Planning and Development Committee

Meeting #:

Date:

Monday, March 03, 2025

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 Present

• Mayor Carolyn Parrish, Chair
• Vice-Chair and Councillor Alvin Tedjo, Ward 2
• Councillor Stephen Dasko, Ward 1
• Councillor Chris Fonseca, Ward 3
• Councillor John Kovac, Ward 4
• Councillor Natalie Hart, 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

Staff Present
Geoff Wright, City Manager
Jodi Robillos, Commissioner, Community Services
Andrew Whittemore, Commissioner, Planning & Building
Chris Rouse, Director, Development & Design
Jason Bevan, Director, City Planning Strategies
Ryan Au, Manager, Traffic Planning
Joe Alava, Manager, Development Engineering and Construction
Jim Greenfield, Planner
Sangita Manandhar, Team Leader, Park Assets
Sacha Smith, Manager Secretariat and Access & Privacy,
Heleana Tsabros, Legislative Coordinator 

---

1.

CALL TO ORDER

Councillor Tedjo, Vice-Chair, called the meeting to order at 6:01 PM.

2.

INDIGENOUS LAND STATEMENT

Councillor Tedjo, Vice-Chair, recited the Indigenous Land Statement.

3.

APPROVAL OF AGENDA

Councillor Tedjo, Vice-Chair, noted that Item 6.1 would be discussed after item 6.4

That the agenda of the March 3, 2025 at 6:00 PM Planning and Development Committee meeting be approved as presented.

Approved (Mayor Parrish)

4.

DECLARATION OF CONFLICT OF INTEREST

Councillor Butt declared a conflict of interest on Items 6.3 and 6.4 due to his personal residence being located within close proximity (120m) to the subject-lands.

5.

MINUTES OF PREVIOUS MEETING

5.1

Planning and Development Committee Draft Minutes - February 10, 2025

That the minutes of the February 10, 2025 at 6:00 PM Planning and Development Committee meeting be approved as presented.

Approved (Councillor Kovac) 

6.

MATTERS CONSIDERED

6.1

PUBLIC MEETING RECOMMENDATION REPORT (ALL WARDS)

Proposed City-Initiated Amendments to Zoning By-law 0225-2007 Neighbourhood Zoning Review: Increasing Housing Choices in Neighbourhoods
File: BL.09-RES (All Wards)

This Item was discussed after Item 6.4

Caleigh McInnes, Planner provided an overview of the Neighbourhood Zoning Review highlighting zoning review changes, background information, engagement and consultation process, neighbourhood case study, residential small and large lot ownership options, and ongoing changes.

Staff responded to enquiries from Committee Members with respect to the projected impact on Committee of Adjustment (CoA) requests, including setbacks, driveway width, and increased applications volume; parking concerns, including transit network, snow maintenance, and overall parking management; the city-wide application of triplexes and fourplexes in accordance with the Official Plan and adjustments to height regulations; potential zoning changes related to the Official Plan; and the gradual implementation of housing policies influenced by economic factors and market conditions.

The following person spoke:

1. Lindsay Davies, resident spoke in opposition to the report and noted the impact of semis from 2008 to 2024, the split lots at Port Credit, the number of replacement homes resulting from demolitions, the rapid changes including the conversion of detached homes to semis, eliminating fixer-upper opportunities, tree canopy loss, and enforcement capability.

Staff responded to enquiries from Committee Members regarding parking impact, enforcement of the Tree Preservation By-law, zoning regulations and the Site Plan approach changes.

Mayor Parrish spoke in support of the report. Councillor Dasko spoke in opposition of the report and noted concerns about site plan control, infrastructure, hardscaping and grading issues, broad approaches to housing and the community's feedback. 

 

• RECOMMENDATION PDC-0002-2025
  Moved By Mayor Parrish

  That the proposed amendments to Mississauga Official Plan and Zoning By-law 0225-2007, as detailed in Appendix 1 and 2 of the report dated January 22, 2025,  from the Commissioner of Planning and Building, be approved, excluding the proposed transition clause, as detailed under Item 2 in Appendix 2 in accordance with the following: 

  1. That an implementing Official Plan and Zoning By-law amendment be enacted at a future City Council meeting.
  2. That notwithstanding planning protocol, this report regarding the proposed amendments to Mississauga Official Plan and Zoning By-law 0225-2007, be considered both the public meeting and recommendation report. 
  3. That staff be directed to report back to Planning and Development Committee on options and recommendations for delegating Consent applications to staff.
  4. That one oral submission be received. 

  YES (7)	Councillor J. Kovac, Mayor Parrish, Councillor D. Damerla, Councillor J. Horneck, Councillor M. Reid, Councillor B. Butt, and Councillor N. Hart
  NO (2)	Councillor S. Dasko, and Councillor M. Mahoney
  ABSENT (2)	Councillor C. Fonseca, and Councillor S. McFadden

  Approved (7 to 2)

6.2

PUBLIC MEETING RECOMMENDATION REPORT (WARD 7)

Official Plan Amendment, Rezoning and Draft Plan of Subdivision applications to permit four apartment buildings with heights of 31, 33, 36 and 39 storeys, containing 1,691 dwelling units and ground related commercial uses 
3085 Hurontario Street, south side of Kirwin Avenue and east side of Hurontario Street 
Owner: Equity Three Holdings Inc. 
Files: OZ/OPA 21-11 W7 & 21T-M 22-3 W7

Adam Lucas, Planner provided an overview of the staff’s recommendation report for 3085 Hurontario Street highlighting the subject lands, application history, concept plan modifications, rezoning application evaluation and next steps. 

The following people spoke:

1. Andrew Murphy, Vice President Development, Mattamy Homes, spoke to the application and highlighted its benefit to the Cooksville community and alignment with the 15-minute-City goal.
2. Jefferson Ramos, Resident spoke about the negative impact of the proposed application, such as obstructed views, potential decreases in property value, privacy issues for adjacent properties, construction disruptions such as noise and dust, loss of natural light, and alteration of the neighborhood's character.
3. Rahul Mehta, Resident, spoke in support of the application and inquired about the amenity area requirements per square foot, bicycle parking spaces, and the reduction in landscaped area.

In response to R. Mehta's concerns about reduced landscaping, A. Murphy clarified the intention to provide a larger setback for a tree canopy.

Councillor Damerla spoke in support of the application, highlighting walkability and amenity spaces in Cooksville.

• RECOMMENDATION PDC-0002-2025
  Moved By Councillor D. Damerla
  1. That City Council amend Mississauga Official Plan to Residential High Density for 3085 Hurontario Street, in accordance with the provisions contained in the staff report dated February 12, 2025 from the Commissioner of Planning and Building.
  2. That City Council amend Zoning By-law 0225-2007 to H-RA5-Exception (Apartments) for 3085 Hurontario Street, in accordance with the provisions contained in the staff report dated February 12, 2025 from the Commissioner of Planning and Building.
  3. That Council acknowledges that a draft plan of subdivision application, under 21T-M 22-3 W7, has been received and is currently under review, and that the Commissioner of Planning and Building, in accordance with the Commissioner’s delegated authority, intends to draft approve the plan of subdivision, subject to the appropriate conditions, at a future date.
  4. That City Council direct the applicant to satisfy all requirements of the City and any other external agency concerned with the development.
  5. That City Council’s 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 36 months of the Council decision.
  6. That the “H” holding provision is to be removed from the H-RA5-Exception (Apartments) zoning applicable to the subject land, by further amendment upon confirmation from applicable agencies and City Departments that matters as outlined in the report dated February 12, 2025, from the Commissioner of Planning and Building has been satisfactorily addressed, including granting access to adjacent properties.
  7. That three oral submissions were received.
  Approved

6.3

PUBLIC MEETING RECOMMENDATION REPORT (WARD 11)

Official Plan Amendment, Rezoning and Subdivision applications to permit a phased redevelopment of the existing commercial plaza consisting of five mixed use buildings which includes eight towers, with heights ranging from two to 15 storeys, new public roads and new public and private open space 20, 128, 142, 154, 158 Queen Street South and 169 Crumbie Street West Side of Queen Street South, south of Britannia Road West, North of Thomas Street
Owner: Dezen Realty Company Limited
Files: OZ/OPA 24-8 W11 and 21T-M 24-4 W11

• Councillor B. Butt declared a conflict on this item. (Personal residence is located within close proximity (120m) to the subject-lands.)

Matthew Shilton, Planner provided an overview of the Official Plan Amendment, Rezoning, and Plan of Subdivision Applications report, outlining development feasibility, heights, density, parkland, and zoning standards. M. Shilton noted the subdivision plan did not meet City standards such as turning circle requirements, reserves, and services and requested the Committee for direction before attending Ontario Land Tribunal (OLT).

The following people spoke:

1. Shawn Hodges, Resident spoke in favour of City’s staff recommendation and report and asked for clarification regarding the infrastructure and sewer lines.
2. Judith and Peter Marshall, residents spoke to the points raised by the previous speaker, added that the development would replicate a version of Highway 10 and noted concerns over amount of traffic and impacts to the community.  
3. Jyll Noris, Resident spoke to the history of Streetsville village, and in opposition to this plan. 
4. Martin Kelly, Resident spoke in opposition to the proposal, the importance of heritage buildings, maintain the heritage style and character of the Streetsville Village which is low rise buildings.
5. Rahul Mehta, Resident spoke to thevplazas and noted that Streetsville should meet the housing needs of the population as an amalgamated area of the City.

Staff addressed enquiries with no comments as the application is before the OLT.

• RECOMMENDATION PDC-0004-2025
  Moved By Councillor M. Mahoney
  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 24-8 W11 and 21T-M 24-4 W11, Dezen Realty Company Limited, 120, 128, 142, 154, 158 Queen Street South and 169 Crumbie Street to permit a phased redevelopment of the existing commercial plaza consisting of five mixed use buildings which includes eight towers with heights ranging from two to 15 storeys, new public roads and new public and private open space in support of the recommendations outlined in the report dated February 12, 2025 from the Commissioner of Planning and Building, that concludes that the proposed official plan amendment, rezoning and draft plan of subdivision are not acceptable from a planning standpoint 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 five oral submissions were received.

  YES (8)	Councillor S. Dasko, Councillor J. Kovac, Mayor Parrish, Councillor D. Damerla, Councillor M. Mahoney, Councillor J. Horneck, Councillor M. Reid, and Councillor N. Hart
  Conflict (1)	Councillor B. Butt
  ABSENT (2)	Councillor C. Fonseca, and Councillor S. McFadden

  Approved (8 to 0)

6.4

PUBLIC MEETING RECOMMENDATION REPORT (WARD 11)

Official Plan Amendment and Rezoning applications to permit a 12 to 14 storey apartment building with 633 units
51-57 Tannery Street and 208 Emby Drive, south of Tannery Street and east of Mullet Creek
Owner: NYX Tannery LP
File: OZ/OPA 24-7 W11 

• Councillor B. Butt declared a conflict on this item. (Personal residence is located within close proximity (120m) to the subject-lands.)

Jason De Luca, Planner provided an overview of the staff’s recommendation report for 51 and 57 Tannery Street and 208 Emby Drive, highlighting subject lands, application background, concept plan, the Official Plan Amendment and Rezoning application evaluation and next steps.

The following people spoke:

1. Jim Levac, Partner, Glen Schnarr & Associates Inc noted that the application was under appeal due to technical issues like high density, and that they were working with staff.
2. Shawn Hodges, Resident spoke in opposition to the development application and highlighted the heights and density concerns.
3. Rahul Mehta, Resident spoke in support of the development proposal highlighting infrastructure, servicing, and the revitalization of areas like Streetsville. 
4. Julie Daly, Resident spoke to concerns with respect to demolition building permits and enquired about written submissions to the Ontario Land Tribunal (OLT). 
5. Jyll Noris, Resident spoke to the housing crisis, emphasizing affordability over availability, and raised concerns about the impact of proposed housing on traffic, fatalities, property taxes, infrastructure, and hospitals.

In response to J. Daly's enquiry about written submissions, Councillor Tedjo, Vice-Chair confirmed with staff that her comments were received as part of the official record. Councillor Horneck asked staff to follow up with a response regarding the demolition without an active building permit. 

Committee Members engaged in a discussion about comparisons of different areas of the City and density concerns.

• RECOMMENDATION PDC-0005-2025
  Moved By Mayor Parrish
  1. That City Council direct Legal Services, representatives from the appropriate City Departments and any necessary consultants to attend the Ontario Land Tribunal proceeding in opposition of the proposed development associated with File OZ/OPA 24-7 W11, NYX Tannery LP, 51-57 Tannery Street and 208 Emby Drive to permit a 12 to 14 storey apartment building containing 633 units, in accordance with the recommendations outlined in the report dated February 12, 2025 from the Commissioner of Planning and Building, which concludes that the proposed official plan amendment and rezoning applications are not acceptable from a planning standpoint 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 five oral submissions were received.

  YES (8)	Councillor S. Dasko, Councillor J. Kovac, Mayor Parrish, Councillor D. Damerla, Councillor M. Mahoney, Councillor J. Horneck, Councillor M. Reid, and Councillor N. Hart
  Conflict (1)	Councillor B. Butt
  ABSENT (2)	Councillor C. Fonseca, and Councillor S. McFadden

  Approved (8 to 0)

7.

ADJOURNMENT

8:33 PM 

(Councillor Butt)