VIVA Port Credit presentation to PDC on Feb. 2, 2009 RE: ‘No Frills’ Development Page 1 of 21 VIVA Port Credit
Presentation to Planning and Development Committee RE: ‘No Frills’ Site Development (OZ 08/009 W1) February 2, 2009 [With visual images included ]
Madam Chair, Members of Council, Planning Staff, Dr. James, and Citizens:
We have been thinking about the ‘No Frills’ site development for a long time. We first met with Dr. James and his team in August 2007. So much has happened since then – we feel like we’ve been enrolled at Port Credit University!
Our ongoing discussion of the development has been informed by the Port Credit Place Making Study and District Policies Review process that started in the fall of 2007 and led to the Port Credit Directions Report accepted by Council in November 2008. The Directions Report reflects massive community input from all stakeholders, including the input from our White Paper . We are further excited by the Port Credit Advisory Panel that has being initiated by our Ward 1 Councillor, Carmen Corbasson, to enable citizen and other stakeholder representatives to liaise with staff on City studies that affect our local community.
‘No Frills’ is the first new development to benefit from this highly participative public process. This development proposal is integral to the long term urban design plan for the village and can set the standard.
VIVA Port Credit’s White Paper was our The Directions Report for Port Credit, consolidated input to the Port Credit District contained in this published volume (also Policies Review , as submitted to the City in online) in Oct. 2008 , addresses potential May 2008 , and was an appendix to the development for the No Frills site, the Lakeview and Port Credit Directions Report . Lakeshore Corridor, Port Street, Elizabeth Street and the Harbour lands
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The City’s Corporate Information Report dated Jan. 13, 2009 and written by Development Planner Ben Phillips is excellent, with full appreciation of the multiple issues involved, including the summary of concerns raised at the June 26, 2008 Ward 1 Community Meeting held by Councillor Corbasson, which was attended by at least 150 residents:
there needs to be another nearby grocery store that we can walk to the proposed residential building is too tall traffic congestion in the area will be worse impact of shadowing on surrounding properties access through the site south to Lake Ontario need for street furniture improvements on Lakeshore Road starting with the impetus this development presents concept of transition to adjacent remnant properties, especially the veterinary clinic just to the East, at 46 Port Street
From a citizen standpoint, here is our consolidated input on this development proposal :
1. COMPLEXITY: a) Timing: The application has been made under the existing District Policies . But we want Planning Staff to evaluate the attributes of this development in the spirit of the collective community vision “Evolving the Urban Village” as expressed in the October 2008 Directions Report .
Section 4.7.4. No Frills Site (p194) states: “The redevelopment of the No Frills site will have a profound effect on the revitalization of the harbour area”. We support the Community Input and Public Policy Recommendations contained in that section. We note that height is more flexible in the Directions Report than in the existing District Policies, suggesting a taller built form “could occur stepped back” from the low rise street front form.
Aerial photograph of the No Frills site, Aerial photograph of the No Frills site, including including complete view of Harbour lands to partial view of Harbour lands to the south. the south. Source : Google Earth Source : Information Report , Appendix I 2
2 VIVA Port Credit presentation to PDC on Feb. 2, 2009 RE: ‘No Frills’ Development Page 3 of 21 b) Location: This development abuts on the 3 most important street edges in Port Credit: Lakeshore Road, Elizabeth Street and Port Street. Mainstreet Commercial and Harbour Mixed Use character areas split the site. The Information Report clearly explains what these 2 kinds of areas mean. This location is literally at the crossroads of all that Port Credit is and will become. It is Village and Heritage and Waterfront all together.
Site Plan, showing the 3 street edges: Lakeshore Rd., Elizabeth St. and Port St. Source : Information Report , Appendix I 5
c) Size: This is a relatively small lot (under 1.5 acres) to accomplish so much. As the architect Robert Grossmann explained to us, it is one of the few sites available in Port Credit for this level of density and mixed use. It is apparent from the Information Report that care is being taken in evaluating these features.
View of the No Frills site looking n orth from the south side of Port Street.
Shown are the 90 surface parking spaces, and t he rears of the Montgomery House and the grocery store.
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2. URBAN DESIGN: The City’s Urban Design Advisory Panel has already commented on this application. This is an important peer review process, and we understand Urban Design staff will continue the process based on that input. This application is an urban design challenge, but a fantastic opportunity to revitalize not only this site, but the entire village core.
We have these questions for the Urban Design Advisors and Staff: a) Can we address the issue of mixed use vs. segregated land use? We do not want to see suburbanization of the village edge. Port Street to the East of the site is already ‘suburban residential’ in nature, and there is no reason to walk there, except to get somewhere else. As the Information Report states, the No Frills site lies within the Port Credit node, ready for the focused intensification of combined residential uses, cultural activities, shopping, dining, commerce and recreation. In addition, Section 4.7.4. (p195) of the Directions Report states: “Re development of the No Frills Site should include a mixed use residential building that provides opportunities for commercial and community uses on the ground floor.” We believe mixed use means combining uses in the same building to meet the public ground level need of the development’s edges, not segregating parts of the site from each other, and from the public edge. b) Can we explore both the visual experience and the social experience of this development? These elements do not need to be exclusive and we trust that both can be well achieved. Even a good massing can work against the other parameters. The days of lovely architectural pictures of buildings with no people on the street are over. We certainly want the development to look nice, but we also want functional public realm components. c) Port Street will become our main waterfront avenue. Can evaluation of the Port Street edge of this new development anticipate or coordinate with the broader study of the Harbour lands?
Background : The ‘No Frills’ site is across the road from an unresolved situation with the Ports Hotel to the West. We say ‘unresolved’ because present use does not contribute to Port Credit’s village character, and it is inevitable that the site will be re developed. The Directions Report alludes to the potential this site presents in Section 4.7.3. Port Credit Harbour Marina and Port Street (p187): “The Ports Hotel property plays an integral role in the Development of Port Street”.
The Ports Hotels is a 7 storey structure on the NW corner of Port and Elizabeth Streets. This site could potentially play a key role in the development of a pedestrian precinct in the area.
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Additionally, the Harbour Marina lands to the South of the No Frills site will be an area of future development that will put Mississauga on the map alongside the great waterfront cities of the World. The City quite properly established the Waterfront Key Sites Action Plan in Nov. 2008 to study the harbour lands for future development potential.
View of the Harbour lands, looking south from Port Street. The long ‘shed’ is used to store large boats in the off season.
3. EDGES: At the November 2008 Urban Design Panel on Port Credit: ‘Developing Our 100 Acres’, convened by the Town of Port Credit Association (a local residents’ group and a member of VIVA Port Credit), with the Mayor and our Councillor in attendance, we were advised: “Never give up on your public edges.” Here then, are our thoughts on the three street edges surrounding the ‘No Frills’ site: a) Lakeshore Road: Our ‘village mainstreet’ is the most crucial feature of Port Credit, and the focus of the street life that defines the Port Credit experience. We have been pleased to see softening refinements made to the retail/office complex design, namely:
i) Decrease of the Lakeshore Road façade from 3 storeys (permitted as of Sept. 2007 in the District Policies) to 2 storeys , which is in keeping with the rest of the village centre, and respectful of the traditional village streetscape the citizens would like to maintain.
ii) That said, we asked for the significantly increased height of the first floor of the retail complex, to allow adaptability for grocery store use. We recognize the height of the street front is actually closer to 3 storeys because of this, but the grocery store function in this location is far too important to do Lakeshore Road 2 storey retail façade, with less setback than existi ng storefront. Office otherwise. space on 3 rd and 4 th floors is set back. Source : Information Report , Appendix I 7
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iii) Maintaining the existing bus stop in front of No Frills is a great concern to the community. This busy junction works well now with the protective overhang of the present No Frills building, and the open sidewalk area with some benches and tree planters for waiting passengers to sit. Many people wait in that area for various buses that are tied in with the GO Station hub. A wide and sheltered space is needed for this de facto bus terminal.
The wide setback and roof overhang of the present No Frills stor e enables passengers to wait for buses with protection from the elements without blocking the sidewalk for other pedestrians.
Buses sometimes back up at this stop, leading to traffic congestion on Lakeshore Road.
iv) As much as possible, we think it is important to have the façade of the Lakeshore Road retail complex complement the historic Montgomery House , and fit into the broader streetscape, thereby enhancing the heritage value of its location. Use of colour, materials, and simple architectural details can reflect and reinforce the existing variation presently found in the heart of the village. In the latest drawings, for instance, we see the use of brick as an accent that will complement the restored brick of the Montgomery House. A less monolithic appearance for the upper office floors can be achieved without over embellishment, including the doors and railings shown. 6 VIVA Port Credit presentation to PDC on Feb. 2, 2009 RE: ‘No Frills’ Development Page 7 of 21
v) The new retail/office complex on Lakeshore Road should also seek to BE part of Port Credit’s evolving Mainstreet heritage . This building will be a community landmark, and possibly outlive many of the existing heritage buildings that currently survive along Lakeshore Road. Section 4.7.1. Lakeshore Road Corridor (p174) of the Directions Report states: “Built form should respond to the community’s evolving character while respecting the heritage context.” This particular building will influence future developments, and what Lakeshore Road and the surrounding area will become for future generations. This is a larger issue than one site development. Given the central location of this development in the village core, this is akin to a heart transplant.
On the north side of Lakeshore Road at Elizabeth Street, facing the No Frills site: an example of the blending of old and new buildings in an eclectic mix.
The Hamilton House (R) is the oldest structure in the village, and was the site of Port Credit’s first public telephone. The Rabba building (L) is typical of 1990s retail architecture, but uses brick with tonal accenting sympathetic to the heritage aesthetic. The brick arches and accents echo what is seen in the old Post Office building (below ) further down the mainstreet at Stavebank Road.
b) Elizabeth Street: The Lakeshore Road streetscape needs to wrap around and down Elizabeth Street to the Harbour area, maintaining a continuous ‘urban village edge’ and the Mainstreet Commercial character. The Directions Report recommends this approach “where the market potential permits” in Section 4.7.3. (p186) and we believe the development of the Harbour lands to the South more than presents the market potential. We believe it is critical from an urban design standpoint that there be a continuous retail edge rather than a so called green edge. We don’t believe the present ground floor plan of the condo portion of the development is appropriate on this street.
In the same Section 4.7.3. (p187) Elizabeth Street is proposed to become a “pedestrian, cycle and transit way” connecting the GO Station to the Mainstreet Commercial district, and then further south to Port Street and the redeveloped Harbour lands. This North South connection provides an urban sight corridor to the Lake from the core of the Village.
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We don’t believe that exclusive and privatized residential use at the street edge is appropriate here. Functional development edges should animate and support community space, though it might take years to achieve the complete vision for the street (e.g. on the West side which has a parking lot and the Ports Hotel).
The Elizabeth Street edge at Port Street (east side), showing the brick barrier that surrounds the Waterside Residences condominium at the sidewalk. Source : Information Report , Appendix I 9
‘As of right’ line (approx. ) ______
The SE corner of Elizabeth Street and Port Street, as it is presently (L). During festivals such as the Southside Shuffle ( below ) when Lakeshore Road is closed, throngs pass through this corner. Wide sidewalks will be needed, especially once the Harbour lands are developed.
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The Elizabeth Street edge (east side) depicted without the brick barrier. Except f or the courtyard, there is no public component. Source : Dec. 2006 drawing by Adamson Associates Architects, provided to local residents’ associations in August 2007.
______‘As of right’ lines (approx. ) ______
^ ^ COURTYARD
The Elizabeth Street edge (west side). The retail just south of Lakeshore Road should in future continue down to Port Street. Presently there is laneway opening, a parking lot and the side entrance to the Ports Hotel on this side of the street, south of the 3 retail shops.
Looking north up Elizabeth Street from the south side of Port Street (i.e. fronting the Harbour lands). Along this major site corridor, one can see clear up to the CNR line, the northern boundary of Port Credit District and site of the Port Credit GO Station.
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b) Elizabeth Street (cont’d )
We are focusing on the triangular corner of Elizabeth Street and Port Street, where there is currently a grated vent planned for the underground parking garage, though it might be hidden by the brick pillars. The exercise room on the ground floor of the condo might work as some kind of public street interface, but the private lounge on the south end could better be a restaurant with outdoor café space or some kind of service function. If it were to be a restaurant or ice cream shop there, for example, that corner could provide outdoor Ground Floor Plan for the Waterside Residences condominium , showing the seating. At the very least we Exercise Room and private Lounge area. Outside, the brick barricade is depicted, with underground parking vent at the SE corner of Elizabeth and Port Streets. Red would ask for a walkway triangle has been added to show the area under discussion. through this triangle, with a Source : Information Report , Appendix I 6 bench or two and lighting.
Rather than a private parkette, walled off by brick pillars as shown in the architect’s drawing, we would rather see a publicly accessible and workable corner. Indeed, fill in the parkette with retail if necessary. We need to address: How can we incorporate residential uses into an urban village environment and keep life on the street?
We note the current brick barricades surrounding the condo property – this sends a message of ‘keep out’ and deadens the entire public zone around it – and there is a lack of permeability to the entire block. We were hoping this could be more of a transitional area leading to the more pedestrianized section of Port Street anticipated to the West, and to the re developed Harbour lands to the South.
People are timid, and in fact many tourists and visitors ask local residents if the public is allowed to walk down into St. Lawrence Park, which includes a walkway across the front of the Regatta condominium building along the Lake – some people infer it is a private space for those residents only. Any public open space attached to the ‘No Frills’ site development, whether it be this triangular corner or the Elizabeth Street courtyard, needs to be unambiguous regarding public use. Is there a compromise here that enables some public interface on this very important corner?
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We recognize there is a noise issue, and recommend passive public use (not bands or bars), given the residential component. If the site of the Ports Hotel is ever developed into a pedestrian precinct with a public square ringed by retail development, noise is also a consideration, but is also a part of ‘mixed use’ urban village life.
We understand there are legal and financial issues pertaining to these requests. Urban village life is not simple and we are all pioneering to fulfill our collective community vision. Therefore, we have to look at creative ways to evolve our new village urbanity, rather than continue to put in suburban style developments with inanimate edges. Perhaps Centre City Capital, the ongoing owner of the retail/office complex, might consider buying the proposed ground floor retail area of the condo and lease it out as well for a restaurant use. We note the example of the condominium development on the Queensway in Etobicoke with two 10 storey buildings (pictured below ), where an innovative approach has been used to enable ground floor retail condo units.
Newly constructed development on the Queensway in Etobicoke, where street life will be created with ground floor retail condominium units – otherwise, there would be no reason to walk there.
c) Port Street: The South side of Port Street, which is currently part of the Waterfront Trail , is a well used East West pedestrian conduit between the public Harbour area (including the ‘Snug Harbour’ restaurant) and the St. Lawrence neighbourhood and waterfront park. On the North side, where the condo development fronts Port Street, it should be made to look nice, but will not function as part of a vibrant street, and cannot, given the service area and underground parking driveways, and the semi circular residential driveway drop off area.
The north side of Port Street, where the planned Waterside Residences condominium development fronts the street behind a brick barricade. Source : Information Report , Appendix I 10
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The only opportunity to provide some public amenity benefit on the Port Street edge of this development will occur through acquisition of the narrow property immediately to the East (the Veterinary Clinic site at 46 Port Street East), and we would want to comment on that should the opportunity arise. If not, adequate transition to that property must be created so as to give the streetscape an interesting and coordinated quality without visual and functional disruption.
The little blue building which houses the Edw ards Veterinary Clinic, on the north side of Port Street . The 35’x165’ lot is positioned between the Port Elaine condo to the East, and the proposed Waterside Residences condominium development.
The white building immediately to the West will be the sit e of the service driveways for the development.
Port Street is suburban in format, but will become an important focus as the Harbour lands to the South are re developed. We support a continuous and vibrant public edge in an increasingly pedestrianized Port Street and Harbour village area, as much as is possible given the existing residential character.
Port Street looking West towards the Port Elaine, the Ports Hotel and the Waterside Inn. There are condominiums on the North and South sides of the street here.
Port Street looking East along the North sid e, past the Veterinary Clinic and the Port Elaine towards the condominium developments that complete the rest of the street.
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Port Street looking East along the North side, from the ‘Snug Harbour’ r estaurant area. This section of the street will front public access to the re developed Harbour lands to the South, and has tremendous potential for revitalization.
4. DENSITY: In our letter to Dr. James, our Councillor and the Planning Dept. on Nov. 13, 2007, we stated that in principle, we support densities as they are permitted in the existing District Policies.
The Directions Report is more flexible in this regard, and in recognition of the significant community input that went into that document, we think the Directions Report should guide this discussion. Section 4.5.2. Height (p146) states: “Maximum building heights south of Lakeshore Road should generally allow medium rise buildings (5 9 storeys)”.
‘As of right’ line (approx. ) ______
The north side of Port Street, where the planned Waterside Residences condominium development fronts the street behind a brick barricade. Source : Information Report , Appendix I 10 13
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Nevertheless, any height above the ‘as of right’ needs to be thoroughly studied through calibrated eye level ‘As of right’ line (approx. ) perspectives from all of the surrounding streetscapes ( more than ______the selected views provided thus far ). A key impact of a building higher than 4 floors will be seen from the north sidewalk of Lakeshore Road. This may impact the village scale and should be part of the evaluation.
Concern is being expressed about the (partial) fourth storey of the retail complex and we are awaiting further architectural renderings to fully appreciate its impact from the street level. Proposed 2 storey retail façade on Lakeshore Road, show n next to the existing building: ‘Serenity’ spa. Source : Information Report , Appendix I 7
Views of the e xisting façade of the No Frills grocery store, shown next to the ‘Serenity’ spa building and shops further down the street..
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‘As of right’ lines (approx. ) ______
Lakeshore Road retail/office complex, showing Waterside Residences condominium developmen t to the South. We need a view with more of the existing buildings. Source : Information Report , Appendix I 7
As to the massing (how the building appears on the site), we think the concept of tapering and terracing the condo building mitigates the visual impact from Port Street, and adds far more interest to the building’s appearance than a box like structure. We do have a concern with the Elizabeth Street ‘edge’ of the development, where the height will be most apparent and contrast the most with the adjacent village architecture.
Independent of a specific number of storeys or a particular FSI number, our basic consensus is that the structure behind the proposed Lakeshore Road retail/office complex should not overpower the village ambience that the nominal 2 storey street frontage serves to maintain.
The development as a whole has heavy massing for a village character area, which is more noticeable because it is clearly visible from three (3) sides. But independent of how the height and massing is negotiated in the spirit of the Directions Report , we still want to maintain our pedestrianized village realm and enjoy a continuous retail edge on the ground, including the section down Elizabeth Street.
5. RETAIL: As everyone acknowledges, the imminent loss of the ‘No Frills’ affordable full range grocery store in the heart of the Village is causing tremendous concern in the community. If an affordable and walkable alternative is not provided, there will be serious social and economic disruption for many residents, especially the high number of those on lower or fixed incomes who don’t have cars.
We believe an urban grocery store format (such as is being developed in Toronto) can work in Port Credit’s very specific, highly pedestrianized urban village character area. The need for a grocery store at walking distance cannot be overstated – it is a must to have a healthy community, and also anchors other retail on the mainstreet by drawing regular shoppers into the village core, even from well beyond Port Credit.
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The existing No Frills grocery store anchors the retail offering in the core of the Village, and is also used by the resident and visiting boating community because it is so close to the Harbour.
Sobeys ‘Urban Fresh’ format could work in Port Credit. Shown is the store in the Davisville area of Toronto, which has a highly pedestrianized customer base. This type of façade would work well with the retail complex proposed.
It is also desirable to attract independent store owners to contribute to the unique and varied mix of retail we all want to maintain in Port Credit. A critical mass of shoppers and an exciting mix of additional destination retailers needs to be established in the retail complex over time, and we think paying attention to accessibility, quality construction details and sympathetic built form will further this goal.
Along with the professional offices in the upper floors, the complex will bring more jobs to our community. We want this retail and office complex be successful. Success, by anyone’s definition, surely means that both people and appropriate retailers will want to come to this new development, and that both can afford to. The last thing we want is to see empty stores and office space.
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6. MONTGOMERY HOUSE: We commend the retention, restoration, and adaptive reuse of this heritage landmark. The Montgomery House is a strong positive in the proposal that reinforces the eclectic village mainstreet, and it needs transition and separation from the retail/office complex. We note the removal one of the storefront “bays” in the retail complex to create more space and improved sight lines for both the Montgomery House, and the access from Lakeshore Road to the Elizabeth Street courtyard. Further, there has been minimization of the “chimney” effect of the elevator shaft, which has been moved back beyond the Montgomery House.
The restored Montgomery House should be the most visible streetscape element of this new development. What makes the Montgomery House a landmark? It combines a highly visible location, an existing example of adaptive reuse, detailed yet simple architecture and building materials (although not its current paint job!) that are appropriate and reflective of the community in which it stands. It was never built with the intention that it would fulfill the role that it plays on the street today. It is both vernacular and adaptable: those are values to be cherished, and tie in strongly to the story of Port Credit. Any new development should connect with those values for inspiration in making the transition between old and new.
The Montgomery House on the SE corner of Lakeshore Road and Elizabeth Street. Adaptive re use has taken a toll, as shown by the bricks.
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7. COURTYARD: Year round public use of private space, with furnishings, maintenance and security surveillance all provided, is an emerging trend in Port Credit that is in sync with the growing mixed use aesthetic of the area. Citizens love the concept of courtyards, yet there is concern about continuing access and ensuring that the public benefit of a privately owned courtyard is sustained. Many have commented about the traffic noise on Lakeshore Road – the proposed Elizabeth Street retail courtyard contributes to mainstreet life by enabling people to stay in comfort and relative quiet, and would provide an excellent segue to the potential re developed public laneway across the road.
Two successful examples of open public / private courtyards along the mainstreet in Port Credit
The laneway entrance off the West side of Elizabeth Street, leading to the Waterside Inn at Stavebank Road S. Future re development in this are a could provide a segue from the proposed public / private Courtyard on the East.
Looking East the length of the laneway from Stavebank Road S. to the No Frills site.
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The courtyard should still be as open as possible to Lakeshore Road, and as much public/private access as possible should be made through and around the development. We support this open retail courtyard, designed with accessibility from two (2) streets.
The courtyard has a 10 storey wall on the south side; we have not seen the shadow studies, nor a depiction of how that wall would look, but imagine that there will be light in the afternoon and evening, perhaps even reflected off the windows of the condo wall.
If the Lakeshore Road main floor complex is to house a grocery store, we strongly suggest a ‘back door’ into the courtyard to facilitate further public flow.
Lakeshore Road retail/office complex, showing Waterside Residences condominium developm ent to the South. We need a view with more of the existing buildings. Source : Information Report , Appendix I 8
8. STUDIES: We are very interested in the outcomes of all the supporting studies requested by the City: including Shadowing, Traffic, Parking, Noise, as well as the Urban Design / Streetscape Analysis, the Planning Justification Report, and the Micro Climate Study.
We welcome the Streetscape Master Plan (including street furnishings), as listed in the Port Credit Directions Report , and believe this development application has all the key edges that would benefit most from this study.
Existing concrete street furnishings in front of Montgomery House (above) and the No Frills store (L). 19 VIVA Port Credit presentation to PDC on Feb. 2, 2009 RE: ‘No Frills’ Development Page 20 of 21
As stated in (4) above, any height above the ‘as of right’ needs to be thoroughly studied through calibrated pedestrian eye level perspectives from all of the surrounding streetscapes.
It wouldn’t be Port Credit if we didn’t talk about parking ! The 90 surface parking spots presently at the No Frills site get a lot of off hour use, especially during the many special events and festivals. These spots will be eliminated with the re development of the site, although some underground public parking will be provided instead. The underground parking Port Credit presently has is one of our best kept secrets, even to us, but this development will finally force us to use it – Planning staff must be sure that the number of spots provided is adequate (currently the calculation shows it is 110 spots short of requirement), and that access to the underground elevator and stairs is safe and convenient. We see this as an issue that affects the viability of all the retailers on the mainstreet.
We have strongly encouraged “green” attributes in this development and the stated commitment to meet LEEDS Silver standard with this proposal is a strong positive.
9. SUMMARY: Our groups’ collective aim is to preserve and enhance the concept of village character in Port Credit, and to provide as much input as possible to help ensure that each new development becomes a successful addition to the village.
‘No Frills’ is a unique and pivotal site in our village. This is a once in a lifetime opportunity to build a significant new structure with a legacy of design excellence, craftsmanship, and vision. This is also the challenge : to embrace the mainstreet ambience of Port Credit Village and the heritage attributes of the evolving streetscape, and to become the landmark model for future growth and change – an enormous responsibility for all participants, given that this new development will exist for at least a century.
Good planning is about building communities, and the Port Credit community is one of many jewels around the City. What’s good for Port Credit is good for the entire City, and we are used to welcoming all our fellow citizens and many tourists to our part of the City’s incredible public waterfront.
This sign needs no caption!
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As residents of Port Credit, and as citizens of Mississauga, we look forward to giving our best efforts to participation in the overall design and planning process for our village.
■ Town of Port Credit Association (TOPCA) ■ Friends of Old Port Credit Village ■ Port Credit Village Project ■ Credit Reserve Association (CRA) ■ Mississauga South Historical Society ■ Heritage Mississauga ■ Walk & Bike for Life (W&BL) ■ The Centre for Landscape Research, University of Toronto (Consultant) ■
Dorothy Tomiuk Chair, VIVA Port Credit (905) 278 6437 [email protected]
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