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.

Lakeview Community Partners Unveil New Lakeview Village Brand and Announce Community Builder Partners

Canada’s most transformative waterfront community announces partnerships with industry-leading builders to deliver unparalleled living experiences for future community members

Lakeview Community Partners Limited (“LCPL”), the development group behind Lakeview Village, today announces its Phase 1 builder partners and the new Lakeview Village brand for Canada’s most transformative waterfront community currently being built along the shores of Lake Ontario. Phase 1 builder partners include: BranthavenCaivanGreenpark GroupDECOOpus Homes, and Tridel.

Urban Living on the Waterfront: The Embodiment of the Lakeview Village Master Plan

Upon 177-acres of land formerly occupied by a coal-fired power plant, the vision of a transformed and dynamic waterfront village is becoming a reality.

Lakeview Village, an incredible mixed-use waterfront destination, has been designed with the future in mind. A walkable community that promotes connections to the surrounding environment, Lakeview Village will offer future generations a wide range of diverse housing, recreation, retail, employment, greenspace, arts and cultural features. This will be the most transformative waterfront community in Canada, rivalling world-class destinations globally.

LCPL is thrilled to unveil the new brand for Lakeview Village, inspired by the stunning natural beauty of the Great Lakes and the revitalized pier. The diamonds are informed by the contemporary design vision for the pier, set to be an iconic landmark for Mississauga’s waterfront at 600 meters long. The arc is symbolic of the ‘sunrise-to-sunset’ waterfront experience Lakeview Village will deliver.

“This is the realization of the master plan vision and an embodiment of modern lakefront living. This is a brand that celebrates our move towards reconnecting people to the waterfront for the first time in decades. At the heart of it all, Lakeview Village is really about establishing a greater connection to the land and the lake, instilling a true sense of place and bringing a sustainable waterfront experience to Ontario for future generations to enjoy.”

Brian Sutherland, Vice-President of Development, Argo Development Corporation

Residential Builder Selection: A Model of Sustainable Community Building

Masterfully bridging the natural environment with the needs of future community members, Lakeview Village is a model of sustainable community building. With a diverse mix of residential, retail, arts and cultural spaces, eco-friendly mobility routes and public transportation, thoughtfully integrated public amenities and proximity to conservation areas, Lakeview Village will be an all-season destination that attracts global visitors while bringing the ultimate lakeside-living experience to residents.

Following receipt of development plan approvals on November 10, 2021, LCPL is proud to announce that it has partnered with six of Canada’s most established and trusted residential builders: BranthavenCaivanGreenpark GroupDECOOpus Homes, and Tridel.

Each builder brings extensive industry experience, best-in-class construction quality and innovative design capabilities to Lakeview Village. With distinct and highly individual housing typologies, the builders will provide a range of modern, sustainable housing options to southern Mississauga while ensuring LCPL delivers on its mission to create Canada’s most transformative waterfront community.

“Our builder partners were intentionally selected for their unparalleled industry expertise and commitment to excellence, aligned with the mission, values and vision of Lakeview Village as a sustainable, future-proofed community. We are thrilled to have partnered with the best in the business to provide much needed housing to the region, and with excellent transit connections to downtown Toronto, give a new generation of homeowners access to the waterfront. We look forward to working with this top-caliber group to bring our shared vision to life.”

Brian Sutherland, Vice-President of Development, Argo Development Corporation

To learn more about Lakeview Village, visit our website: www.mylakeviewvillage.com.

Help Shape our City! Planning for a Vibrant and Connected “Uptown Node”

The City’s Uptown Node is growing rapidly. Located around Eglinton Avenue and Hurontario Street, the Uptown Node has several buildings under construction with new mixed-use developments on the horizon. The Uptown Node will also be served by a stop on the future Hurontario Light Rail Transit (LRT). To help guide this growth, the City of Mississauga is preparing an Official Plan Amendment (OPA) for the Uptown Node. We want to hear your feedback on the draft policies we’ve developed to address:

·       Retention of office and retail space

·       Affordable housing as part of new developments

·       New street locations

·       Block sizes

·       Future park locations

How to Have Your Say:

There are many ways to share your feedback on the draft Uptown Node policies:

1.     Attend the Virtual Community Meeting: On Monday, October 5, at 12:30 p.m., our planning team will walk through a live presentation and moderated Question-and-Answer session. Register here to attend.

2.     Share Your Comments: Between October 9 and October 23, review the proposed draft policies for the Uptown Node on yoursay.mississauga.ca/uptown and share your feedback using our Comment Box.

3.     Attend the Statutory Public Meeting:  On Monday, October 19 at 6 p.m., the draft OPA will be presented to the City’s Planning and Development Committee. The report will be available one week prior to the meeting. Due to the COVID-19 pandemic, the public are encouraged to participate online. Advance registration is required to attend the meeting in person due to limited seating. Read the official public notice to learn more.

Learn more about the Uptown Node, sign up for email updates, share a comment or ask a question anytime by visiting the Uptown Node engagement website.

Background:
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.

Voting Open for the 2020 Mississauga Urban Design Awards – Retrospective People’s Choice Award

Vote online for your favourite Mississauga places in the 2020 Mississauga Urban Design Awards – People’s Choice Award. This year’s Award is a retrospective of Award of Excellence winners from the last 35 years. The Mississauga Urban Design Awards are one of the longest-running in Ontario, recognizing exceptional urban design since 1981.

Urban design shapes the interaction between people and places. It is about how buildings fit together to make quality spaces, addressing both the natural and built environments. Urban design creates successful, vibrant cities and has been shown to improve the quality of life in a community.

How to vote?

Online voting will remain open until September 28, 2020. Winners will be announced in October 2020.

Unique Film Event Will Explore City Growth, Affordable Housing and the Taste of Culture

Access to affordable housing, the growth of cities and the power of cultural food experiences will be explored at the Our Future City: Urban Film Forum on Saturday, November 2 at the Noel Ryan Auditorium, Central Library. The City, in collaboration with Hot Docs, will present this special day of documentary films to generate thought-provoking discussions about issues related to city building. The film event marks the start of the public engagement phase of Mississauga’s Official Plan Review which officially began in June.

Our Future City: Urban Film Forum features:

  • Internationally-acclaimed documentary films
  • Opportunity to participate in post-show discussions with notable influencers
  • Announcement of the winners of Our Future City: Short Film Competition
  • Showcase of city-wide projects and the Downtown Strategy with opportunities to provide feedback
  • Food trucks on Mississauga Celebration Square
Aisha Jamal

Aisha Jamal, a Toronto-based film programmer, independent filmmaker and college professor is the event moderator. Her documentaries have screened at festivals and venues worldwide, and this fall on the Documentary channel. Ms. Jamal is a Canadian Film Programmer at Hot Docs Canadian Documentary Film Festival and Programming Associate of Canadian and Nordic Features at the Toronto International Film Festival (TIFF).  

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