Planning and Development Committee

Meeting #:

Date:

Monday, June 26, 2023

Time:

1:30 P.m. - 4:00 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 (CHAIR)
• 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

1:30 PM

Mayor Bonnie Crombie joined the meeting at 1:30 PM.

Councillor Stephen Dasko joined the meeting at 1:30 PM.

Councillor Alvin Tedjo joined the meeting at 1:30 PM.

Councillor Chris Fonseca joined the meeting at 1:30 PM.

Councillor John Kovac joined the meeting at 1:30 PM.

Councillor Carolyn Parrish joined the meeting at 1:30 PM.

Councillor Joe Horneck joined the meeting at 1:30 PM.

Councillor Dipika Damerla joined the meeting at 1:30 PM.

Councillor Matt Mahoney joined the meeting at 1:30 PM.

Councillor Martin Reid joined the meeting at 1:30 PM.

Councillor Sue McFadden joined the meeting at 1:30 PM.

Councillor Brad Butt joined the meeting at 1:30 PM.

2.

INDIGENOUS LAND STATEMENT

"We acknowledge the lands which constitute the present-day City of Mississauga as being part of the Treaty and Traditional Territory of the Mississaugas of the Credit First Nation, The Haudenosaunee Confederacy the Huron-Wendat and Wyandotte Nations. We recognize these peoples and their ancestors as peoples who inhabited these lands since time immemorial. The City of Mississauga is home to many global Indigenous Peoples.

As a municipality, the City of Mississauga is actively working towards reconciliation by confronting our past and our present, providing space for Indigenous peoples within their territory, to recognize and uphold their Treaty Rights and to support Indigenous Peoples. We formally recognize the Anishinaabe origins of our name and continue to make Mississauga a safe space for all Indigenous peoples."

Councillor C. Fonseca 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 12, 2023

Approved (Councillor S. Dasko)

6.

MATTERS TO BE CONSIDERED (AFTERNOON SESSION)

6.1

Provincial Reporting of Planning and Development Data Update - (Presentation is now attached)

Melanie Zakarian, Statistician, City Planning Strategies provided an overview of the Provincial reporting of planning and development data update.

Mayor B. Crombie arrived 1:42 PM.

Committee members engaged in discussion and enquired about building permits, approval timelines, statistics on development charges, taxes per capita, and the development of a housing index. Jason Bevan, Director, Planning Strategies, and Andrew Whittemore, Commissioner of Planning and Building responded to questions.

• RECOMMENDATION PDC-0042-2023
  Moved By Councillor C. Parrish

  That the presentation from Melanie Zakarian, Statistician, City Planning Strategies regarding Provincial Reporting of Planning and Development Data Update, be received for information.

  YES (10)	Mayor Crombie, 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 (2)	Councillor S. McFadden, and Councillor M. Reid

  Carried (10 to 0)

6.2

RECOMMENDATION REPORT (WARD 1)

Sign Variance Application to permit one single sided billboard sign with electronic changing copy.
Address: 2531 Cawthra Road
Applicant: Permit World
File: SGNBLD 23-6511 VAR (W1)

Committee members engaged in discussion and enquired about the up-sizing of applications, electronic signs, the main street restrictions in the by-law, and the adjusting of the sign brightness. Gilda Collins, Permit World responded to questions. Andrew Whittemore, Commissioner, Planning and Building further responded that staff would review the by-law and report back on the main street restrictions.

• RECOMMENDATION PDC-0043-2023
  Moved By Councillor S. Dasko
  1. That the sign variance application under File SGNBLD 23-6511 VAR (W1), Permit World, 2531 Cawthra Road, to permit one single sided (north facing) billboard sign with electronic changing copy (electronic billboard sign) referenced in the report dated June 2, 2023 from the Commissioner of Planning and Building be approved.
  2. That the existing ground sign located on the subject site be removed.

  YES (10)	Mayor Crombie, 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 (2)	Councillor S. McFadden, and Councillor M. Reid

  Carried (10 to 0)

6.3

SECTION 37 COMMUNITY BENEFITS REPORT (WARD 5) - (Revised Corporate Report to reflect a change to the Applicant's Name)

Community Benefits contribution under Section 37 to permit 23, 33 and 38 storey apartment buildings 5081, 5085, 5105 Hurontario Street and 35 Armdale Road, Northeast corner of Hurontario Street and Armdale Road 
Owner: 5081 Hurontario Limited Partnership, by its General Partner, 1997937 Ontario Inc. 
File:  OZ 20/020 W5 and H-OZ 22-9 W5

Robert Ruggiero, Development Planner provided an overview of the community benefits contribution under Section 37.

Councillor C. Parrish requested that the following amendment be added to part 1 of the recommendation "with deferral of payment to be made at the issuance of the building permit."

Councillor D. Damerla departed at 2:15 PM.

• RECOMMENDATION PDC-0044-2023
  Moved By Councillor C. Parrish

  That the report dated June 2, 2023, from the Commissioner of Planning and Building outlining the recommended Section 37 Community Benefits under File OZ 20/020 W5 and H-OZ 22-9 W5, 1997937 Ontario Inc., Liberty Development Corp, 5081, 5085, 5105 Hurontario Street and 35 Armdale Road, be approved and that a Section 37 agreement be executed in accordance with the following:

  1. That the sum of $1,000,000.00 be approved as the amount for the Section 37 Community Benefits contribution, with deferral of payment to be made at the issuance of the building permit.
  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 1997937 Ontario Inc., Liberty Development Corp., 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 (9)	Mayor Crombie, Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor C. Parrish, Councillor M. Mahoney, Councillor A. Tedjo, Councillor J. Horneck, and Councillor B. Butt
  ABSENT (3)	Councillor D. Damerla, Councillor S. McFadden, and Councillor M. Reid

  Carried (9 to 0)

6.4

PUBLIC MEETING RECOMMENDATION REPORT (WARD 3)

Rezoning application to permit two, one storey industrial buildings.
Address: 4496 Tomken Road
Applicant: Mantella Corporation
File: OZ 21-17 W3 

Andrea Dear, Development Planner provided an overview of the rezoning application.

• RECOMMENDATION PDC-0045-2023
  Moved By Mayor Crombie
  1. That the application under File OZ 21-17 W3, Mantella Corporation, 4496 Tomken Road to change the zoning to H-E2-Exception (Employment - Exception) and G2 (Greenlands – Natural Features) to permit two, one storey industrial buildings be approved in conformity with the provisions outlined in Appendix 2 of the staff report dated June 2, 2023 from the Commissioner of Planning and Building.
  2. That the applicant agrees 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 void, and a new development application be required unless a zoning by-law is passed within 18 months of the Council decision.
  4. That the "H" holding provision is to be removed from the H-E2-Exception (Employment - Exception) 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 June 2, 2023, from the Commissioner of Planning and Building have been satisfactorily addressed.

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

  Carried (9 to 0)

6.5

RECOMMENDATION REPORT (WARD 1)

Official Plan Amendment and Rezoning applications to permit 4, 16, and 20 storey rental apartment buildings containing 543 units and at grade commercial uses.
Address: 1000 and 1024 Dundas Street East
Applicant: Ahmed Group (1000 Dundas St. E.) Inc. and Ahmed Group (1024 Dundas St. E.) Inc.
File: OZ/OPA 22-18 

Paul Stewart, Development Planner provided an overview of the official plan amendment and rezoning applications.

Councillor D. Damerla returned at 2:59 PM.

Committee members engaged in discussion and enquired about closed session requirements, height limitations, the long term plan for the area, the impact to the Bus Rapid Transit (BRT) and requested further clarification on the proposed recommendation. P. Stewart, Chris Rouse, Director, Development and Design and Lia Magi, Legal Counsel responded to questions.

The following persons spoke:

1. John Lohmus, Plan Logic Consulting Inc., Peter Gross, Gowlings LLP & Len Abelman, WZMH Architects expressed concerns and spoke to land use compatibility, noise, vibration & air quality studies, other class 4 noise examples, development context, design & landscape concept, development strategy, and the rental housing crisis.
2. David Tang, Miller Thomson LLP, Legal counsel to Mother Parker's Tea & Coffee spoke to new noise information, studies to be completed, and expressed concerns with the proposed development. 

• RECOMMENDATION PDC-0046-2023
  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 on the subject application under File OZ/OPA 22-18 W1, Ahmed Group (1000 Dundas St. E.) Inc. and Ahmed Group (1024 Dundas St. E.) Inc., 1000 Dundas Street East and 1024 Dundas Street East, to permit 4, 16, and 20 storey rental apartment buildings with at grade commercial uses, in support of the recommendations outlined in the report dated June 2, 2023 from the Commissioner of Planning and Building, that concludes that the proposed official plan amendment, and rezoning applications require additional information and modifications and approvals are premature until such time that the City’s issues are addressed.
  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 (2) oral submissions be received.

  YES (8)	Mayor Crombie, Councillor S. Dasko, Councillor C. Fonseca, Councillor J. Kovac, Councillor D. Damerla, Councillor M. Mahoney, Councillor A. Tedjo, and Councillor J. Horneck
  NO (1)	Councillor B. Butt
  ABSTAIN (1)	Councillor C. Parrish
  ABSENT (2)	Councillor S. McFadden, and Councillor M. Reid

  Carried (8 to 1)

6.6

INFORMATION REPORT (ALL WARDS)

Mississauga Official Plan Review – Bundle 3 Draft Policies.
File: CD.02-MIS 

Sharleen Bayovo, Planner provided an overview of the Mississauga Official Plan Review - Budle 3 Draft Policies. Committee members engaged in discussion and enquired about the MTSAs, land use designation and proposed changes, when the policies will be finished, and incentives for affordable units. Ben Phillips, Manager, Official Plan Review and S. Bayovo responded to questions.

Councillor S. Dasko requested a Council education session on the subject matter.

The following persons spoke:

1. Christine Fang-Denissov, Partner, Urban Strategies, representing SmartCentres 100 Burnhamthrope Road West, 780 Burnhamthorpe Road West and SmartCentres Meadowvale. C. Fang-Denissov spoke to the employment conversion requests and expressed concerns with residential uses and designations as well as Provincial policy direction. Jason Bevan, Director, Planning Strategies responded to questions.
2. Rahul Meta, Founder, Sustainable Mississauga, Co-Founder, Stop Sprawl Peel provided a presentation and expressed concerns with housing affordability, transportation, migration and the need for permitting more housing citywide. 

Councillor C. Parrish and Councillor B. Butt departed at 4:14 PM.

• RECOMMENDATION PDC-0047-2023
  Moved By Councillor D. Damerla
  1. That the report titled “Mississauga Official Plan Review – Bundle 3 Draft Policies” dated June 2, 2023 from the Commissioner of Planning, be received for information.
  2. That two (2) oral submissions be received.

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

  Carried (8 to 0)

7.

MATTERS TO BE CONSIDERED (EVENING SESSION - NIL)

8.

ADJOURNMENT

4:25 PM (Councillor S. Dasko)