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News & Notes

420 Lakeshore Road East (Beer Store property)

UPDATE: December 2021 - RECOMMENDATION MEETING AT PDC: A public (virtual and in-person) meeting was held December 6, 2021 @ 6:00pm.  Presentation by Developer and Recommendation Report from Planning staff.  The Application was refused by Planning Staff, and this Decision will be defended at the Ontario Land Tribunal (date TBA), where the developer has already appealed.

View the Meeting Notice (Decision will be made).

View the PDC Meeting Agenda (Item 5.5, attachments including Recommendation Report).

UPDATE: June 2021 - UNDER APPEAL: The developer has appealed to the Ontario Land Tribunal.  A hearing has not yet been scheduled.

March 2021 - INFORMATION MEETING AT PDC: A public (virtual) meeting will be held Monday, March 8, 2021 @ 6:00pm.  Presentations by Developer and Planning staff.

PDC Meeting Agenda (Item 4.2).

View the Meeting Notice (no Decision will be made).

View the Information Planning Report (45p PDF).

View the meeting on the City's livestream.

Lakeview Ratepayers Association (LRA) will be making a Deputation.  LRA: "This area forms part of the Lakeview pedestrian friendly main street environment.  Set backs would be required for any height above 4 stories and allow sky views.  At present the Lakeview East Corridor study is underway and should be considered before this development proceeds."

This development site is at the boundary between the Lakeview and Port Credit Planning Districts, although technically in Lakeview.  The LRA has previously prepared a Community Response Letter (4p PDF) to the Application.

Port Credit residents have also expressed concerns, given their neighbourhood proximity to the out of scale development, and the broader community impact on the established mainstreet-oriented Port Credit and Lakeview secondary plans for the Lakeshore Corridor.

November 2020 - APPLICATION IN PROCESS: Plazacorp have submitted plans to redevelop the existing Beer Store site at 420 Lakeshore Road East (map) at the SW corner of Lakeshore Rd E and Enola Avenue.  Proposal: Condominium apartment building ranging in height from 2 to 12 storeys and containing 195 residential units with at grade non-residential uses and two levels of underground parking.

Left: Applicant’s renderings of proposed condo building.  Click image to zoom.

VIRTUAL COMMUNITY MEETING: Per Letter from Councillor Stephen Dasko - Due to the COVID pandemic, we are not able to have an in-person meeting.  We have arranged a Community virtual meeting on Tuesday, November 17, 2020 @ 6:30 - 8:00 pm.

APPLICANT'S PRESENTATION: The slide deck presented at the Virtual Community Meeting (November 17, 2020) will be posted here once received.

The applicant is proposing to amend the Mississauga Official Plan designation from Mixed Use to Residential High Density and to rezone the property from C4 (Mainstreet Commercial) to RA5 – Exception (Apartment - Exception) to implement this development proposal.  Driveway access to the proposal will be provided from Enola Avenue.

To submit your comments, please forward to Paul Stewart, Planner, Planning and Development Department, 300 City Centre Drive, 6th floor, Mississauga, ON L5B 3C1 or

TOPCA 2021 Annual General Meeting

November 2021 - MEETING HELD: The 2021 TOPCA Annual General Meeting took place virtually, on November 23, 2021 @ 7:00pm.

Click image to view full-size Poster.

The AGM was recorded and is posted on Dropbox here (1:53:49).

BUSINESS: Documents for the business portion of the AGM (reports, slate of officers) were sent to registered members in advance for review, and were approved at the meeting.  Minutes will be issued.

SPEAKERS: We heard from Hugh Lynch (Manager of Development for the City of Mississauga) and Ward One Councillor Stephen Dasko to learn more about what strategies the city can use to grow the increasingly popular Port Credit area in a way that works for all.

FOCUS: "Downtown" Port Credit, the further-intensifying area around the GO Station.  With four Edenshaw developments either under construction or in the pipeline, FRAM’s bowling green site, another 10-storey condo being pitched to replace the Skinner & Middlebrook funeral home, not to mention an LRT landing smack dab in the middle of everything, we need to understand how the City sees all these pieces falling into place, including rental buildings vs. condos, and the role of active transportation (walking, cycling and micromobility).  Also of concern is the future of the Port Credit Library and what happens to that land if the building has to go.

You do not need to be a member to attend, although we welcome new memberships any time!  A great time to... RENEW FOR '22!

Metrolinx sells SE Port Credit GO Station Parking Lot

UPDATE: July 2021 - ACQUISITION ANNOUNCED: Edenshaw Developments has partnered with Windsor Private Capital to acquire this 1.48 acre transit-oriented development site.  Details.

April 2021 - SURPRISE SALE OFFERING: Metrolinx has placed the strategic southeast parking lot at the Port Credit GO Station up for sale.  It is described as a high density transit-oriented development opportunity:

"Preliminary investigations indicate that the Site can accommodate a two tower development of between 22 and 25 storeys with a gross floor area up to approx. 650,100 sf (10.15 FSI).  Additional density above the base case may be achievable by increasing the height of the podium or the towers, which would require an OPA & ZBA."

Left: Sales Brochure shows aerial image of the 1.48 acre site.  Click image to zoom.

The community has always understood that the south parking lot adjacent Hurontario Street would be retained until completion of the LRT Station in 2024, and that citizen engagement would subsequently be initiated regarding redevelopment of the Port Credit GO Station, including the parking lands and configuration.  Note the sale does not include the narrow piece of land overtop the proposed LRT Station or the planned surface-level pedestrian plaza which would now appear to be very small in scope.

The concern of area residents and those groups that have been involved in the reimagining process for this site over the past six years is that the OP will not be included as part of the Agreement of Purchase and Sale and that these years of discussions will be for nought.  We’re requesting that the conditions outlined in the Corporate Report: Port Credit GO Station Southeast Area Master Plan Implementation – Proposed Changes To Mississauga Official Plan (47p PDF) as approved June 27, 2016 be respected by the purchaser/developer.

Understanding that this will be a site of significant intensification, there are a number of important aspects to its future growth that are cited in these reports, including:

  • economic development that provides much-needed job opportunities for the area.
  • sufficient, well-designed parking that can absorb the volume of cars that might otherwise be directed to the smaller north and west parking sites.
  • visual/physical permeability on the site with an appropriate, welcoming built form befitting a lakeside community – versus a six-storey wall of above-grade parking.

View Cushman & Wakefield Sales BROCHURE (3p PDF). View Sales VIDEO (1:49).

See: TOPCA's Port Credit GO Station webpage for background on extensive citizen consultations regarding the LRT and GO Stations redevelopment and the City's Port Credit GO Station Area Master Plan (2016).

TOPCA Mid-year Town Hall, June 2021

June 2021 - MID-YEAR TOWN HALL MEETING: Tues. June 1, 2021 @ 7:00 pm. Virtual meeting on Zoom!

MISS THE MEETING?  The virtual TOPCA Town Hall was recorded, and the one-hour video (1:00:00) may be viewed by clicking here.  The Agenda included public Q&A after the featured presentations:

1. Brightwater Illustrated Slide Presentation: when we will see something? what retail is planned? what is the rationale for the reduced parking application at Committee of Adjustment? (June 24 @ 1:00 pm)

2. Councillor Stephen Dasko: updates on languishing sites along the Lakeshore Corridor, e.g. No Frills, Planet Organic, and Marina Park (boat launch area), and the latest on the GO Station SE parking lot that is now up for sale (see article below). Hear about Lakeview mainstreet development proposals that are going to LPAT, because City Planners said NO!

42-44 Park Street East & 23 Elizabeth Street North

UPDATE: November 2021 - UNDER APPEAL: Edenshaw has appealed to the Ontario Land Tribunal.  The hearing will take place in 2022.

November 2020 - APPLICATION IN PROCESS: Edenshaw's 22-storey, 258 unit condo building proposal near the Port Credit GO Station.

Left: Applicant’s latest rendering of proposed 22 storey building (Elizabeth St. North facade at Park St. East).  Click image to zoom.

Redesign is underway based on feedback Edenshaw received on August 11, 2020 at a virtual Stakeholder meeting, re excessive height, the design and other technical parameters.

See: TOPCA's 42-46 Park St E & 23 Elizabeth St N webpage for more details, images, presentations, Facebook comment links and Google Maps street view Walkabout.

TOPCA 2020 Annual General Meeting

November 2020 - The TOPCA Annual General Meeting takes place on Tuesday, November 10, 2020 @ 7:00 - 8:15 pm.  Pre-registration was required this year since the meeting is virtual via Zoom with limited capacity; it has filled up fast!

SPEAKERS: Councillor Stephen Dasko - "Updates on Key Issues in Ward 1 / Q&A" | Jake Pedler, Chair of Port Credit BIA - "What YOU can do to support our Main Street Corridor" | Lisa Prime, Prime Strategy & Planning - "How developers can build sustainable communities."

Documents for the business portion of the meeting (reports, slate of officers) have been sent to registered members in advance for review.  The AGM will be recorded and posted here.  Next year, we hope to be back at Clarke Hall!

View: TOPCA's 2020 AGM Presentation (21-slide PDF) including Port Credit BIA keynote.

View: Brief (49s) PCBIA video BUSINESSES ARE PEOPLE shown at the TOPCA  AGM.

Peel 2041+ Official Plan Review - Impacts on Ward One

October 2020 - Under the Ontario Planning Act, the Region of Peel must update its Official Plan every 5 years to ensure that official plan policies stay current with Provincial policy changes and reflect the changing community's needs.

The Region will be consulting the public on focus areas throughout the process including Growth Management and Major Transit Station Areas.

The Province of Ontario released Amendment 1 to A Place to Grow: Growth Plan for the GGH (Greater Golden Horseshoe) that includes changes to the total population and employment forecasts for Peel, the planning horizon (from 2041 to 2051), and other policies.  Future updates to reflect this amendment will build on work completed under Peel 2041 thus far to support the Region’s Strategic Plan vision for A Community for Life.

VIRTUAL COMMUNITY MEETING: Councillor Stephen Dasko hosted a Virtual Community Meeting on October 27, 2020 specifically geared to Ward 1 residents and especially concerning changes in population Growth Management (GM) and Major Transit Station Areas (MTSA) including the Port Credit GO Station vicinity and three (3) proposed BRT Stations along the Lakeshore Corridor in Lakeview.  These changes will increase density targets.

REGION OF PEEL'S PRESENTATION: View the slide deck (38p PDF) presented at the Virtual Community Meeting (October 27, 2020): Peel 2041+ Growth Management & Major Transit Station Areas Fall 2020 Engagement (Ward 1).

See: The Region's Peel 2041+ Official Plan Review webpage to learn more about the process, view supporting studies for the focus areas and submit your comments.

Civic Responsibility in the Time of COVID-19

October 2020 - Restrictions on citizens, businesses, public venues and cultural activities have varied in Mississauga over the past months in light of the COVID-19 pandemic starting to peak again in our city.  Residents are continually deluged with information and instructions in successive (often daily) updates and press conferences from four levels of government, compounded by media saturation.  It is vital that we don't tune it all out.

Since April, residents have had ongoing civic responsibilities including strict physical distancing rules, masking, and now again, the strong recommendation to STAY HOME (unless necessary to go out for essential items or appointments) in response to the urgent need to yet again flatten the curve of new infections in Peel Region, now put back into Stage 2 by the Province as of October 10, 2020.

NOTE: Ontario’s Chief Medical Officer of Health is officially recommending against trick-or-treating this Halloween in four areas of the province – Ottawa, Toronto, Peel (including Mississauga) and York Region, which are all considered COVID-19 "hot spots" and are back in modified Stage 2 restrictions.  Ontario Government: How to celebrate Halloween during COVID-19.  This decision is supported by the Peel Medical Officer of Health.

Importantly, how do we best help those suffering from increased social and financial hardship in our community while the COVID-19 restrictions remain in place?  Making a financial donation to The Compass Food Bank in Port Credit is the most impactful local action we can take now.  The need is growing every day and must be supported for several more months, as job losses persist and winter adds additional hardship.

Actions are also being initiated within Ward 1, and within the village of Port Credit.  TOPCA reps are participating on the Ward 1 Citizen Committee under the leadership of Councillor Stephen Dasko, as well as the Mayor's Resident & Ratepayers Association Consultation.

See: TOPCA's COVID-19 webpage for practical postings and links.

Port Credit Marina - Province refuses ICIP Funding

October 2020 - In late 2019 the City made application for a partial funding opportunity for the future of a full-service working marina in Port Credit, in response to a Federal/Provincial program called ICIP, specifically: "Investing in Canada Infrastructure Program – Community, Culture and Recreation Funding Applications.”

APPLICATION DENIED: Earlier this year, the City was informed that the Province would not promote Mississauga's ICIP application to the federal level.  As noted in the Mississauga News article (October 21, 2020): Mississauga's plans for ‘vital’ $71M Port Credit marina in doubt after province denies funding pitch.

In response, Ward 1 Councillor Stephen Dasko has written an Op-Ed submission (1p PDF; October 21, 2020) to the Mississauga News, entitled It is time to fight for the survival of the Port Credit Marina, noting that investment needs to be secured from all levels of government in order to 'Keep the Port in Port Credit'.  Click image of Letter (at left) to zoom.

View: TOPCA's Visual Deputation - 'Keep the Port in Port Credit' (35-slide PDF) made October 30, 2019 at the General Committee of Council (GC) in support of the City's proposed ICIP application.  It presents the case that the Port Credit Marina is a valuable waterfront INDUSTRY with great contributions to make to city building, tourism, economic activity (150+ marina jobs), place-making and the cultural identity of Mississauga's urban waterfront.

See: TOPCA's Marina Lands webpage.

One Port Street East - EA Process for Proposed Marina

July 2020 (update) - TERMS OF REFERENCE - SUBMITTED: The City submitted the 1 Port Street East Proposed Marina Terms of Reference to the Province on July 10, 2020.  Approval may take approximately six months.

View: Terms of Reference Notice of Submission (1p PDF).

REVIEW: Terms of Reference (92p PDF; cover shown at left) via link on 1 Port Street East Proposed Marina webpage.

BACKGROUND: In July 2019, the City of Mississauga initiated an Individual Environmental Assessment (EA) process under Ontario’s Environmental Assessment Act for the 1 Port Street East Proposed Marina Project.

A well-attended Public Information Update was held at the Port Credit Legion on January 29, 2020 (promotional visual at left).

The EA will study the proposed expanded land base on what is known as the 'Eastern Breakwater' for additional waterfront parkland, and examine marina alternatives for this site, in view of the planned development by Canada Lands Company on the present site of the full-service Port Credit Harbour Marina.

View: TOPCA's Response (5p PDF; March 2, 2020) to the City project team, commenting on the Final Draft Terms of Reference.

See: TOPCA's Marina Lands webpage.

QEW Credit River Heritage Bridge - FOI Request

June 2020 (update) - DECISION RECEIVED: On June 8, 2020 we received the Decision from the Ministry of Transportation as to what would be released in response to TOPCA's FOI Request for all MTO documentation concerning the October 2019 announcement that the QEW Heritage Bridge over the Credit River would be demolished and replaced, despite years of public consultation and engineering plans to rehabilitate the heritage-designated bridge.

EXCERPT OF DECISION: "Partial access is granted to the requested records.  Some information is protected under the following sections of the Act:
• Section 12 to protect cabinet records; and,
• Section 18 to protect the economic and other interests of Ontario.

"Please note that the preliminary design report features numerous appendices and attachments.  Only those related to the condition or replacement cost of the bridge have been deemed as responsive to the request.

"Section 29(1)(b) of the Act requires that the requester be provided with the name and position of the person responsible for making the decision.  This decision was approved by Jennifer Graham Harkness, Assistant Deputy Minister, Provincial Highways Management Division under the delegated authority of the Minister of Transportation."

The released Ministry documents are available at this linkThe TOPCA Executive is reviewing the documents at this time.

BACKGROUND: The TOPCA Executive filed a Freedom of Information (FOI) request in November 2019 for all MTO documentation concerning the "decision" announced in October 2019 to demolish and replace the QEW Heritage Bridge (image).

We asked for all Ministry of Transportation (MTO) documentation supporting demolition of the QEW Credit River heritage-designated bridge, rather than rehabilitation as planned since the 2013 TESR and all public consultations up to November 2018.

Despite the provincial announcement (December 18, 2019) reversing the demolition decision, we still expect to receive data concerning the present condition of the heritage bridge and recent (2019) feasibility / cost studies comparing rehabilitation versus demolition and replacement.  FOI legislation commits to fulfilling requests within 30 days.  TOPCA reps have agreed to three (3) MTO-requested extensions.  The latest promised deadline was April 3, 2020 (now expecting information in June/July).

See: TOPCA's QEW Bridge - FOI webpage for complete postings.