Christian Binette, Planner, provided an overview of the Employment Sites Review (SmartCentres Mixed Use Proposal)
In response to Councillor Damerla’s enquiry, Christian Binette explained that resident’s feedback regarding the name of the review was confusing and that it did not convey the potential result of future developments being of a mix of uses.
The following persons spoke:
- Victoria McCrum, Senior Development Manager, SmartCentres provided an overview of the employment sites review of land use designation and consider the viability of residential uses to the mix of uses allowed on these sites and explained that the timing of the review was as a result of the Region of Peel’s Municipal Comprehensive Review.
- Christine Fang-Denissov, Partner Urban Strategies, provided an overview of the employment conversion requests to implement the outcomes of the study.
- Karen Davie, Business Owner (Meadowvale Area), spoke to the impact to current business owners and local resident, and expressed concern that there was little information available to residents and business owners regarding a public meeting, and noted that the information on the City’s website only mentions that this review is for an employment site and not a rezoning of the site.
Andrew Whittemore, Commissioner, Planning and Building responded to Councillor Parrish’s enquiry regarding whether ground floor commercial conditions are being maintained. Mr. Whittemore emphasized that this review is a planning process required under the Planning Act and that it is not a rezoning application.
- Harbinder Khangura, Resident, spoke regarding the Site 1 conversion and noted that many area residents were unaware of the review, and following discussions with residents, Mr. Khangura initiated and submitted a survey opposing the conversion. Khangura urged the Committee to consider resident’s opposition before making any decisions.
In response to Councillor Reid’s enquiry regarding what positive feedback Mr. Khangura received from residents, Mr. Khangura advised that there was minimal positive feedback and that the residents who did provide positive feedback did not live it the Site 1 area.
In response to Mr. Khangura’s comments regarding resident’s understanding that this is a rezoning application, Andrew Whittemore, reiterated that this is not a rezoning application and explained the next steps including Regional Council’s consideration of the review.
Councillor McFadden, spoke to the Site 1 conversion and expressed concern with the lack of public consultation and awareness of SmartCentres’ application, and the importance of the Milton GO line being an all-day two way service.
In response to Councillor McFadden’s enquiry regarding how SmartCentres proposes to advocate for an all-day two way service on the Milton Line, Christine Fang-Denissov, Partner Urban Strategies advised that the addition of more homes would be a business case for Metrolinx to consider and noted that the current transit services provide great connections to downtown and surrounding area.
In response to Councillor Parrish’s enquiry regarding whether manufacturing would be a permitted use, Christian Binette, Planner explained the zoning and additional permissions that include non-commercial.
In response to Councillor Parrish’s enquiry regarding statements included in staff’s report regarding meeting housing/transit targets, Andrew Whittemore explained the density targets and allocation of growth established by the province.
- Moaz Ahmad, Resident, provided an PowerPoint presentation that highlighted the City of Mississauga’s affordable housing crisis and the challenges to create more housing with limited greenfield land, no urban boundary expansion, the dissolution from the Region of Peel, and adherence to Provincial land use housing policies. Moaz, spoke to the advantages that the City has over other municipalities, future economic trends that promote local business and employment trends that discourage local business and urged the Committee to be proactive in planning and consider the report thoroughly.
- Irene Lappas, Resident, spoke to the Site 1 conversion and expressed concern with respect to traffic congestion during construction phase as the current construction along Argentia provides little options for getting out of the area, and enquired regarding future community involvement.
Andrew Whittemore, Commissioner, Planning and Building advised that one of the conditions is to conduct more public consultation meetings.
- Ken Zhao and Sue Zhao, Residents spoke to the Site 1 conversion and expressed concerns regarding impact to local businesses; the environment and urged the City to provide residents with more information regarding the conversion.
- Sean Ramitt, President, Technology Outsourcing Solutions, spoke to the Site 1 conversion and noted that the Region of Peel brought this matter forward in 2022, and the City did not recommend conversion, and enquired what has changed since. Ramitt expressed concerns of the lack of consultation with the residents and business owners and the impact to residents and business owners who rely on the existing businesses.
In response to Mr. Ramitt’s enquiry, Christian Binette, Planner explained the reasons identified by the Region of Peel for not recommending conversion in 2022.
In response to Councillor Horneck’s enquiry regarding the type of public engagement undertaken and the approach to commencing the development, Christine Fang-Denissov, Partner Urban Strategies advised that there were hand delivered notices to all tenants prior to the first engagement, there were correspondence sent to tenants when the application was made, and any new tenants applying are advised of the application.
Ms. Fang-Denissov advised that the development would be a phased approach, utilizing the large number of parking spaces, leases expiring and working with the City through the Master Plan to create the least disruption with a goal to make this space better; maintaining gross floor area, with flexibility in exact amount and the priority to maintain retail on ground floor.
Sean Ramitt, Resident, responded to Councillor Horneck and Parrish’s enquiries regarding what other conditions he would have wanted, whether he is adverse to this type of development ever being built in the area, and whether he is concerned with the increased density.
- Leonard Attard Jr., Resident expressed concerns with the lack of public consultation; the information provided on the intended land use was confusing to residents, and noted that the community is a family and why subject the residents to this type of development.
Councillor Horneck spoke in support of the recommendation and commented on the uniqueness of employment conversion; recognized the language used for the review was problematic; the need to protect industrial and commercial businesses, and the jobs they provide; appreciates that SmartCentres will maintain commercial ground spaces; and noted that there are more steps to follow with more opportunities for public engagement and consultation.
Councillor Reid spoke regarding the character of Ward 9 being of mixed-use spaces and diverse heights and design of buildings, and the SmartCentres sites needs to mirror that character, and emphasized that an all-day, two way GO service on the Milton GO line is necessary before moving forward with development.
In response to Councillor Parrish’s enquiry regarding Councillor Reid’s amendment to the Recommendation regarding GO service on the Milton line, Andrew Whittemore, Commissioner, Planning and Building advised that staff would explore this matter within future iteration process, and progress on the commitment to transit infrastructure to provide justification for intensification.
Councillor Parrish spoke in support of staffs’ cautions and conditions and commented on how housing conversion will reduce excess parking spaces.