Mississauga needs more housing options for families, older adults, students and the next generation who want to live in the city.
Currently, many homes in our neighbourhoods are located on large lots with two or fewer residents. The result is that some neighbourhoods are seeing their populations shrink despite a city-wide need for more housing.
The City’s Zoning By-law regulates the types of buildings that can be built in different parts of the city and how those buildings are used. Updating the City’s neighbourhood zoning to allow more housing choices like semi-detached and smaller detached homes is one way to add density in a gentle way.
You’re invited to join an upcoming virtual community meeting to learn more about the neighbourhood zoning review:
* Northern Mississauga (Wards 5, 9, 10, 11): Thursday, November 7 from 6 – 7:30 p.m.
* Central Mississauga (Wards 3, 4, 6, 7): Thursday, November 14 from 6 – 7:30 p.m.
* Southern Mississauga (Wards 1, 2, 8): Thursday, November 21 from 6 – 7:30 p.m.
Residents are encouraged to attend the session for their ward, but are welcome to join any meeting that fits their schedule.
Mississauga residents are invited to learn how the City plans to spend its funds based on priorities, programs and services for next year and ask questions.
What will Mississauga’s 2025 Budget investments mean for your neighbourhood and City services? Residents are invited to find out on Wednesday, November 20 at the 2025 City-wide Budget Information Session.
Offering an in-depth look at how the City plans to spend its funds based on priorities, programs and services for next year, residents will have the opportunity to ask Budget-related questions.
The 2025 Budget is designed to address the needs of residents while investing in long-term projects—all with you and your families in mind. From community centres, taking the bus or fire services, the City’s budget powers it all, reflecting Mississauga’s commitment to a safer, more connected community.
From 7 to 8:30 p.m., join Mayor Carolyn Parrish, Chair and Vice Chair of the Budget Committee: Ward 1 Councillor Stephen Dasko and Ward 11 Councillor Brad Butt, senior City leadership, and Members of Council as they discuss key priorities for the 2025 Budget, including stormwater, infrastructure, transit and emergency services. Panelists will answer questions on how the City will allocate funds to meet service expectations for more than 200 programs and services across 13 service areas, while ensuring affordability for residents and businesses.
Budget Information Session details:
What
2025 City-wide Budget Information Session
When
Wednesday, November 20, 2024 from 7 to 8:30 p.m.
Who
Mississauga Mayor Carolyn Parrish
Chair and Vice-Chair of Budget Committee Councillor Brad Butt and Councillor Stephen Dasko
Senior City Leadership
Members of Council
Interested Mississauga residents
Where
Telephone or online via live stream
At random, select Mississauga residents will receive a phone call in advance of the session with an invitation to participate. They will receive a second phone call just before the session begins. The callout is to ensure as many residents as possible have an opportunity to participate. Anyone who gets a call and does not wish to participate can simply hang up.
If you don’t receive an advanced phone call, but would like to participate, interested residents can pre-register online by Tuesday, November 19 by 4:30 p.m. to participate or ask questions in the session.
Live stream
For those interested in simply tuning in, the session will also be live streamed on the City’s website, where residents can listen and watch the session.
Budget Committee meetings
Budget Committee meetings are scheduled November 18, 19 and 25, 2024 at 9:30 a.m. and are open for the public to attend. The full schedule of meetings is available online at Council and Committees Calendar Listings.
Stay informed and get involved in the City’s 2025 Budget:
- Watch the overview of the 2025 preliminary Budget and Business Plan.
- Attend in-person or watch a Budget Committee meeting via live stream.
- Email a question or comment to budget@mississauga.ca or call 311 (905-615-3200).
- Follow the City’s Budget conversations and posts on Facebook and X (formally Twitter).
- Visit the Budget webpage.
Shovels are in the ground on a new, sustainable district energy system transforming the site of a former coal-burning power generating station into a new, green community at Lakeview Village.
Today, the City of Mississauga, Lakeview Community Partners Limited (LCPL), Enwave Lakeview Corporation and the Region of Peel celebrated the groundbreaking of a new district energy system at Lakeview Village. Once fully operational, the Lakeview Village district energy system is positioned to be the first of its kind in Ontario and the largest in Canada.
To bring this new system to life, the City of Mississauga and Enwave have signed agreements allowing Enwave to build the necessary pipes and infrastructure on city land and construct a new building to operate the system. These agreements mark a major milestone in the Lakeview Village project and follow several years of collaboration.
Giving treated wastewater a second life
The Region of Peel and Enwave are working to further decrease GHG emissions from the district energy system through a proposed plan to leverage treated wastewater, or effluent, from the nearby G.E. Booth Water Resource Recovery Facility as the main source of low carbon energy for the system. Using effluent to heat and cool Lakeview Village draws on an innovative energy source that would otherwise remain untapped.
Once this transition happens, Lakeview Village’s residential units, offices and commercial spaces are expected to emit significantly fewer GHGs.
The district energy system at Lakeview Village, alongside plans to leverage effluent, is instrumental in bringing the City of Mississauga’s Climate Change Action Plan and the Region of Peel’s Climate Change Master Plan to life.
Building a new centre for operations and education
The City of Mississauga and LCPL are also moving forward on the Site Development Plan and Building Permit applications to construct a new building that will house:
- The district energy operations centre, which will be operated by Enwave.
- A sewage pumping station, which will be operated by the Region of Peel.
- An educational space to provide learning opportunities for Mississauga residents, visitors and the business community.
Work is already underway, with the first crane installed onsite to support servicing and construction works for the new centre.
Sustainable waterfront community
Lakeview Village is a 177-acre site on Mississauga’s waterfront that was formerly the Lakeview Power Generating Station. Designed to be a mixed-use community, this sustainable and interconnected neighbourhood will feature 16,000 new homes, parks, trails, transit, recreational opportunities, event spaces, and commercial areas for work and shopping.
Earlier this month, construction kicked off on the community’s first residential building with occupancy expected in early 2029.
For more information about planning the Lakeview Village development, visit the City of Mississauga’s Lakeview Village webpage. To learn more about the community, visit mylakeviewvillage.com.
Quotes:
“Today’s announcement highlights our dedication to building mixed-use communities that are sustainable, and include a variety of housing options, jobs, parks and community spaces. Lakeview Village’s focus on innovative, low carbon solutions make it more than just a development project – it sets a new standard for sustainability. I’m proud to work with our partners on this transformative project that will shape the future of Mississauga for years to come.” – Mayor Carolyn Parrish
“This groundbreaking marks an exciting chapter in the evolution of Lakeview Village. Our vision has always been to make this community the most sustainable, innovative new development in the country, and this is a major step. The Enwave system within Lakeview Village is a leading example of how the joint priorities of sustainability and housing development can co-exist, supporting a better future for Ontario.” – Brian Sutherland, President, Lakeview Community Partners Limited
“The groundbreaking of the district energy system at Lakeview Village is an exciting step toward the future of sustainable communities in Canada and beyond. This development is a complex undertaking, which will be the largest of its kind in North America with the integration of effluent, and would not be possible without the determination and collaboration demonstrated by all partners. Together, we are implementing big ideas and critical thinking to achieve the ambitious goals set for this project, and Enwave is proud to make this district energy system a reality.” – Carlyle Coutinho, CEO of Enwave Energy Corporation
“Today’s announcement signals Peel Region’s commitment to working with the City of Mississauga, Lakeview Community Partners Limited (LCPL), and Enwave Lakeview Corporation to leverage treated wastewater from the G.E. Booth Water Resource Recovery Facility as an innovative fuel source for the district energy system at Lakeview Village. Peel Region is a strong advocate for sustainability and committed to researching and implementing state-of-the-art treatment processes and technology at our facilities. We are always working to be a collaborative community partner, and providing this future fuel source for our neighbours at Lakeview Village demonstrates our environmental leadership.” – Chair Nando Iannicca, Peel Region
Lakeshore Road East, between 42nd Street and Deta Road, Alexandra Avenue and Ogden Avenue and HaigBoulevard and Lakeshore Road Intersection
Peel Region will be working in your area to rehabilitate the sanitary sewers along Lakeshore Road East at the following locations:
1) Between 42nd Street and Deta Road;
2) Between Alexandra Avenue and Ogden Avenue; and
3) Haig Boulevard and Lakeshore Road Intersection
Sanitary sewers are underground pipes that carry wastewater from your home or business to a water resource recovery facility. Wastewater is created when water goes down the drain or is flushed down the toilet. To strengthen and extend the life of the existing sewer pipes, we will be rehabilitating the existing sewer pipes by adding a new lining within sections of the pipe.
Construction schedule
Construction is planned to begin December 2024 and be completed by December 2025.
All work is under warranty for two years from the completion date.
Contractor and working hours
The work will be completed by Michels Canada and supported by GEI Consultants, both under contract to Peel Region. While the contractor’s normal working hours are from 7 a.m. to 7 p.m., Monday to Friday, there will be some night work required to expedite construction as continuous bypass pumping of sewage flows is necessary to facilitate sewer rehabilitation. We understand this may cause some inconvenience, but shorter working days would require your neighbourhood/area to be under construction for a longer period of time.
Wastewater service interruptions
To complete this work, your wastewater service pipe may be out of service (plugged) for approximately 8 hours; we will let you know beforehand whether this is the case. (Wastewater service pipes carry wastewater from your home to the underground sanitary sewer system.) This temporary service interruption allows for the pipe to be repaired without digging up the street. To advise you of the exact date and time of this service interruption, Michels Canada will provide you with a second notice at least 24 hours before the lining process begins.
It is important to minimize your water use while the sewer work is underway:
• You may continue to wash your hands but minimize your water use.
• Do not use showers, bathtubs, dishwashers, or your washing machine.
• Keep toilet flushing to a bare minimum.
These actions will reduce the possibility of wastewater (also known as sewage) backing up into your basement or into your plumbing. If you have a sump pump, please notify us at construction@peelregion.ca or tell the
contractor when they arrive at your property.
Traffic and parking
The work will be phased to minimize disruption to traffic. At least one lane will be open in each direction during this work. All entrances to businesses and residences will be maintained during construction.
Repairing areas impacted by construction
Rehabilitation of the sewer will require excavation to access the pipe and to facilitate bypass pumping. We will start repairing the road, curb, driveway entrances and boulevards once our work on the sewer is completed.
These repairs may be delayed due to contractor availability or certain seasonal weather conditions.
For example:
• Paving cannot take place when the ground is saturated with water, or the temperature is below 3°C.
• Asphalt is not available in large volumes during the winter. Asphalt usually becomes available around mid May.
• Most sod farms are located north of Peel. They usually have sod available beginning in late May. We will replace the sod once it is available. We replace sod only until the middle of November, weather
permitting, to let the sod grow roots. If we do not repair sod by the middle of November, we’ll replace the
sod the following spring.
Odours
You may smell some odours while the synthetic resin inside the sewer cures. These odours are temporary and will dissipate within a few hours. You can prevent or minimize these odours by making sure you have water in all of your drains, including your basement floor drain. We recommend pouring a bucket of water down the floor drain and running the water in all sinks, showers, and tubs for a minute, either the evening before or day of the relining work. If you are not able to put water down your floor drain (for example, if it is currently covered by flooring), we strongly recommend making it accessible before relining work begins to reduce the level of odours in your home.
Safety during construction
Construction zones require extra caution to keep everyone safe – pedestrians, cyclists, drivers, and construction workers. When driving, walking, or biking through the construction area, please be aware of your surroundings, watch for construction crews and other road users, slow down, account for delays, and consider other routes if possible.
To learn more about how to stay safe in construction zones, visit
peelregion.ca/construction/workzonesafety
Email notices
Receive timely project updates right to your inbox by signing up for e-notices. Visit
peelregion.ca/construction/signup or scan the following QR code (using your cell phone camera) to start signing up.
Keeping you informed
We will let you know if there are any major changes to the plans.
Information on this project can also be found at peelregion.ca/construction/project-24-2458/
Follow Peel Public Works on Twitter (twitter.com/peelpublicworks) for service updates and changes.
We value your feedback
After we have finished, we will invite you to provide feedback on the construction project.
You can sign up to receive this survey electronically at peelregion.ca/construction/signup
Thank you for your patience as we complete this necessary work. This work will allow us to continue providing you with high quality wastewater services. If you have any questions, please contact us.
Condition Assessment and Rehabilitation
Engineering Services Division
Public Works, Peel Region
Email: construction@peelregion.ca
Phone: 905-791-7800 ext. 4409
On September 17, 2024, staff presented key changes on the proposed draft official plan policies for the Dixie Outlet Mall site. A report on “What We Heard” at the meeting during the Q&A session is available online. The presentation slides and video recording are also available on the Dixie Outlet Mall Policy Review website.
Thank you for participating throughout this study and for helping to guide future growth and development of the Dixie Outlet Mall site.
Best Regards,
The Dixie Outlet Mall Policy Review Team
Mississauga has ranked #3 overall in a new study that measures municipal efforts to approve and develop new housing in the GTA.
- The annual Building Industry and Land Development study ranks 16 GTA municipalities on their planning features, municipal fees and approval timelines.
- This is a significant improvement in the City’s overall ranking compared to the previous study in 2022 when the City ranked 10th
Mississauga ranked #1 of all municipalities on planning processes – reinforcing the City’s innovative approach to customer experience for those who want to build in Mississauga.
- The report commended Mississauga for its adoption of new technologies including investigating the use of AI.
- Other improvements include the use of delegated authority to speed up approvals processes.
- Updates to zoning by-laws and other innovative programs such as the City’s leadership role in rolling out pre-approved, standardised plans for garden suites also led to the City’s strong performance in this category.
We are pleased with our overall ranking but know there is more work to be done.
- The City remains committed to working with industry – both through our housing panel and the Mayor’s housing task force – on concrete and actionable solutions to getting more housing built quickly and affordably. We also continue to advocate to other levels of government.
- The need for solutions is more timely than ever because development applications are slowing across the board due to a variety of factors beyond the control of the municipality.
Municipal fees such as planning fees, development charges and charges for community benefits and parkland pay for the infrastructure required for new homes.
- Mississauga ranked 10thof 16($151k per unit) with Bradford West Gwillimbury at the low end ($102k per unit) and Toronto at the high end ($195k per unit) for low-rise development.
- Mississauga ranked 12th of 16 ($104,450 per unit) with Milton at the low end ($55,834) and Vaughan at the high end ($157, 643 per unit) for high-rise development.
- At this point, cities have limited options in paying for the new infrastructure required for housing.
- We continue to look at other ways to fund this infrastructure or reduce pressure on the funding required to get new homes built, and have called on other levels of government to support.
The City is actively streamlining our development application processes and is working closely with industry to better understand any barriers to development.
- Mississauga’s average approval timelines across application types improved by 2.4 months in the 2024 study but we continue to rank lower that other municipalities in the study – due in most part to the complex infill and high-rise environment in our City.
- Toronto and Mississauga averaged 25 months for all application types – ranking 12th and 13th Barrie and Whitby ranked 1st and 2nd at 11 and 12 months respectively.
- With the introduction of Bill 185’s removal of the refund scheme and mandatory pre-application meetings, the City is meeting with housing experts on our Housing Panel and industry representatives on the Mayor’s Housing Task Force to test and find ways to further streamline our processes.
Mississauga, like many other cities across Ontario is seeing a slow down in development applications in the face of high interest rates and a challenging housing construction market.
- The City currently has more than 11,200 units under construction.
- However, from January 1 through August 31, the City approved land use permissions for only 2,266 units and has issued building permits for 1,429 units.
Mississauga is making it easier for residents to get answers to questions about housing, growth and development.
September 19, 2024
- What is city planning: Explains how planning works and why it’s so important
- Guiding city growth: Outlines how the City plans for growth and target where it goes
- How land gets developed: Gives an overview of the development application process
- Development in your neighbourhood: Helps residents find information about proposed development and construction near them
- Ways to get involved: Explains how and when residents can have their say
It also connects residents to resources like maps and data that city planners use to help guide their work.
Housing is also top of mind for many Mississauga residents. They have questions about how neighbourhoods are changing, housing affordability and the City’s role in delivering more housing. The Guide provides:
- An overview of the City’s housing targets
- The City’s role and plans for delivering affordable housing
- Information about how development applications get approved
Education and providing open and transparent access to data is a primary goal in the City’s Housing Action Plan. Visit Growing Mississauga to learn more about the City’s efforts to get more homes built, streamline building approvals and make homes more affordable.
“The work we do in Mississauga’s planning and building division affects everyone who lives, works and visits the City. While planning can be complicated, it doesn’t have to be. That’s why we developed our new Guide to City Planning and Development. From housing targets to deciding where new buildings should go, it’s designed to help answer the questions we hear most from our residents and guide them through the changes they are experiencing.” -Andrew Whittemore, Commissioner, Planning and Building, City of Mississauga
In Person and Virtual Public Meeting
RECOMMENDATION REPORT NOTICE
Meeting Date and Time:
Monday October 7, 2024 at 6:00 p.m.
Meeting Place:
Mississauga Civic Centre, Council Chamber, 300 City Centre Drive
Applicant’s Proposal:
70 Mississauga Road South and 181 Lakeshore Road West, south of Lakeshore Road West, west of Mississauga Road South
Application submitted by: Port Credit West Village Partners Inc.
File: OPA 24-4 W1
The applicant is proposing to change the Port Credit Local Area Plan Special Site policies to allow for a maximum building height of 35 storeys, an additional 898 dwelling units and to add residential as a permitted use within the second floor of the buildings proposed for the waterfront parcel.
Meeting Details:
This meeting will be held in person and online. Advance registration is required to make a verbal submission at the meeting virtually. Advance registration is preferred to make a verbal submission at the meeting in person. The proceedings will be streamed live online for the public to view at the following link: http://www.mississauga.ca/portal/cityhall/council-and-committee-videos. If you wish to phone in to listen to the meeting only, please call 905-615-3200, ext. 5423 for instructions.
Options for participating in the meeting are outlined below.
Purpose of Meeting:
The City held a Public Meeting on July 29, 2024. At the upcoming meeting, Planning and Building staff will present a report addressing issues raised and will provide a recommendation on the
proposal. Planning and Development Committee will make a decision about this project at this meeting.
The report will be available on-line one week prior to the meeting at:
http://www.mississauga.ca/portal/cityhall/planninganddevelopment
For detailed information contact:
City Planner David Ferro at 905-615-3200 ext. 4554 or david.ferro@mississauga.ca
If you would like to share your views and/or be added to the official record, please contact
the Planning and Building Department by Friday at 4:00 p.m. prior to the meeting date:
by mail to 300 City Centre Drive, Development and Design Division, Mississauga ON L5B 3C1
by email to application.info@mississauga.ca
by visiting the following link: https://yoursay.mississauga.ca/opa-24-4-w1-70-mississaugaroad-south
Please include your name, your address, and application number or address of the property you are providing comments on.
Written Comments:
In order to be received by Committee at the public meeting, written comments must be received no later than Friday at 4:00 p.m. prior to the meeting date. Submissions are accepted by email at
deputations.presentations@mississauga.ca or by mailing the Planning and Development Committee, 300 City Centre Drive, 2nd Floor, Mississauga, ON L5B 3C1. Please include your name, your address, and application number or address of the property you are providing comments on. Written comments received before, during or after a public meeting but before a by-law is passed receive the same consideration as verbal comments made during a public meeting.
If you wish to be notified of the decision on the proposed official plan amendment, you must make a written request.
How to participate in a public meeting if you wish to make verbal submissions:
Participate Virtually
Advance registration is required to participate and/or make comment virtually at the public meeting. Please email deputations.presentations@mississauga.ca no later than Friday at 4:00 p.m. prior to the meeting date. Any materials you wish to show the Committee during your presentation must be provided as an attachment to the email. Links to cloud services will not be
accepted. You will be provided with directions on how to participate from Clerks’ staff.
Residents without access to the internet can participate and/or make comment in the meeting via telephone. To register, please call Angie Melo at 905-615-3200 ext. 5423 no later than Friday at
4:00 p.m. prior to the meeting date. You must provide your name, phone number, and application number if you wish to speak to the Committee. You will be provided with directions on how to participate from Clerks’ staff.
Participate In Person
To make a verbal submission in person, advance registration is preferred. Please email deputations.presentations@mississauga.ca no later than Friday at 4:00 p.m. prior to the meeting
date.
If you are a landlord, please post a copy of this notice where your tenants can see it. We want to make sure they have a chance to take part.
Background Studies:
Planning documents and background material submitted in support of this application are available for review at: https://yoursay.mississauga.ca/opa-24-4-w1-70-mississauga-road-south.
Contact the city planner noted above for more information.
Planning Act Requirements:
The City will be processing the applications in accordance with the Provincial Planning Act which requires that all complete applications be processed.
A report summarizing the development and the comments received will be prepared by Planning staff and presented at the Public Meeting listed in this Notice.
Personal Information:
Individuals should be aware that any personal information in their verbal or written communication will become part of the public record, unless the individual expressly requests the City to remove the personal information. Questions about the collection of this information may be directed to application.info@mississauga.ca or in writing to the Planning and Building Department at 300 City Centre Drive, Mississauga ON L5B 3C1.
Information about Appeals:
Only a registered owner of land affected by the official plan amendment, a specified person or a public body, and the Minister of Municipal Affairs and Housing is entitled to appeal. If a person or public body does not make oral submissions at a public meeting or make written submissions to the City before the official plan amendment is adopted, the person or public body is not entitled to appeal the decision of City Council to the Ontario Land Tribunal, or be added as a party to an appeal of the decision to the Tribunal.
Date of Notice: September 12, 2024