Category Archives: Development

Cities Must be Made Whole: City of Mississauga Responds to Devastating Financial Impacts of Bill 23

Today, at a Special Council Meeting, City staff provided an overview of Bill 23, the Build More Homes Faster Act, 2022 and its potential impacts on Mississauga. The Bill introduces changes, which, if approved, would significantly limit the City’s ability to provide important housing-related infrastructure and services resulting in increased costs for Mississauga residents.

“We want to work with the province to build more housing and while we agree that bold action needs to be taken, it can’t be done at the expense of our city and ultimately, our taxpayers. Cities can’t be expected to fund provincial incentives to help bring more affordability to the market. Right now, we have no guarantees from either level of government that cities will be made whole and that’s extremely concerning. If passed, this legislation puts our plans to build and maintain parks and open spaces, libraries, fire stations, sewers, roads and public transit that future and existing residents need and deserve on hold. Our Council works hard each day to deliver fairness for taxpayers and I encourage the government to find a solution that doesn’t put the gains we’ve made at risk.”

Mayor Crombie

According to the staff report, the City stands to lose over $800 million in revenue over the next 10 years. This includes more than $320 million for growth-related infrastructure and a staggering 70 per cent loss of revenues collected for the purchase of parkland. The shortfall stems from Bill 23’s proposed changes to development charges and parkland dedication.

“Building complete communities requires cooperation with the private sector and all levels of government,” said Shari Lichterman, Commissioner, Corporate Services and Chief Financial Officer. “Cities are facing significant financial impacts but there is no guarantee that developers will be required to pass any savings resulting from lower growth and parkland charges on to new homeowners. This must be addressed because as it stands, the quality of life in our communities will suffer at the expense of developer profits.”

In addition to the projected loss of revenue, the staff report highlights the impact Bill 23 could have on affordable housing. The legislation proposes to reduce or eliminate the few tools municipalities have to deliver affordable housing.  For example:

  • The proposed five per cent cap for inclusionary zoning (IZ) units will result in a minimum of 30 per cent fewer affordable units than the City anticipated when it passed its IZ policy earlier this year.
  • The shift to a market-based definition of affordability for IZ units would mean that the vast majority of Mississauga’s essential workforce would be priced out of these homes.
  • Rental protection laws would be removed or scaled back.

As part of the province’s overall 1.5 million new homes target, Mississauga must pledge to build 120,000 homes in the next ten years (approximately 12,000 units a year).

“We welcome growth in Mississauga and have a robust plan to build more housing, including allowing for unlimited height and density in our downtown and gentle density in our neighbourhoods. But, as we build more supply, we can’t forget about affordability,” said Andrew Whittemore, Commissioner, Planning and Building. “Given the depth of the affordability issues across Ontario, the Province must continue to protect rental housing and ensure that the supply of affordable housing continues to grow alongside market units.”

The City already has policies in place that will assist Mississauga in achieving the provincial targets, however, the staff report questions whether the development industry is prepared to bring those units to market given economic conditions, persistent labour and material challenges.

The staff report also outlines concerns echoed by many stakeholders around the potential impacts on Ontario’s heritage, natural environment and the ability to adapt to climate change. Of note for Mississauga is the new proposed “Ecological Offsetting” policy which would set a dangerous precedent by chipping away at the amount of natural spaces covered by the City’s Natural Heritage System.

Today’s report, which was endorsed by City Council, authorizes staff to submit detailed comments on Bill 23 to the Government of Ontario during the consultation period.

Mississauga Official Plan Review Meetings to Discuss Housing, Growth, Transportation and Environment

The City is hosting three virtual community meetings to discuss key directions of Mississauga’s Official Plan Review. Housing, growth, transportation and the environment will be the focus in this phase of public engagement.

Mississauga is reviewing its current Official Plan, which guides growth, to ensure it reflects the changing needs, opportunities and aspirations of the city. Since launching the Official Plan Review in June 2019, the City has conducted ongoing public consultation. Having reviewed the community feedback to date, this current phase of engagement focuses on confirming policy directions for environment, transportation and growth.  Engagement for housing options will explore ideas from the community.

What & When:

Virtual community meetings to discuss our future city:

·        What are the priorities for the environment and transportation?

Tuesday, June 15, 6:30 to 7:30 p.m.  

·        Where will major growth go?

Thursday, June 17, 6:30 p.m. to 8 p.m.

·        How can we increase housing choices in our neighbourhoods? 

Wednesday, June 23, 6:30 p.m. to 8 p.m.

Who:

·        Mississauga residents and property owners

·        Business owners and employees

·        Members of Council and City staff

How:

To participate:

·        Register here or call 311. Registered participants will receive meeting instructions and background materials. If you are unable to attend, the meetings will be recorded and can be viewed following the sessions.

·        Provide feedback or ask a question on the project engagement site.

To prepare for the meetings:

·        Official Plan Review: Visit the project engagement site to review the research briefs, theme summaries and project engagement to date

·        Housing: Help shape the conversation by taking the survey and sharing your ideas.Visit the Increasing Housing Choices in Neighbourhoods for more information

·        Transportation: For more information, see related studies including Changing Lanes and the Transportation Master Plan

·        Environment: For more information, see related studies including the Climate Change Action Plan  

Background:

The City’s Official Plan policies address important parts of city-building that affect how the city grows, including transportation, housing, culture and heritage, the environment and the economy.

The Official Plan addresses:

  • where housing, industry, offices, shops and roads should go
  • which services and amenities (e.g., parks, schools, transit) are needed and where they will be located
  • what parts of the city will be the focus for growth and what it will look like e.g., heights and densities
  • ways to enhance economic development and job growth

The City launched the Official Plan Review at a Special Council meeting held on June 10, 2019. For more information and to sign up for email updates, visit the public engagement page.

City of Mississauga COVID-19 Response Continues: Virtual Committee Meetings & Library Recovery Plan

Today, Mississauga City Council approved several initiatives in relation to COVID-19 including virtual meetings for Planning and Development Committee (PDC) and Committee of Adjustment and a Library recovery plan.

“We are very pleased to be taking further steps toward recovery in Mississauga. Our Library has plans to reopen in a phased approach and our Planning and Development Committee and Committee of Adjustment meetings will resume in a virtual format. Enhanced public notification will complement the change of format. I would like to note our Planning and Legislative Services staff have remained fully operational during the pandemic and will resume holding required public meetings in association with development and Committee of Adjustment applications in order to keep our City moving.”

Mayor Bonnie Crombie

During the pandemic, on April 22, 2020 Council suspended PDC and Committee of Adjustment meetings. Since the closure of City Hall, Planning and Building Department services have remained fully operational, including accepting and processing development and building permit applications with online submission processes including fee payments and scheduling building and site inspections. Public meetings will resume in association with development and Committee of Adjustment applications. PDC meeting notices provide a range of options for residents and businesses to access additional information, including how to contact the city planner and how to provide written comments by mail or email.

Planning and Development Committee and Committee of Adjustment Virtual Meetings

Virtual PDC meetings will occur in the same format that Council is currently meeting with public engagement through telephone, computer or mobile device. Applicants will be able to present their development proposals to PDC and the public and respond to questions or comments from Council and registered deputants. Information reports will outline resident concerns received up until the report is prepared. Recommendation reports will continue to summarize and respond to resident concerns. PDC meetings will be held in evenings at 6 p.m. The first virtual PDC meeting will be tentatively held on July 13, 2020. Visit the Council and Committees Calendar for updates.

Which Applications Can Proceed to a Virtual PDC Meeting? 

Development applications and City-initiated projects that are eligible can be scheduled for a virtual PDC meeting. Only applications deemed to be non-controversial or expected to attract limited public interests will be advanced. If public interest is limited, an information report with enhanced public notice would proceed to a PDC meeting. If additional public engagement is required during the public meeting, the committee may direct staff to either hold a second public meeting once in-person meetings resume or provide full public notice when the Recommendation Report is presented at a later PDC meeting. Recommendation reports for development applications and/or City-initiated projects that have already had a public meeting and which generated minimal resident concern should also be scheduled for a virtual PDC meeting. If the committee subsequently determines that additional public engagement is needed during the recommendation report meeting, it may defer the matter to a later meeting once in-person meetings resume.

Committee of Adjustment Meetings 

Similar to Council and PDC, the Committee of Adjustment virtual meetings will allow the public and applicants to engage in the process and meeting through telephone, computer or mobile device. The public notices will provide details about how to register as a deputant to speak at a meeting or other means of providing input about an application. The next Committee of Adjustment meeting will start the week of June 22, 2020. The committee is to meet on Tuesdays and Thursdays to address applications. Visit the Council and Committees Calendar for updates.

Electronic application submission and payment has continued since the closure of the Civic Centre.  Details related to the Committee of Adjustment can be found at https://web.mississauga.ca/council/committees/committee-of-adjustment

Marriage Licences

The City will resume issuing marriage licences effective June 10, 2020 at the Provincial Offences Courthouse, 950 Burnhamthorpe Road West by appointment. For details please visit: mississauga.ca/marriagelicences.

Library Recovery Plan

Council endorsed a phased re-opening plan for library facilities.

The library will use a phased approach to resuming services following the Government of Ontario’s announcement on May 14 allowing public libraries to offer curbside pickup. Details on timing and the service will be shared on City channels at a later date.

Library due dates and fines continue to be suspended until further notice.

Customers can continue to use their library card or virtual card to explore our vast collection of ebooks, audiobooks and other online virtual resources.

For more information, visit mississaugalibrary.ca and follow Mississauga Library on InstagramFacebook and Twitter.

To stay informed on COVID-19 impacts on City services, please visit: mississauga.ca/coronavirus or call 311.

CITY’S OFFICIAL PLAN REVIEW – STATUS UPDATE AND PUBLIC ENGAGEMENT TIMELINE

On Monday, March 9, City staff will present a project update with public engagement timelines for Mississauga’s Official Plan Review to the City’s Planning and Development Committee (PDC). The City is reviewing the existing Official Plan to ensure it reflects the changing needs, opportunities and aspirations of Mississauga.

Date: Monday, March 9, 2020

Time: 6 p.m.

Location:
Civic Centre – Council Chamber, Second floor
300 City Centre Dr.
Mississauga, ON
[MAP]

The City’s Official Plan provides policies that guide and direct the physical change of the city. It manages the effects on Mississauga’s social, economic, cultural and natural environment. The Official Plan addresses things like:

·        where housing, industry, offices, shops, and roads should go

·        which services and amenities (e.g. parks, schools, transit) are needed and where they will be located

·        what parts of the city will be the focus for growth and what it will look like e.g. heights and densities

·        ways to enhance economic development and job growth

All are welcome to attend the meeting or watch on the live stream: mississauga.ca/livestreaming

Background:

The City launched the Official Plan Review at a Special Council meeting held on June 10, 2019. For more information and to sign up for email updates, visit the public engagement page

More Community Feedback Needed to Shape the Future of the Clarkson Transit Station Area

The City of Mississauga is creating a planning framework that will guide future development to support transit in the area surrounding the transit station in Clarkson. Last December, residents participated in a community meeting to provide feedback on helping to create a vision and guiding principles for the Clarkson Transit Station Area (TSA).

At this community meeting, we’re inviting you to help:

·         confirm the draft vision and guiding principles developed using community input from the December 5, 2018 community meeting

·         review options for density, building height, public space and mobility in the Clarkson TSA

What: Clarkson TSA Community Meeting

When: Wednesday, March 6, 2019

Choose from three sessions at:

·         1:30 to 3:30 p.m.

·         4 to 6 p.m.

·         7 to 9 p.m.

Presentations are at 1:40, 4:10 and 7:10 p.m. followed by workshop activities

Where: Christ Church,

  1700 Mazo Crescent

   Mississauga

   [Map]

Find out more about the Clarkson TSA Study at yoursay.mississauga.ca/Clarkson