
    2. That nine oral submissions be received. 
    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)

Official Plan Amendment and Rezoning applications to permit 4, 16 and 20 storey rental apartment buildings with at grade commercial uses - 1000 and 1024 Dundas Street East, south side of Dundas Street East and east of Tomken Road
Owner: Ahmed Group (1000 Dundas St. E.) Inc. and Ahmed Group (1024 Dundas St. E.) Inc.
File: OZ/OPA 22-18 W1
Pre-Bill 109

John Lohmus, Plan Logic Consulting Inc. and Neno Kovacevic, IBI Group provided an overview of the Official Plan Amendment and Rezoning applications.

The following persons spoke:

  1. David Tang, spoke on behalf of Mother Parker's Tea and Coffee Inc., spoke to the impact on Mother Parker's operation, the noise impact to the residents on the proposed subject lands, compatibility with existing lands, and requested the Committee to refuse this application.

In response to Councillor Butt's enquiry regarding why this development impacts Mother Parker's operations since there are existing residential the area, and the number of complaints from residents in close proximity of Mother Parker's,  Mr. Tang noted that the proposed development is much closer and will impact Mother Parker's ability to obtain future  Provincial environmental approvals.  Mr. Tang further noted that there have been complaints related to odour, and noise and explained the noise standards that Mother Parker's must meet to obtain approvals to change any operations at the facility.

Mayor Crombie recognized the struggles that industrial companies face with development changes.

  1. Jonathan Giggs, Resident spoke regarding the barriers and distance between the development and schools and how students would be impacted.

Councillor Fonseca commented on resident's complaints regarding odours emanating from the Mother Parker's facilities but noted that Mother Parker's has been diligent in responding to those complaints and residents recognize the employment opportunities that Mother Parkers has provided to the community.

Councillor Tedjo expressed concerns regarding the air quality, noise and changing of land use from employment/industrial to residential, and commented on the meeting provincial priorities and allocation of rental housing in appropriate locations and protecting employment spaces.

Councillor Dasko spoke to the application and raised concerns regarding land use compatibility, and enquired regarding cost per square footage; whether Class 4 buildings referenced by Mr. Lohmus have been built, and whether the lands have been zoned for residential.

Hugh Lynch, Manager, Development South, explained the zoning policy for the subject lands.

  • RECOMMENDATIONPDC-0025-2023
    Moved ByCouncillor S. Dasko
    1. That the report dated April 14, 2023, from the Commissioner of Planning and Building regarding the applications by Ahmed Group (1000 Dundas St. E.) Inc. and Ahmed Group (1024 Dundas St. E.) Inc. to permit 4, 16 and 20 storey rental apartment buildings with at grade commercial uses, under File OZ/OPA 22-18 W 1, 1000 and 1024 Dundas Street East, be received for information.

    2. That two oral submissions be received.
    YES (9)Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor M. Mahoney, Councillor S. McFadden, Councillor A. Tedjo, Councillor J. Horneck, Councillor M. Reid, and Councillor B. Butt
    ABSENT (3)Mayor Crombie, Councillor C. Parrish, and Councillor D. Damerla
    Carried (9 to 0)

Official Plan Amendment and Rezoning applications to permit a four storey rental apartment building containing 20 rental units - 6020 Winston Churchill Blvd., northwest corner of Winston Churchill Blvd. and Britannia Road West
Owner: 2421845 Ontario Inc.
File: OZ/OPA 22-7 W9
Pre-Bill 109

Councillor Mahoney:  assumed the role of chair

Jaspreet Sidhu, Planner, provided an overview of the Official Plan Amendment and Rezoning application.

Councillor McFadden expressed safety concerns regarding for vehicles entering and existing this property and suggested a concrete barrier be installed along Britannia Road up to the intersection to the west to deter U-turns.

Ryan Au Manager, Traffic Planning advised that staff would have to consult with the Region of Peel as it has jurisdiction over Britannia Road and noted that the trips generated in and out of the property during peak hours are minimal.

The following persons spoke:

  1. Mike Crough, Director, Sr. Practice Lead, Planning Arcadis Professional Services (Canada) on behalf of the applicant; provided an overview of the proposed development
  2. Josh Reid, Resident, spoke in support of the development noting it increases the affordable housing supply and the location is ideal for higher density with access to transit, parks and schools.
  3. Cesareo Gill, Resident, raised concerns regarding zoning amendments, parking standards which will impact neighbouring streets that are accessible through a catwalk.  Gill is in support of development in accordance with the current zoning with no amendments.

Aiden Stanley; Manager, Development North, responded to Mr. Gill’s enquires and noted that the proposed parking spaces meetings parking standards regulations for the unit mix, and that he Concept Plan Review determined the appropriateness of the Zoning By-Law Regulations. 

  1. Jordan Dutfield, Resident raised concerns that the proposed development is much larger than previous proposals and that it exceeds the current zoning in place; height, proximity of the garbage bin, privacy, noise and road safety at the intersection of Winston Churhill Boulevard and Britannia.
  2. Sadana, Resident raised concerns regarding the distance of the garbage bin, traffic congestion, the lack of privacy due to the proposed rooftop amenities, and road safety for vehicles entering and exiting the property.

Councillor Mahoney advised that there will be an opportunity to address resident’s concerns through the site plan process.

Councillor Dasko spoke to the application and suggested adjustments to parking spaces; staff reviewing appropriateness of adjusting roadway medians, and adding privacy buffering on the rooftop.

Councillor Tedjo noted that this location is not appropriate for retail as it would add to road safety and traffic concerns, and further noted that this development meets the City's plan for the missing middle for rentals and affordable units with modest density and accessible to transit.

Councillor Reid provided an overview of the collaboration with the property owner, the engagement with the community and the previous proposals.  Councillor Reid recognized that there are concerns with entering and exiting the property and advised that these concerns can be addressed through the site plan review.

Councillor Reid resumed the Chair Role

  • RECOMMENDATIONPDC-0026-2023
    Moved ByCouncillor M. Reid
    1. That the applications under File OZ/OPA 22-7 W9, 2421845 Ontario Inc., 6020 Winston Churchill Blvd. to amend Mississauga Official Plan to Residential Medium Density; to change the zoning to RA1 – Exception (Apartments – Exception) to permit a four storey rental apartment building containing 20 rental units be approved in conformity with the provisions outlined in Appendix 2 of the staff report dated April 14, 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 rezoning application be considered null and avoid, and a new development application be required unless a zoning by-law is passed within 18 months of the Council decision.
    4. That five oral submissions be received 
    YES (9)Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor M. Mahoney, Councillor S. McFadden, Councillor A. Tedjo, Councillor J. Horneck, Councillor M. Reid, and Councillor B. Butt
    ABSENT (3)Mayor Crombie, Councillor C. Parrish, and Councillor D. Damerla
    Carried (9 to 0)

Official Plan Amendment, Rezoning and Plan of Subdivision applications to permit eight apartments, ranging in height from 28 to 42 storeys with ground related commercial uses, one 45 storey mixed used building and eight blocks of townhouses containing 120 units - 4615 Hurontario Street, 25, 35, 55, 105 and 110 Elia Avenue and 136 Eglinton Avenue East, south of Eglinton Avenue East and east of Hurontario Street
Owner: The Elia Corporation
Files: OZ/OPA 21-8 W4 and 21T-M 21-3 W4
Pre-Bill 109

Adam Lucas, Planner provided an overview of the Official Plan Amendment and Zoning application.

Adam Lucas, Planner responded to Councillor Dasko's inquiries regarding at what storey is the 45 degree angler plan, what is the maximum height allowable in the area and what height is the developer requesting.

The following persons spoke:

  1. Ming Jenny Xu, Resident, expressed concerns, regarding heights; increased density, traffic congestion, community safety; lack of resources such as community centres and schools. .
  2. Peter Smith, Bousfield Inc. (Planners for the applicant) spoke to the previous community meetings and noted that since those meetings, the developer remains open to working with staff to resolve outstanding issues.

Chris Rouse, Director, Development and Design responded to Council Horneck's enquiry regarding whether there have been any applications submitted for properties adjacent to this development.

Councillor Butt; supports the staff’s recommendation and anticipates more applications of these types and that Council be mindful of these applications moving forward.

Councillor Kovac spoke to feedback from residents at the town hall meetings, staff's effort on this application, and requested the development group work with staff. 

  • RECOMMENDATIONPDC-0027-2023
    Moved ByCouncillor J. Kovac
    1. That City Council direct Legal Services, representatives from the appropriate City Departments and any necessary consultants to attend the Ontario Land Tribunal hearing on the subject applications under File OZ/OPA 21-8 W4 and 21T-M 21-3 W4, The Elia Corporation, 4615 Hurontario Street, 25, 35, 55, 105 and 110 Elia Avenue and 136 Eglinton Avenue East to permit eight apartments, ranging in height from 28 to 42 storeys with ground related commercial uses, one 45 storey mixed use building and eight blocks of townhouses containing 120 units in support of the recommendations outlined in the report dated April 14, 2023 from the Commissioner of Planning and Building, that concludes that the proposed official plan amendment, rezoning and draft plan of subdivision are not acceptable in their current form and should not be approved.
    2. That City Council provide the Planning and Building Department with the authority to instruct Legal Services on modifications to the position deemed necessary during or before the Ontario Land Tribunal hearing process, however, if there is a potential for settlement then a report shall be brought back to Council by Legal Services.
    3. That two oral submissions be received 
    YES (8)Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor M. Mahoney, Councillor A. Tedjo, Councillor J. Horneck, Councillor M. Reid, and Councillor B. Butt
    ABSENT (4)Mayor Crombie, Councillor C. Parrish, Councillor D. Damerla, and Councillor S. McFadden
    Carried (8 to 0)

Community Benefits contribution under Section 37 to permit a 32 storey apartment building with ground floor commercial uses - 1 Fairview Road East, Northeast corner of Fairview Road East and Hurontario Street
Owner: Edenshaw Fairview Developments Inc.
Files:  OZ 20/001 W4 and H-OZ 21-5 W4

Councillor Kovac noted that the significant contribution will benefit the community.  

  • RECOMMENDATIONPDC-0028-2023
    Moved ByCouncillor J. Kovac

    That the report dated April 14, 2023, from the Commissioner of Planning and Building outlining the recommended Section 37 Community Benefits under Files OZ 20/001 W4 and H-OZ 21-5 W4, Edenshaw Fairview Developments Limited, 1 Fairview Road East, be approved and that a Section 37 agreement be executed in accordance with the following:

    1. That the sum of $3,300,000 be approved as the amount for the Section 37 Community Benefits contribution.

       

    2. That City Council enact a by-law under Section 37 of the Planning Act to authorize the Commissioner of Planning and Building and the City Clerk to execute the Section 37 agreement with Edenshaw Fairview Developments Limited, and that the agreement be registered on title to the lands in a manner satisfactory to the City Solicitor to secure the community benefits contribution.

       

    YES (8)Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor M. Mahoney, Councillor A. Tedjo, Councillor J. Horneck, Councillor M. Reid, and Councillor B. Butt
    ABSENT (4)Mayor Crombie, Councillor C. Parrish, Councillor D. Damerla, and Councillor S. McFadden
    Carried (8 to 0)

9:35 PM (Councillor J. Kovac)