40-storey apartment tower proposed for a parking lot in Mississauga


Published November 8, 2023 at 11:50 am

3575 kaneff crescent mississauga
Rendering via a City of Mississauga submission

A 40-storey apartment building proposal for Mississauga has hit some issues.

The proposal for a 40-storey apartment tower on a parking lot beside 3575 Kaneff Cres. in Mississauga comes to the Planning and Development Committee on Monday (Nov. 13).

The developer is asking for a much taller building than originally proposed.

Initially, the developer proposed a 29-storey apartment building with 282 residential units for the “surplus” parking lot bounded by Obelisk Way, Mississauga Valley Boulevard and Kaneff Crescent, according to a report from Glen Schnarr & Associates Inc. from June 2020.

The under-utilized parking lot was constructed along with the existing apartment building at 3575 Kaneff Cres., the report states.

3575 kaneff crescent mississauga

The parking lot next to 3575 Kaneff Cres. in Mississauga. Photo: Google Maps

But the size of the apartment building has increased from 29 storeys to 40 storeys, according to the Nov. 13 planning report. Currently, the maximum height allowed for this property is 25 storeys.

The developers have revised the application several times since 2020. In May 2022, a 33-storey rental apartment building with 322 units was proposed. Then in October 2022, the resubmission was revised for a 32-storey rental apartment with 317 units.

The fourth and final submission was received in July 2023 and proposes a 40-storey rental apartment with 467 rental units.

3575 kaneff crescent mississauga

And the developers have now appealed this application to the Ontario Land Tribunal (OLT) as city has not yet approved the build. The OLT can override municipal decisions.

While the planning department says they approve of an increase in density on the site because it is close to Hurontario Street and the future LRT, there are a number of outstanding issues with the application.

“The applicant appears to be maximizing the site rather than optimizing it for its highest and best use,” the planning report notes.

There is less common amenity space and landscaped areas, and fewer resident and visitor parking spaces in the most recent proposal.

The parking has been reduced from 0.78 resident spaces per unit and 0.15 visitor spaces per unit to 0.54 resident spaces per unit and 0.1 visitor spaces per unit.

The amenity area (combined indoor and outdoor) per unit went from 5.7 metres squared to three metres squared.

3575 kaneff crescent mississauga

City planners are asking for council’s support to attend the OLT hearing and/or engage in mediation with the developer. The project will be discussed at the upcoming Planning and Development Committee meeting at 6 p.m. on Nov. 13.

For more information, see the agenda here.

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