News & Notes
TOPCA's 2024 Annual General Meeting
November 2024 - TOPCA AGM: The 2024 TOPCA Annual General Meeting takes place on Wednesday, November 6, 2024 @ 7:00 pm (doors open @ 6:30 pm) at Clarke Memorial Hall, 161 Lakeshore Road West, Port Credit. ALL WELCOME!
BUSINESS: Documents for the brief business portion of the AGM (reports, slate of officers) will be issued to registered members for review prior to meeting start, for expedited approval during the business meeting. Minutes will be issued.
PROGRAM @ 7:30pm: After the Business meeting, we present our Program, focusing on the future of One Port Street and the Marina Lands.
Councillor Stephen Dasko will provide an update on all that’s happening with development sites in Ward 1, culminating in the One Port Street / Marina Lands site.
MP Charles Sousa (Mississauga Lakeshore) and James Cox, VP Real Estate Development, Canada Lands Company (CLC) will join the Panel to discuss the implications of recent Federal policy regarding the public lands at One Port Street.
BACKGROUND: In May 2017, James Cox, then Director of Real Estate for Canada Lands Company (CLC), announced at a packed TOPCA-led Town Hall meeting that 2+ acres of waterfront land plus the entire 50+ acre waterlot would be conveyed to the City of Mississauga "which would assist in ensuring the long-term protection and reinvestment in the marina". CLC gave a time line sufficient for the City to conduct an Environmental Assessment (EA) and start marina construction by 2027, the deadline specified by CLC. Otherwise, the gift may be retracted.
NOTE: The City submitted the 1 Port Street East Proposed Marina FINAL environmental assessment to the Ministry of the Environment Conservation and Parks for review and approval on October 18, 2024.
Following August’s announcement by the Federal government that it will be identifying surplus properties to expedite much-needed housing, coupled with the fact that the City has a deadline to pull the trigger on relocating the Marina site, residents will want to understand the impact the recent listing of One Port Street in the Canada Public Land Bank will have on a location that shapes the heart of Port Credit and animates the City's waterfront--both economically and from a heritage/tourism standpoint.
▶ MEMBERSHIP: You do not need to be a TOPCA member to attend, although we welcome new memberships any time! A great time to RENEW FOR 2025 (at the door).
▶ MORE: See TOPCA's Marina Lands webpage for background details, images, and presentations dating back to 2012.
Public Meeting (PDC) re: Decision on Proposed Changes to Brightwater Master Plan
UPDATE - October 2024 - PUBLIC MEETING: Virtual and in-person Statutory meeting Monday, October 7, 2024 @ 6:00 pm at the City's Planning and Development Committee (PDC). A decision will be made by PDC on the application, further to the Planning Staff's Recommendation Report to approve (5p PDF).
▶ IMAGE: Public Meeting Notice (2p PDF - click first page image at left to zoom).
▶ View PDC Agenda (Item 6.3 with attached Reports). View the detailed Recommendation and Information Report (39p PDF) concerning the application.
The applicant is proposing to change the Port Credit Local Area Plan Special Site policies to allow for a maximum building height of 35 storeys, an additional 898 dwelling units and to add residential as a permitted use within the second floor of the buildings proposed for the waterfront parcel.
▶ NEWS ARTICLE: ‘Appropriate transition’: Mississauga officials support adding hundreds of units, new towers to major neighbourhood development. New Brightwater development design could be approved at upcoming Mississauga planning meeting. (Mississauga News: October 4, 2024)
▶ LIVESTREAM: View the meeting virtually here.
▶ FACEBOOK POSTING: See TOPCA Facebook posting to provide comments.
▶ BACKGROUND: See: TOPCA's Brightwater webpage for contact info, background details, images, and presentations dating back to 2016.
CLC: Enabling new housing at 1 Port Street East
September 2024 - CLC ANNOUNCEMENT: "Following the announcement of Budget 2024, Canada Lands Company (CLC) is making progress towards addressing the ongoing housing crisis. On August 25, 2024, the federal government launched the Canada Public Land Bank mapping tool that helps the public and builders easily identify available public land across Canada to expedite new housing.
"Canada Lands Company has presently listed eight of its properties in the Public Land Bank, to be utilized to provide housing where it’s needed most, including the 1 Port Street East parcel [image at left, from the Public Land Bank]
"The site, located in Mississauga, includes 7.4 hectares/18.3 acres of development land located on the waterfront in Port Credit. The City of Mississauga approved master plan outlines a vision for the site’s redevelopment, including affordable housing, mixed-use residential and commercial space, a new public marina, parks, waterfront trail, public access to the waterfront, and other place-making opportunities.
▶ "To learn more, visit CLC's 1 Port Street East property webpage. We look forward to keeping you informed on our progress as we continue efforts to making a measurable difference in the supply of housing in the communities that we are developing."
▶ NOTE: James Cox, then Senior Director, Real Estate (Ontario), Canada Lands Company, made a presentation and announcement at the TOPCA Town Hall (May 23, 2017) concerning conveyance of 2+ acres of waterfront land plus the entire 50+ acre waterlot to the City of Mississauga "which would assist in ensuring the long-term protection and reinvestment in the marina". This is an exceptional gift and opportunity for Mississauga to realize the Inspiration Port Credit vision, with a time line sufficient for the City to conduct an EA and start marina construction by 2027, the deadline specified by CLC; otherwise, the gift may be retracted.
▶ See: City's 1 Port Street East Proposed Marina webpage.
▶ BACKGROUND: See TOPCA's Marina Lands webpage for contact info, background details, images, and presentations dating back to 2012.
Four-Plexes: As of Right?
UPDATE: November 29, 2023 - FOUR-PLEXES DISCUSSED AT PUBLIC MEETING: View the PDC Agenda and Video of the Planning & Development Committee Meeting. TOPCA made a Deputation (2p PDF). Images below.
October 2023 - MULTIPLE VIEWS ON MULTI-PLEXES: A Notice of Motion to Allow Four-Units As of Right in The City of Mississauga (1p PDF) was brought to a vote and failed at Council on October 11, 2023 (Agenda, Item 15.1 - includes video of the discussion where almost all deputants spoke in favour). Resolution unanimously agreed: "Council requests staff to report back [Q1 2024] on the feasibility of four-plexes in Mississauga in consultation with the [Mississauga] Housing Panel and subject to a full public meeting."
▶ The TOPCA Executive had submitted a Letter (October 11, 2023): Four-Plex Permissability (2p PDF) indicating the need for public consultation.
UPDATE: October 20, 2023 - FOUR-PLEXES TO BE APPROVED: News release: Mississauga moves to permit four-plexes city-wide (October 20, 2023). Staff will "Schedule and notify the public of a statutory public meeting to be held at a Planning and Development Committee meeting before the end of 2023." (See UPDATE: November 29, 2023 above). Other provisions are in the news release.
42-46 Park Street East & 23 Elizabeth Street North
UPDATE - October 2023 - APPEALS DISMISSED: The Ontario Land Tribunal (OLT) has rendered a Decision - October 05, 2023 CASE#: OLT-21-002260 (32p PDF) which provides significant commentary as to why Edenshaw's development proposal in the Port Credit node is not appropriate. Conclusion:
WORTH FRAMING: "The Tribunal finds that the Appellant has not demonstrated that the Proposed Development is an appropriate form of intensification. The Tribunal finds that the Applications fail to have sufficient regard for Provincial interests with respect to the orderly development of safe and healthy communities, contrary to s.2 of the [Planning] Act. Rather, the Tribunal finds that each proposed amendment to the as of right permissions has the potential to be the 'tipping point' and cumulatively, the result is a building that is too large on a small site.
"The Tribunal was tempted to encourage the Parties to engage in one further attempt to resolve the disputed issues, however, it was apparent to the Tribunal that directing further negotiations would be fruitless given the Tribunal’s understanding of the attempts to date to reconcile the cumulative excesses presented by the Proposed Development. Therefore, the Tribunal will not approve the Proposed Development, and wholly dismisses the appeals. In doing so, the Tribunal encourages the Parties to work together to achieve an appropriate scale of intensification that fits within the context of Port Credit." -- Excerpt, section [110] pp31-32 of the Decision.
▶ BACKGROUND: See: TOPCA's 42-46 Park St E & 23 Elizabeth St N webpage for contact info, background details, images, and presentations dating back to June 2020.
MZO Request by Lakeview Community Partners Limited
UPDATE - May 31, 2023 - RESIDENTS' PRESS RELEASE: Today, the Residents' Associations of Mississauga-Lakeshore issued the following Press Release: No Hiding from the Riding (1p PDF) in response to the MZO granted for doubling the density of the master-planned Lakeview Village development.
EXCERPT: "In question, is whether MMAH Minister Stephen Clark has considered the serious implications before arbitrarily doubling the unit count and population, as thoroughly outlined in the City’s Planning Staff report presented at PDC on May 15 [2023] ... Mississauga-Lakeshore residents are demanding that [MPP Rudy] Cuzzetto explain: How could changes that so significantly benefit a development group, while violating the spirit and intention of the MZO process, be pushed through?"
May 12, 2023 - ONTARIO NEWS RELEASE: Ontario Helping to Build More Housing in Mississauga. EXCERPT: "The Minister of Municipal Affairs and Housing has issued two Minister’s Zoning Orders for several locations within the City of Mississauga...The Lakeview Village development located at 1082 Lakeshore Road East is expected to permit 16,000 new residential units."
PUBLIC MEETING: Virtual and in-person meeting Monday, May 15, 2023 @ 6:00 pm at the City's Planning and Development Committee (PDC) to discuss the MZO request by Lakeview Community Partners Limited (LCPL).
IMAGE: Applicant’s concept rendering of the approved (November 2021) Lakeview Village waterfront development with a total of 8,050 units. lCPL has asked for 16,000 units.
▶ AGENDA: View
PDC Agenda (Item 5.1). The
Information Report (9p PDF) by the Commissioner of Planning & Building is posted as an attachment, and states:
"The request to the Ministry of Municipal Affairs and Housing by LCPL for a MZO represents a significant departure from the planning approvals granted by the
City including the collaboratively negotiated density, heights and development standards. There are a number of matters resulting from the request which present
either a significant concern or have not yet been assessed."
▶ ARCHIVED VIDEO: View the PDC meeting online by clicking here.
▶ WHAT DO YOU THINK?: TOPCA sent an email (left) to members: May 9, 2023 - Let's Talk About MZOs! explaining the MZO process, outlining what LCPL is asking for, and providing five (5) key questions to solicit the community's thoughts ahead of our Deputation at PDC.
This MZO application has significant implications for all development applications in Port Credit, Mississauga South and the entire City. Respond if you wish with comments via the TOPCA Facebook posting or email topca@topca.net.
DEPUTATION: TOPCA will speak in person at PDC, incorporating residents' views. Remarks will be posted here.
70 Park Street East (replacing the parking structure)
UPDATE - May 2023 - PUBLIC MEETING: Virtual and in-person statutory meeting Monday, May 29, 2023 @ 6:00 pm at the City's Planning and Development Committee (PDC). A decision will be made by PDC on the application.
▶ IMAGE: Public Meeting Notice (3p PDF - click first page image at left to zoom).
▶ View PDC Agenda (Item 6.4). The Recommendation Report (26p PDF) is posted as an attachment, and recommends "That the applications ... to include additional uses within the existing Residential High Density designation to permit a height maximum of 38 storeys and to amend the existing RA5-27 (Apartments – Exception) zone ... are not acceptable in their current form and should not be approved."
▶ Participate in the meeting to give your comments by following the instructions in the Public Meeting Notice (3p PDF - click first page image at left to zoom).
▶ LIVESTREAM: View the meeting virtually by clicking here.
▶ FACEBOOK POSTING: See TOPCA Facebook posting to provide comments.
▶ BACKGROUND: See TOPCA's 70 Park Street East webpage for contact info, background details, images, and presentations.
88 Park Street East - formerly '0' Park Street East (SE parking lot at Port Credit GO Station)
UPDATE - March 2023 - PUBLIC MEETING: Virtual and in-person statutory meeting March 6, 2023 @ 6:00 pm at the City's Planning and Development Committee (PDC). A decision will be made by PDC on the application.
▶ IMAGE: Recommendation Report Notice (2p PDF - click first page image at left to zoom).
▶ View PDC Agenda (Item 6.3). The Recommendation Report (5p PDF) is posted as an attachment, and "concludes that the proposed...applications are not acceptable from a planning standpoint and should not be approved".
FOLLOW-UP: The application was NOT APPROVED. An appeal was already filed at the Ontario Land Tribunal (OLT) in November 2022.
▶ BACKGROUND: See TOPCA's 88 Park Street East webpage for contact info, background details, images, and presentations dating back to April 2022.
170 Lakeshore Road East (Planet Organic plaza site)
UPDATE - January 2023 - PUBLIC MEETING: Virtual and in-person statutory meeting January 16, 2023 at the City's Planning and Development Committee (PDC). A decision will be made by PDC on the application, prior to the final Council vote on the matter.
▶ View PDC Agenda (Item 5.4). The Recommendation Report (4p PDF) is posted as an attachment, and "concludes that the proposed development ... is not acceptable in its current form and should not be approved".
IMAGE: Applicant’s rendering.
FOLLOW-UP: The application was NOT APPROVED. An appeal was already filed at the Ontario Land Tribunal (OLT) in October 2022.
▶ BACKGROUND: See TOPCA's 170 Lakeshore Road East webpage for contact info, background details, images, and presentations dating back to 2021.
420 Lakeshore Road East (Beer Store site)
UPDATE - December 2022 - OLT DECISION RE SETTLEMENT: The City and the Applicant, 2828778 Ontario Inc. (formerly Stellarcorp Developments 420 Inc.) entered into Tribunal-led mediation at the Ontario Land Tribunal (OLT) in May 2022. After subsequent submission of updated technical reports, an agreement in-principle was achieved.
▶ View the updated drawing set and an explanation of the key changes.
▶ View the OLT Decision (case #OLT-21-001142) rendered December 9, 2022.
▶ BACKGROUND: See TOPCA's 420 Lakeshore Road East webpage for contact info, background details, images, and presentations dating back to November 2020.
'10 West' - Bowling Green block located at: 17 & 19 Ann Street, 84 & 90 High Street East and 91 Park Street East
UPDATE: November 2022 - APPLICATION RESUBMITTED: Based on Planning Dept. and public comments received concerning the original submission, a Planning Addendum - October 2022 (16p PDF) was prepared and posted with the resubmitted application.
"This addendum focuses on the key changes introduced to the development since the previous submission, including responses to feedback received on the application from City of Mississauga staff, the Mississauga Urban Design Review Panel, and other commenting agencies. The refinements which have been made also consider feedback and discussions with City of Mississauga staff and the local community, including the Town of Port Credit Association (TOPCA) and the Port Credit Business Improvement Area."
▶ BACKGROUND: See TOPCA's 10 West webpage for contact info, background details, images, and presentations dating back to 2021.
128 Lakeshore Road East (Skinner & Middlebrook site)
UPDATE - November 2022 - PUBLIC MEETING: Statutory meeting November 21, 2022 at the City's Planning and Development Committee (PDC). A decision will be made by PDC on the application, prior to the final Council vote on the matter.
▶ View PDC Agenda (Item 5.6). The Recommendation Report (5p PDF) is posted as an attachment, and "concludes that the proposed official plan amendment and rezoning are not acceptable from a planning standpoint and should not be approved".
▶ View the Recommendation Report Presentation (17-slide PDF). IMAGE: Slide 14 from the Planning Staff presentation explaining the rationale for refusal of the application, per the Port Credit Local Area Plan.
FOLLOW-UP: The application was NOT APPROVED. An appeal was already filed at the Ontario Land Tribunal (OLT) in June 2022.
▶ BACKGROUND: See TOPCA's 128 Lakeshore Road East webpage for contact info, background details, images, and presentations dating back to January 2022.
'No Frills' site - 2022 Application
UPDATE - November 2022 - APPLICATION IN PROCESS: FRAM + Slokker, Kilmer Group and Centre City Capital Limited (CCCL) have submitted plans to redevelop the long-vacant 'No Frills' site (street view) in Port Credit located at 42 Port St East and 91-93,99 Lakeshore Road East.
NOTE: A previous development application by CCCL in 2008 (approved in 2016) is replaced by this new application and revised design. ▶ Former (2008) TOPCA webpage.
PROPOSAL: An 11-storey mixed-use building on Port Street East with 221 residential units and 1,719 square metres of new commercial space oriented along Lakeshore Road. Approximately 249 vehicle spaces are proposed within 2.5 levels of below-grade parking.
▶ DETAILS: Can be found in the Planning Justification Report (64p PDF; cover image shown) submitted by the applicant.
▶ BACKGROUND: See TOPCA's 'No Frills' site webpage for contact info, background details, images, and presentations dating back to August 2022.
LCC Plan for Lakeshore Road through Port Credit
July 2022 - A Virtual Town Hall meeting was held on June 30, co-hosted by the Port Credit BIA and Ward 1 Councillor Dasko, in response to the City's latest proposal (image) to implement the Lakeshore Connecting Communities plan through Port Credit, possibly causing the removal of restaurant patios, over 100 mature trees, decorative street light poles, park benches, etc. along Lakeshore Road.
RESOURCES: Links will be posted here, pertaining to the long-time study of the Port Credit mainstreet and proven best practices. This video (below) was played at the Town Hall to demonstrate the possibility of a Road Diet in order to accommodate the full variety of uses, travel modes and landscaping required for a Complete Street.
