Category Archives: Development

Council Endorses Proposed Port Credit West Village Redevelopment Plan

The vision for the Port Credit West Village has moved closer to reality. At yesterday’s Planning and Development Committee, Council endorsed theproposed development of the former Imperial Oil Lands at 70 Mississauga Rd. S. and 181 Lakeshore Rd. W. The proposed redevelopment plan will go to Council for formal support on July 31.

The proposed multi-phase community includes 2,995 new residential units (townhomes, mid-rise and high-rise up to 29 storeys), retail, parkland and campus (employment, recreation and education) uses on the 72-acre property.

“I am pleased that we are moving forward with next steps to revitalize these former brownfield lands into a vibrant waterfront destination that will attract residents from Mississauga and beyond,” said Mayor Bonnie Crombie. “As an important City-building initiative, this redevelopment will drive tourism, create jobs and boost economic growth, helping put Mississauga on the international map. We will continue to work together to ensure our vision to transform the waterfront becomes a reality.”

“Working collaboratively with the residents and key stakeholders has created a vision for this dynamic addition to our waterfront. I look forward to continuing open dialogue as this development evolves and we have a waterfront for the entire City of Mississauga second to none,” said Ward 1 Councillor Stephen Dasko. 

As next steps, City Staff will attend the Local Planning Appeal Tribunal (LPAT) hearing scheduled for August 7, when a final decision will be made. If LPAT approves the matter, construction is anticipated to start in 2020.

“Over the past several years we’ve engaged extensively with the community,” said Andrew Whittemore, Commissioner, Planning and Building. “The comments received from the public and key stakeholders have helped shape the vision for this dynamic addition to our waterfront. We will continue to engage with residents and ensure we have strong land use policies that align with our goal of creating an accessible and sustainable waterfront.” 

Visit the City’s development information webpageto learn more.

Port Credit West Village is one of Mississauga’s three key redevelopment projects, together with 1 Port St. E. and the Lakeview Waterfront.

MIRANET’s (Mississauga Residents’ Association Network) Bill 108 Concerns

The Mississauga Residents’ Association Network (MIRANET) is a city-wide network of residents’ associations.  MIRANET notes that Bill 108 has received second reading in the Legislature.  The period for public comment closes on June 1, 2019.  More time should be permitted for public input when Bill 108 proposes to amend 13 statutes. WE HAVE SERIOUS CONCERNS ABOUT THE PROVINCE’S PROPOSED BILL 108.

Economists on all sides of the political debate have authored numerous studies demonstrating that “trickle down economics” is a failure. There is no evidence to support that a reduction in Development Charges (DC s) will lead to more affordable housing. There is no mechanism to ensure that these cost savings will be passed on to the home buyer. Home prices respond to supply and demand. THIS REDUCTION IN DCS  IS TANTAMOUNT TO AN INDUSTRY SUBSIDY FOR DEVELOPERS AT THE EXPENSE OF THE TAXPAYER.

Mississauga has been developing a comprehensive housing strategy in consultation with residents and stakeholder groups which will utilize inclusionary zoning.  This may be negated by the Minister of Municipal Affairs and Housing who will have the power to restrict the City’s Official Plan and override municipalities. WHO WILL BENEFIT? ONLY THE DEVELOPERS.

Municipal taxpayers must not subsidize the highly profitable development industry; we are already burdened enough by the high property taxes we pay. In a free market, Developers must be able to stand on their own two feet. The proposed changes will increase red tape and staffing requirements. The Municipality will be assuming greater financial risks due to the reduced development charge payment schedules. The Municipality must not assume the financial risk if Developers go bankrupt, are sold or move. WILL THE PROVINCE MAKE UP FOR ANY REDUCTIONS IN DC REVENUE?  

The community benefit charge could be the most significant of all the proposed changes. In the current Planning Act, “Section 37/Community Benefits” are known as bonus zoning, applying to sites that see height and density increases, beyond current zoning. The Developer contributes a portion of the land value uplift to help off-set the impact of this unexpected and increased development. This puts the amount back into the community that is receiving the extra height/density. The Bill proposes that the term “Community Benefit” include: Section 37 contributions, soft services development charges (e.g. library, recreation and parks, and other services traditionally subject to the statutory ten per cent deduction under the Development Charges Act, 1997); and payment in lieu of parkland dedication.

The legislation indicates the new “Community Benefit” will be capped at a prescribed percentage of the value of the lands, rather than a per-unit type of charge. If the cap reduces what the City can collect, there could be impacts on the tax base or service levels. MIRANET suggests the value of land bears no relationship to the projected number of residents living on that land who will require Municipal services.  A Complete Community has parks, libraries, and recreation facilities which make it a liveable community.  The Premier’s Bill 108 will deny us these benefits. WHO WANTS TO LIVE IN A CONCRETE JUNGLE?

The shortened time lines under the proposed streamlined Ontario Municipal Board (OMB) will no longer allow for meaningful public consultation and will generate much greater staffing and resource requirements for the City’s Planning Department. Municipalities are already struggling to meet the current timelines. This will cost more money. WILL THE PROVINCE COVER THESE COSTS? 

After years of public and stakeholder consultation, the Province implemented changes to the seriously flawed OMB model, introducing the Local Planning Appeal Tribunal (LPAT) that gives more power to Municipalities and residents. The Province’s new model returns power to Developers. WILL BILL 108 HAVE THE EFFECT OF TAX PAYERS PARTIALLY FUNDING DEVELOPMENTS? WE CERTAINLY HOPE NOT.

DOES BEING OPEN FOR BUSINESS MEAN TAXPAYERS ARE EXPECTED TO FOOT THE BILL? IS THIS GOVERNMENT FOR THE PEOPLE?

MIRANET

Mississauga Residents’ Association Network

Proposed 2019 Development Charges Background Study Available for Public Comment

The City of Mississauga has released its proposed2019 Development Charges (DC) Background Study for the 60-day statutory public comment period.

The background study, prepared by Hemson Consulting Ltd, is a comprehensive report that includes input received from the public and development stakeholders and presents the proposed 2019 Development Charge rates to be included in the proposed 2019 Development Charges By-law.

The proposed 2019 Development Charges By-law will be available for public comment on April 18, 2019.

“The City charges fees to property developers to help pay for the infrastructure required to support growth, and these are called Development Charges or DC’s,” said Jeff Jackson, Director, Finance and Treasurer. “Without DC’s, the City would have to rely entirely on property taxes or other revenue sources to pay for new fire stations, expanding libraries and community centres and building overpasses and other infrastructure. The funds collected through DC’s ensure the infrastructure required to support growth is paid for primarily by growth.”

In addition to the proposed 2019 Development Charges Background Study, the City is looking for public input on two related studies: the proposed2019 Transportation Background Study prepared by WSP  and the 2019 Stormwater Management Background Study prepared by KSGS Engineering Corp. 

Comments on all three 2019 Development Chargesbackground studies, as well as the proposed 2019Development Charges By-law can be sent tosusan.cunningham@mississauga.ca.

Members of the public are also invited to attend Council on May 8 at 9 a.m. to speak to the draft background studies and 2019 DC By-law. To be placed on the agenda, please complete an online request or contact the City Clerk’s Office through our Citizen Contact Centre at 3-1-1 or 905-615-4311 if outside city limits.

The proposed DC background study and By-law will go to City Council for approval in June.

Learn more about Development Charges in Mississauga.

Planning and Development Committee Meetings Move to Afternoons

EVENING SESSIONS WILL ONLY BE SCHEDULED IN SPECIAL CIRCUMSTANCES; MEETINGS FULFILL REQUIREMENTS FOR PUBLIC PARTICIPATION UNDER THE PLANNING ACT

Effective March 2019, the City of Mississauga’s Planning and Development Committee (PDC) meetings will move to a 1:30 p.m. start time.

If there are a high number of agenda items or a need for an evening meeting due to a specific application, an additional 6:30 p.m. session will be added. However, this will only be in special circumstances.  

Participation by residents, Resident and Ratepayers Associations and their members is an important part of the planning and development process. As such, there are many ways for residents to provide feedback and stay informed: 

·        Submit your comments in writing

Written comments are considered with the same weight as verbal submissions at PDC. Comments can be provided either via email to application.info@mississauga.ca or letter sent to:

Mississauga City Council

Attention: Development Assistant

c/o Planning and Building Department – 6th Floor

300 City Centre Dr.

Mississauga, ON

L5B 3C1

·        Attend the Planning and Development Committee meeting

Anyone is welcome to attend and speak to matters on the agenda. PDC meetings are held in: 

Council Chamber

Mississauga Civic Centre

300 City Centre Dr.

Mississauga, ON

[Map]

·        Watch the live stream or videos on demand

PDC meetings are live streamed and available on demand via our website

·        Request notification of future meetings

By email: application.info@mississauga.ca

By letter:

Mississauga City Council

Attention: Development Assistant

c/o Planning and Building Department – 6th Floor

300 City Centre Dr.
Mississauga, ON
L5B 3C1

·        Sign up for email updates

Register online for alerts and notifications about upcoming meetings, agendas and media advisories. 

·        Follow the City on social media

Facebook and Twitter updates can help to keep you informed.

·        Follow your local Councillor online

Many Councillors create a monthly eNewsletter which can also keep you informed.

About Planning and Development Committee (PDC)

The City’s Planning and Development Committee (PDC) includes all members of Council. The committee’s main responsibility is to provide an opportunity for the public to express their views on planning-related policies and development applications. This forum for public participation serves to fulfill the requirements of The Planning Act

The committee also considers planning-related policies and conditions under which site specific development can occur. Recommendations made by the PDC are forwarded to Council for adoption. The committee generally meets every three weeks.

For more information on committee meetings, visit the City’s Clerks page or the Council and Committees calendar on the City’s website.