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PLANNING JUSTIFICATION REPORT 30 EGLINTON AVENUE WEST | MARCH 2021 Sajecki Planning Inc. TABLE OF CONTENTS 1.0 INTRODUCTION 4 2.0 SITE AND SURROUNDINGS 6 2.1 SUBJECT PROPERTY 7 2.2 PLANNING HISTORY 9 2.3 SURROUNDING LAND USES 9 2.4 SURROUNDING DEVELOPMENT APPLICATIONS 11 2.5 TRANSPORTATION NETWORK 13 3.0 PROPOSAL 16 3.1 DEVELOPMENT OVERVIEW 17 3.2 REQUIRED APPROVALS 27 3.3 PUBLIC CONSULTATION 27 4.0 POLICY AND REGULATORY CONTEXT 28 4.1 OVERVIEW 29 4.2 PLANNING ACT 29 4.3 PROVINCIAL POLICY STATEMENT 29 4.4 GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE 31 4.5 REGION OF PEEL OFFICIAL PLAN 34 4.6 CITY OF MISSISSAUGA OFFICIAL PLAN 38 4.7 CITY OF MISSISSAUGA ZONING BY-LAW 46 4.8 ADDITIONAL CONSIDERATIONS 47 5.0 SUPPORTING STUDIES AND REPORTS 50 5.1 TRAFFIC IMPACT STUDY 51 5.2 URBAN DESIGN STUDY 51 5.3 WIND STUDY 52 5.4 NOISE AND VIBRATION IMPACT STUDY 53 5.5 SHADOW STUDY 53 5.6 TREE INVENTORY AND PRESERVATION PLAN / ARBORIST REPORT 54 5.7 FUNCTIONAL SERVICING AND STORMWATER REPORT 54 5.8 PHASE 1 ENVIRONMENTAL SITE ASSESSMENT 55 5.9 HERITAGE IMPACT ASSESSMENT 55 5.10 HOUSING REPORT 56 6.0 PLANNING ANALYSIS 58 6.1 COMPLETE COMMUNITY 59 6.2 BUILT FORM AND DESIGN 59 6.3 HEIGHT AND DENSITY 60 7.0 CONCLUSION 62 APPENDICES APPENDIX A - SUBMISSION CHECKLIST APPENDIX B - DRAFT ZONING BY-LAW AMENDMENT APPENDIX C - DRAFT OFFICIAL PLAN AMENDMENT 1.0 INTRODUCTION Planning Justification Report: 30 Eglinton Avenue West Plaza Partners and Crown Realty Partners have On October 23, 2019 a pre-consultation meeting with retained Sajecki Planning Inc. to assist in securing the Development Application Review Committee planning approvals for the redevelopment of the (“DARC”) was held to discuss the proposal. All items property municipally known as 30 Eglinton Avenue identified in the submission requirements checklist West in the City of Mississauga (the “subject (attached as Appendix A) have been prepared and property”). The subject property is located on the submitted in support of the Official Plan and Zoning southwest corner of Hurontario Street and Eglinton By-law Amendments and fulfill all requirements of Avenue West. a Complete Application. Summaries of all technical reports and studies are provided in Section 5.0. This Planning Justification Report supports an application to amend the City of Mississauga Official Plan and Zoning By-law 0225-2007 to permit the development of three mixed use buildings ranging between 37 and 45 storeys in height. The proposal includes 1,577 residential units and 1,979 m2 of at- grade retail space. An existing nine-storey office building and two-storey heritage building are to be retained as part of the proposed development. The purpose of this Planning Justification Report is to provide: • An overview of the subject property and its local context; • A review of the applicable Provincial, Regional, and Municipal planning policy and regulatory frameworks; • An explanation of the proposed built form, uses and other development statistics; • A summary of all supporting studies and technical reports; and, • A description and justification of the proposed amendment to City of Mississauga Official Plan and Zoning By-law 0225-2007. 5 2.0 SITE AND SURROUNDINGS Planning Justification Report: 30 Eglinton Avenue West 2.1 Subject Property The subject property is located on the southwest corner of Hurontario Street and Eglinton Avenue West in Ward 4 in the City of Mississauga. Its legal description is: CON 2 NDS PT LOT 16 RP 43R14629 PARTS 4,5,22 RP 43R14923 PARTS 6-9,14-16 RP 43R14629 PTS 4-7 9,15-21. The subject property is rectangular in shape with a lot area of 25,646.90 m2. Frontage on Hurontario Street is 141.36 metres and frontage on Eglinton Avenue West is 154.85 metres. The property currently contains a nine-storey rectangular office building with two arms of one- storey commercial space that stretch outwards from the office building forming an L-shape. Three additional low-rise commercial buildings are located in the northeast corner of the subject property. One of these buildings is the Wilcox House, a two-storey Figure 1 - Aerial view of the subject property heritage building designated under the Ontario Heritage Act for its architectural importance as a mid- nineteenth century farmhouse. It currently operates as a restaurant. The other two commercial buildings are currently operating as a financial institution and a toy store. The heritage building and nine-storey office building will be retained as part of the proposal, while the existing commercial structures will be demolished. 7 Planning Justification Report: 30 Eglinton Avenue West Figure 2 - Aerial perspective of the subject property and surrounding land uses 8 Planning Justification Report: 30 Eglinton Avenue West 2.2 Planning History northwest corner of Eglinton Avenue West and Hurontario Street is an Esso gas station with a Circle Official Plan Amendments were approved for the K and Tim Hortons. subject property in 1985 (OZ/OPA 85 105) and 1995 (OZ/OPA 95 85). A Zoning By-law Amendment Mississauga Marketplace, a low-rise commercial was approved in 1988 (OZ 88 59) to permit the development consisting of five buildings, is located development of a 25-storey building, a 15-storey ‘L’ to the east of the subject property. This commercial shape building, two 2-storey buildings and to maintain plaza includes LA Fitness, banks, restaurants, and the existing heritage building. The proposed uses retailers such as Home Interiors Furniture and included an apartment with a maximum of 220 units, Oceans supermarket. The development has extensive office, overnight accommodation, retail commercial surface parking located between the buildings. uses (required to be accessory to the office and Two high-rise residential towers are located to the overnight accommodation), and a restaurant in the south on Kingsbridge Garden Circle. These towers heritage structure. These permissions were only are 34 and 35 storeys in height and have over 750 partially implemented. condominium units combined. There have been no further amendments proposed A 22-storey condominium tower is located since Council approved Zoning By-law 0225-2007 immediately to the west of the subject property. and the 2010 Mississauga Official Plan (“MOP”). This development has approximately 219 residential 2.3 Surrounding Land Uses units. Access to the development is provided by a shared road with 30 Eglinton Avenue West. 2.3.1 Immediate Surroundings 2.3.2 General Surroundings High-rise residential apartment buildings ranging North of Eglinton Avenue from 22 to 37 storeys comprise the immediate dominant land use near the property. Land uses north of the subject property are primarily residential with a wide range of building types and Two high-rise residential towers are located densities. Four high-rise condominium towers are immediately north of the subject property along located north of Eglinton Avenue West on the east Eglinton Avenue West. These towers are 24 and side of Four Springs Avenue. To the west of these 28 storeys in height and include a combined towers is a subdivision of three-storey townhomes. 463 residential units. Pedestrian access to the Low-density residential subdivisions are located development is from Eglinton Avenue West, while further north, along with Cooksville Creek Public access to underground parking is off Little Creek School and St. Hilary Elementary School. Road. Adjacent to these residential towers at the 9 Planning Justification Report: 30 Eglinton Avenue West View of the subject property from Eglinton Avenue West View of the subject property from Hurontario Street View of the development north of the subject property on View of the development south of the subject property on Eglinton Avenue West Hurontario Street 10 Planning Justification Report: 30 Eglinton Avenue West The intersection of Hurontario Street and Eglinton commercial buildings and surface parking. Vacant Avenue features numerous properties with lots and low-rise residential subdivisions with single commercial land uses. To the northeast is a low- detached residences, semi-detached residences and rise commercial development with a ServiceOntario townhouses are to the south and east. and retailers including Shoppers Drug Mart and Starbucks. An Esso gas station is located at the Kingsbridge Common park is located southwest of northwest corner. the subject property. It features a baseball diamond, soccer field and playground. To the southeast is There are three development proposals to the north Huron Heights Park, providing play structures, ball of the subject property. Two are on the east side of diamonds and soccer fields. A majority of the land Hurontario Street between Nahani Way and Armdale uses to the west and south are low-rise residential Road. A 33-storey condominium building at 8 Nahani subdivisions. Way proposes 404 residential units and is currently in the condominium registration stage. To the south of 2.4 Surrounding Development this property at 5081 Hurontario Street is a proposal Applications for a 33-storey tower with a 6-storey podium and 509 residential units. At 0 and 5044 Hurontario Applications have been filed for several developments Street, located west of Hurontario Street and north of near the subject property. All of the applications Watergarden Drive, there is a development proposal represent high-rise residential condominium for 5 condominium towers with 2,040 residential units buildings, many of which propose more than one plus retail and office space located in the podiums. building on the site. South of Eglinton Avenue Table 1 outlines active and recently approved development applications in the surrounding area. The west side of Hurontario Street, south of the Information provided includes the approximate subject property, features medium and high-density distance from the subject property, a description built form.

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