Controversial condo ‘right place for density’ in Mississauga: developer

Residents filled council chambers to oppose a controversial Mississauga condo development proposal this week.

The development, proposed for 900 Lakeshore Rd. W., has been in the works since late 2023 when the city hosted a community meeting. The property is located next to Richard’s Memorial Park and is currently home to a single-detached house with a pool.

The project came up for discussion at the July 28 Planning and Development Committee meeting. Staff noted several issues with the application and suggested the developers continue to work on the proposal.

Residents have stepped up opposition in recent weeks — sending open objection letters to the city and holding a rally.

Speaking on behalf of the developer, Kregg Fordyce, principal architect and planner at Studio D, said there have been several changes to the original plans.

The unit count was reduced from 188 to 178 and parking spaces were increased from 205 to 246, he said. There will be a mix of one-, two- and three-bedroom units to support families. A total of 16 per cent are now three-bedroom units.

The project is using a piece of land that can support more homes, Fordyce indicated.

“This underutilized and somewhat odd site is the right place for density, on a major artillery road, near transit, within relative close proximity to community amenities and little to no impact with regard to shadow and overlook,” said Fordyce.

It is mid-rise density, not a tower, he added.

“This adds homes without straining infrastructure,” he said.

Plans include improving stormwater conditions, he said. Parking will comply with staff requirements and a traffic study has been added.

Addressing concerns about the natural environment and green space, Fordyce said there will be replacement planting and natural features will be protected, he said.

The project has been widely criticized and labelled a “cruise ship,” but the Mississauga Urban Design Advisory Panel, which includes leading experts in architecture, urban design and landscaping, was very supportive of the proposed building design, he said.

Residents came forward at the July 28 meeting with their objections.

The project wasn’t up for approval at the meeting, and Mary Simpson, speaking on behalf of the Town of Port Credit Association, said the application needs to be completely rejected.

“It is not about tweaking or rejigging,” Simpson said. The proposal doesn’t conform with the city’s official plan or zoning, she said.

She argued the development is not in a walkable area near shops or grocery stores, nor is it near transit stations. It is about a 40-minute walk or a 13-minute bus ride to Port Credit GO Train station.

Sue Shanly spoke as a member of the 900 Lakeshore Committee, which recently held a rally and organized petitions.

Shanly said the proposal is for a luxury condo development, not affordable housing, which the city needs. Her concerns also included traffic, parking and erosion.

Bill Johnston, also a member of the 900 Lakeshore Committee, said many real estate projects are failing and warned councillors about approving this project.

“Frankly, we don’t see this as a viable project,” said Johnston.

Others expressed concerns about the stormwater runoff plan encroaching on private land, a wind tunnel created by the development, and damage to the unique Carolinian forest.

The committee thanked residents and agreed with staff’s recommendation to continue work with the developer on the proposal.

For more information, see the meeting video and reports here.