Planning and Development Committee

Meeting #:

Date:

Monday, March 27, 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
• Councillor Carolyn Parrish, Ward 5
• Councillor Joe Horneck, Ward 6 (Chair)
• 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
Andrew Whittemore, Commissioner, Planning & Building
Shari Lichterman, Acting City Manager
Jodi Robillos, Commissioner, Community Services
Geoff Wright, Commissioner, Transportation & Works
, 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
Adam Lucas, Development Planner
David Ferro, Development Planner
Robert Ruggiero, Development Planner
Jonathan Famme, Development Planner
Hugh Lynch, Manager, Development South
Sacha Smith, Manager of Legislative Services and Deputy Clerk
Megan Piercey, Legislative Coordinator

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1.

CALL TO ORDER

2.

INDIGENOUS LAND STATEMENT

Councillor J. Horneck recited the Indigenous Land Statement.

3.

APPROVAL OF AGENDA

Approved (Councillor M. Mahoney)

4.

DECLARATION OF CONFLICT OF INTEREST - Nil

5.

MINUTES OF PREVIOUS MEETING

5.1

Planning and Development Committee Draft Minutes - March 6, 2023

Approved (Councillor M. Mahoney)

6.

MATTERS TO BE CONSIDERED

6.1

SECTION 37 COMMUNITY BENEFITS REPORT (WARD 5)

Community Benefits contribution under Section 37 to permit 17 and 24 storey apartment buildings.
Address: 30 Bristol Road East
Applicant: Bristolwood Developments Limited
File: OZ 19/004 W5 and H-OZ 22-8 W5

No discussion took place regarding this Item.

• RECOMMENDATION PDC-0017-2023
  Moved By Councillor C. Parrish

  That the report dated March 3, 2023, from the Commissioner of Planning and Building outlining the recommended Section 37 Community Benefits under File OZ 19/004 W5 and File H-OZ 22-8 W5, Bristolwood Developments Limited., 30 Bristol Road East, be approved and that a Section 37 agreement be executed in accordance with the following:

  1. That the sum of $4,000,000.00 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 Bristolwood 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.

      

  Carried

6.2

PUBLIC MEETING INFORMATION REPORT (WARD 1)

Official Plan Amendment and Rezoning applications to permit a 26 storey apartment building containing 352 units.
Address: 49 South Service Road
Applicant: Edenshaw SSR Developments Ltd.
File: OZ/OPA 22-23 W1

Roman Tsap, Development Manager, Edenshaw Developments Limited,, Dylan Dewsbury, Senior Planner, Sajecki Planning and Roman Pevcevicius, Partner, Kirkor Architects and Planners, provided an overview of the planning policies, architectural design for the proposed highrise development at 49 South Service Road.

Committee members raised concerns regarding proposed amenity spaces being below the City’s ask, lack of retail and and safe walkability to amenity spaces, insufficient parking spaces, configuration and size of land and setbacks from the highway; height impact on shadowing; and enquired regarding family unit breakdown in relation to shared building, percentage of affordable units, and mitigating soundproofing. Roman Tasp, Development Manager, Edenshaw Developments Limited, responded to questions from the Committee.

• RECOMMENDATION PDC-0018--2023
  Moved By Councillor S. Dasko

  That the report dated March 3, 2023, from the Commissioner of Planning and Building regarding the applications by Edenshaw SSR Developments Ltd. to permit a 26 storey apartment building containing 352 units, under File OZ/OPA 22-23 W1, 49 South Service Road, be received for information.

  Carried

6.3

PUBLIC MEETING INFORMATION REPORT (WARD 1)

Official Plan Amendment and Rezoning applications to permit three, 16 storey and two, 6 storey apartment buildings containing 1,070 units and commercial uses at grade fronting Lakeshore Road East.
Address: 579-619 Lakeshore Road East, 1022 and 1028 Caven Street
Applicant: Star Seeker Inc., 619 Lakeshore Inc., 1022 Caven Inc. and 1028 Caven Inc.
File: OZ/OPA 22-26 W1

Glen Broll, Glen Schnarr and Associates provided an overview of the Official Plan Amendment and Rezoning applications.

Councillor Mahoney enquired regarding the breakdown of  units, square footage and retail space. 

Councillor Tedjo enquired regarding amenity spaces and commented on the lack of family units and would like to see more of those units included.

Councillor Parrish spoke in support of the application

Councillor D. Damerla arrived at 7:05 PM.

The following persons spoke:

1. Malcolm Jackson, resident expressed concerns with height, proximity of a neighbouring development, privacy,and enquired about EV charging stations, bike lanes and shadowing.  
2. Sarah Maraone and Robert Balogh expressed concerns that the development is not consistent with the policy statements reflected in Official Plan; traffic congestion, Lakeshore Village residents unable to exit street due to one way access; restricted privacy, and sunlight and safety concerns.  
3. Janet Forgetta, Resident expressed concern with traffic and parking..
4. Deborah Goss, Resident, expressed concerns with respect to traffic congestion and bus connections, and noted that the development is not in keeping with pedestrian/cycling friendly community; lack of affordability and suggests Council adhere to its Master Plan and Principles by recommending height reduction, increase retail ground space and create an enhanced public realm for local residents.
5. Sharon McAfee, expressed concerns with the lack of retail spaces and suggests increasing retail in the community.  Councillor Damerla enquired about the rationale to reduce retail space. 
6. Richard Antonio, Resident, expressed concerns regarding affordability and enquired on how affordable housing can be created.
7. Karen Lea expressed concern with the number of development applications under review that are designated for Ward 1, and the plans for infrastructure and services to support the growth, and what principles are applied to ensure equitable growth across the city.
8. Jamal Siddiqi, Resident, expressed concerns that the development is inappropriate for the community, as the current plaza is a community meeting hub, and this development creates and isolating community.  
9. Mark Savinski, Resident, suggests that the development be built in phases with the commercial spaces be built first.
10. Holga Chykhofskin, Resident:, expressed concerns with the density and enquired regarding what type of evaluations and studies have been conducted and what amenities are being proposed.
11. Irene, Resident: supportive of the development and would like to see that the community gathering spaces be maintained.   

Mayor Crombie arrived at 7:50 PM.

Glen Broll, Glen Schnarr and Associates and Chris Rouse, Director, Development and Design responded to enquiries.

Councillor Dasko commented on the community feedback, efficient use of lands, waterfront rebuilt; community public spaces, retail configurations, increase of family units and affordability, and noted that residents can reach out to him and Members of Provincial Parliament regarding growth and density.

 

• RECOMMENDATION PDC-0019-2023
  Moved By Councillor S. Dasko
  1. That the report dated March 3, 2022, from the Commissioner of Planning and Building regarding the applications by Star Seeker Inc., 619 Lakeshore Inc., 1022 Caven Inc. and 1028 Caven Inc. to permit three, 16 storey and two, 6 storey apartment buildings with ground floor commercial uses fronting Lakeshore Road East, under Files OZ/OPA 22-26 W1, 579-619 Lakeshore Road East, 1022 Caven Street, and 1028 Caven Street, be received for information.
     
     
  2. That 11 oral submissions be received
  Carried

6.4

PUBLIC MEETING INFORMATION REPORT (WARD 7)

Official Plan Amendment and Rezoning applications to permit five apartments, 46, 43, 43, 39, and 34 storeys, with 14,962 m2 (161,050 ft2) of commercial floor area and 6,216 m2 (66,905 ft2) of gross floor area for a multi floor community use.
Address: 25 and 33 Hillcrest Avenue, 3146, 3154 and 3168 Hurontario Street
Applicant: 33HC TAS LP, 33HC Corp., 3168HS LP and 3168 HS Corp.
File: OZ/OPA 22-19 W7

Glen Broll,  Glen Schnarr and Associates, Georgia Brook, TAS, and Sam Dufaux, SvN Architects and Planners provided an overview of the Official Plan Amendment and Rezoning applications.

The following persons spoke:

1. Hardy Steinke, Executive Director, Joshua Creek Church, spoke regarding community engagement, community activities, the collaboration with TAS and the support from the Ward Councillor to create a very special ECO system with the communities best interest in mind.
2. Alex Ye expressed concerns with construction noise, wind, and building height, and enquired regarding the affordability for units greater than one bedroom, water service demands, parking spaces; and the creation of community centre;
3. Sean Meagher, Resident, spoke regarding the history of Cooksville, community building and the need for community spaces.
4. Monojit Dhara, Resident expressed concerns with the traffic congestion and density. 
5. Jacob, Resident, enquired regarding whether this space being open to the public for political advocacy, and expressed concerns with insufficient parking spaces and heights. 

Councillor Dasko spoke regarding importance of community spaces, transit connections; enquired regarding the creation of community centres and libraries and expressed concern with the insufficient retail parking spaces.

Councillor Parrish enquired regarding who pays for the Community Centre and Library and whether Section 37 would have applied to this development as it has been in the works for several years.

Councillor Damerla clarified that there is no conversation regarding the creation of a community centre and only that of a library and community spaces.

Councillor Damerla commented on why there has been no formal community consultations, noting that the proposal does not meet with what staff would recommend, and suggests the developer come back with a modified proposal.  

Glen Broll, Glen Schnarr and Associates, Georgia Brook, TAS, responded to enquiries from residents and Members of Committee

• RECOMMENDATION PDC-0020-2023
  Moved By Councillor D. Damerla

  That the report dated March 3, 2023, from the Commissioner of Planning and Building regarding the applications by 33HC TAS LP, 33HC Corp., 3168HS LP and 3168 HS Corp. to permit five apartments, 46, 43, 43, 39 and 34 storeys, with 14,962 m² (161,050 ft²) of commercial floor area and 6,216 m² (66,905 ft²) of gross floor area for a multi floor community use, under File OZ/OPA 22-19 W7, 25 and 33 Hillcrest Avenue, 3146, 3154 and 3168 Hurontario Street, be received for information.

  Carried

6.5

PUBLIC MEETING RECOMMENDATION REPORT (WARD 4)

Official Plan Amendment application to replace a planned local road with a pedestrian walkway and municipal easement to facilitate a two-phase mixed use high rise development consisting of five (5) towers.
Address: 325 Burnhamthorpe Road West
Applicant: RGF (Mississauga) Developments Inc.
File: OPA 21-21 W4

Jonathan Famme, Development Planner provided an overview of the Official Plan Amendment application. 

The following person spoke:

1. Jacob, Resident expressed concerns with the lack of community spaces, density, removal of sidewalk, traffic congestion, insufficient parking and enquired about amenities in the area, and who will it be differentiate from the City of Toronto.

Members of Committee spoke regarding safe pedestrian access, protected crosswalks with lighting, and enquired about what the pedestrian walkway connect to;.

Councillor Parrish suggested modifying the recommendation to ensure that the road is to be maintained and enquired about the intent of the recommendation.  Chris Rouse, clarified the recommendation.

Geoff Wright, Commissioner, Transportation and works responded to enquiries regarding plans to ensure safe pedestrian access.

Councillor Kovac provided background on the application and spoke to the need for a proper road network and past community engagement and desire to increase the travel connections and modify the recommendation., and enquired whether part 2 of the recommendation is required.

Lia Maggi, Legal Counsel, explained the need to recommendation to provide legal serice swith clear authority; 

• RECOMMENDATION PDC-0000-2023
  Moved By Councillor 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 application under File OPA 21-21 W4, RGF (Mississauga) Developments Inc., 325 Burnhamthorpe Road West to maintain a planned local road.
  2. That City Council instruct Legal Services to modify 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.

  Carried

7.

ADJOURNMENT

9:52 PM (Councillor Tedjo)