Mississauga rejects townhouse development


While Mississauga has been fairly ambitious when it comes to welcoming new developments—especially at a time when housing inventory is low (and prices are high) in the city and beyond—it was not afraid to say no to a development that residents were unhappy with. 

At a recent Planning and Development Committee meeting, council voted down a proposal to build 101 back-to-back stacked townhomes at 2512, 2522 and 2532 Argyle Road, south of Dundas Street West and west of Confederation Parkway. 

The development, proposed by Plazacorp Properties Limited, was recommended for approval by city staff. In a report, city staff said the proposed townhomes “would provide a form of housing currently not available in the area.” As of now, the area is only home to apartments and detached homes. The report says the proposed development also offers a more affordable option, as towns are less expensive than detached houses. 

The exact site of the proposed development is currently home to three detached homes that were constructed in 1967.

According to a document in a follow-up city council report, council rejected the application for a number of reasons, including a less than ideal location that council believes is not appropriate for intensification, potential issues with flooding, insufficient parking, and traffic safety issues. 

The document also says that council believes the proposal conflicts with all applicable provincial plans, does not conform with the Region of Peel official plan, and does not conform with the Mississauga official plan, adding that the plan states that neighbourhoods "will not be targeted for intensification and should be regarded as stable residential areas where the existing character is to be preserved." 

According to the document, council believes the proposal is incompatible with the character of the established Cooksville neighbourhood, constitutes overdevelopment—the site is near high-rise apartments and detached dwellings—and "does not represent good planning." 

The proposed development has already undergone a few changes. 

According to the Planning and Development report, the proposal has been changed from 112 units to 101 units, eliminating 11 units. The report also says the proposed garbage storage area has been relocated in order to address concerns with the impact on the adjacent condominium's amenity area. The report also says the condominium road and all structures were removed from the city's stormwater easement at the rear of the property. 

The report notes that multiple residents spoke out against the property at previous public meetings. At a meeting on March 4, 2019, 17 residents made deputations regarding the applications, with 16 voicing their disapproval. At a second public meeting on April 15, 2019, seven residents made deputations against the proposal. 

Anticipating the possibility that the developers could ask the province to review the decision, the city said the city solicitor or her delegate will be authorized to defend council's decision should the decision be taken to the Local Planning Appeal Tribunal (LPAT). 

It is not yet clear if the developer will appeal the city's decision with the LPAT, and what the outcome will be if it does.

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