Andrew Whittemore, Commissioner, Planning and Building provided a brief explanation on the three staff reports on the agenda and noted that the City of Mississauga has been working on these initiatives, in terms of gentle infill well before the provincial mandate.
Ameena Khan, Planner provided an overview of the additional residential units (ARU), attached and detached provincially mandated report, highlighting lot area breakdown and ARU Regulations.
In response to questions raised by Councillor Damerla, Ameena Khan, Planner advised that tri-plex units are required to comply with the existing single-family unit guidelines and noted that there are upcoming changes to the base zones to best accommodate three unit dwellings; and explained the changes to the interior setbacks and height requirements for two-storey units.
Councillor Dasko expressed concerns that there has been no change to parking requirements and the close proximity of service units to lot lines and inquired regarding the impact to the tree canopy.
In response to Councillor Dasko’s inquiry on the status of the report to Council with respect to parking pads, Geoff Wright, Commissioner, Transportation and Works advised that he would inquiry, and would update Councillor Dasko on the timelines.
In response to questions raised by Councillor Dasko, Ameena Khan, Planner explained that there is no encroachment permitted at the interior and rear setbacks and that service units would have to be located at the sides of the lot. Ms. Khan advised that removal of trees on private property would require a permit.
Councillor Butt spoke to the impact to the Committee of Adjustment’s (COA) workload with the increase of variance applications and inquired regarding the next steps if the COA rejects a variance application.
In response to Councillor Butt’s questions, Andrew Whittemore, Commissioner, Planning and Building, recognized that changes to Bill 108 has increased the COA’s activity and is mindful of the potential increase as a result of ARU’s, and explained that staff are working on a series of preapproved plans for ARU’s to avoid going to the COA. Mr. Whittemore advised that only the owner/applicant can make an appeal to the Ontario Land Tribunal (OLT) of COA’s refusal decision, and that there is no third party appeals.
In response to question raised by Councillor Tedjo, Ameena Khan, Planner explained the rationale for the 10% assessment on the property rather than only on the backyard space as the City of Toronto has done. Ms. Khan advised that staff would provide a progress report at the end of the one-year mark.
In response to question raised by Councillor Khan, Ameena Khan, Planner explained that pre-fabricated units are required to go through the building permit process, and that staff’s pre-designed units have a more streamlined approval process.
Councillor Damerla suggested streamlining the approval process for pre-fabricated units.
Confirmed Deputations
- Sean Galbraith, Sean Galbraith & Associates, Inc. noted that the proposed Zoning and Official Plan Amendment By-law will only meet provincial mandated requirements and does not incentivize construction of multi-plex units, as there are no proposed changes to increase heights, length and density from the requirements for single-family dwellings. Galbraith suggests that City staff conduct significant consultations with the goal to make future revisions to the by-law to incentivize construction of multiplexes.
Andrew Whittemore clarified that the City of Mississauga is being more generous than other Municipalities with respect to other initiatives from a detached perspective.
Ameena Khan explained the R3 Zone lot standards and floor plan for three unit dwellings within the zone regulations, and noted that there is on going zoning work relating to gentle density and low rise residential zones.
In response to Councillor Damerla’s inquiry, Sean Galbraith, Sean Galbraith & Associates, Inc. spoke to the City of Toronto’s easier and more viable regulations with respect to size, frontage, lot eligible for up to four units, reduced setbacks and floor space index (FSI) exemptions and advise that only a small number of variance applications are submitted to the Committee of Adjustment.
- Nelson Furtado, Resident spoke regarding a report indicated an increase of illegal basement apartments built by rogue contractors who ignore building codes in the Region of Peel; suggested bringing back short-term accommodations into long-term rentals to address housing availability; the lack of services and infrastructure to support four times the City’s proposed population growth.
In response to Councillor Fonseca’s question regarding recommendation that ARU’s be long term rather than short term accommodations, Ameena Khan, Planner advised that staff will review and report back and explained the requirements of listing short-term accommodations in accordance with the By-law.
- Rahul Mehta, Founder, Sustainable Mississauga Co-founder, Stop Sprawl Peel echoed similar concerns of Sean Galbraith and spoke to the need for the City of Mississauga to create more diverse housing options and make it more viable rather than restrictive and follow the City of Toronto’s Multiplex housing initiatives. Mehta noted that this initiative would not result in more housing in the City of Mississauga.
Andrew Whittemore, Commissioner, Planning and Building, explained the policy initiatives that the City of Mississauga is undertaking that are viable and affordable and invited Mr. Mehta and Mr. Furtado to meet with staff to obtain appropriate details.
- Jonathan Giggs, Resident inquired regarding lot area restrictions for detached and not permitting two-storey ARU’s on smaller lot sizes.
In response to Mr. Giggs’ questions, Ameena Khan, Planner explained the rationale for the 10% restriction and the justification for not permitting two-storey ARU’s on smaller lot sizes, and expressed concern that the space restrictions will have an impact on building these units.
- Deborah Goss, Resident spoke regarding existing grandfathered units in the Lakeview community; ARU’s could be an alternative to high-rises and a good opportunity to getting housing faster and affordable.
In response to Deborah Goss’ questions, Ameena Khan, Planner advised that it is anticipated that it will be slab on grade; however, it is up to the homeowner/developer to decide.
In response to Deborah Goss’ questions, Jason Bevan, Director, City Planning Strategies advised that there would be no development charges for ARU’s; property taxes would likely increase for the homeowner/developer that adds an ARU to their property; there is a cost to adding electrical connections.
Councillor Horneck noted that the parking study report would be coming later in the year.
Paul and Virginia Meddick, Residents brought to the Committee’s attention the opportunity to create viable residential development on seven acres of land that they own in the City of Mississauga, and clarified the land ownership and described the location and lot access.
Councillor Butt invited Mr. and Mrs. Meddick to contact his office to arrange a meeting with him, Councillor Parrish and staff.
- Darcy McNaughton, Operations Manager and Founder, Acorn Tiny Homes, spoke to the opportunities to be part of the process; and noted that the homes are factory inspected and certified through the Canadian Safety Association (CSA). McNaughton advised that only a permit to install a pre-fabricated home is required; however, some municipalities are taking as long as six to eight months to issue the permit. Mr. McNaughton inquired whether the City is looking at alternative forms of housing such as homes on wheels and container homes and explained the benefits of pre-fabricated homes.
Councillor Damerla spoke in support of alternative housing options and would recommend that staff look into alternative forms of housing and streamlining the process.
In response to Councillor Parrish’s questions regarding whether the wheels from the pre-fabricated homes can be removed, Andrew Whittemore, Commissioner, Planning and Building advised that he is not familiar with the product; and added that staff are working on reviewing all types of home options, and spoke to the legislative plan review timelines for approval of permits.
- Fadi Sayah, Resident raised concerns that the current services and infrastructure does not support the proposed increased density and inquired as to what density is expected with this initiative.
In response to Mr. Sayah’s inquiry, Andrew Whittemore, Commissioner, Planning and Building advised that through discussions with the Region, that the infrastructure is supportive of the anticipate growth.
- Nada Danjovic, Resident expressed concerns of renters who do not pay their rent and/or become hoarders and inquired as to what the City will do to address these issues; and inquired on the position of the City on introducing co-op housing.
In response to Ms. Danjovic’s questions, Andrew Whittemore advised that the province governs the issues Ms. Danjovic raised; explained that the co-op housing option is being researched and that staff are looking at a variety of different types of housing options.
Councillor Fonseca invited Ms. Danjovic to contact her office to arrange to meet to discuss her concerns and spoke regarding resident’s concerns regarding landlord/tenant processes and the desire to have long-term accommodations over short term accommodates as long as there are safe guards in place. Councillor Fonseca spoke of resident’s support of co-op housing.
Councillor Parrish spoke in support of co-op housing and requested staff look into the federal government starting up that program.
- Sue Shanly, MIRANET inquired regarding; on-street parking, parking permit passes for additional vehicles; storm water levy adjustments for ARUs; garbage collection assessments; negative impact to surrounding homes; property tax assessments; availability of funding for homeowners who wish to build an ARU on their property; how do we ensure ARU’s are built legally.
Andrew Whittemore, Commissioner, Planning and Building advised that he will provide Ms. Shanly with a response to her questions and advised that staff are working on a frequently asked questions document for the website.
Councillor Dasko spoke further to his concerns regarding setbacks and put forward a motion to amend the recommendation with respect to setbacks.
Andrew Whittemore expressed concerns with respect to amending the proposed setbacks.
Members of Committee engaged in discussion regarding their support or concerns with respect to Councillor Dasko’s request to amend the recommendation with respect to setbacks.
Councillor Damerla spoke to amending the recommendation to consider alternative housing styles and types and streamlining the approval process for these alternatives.
Andrew Whittemore, Commissioner, Planning and Building and Planning staff responded to inquires from Member of Committee regarding the two proposed amendments made by Councillor Dasko and Councillor Damerla.