Category: Rezoning

City to Oppose Audubon Development

4/26/2014

It was a long evening for Rockwood residents who waited to be heard by the Planning Department on the issue of the Beverly Homes plan for development on the Audubon Boulevard lands.

Beverly Homes has applied for a change in zoning to allow 30 town home units to be built in the vacant land on Audubon. The land is currently zoned for low density, residential, single-detached
dwellings.

RHA was represented by its Vice-President, Joe Silva, a local resident. A neighbourhood case was made that the current zoning should be upheld by the City. Councillor Fonseca and Ed Sajecki, Commissioner of Planning and Building for the City, also spoke in support of the neighbourhood voices.

It was well after midnight when the Committee passed a motion that City Council would direct the City’s legal staff to defend the positions of the residents and Councils to oppose the townhouse development and maintain the current zoning.

While the first battle has been won, this is far from a done deal. Beverly Homes has already filed several appeals with the OMB (Ontario Municipal Board). The next step will be preparing for the preliminary OMB hearings. Ultimately, OMB will have the final say on the zoning of these lands.

*Please note this article was originally published in the Summer 2014 edition of The Rockwood Times.

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Audubon zoning application goes before city

3/4/2014

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The application for a zoning approval for Beverly Homes to move forward with a townhouse
development on Audubon and Fieldgate is scheduled to go before the City Planning Committee on March 24th. At that time, residents will have the opportunity to provide their input to the Planning and Development Committee. Councillor Fonseca, will be voicing her support of
upholding the current designated zoning for Residential Low Density housing. Beverly Homes
is requesting a zoning change that will allow the construction of 30 town homes.

If you would like to be heard at that meeting, contact Mumtaz Alikhan, Legislative
Coordinator at Mumtaz.Alikhan@mississauga.ca or 905-615-3200 x5425.

*Please note this article was originally published in the Spring 2014 edition of The Rockwood Times.

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Beverly Homes Appeals to OMB

12/2/2013

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The Beverly Homes proposal for the land at 1715 Audubon is now on appeal with the Ontario Municipal Board (OMB).

Beverly had submitted an Official Plan Amendment and Rezoning application to Planning in May, 2013 to allow them to build 30 townhomes on the corner of Audubon and Fieldgate. However, Council did not adopt a position to amend the Official plan or Rezoning until June 4, 2012, and Beverly appealed to OMB citing that the City had failed to make a decision on the application within a reasonable time frame.

The City-initiated proposal, which was adopted on June 4th, was an Official Plan Amendment and Zoning By-Law Amendment that would only allow single-family homes on the Audubon Lands. Beverly Homes, the present owner of the land, subsequently appealed the City-initiated amendment, basically rendering changes approved by the City unenforceable.

We are expecting that the OMB will hold a hearing in Spring 2014. At that time the Planning Department will provide a defence of their position to OMB and will seek input from local residents and Councillors. Our Councillor, Chris Fonseca, and the RHA are opposed to the Beverly Homes development. Although our Councillor is not allowed to attend the OMB hearing, the RHA will make a presentation and local homeowners may also choose to voice their dissent at that hearing.

Information as to the dates for hearings will be posted on the RHA website at www.rockwoodvillage.ca

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Going Legal...

4/16/2012

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Mississauga is currently formulating new policies in regards to secondary units as the result of a mandate for all municipalities from the Ontario Government. A secondary unit is considered to be a basement apartment or a nanny suite.

While a secondary unit for family members is allowed, there are currently restrictions on renting out a basement apartment. In order to be deemed “legal” a basement apartment must first meet the standards set out by in the fire code. These include but are not limited to a secondary means of egress (two exits), fire doors and fire retardant drywall between units. Once the unit gets the fire department approval, the owner can then apply to the City for approval.

In the case of our area, this would probably require a zoning approval by means of an application for a minor variance to allow a change to the zoning to allow a rental unit. To approve the variance, all of your neighbours would be notified of your request and would have the option to oppose your application.

With a need for more affordable housing options, the Province is requiring all municipalities to now allow secondary units and could signal significant change to current by-laws and zoning.

The concerns for secondary units generally lie with the potential effect on the value of the neighbourhood property values; planning for sufficient services, such as schools, and emergency services; and possibly most importantly ensuring that the units are safe and will not end up as death traps in the event of fire.

For this reason, the City of Mississauga intends to reach out to residents for input in formulating a strategy for the implementation of the Provincial mandate on secondary units.

To this end, a series of public consultations will be held in February and March in various areas of the City culminating with a presentation on Rogers TV on March 6th. During this TV presentation, viewers will be able to go on line to make comments.

*Please note this article was originally published in the Spring 2012 edition of The Rockwood Times.

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City Hall Update

12/6/2010

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Author: Leszek Pisarek, Director, Rockwood Homeowners' Association

1315 BOUGH BEECHES | The City of Mississauga, Planning Department has advised the RHA that as of November 9, 2010 there is no new information and no site plan application has been received by the City of Mississauga Planning Department. We will be informed if and when any new information is received. In 2008 zoning was approved and the project was included in the City’s Official Plan, in spite of community efforts to block permission to amend the zoning. Under the revised zoning, the maximum number of units (existing and new) permitted on the site is 683 units. As there are currently 270 units on this site, the maximum number of new units will be limited to 413 units and represents a maximum floor space index (FSI) of 2.56.

If the developer submits the new application and plans requesting construction beyond what the current zoning states (either through minor variance or rezoning), a public notification and full hearing process would be required. However, should the proposed construction plan be within current City’s Official Plan and zoning, it will not require a public notification or hearing. Members of the public will able to view the plans upon request.

AUDUBON PARK | Earlier this year, the ORC (Ontario Realty Corporation) advised the City of Mississauga of their intention to dispose of an empty lot on the North-East corner of Audubon Blvd. and Fieldgate Dr. This parcel is currently being leased by the City for green space. As the City has the right of first refusal on the property, they were approached to purchase the land. The City has declined to purchase the land as green space, and the ORC has now removed the land from the “Parkway Belt West” plan leaving the City free to initiate an Official Plan Amendment and Rezoning to apply designation and municipal zoning to this land.

It is expected that City will recommend a similar designation and zoning as the surrounding residential area (Low Density Residential). However, this process will be subject to the public process and area residents will be notified. A public meeting will be held in the New Year.

For more information please contact Diana Rusnov, Manager, Central Area Development and Design Div. Planning and Building Dept. 905.615.3200 ext.5534

*Please note this article was originally published in the Winter 2010 edition of The Rockwood Times.

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Audubon Park may be Rezoned for Housing

3/15/2010

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Author: Boris Swedak, Advisor & Life Member, Rockwood Homeowners' Association

The City of Mississauga is taking steps towards the rezoning of Audubon Park which is located in the North end of our Rockwood Community where Fieldgate Drive meets Audubon Boulevard.

Diana Rusnov at the City met with Ontario Realty Corporation (ORC) staff in October to start the rezoning process. The ORC will be submitting an application to the Ministry of Municipal Affairs and Housing (MMAH) to remove the lands from the Parkway Belt West Plan. A public notice in a local paper will inform Rockwood residents of the proposed change. Once the application is signed off by the Minister, the City will receive notice that the lands are no longer in the Parkway Belt West plan. Next, Mississauga’s Planning & Building [P&B] Department will undertake a City initiated Official Plan Amendment and Rezoning to designate and zone the lands in line with the abutting and surrounding area. While the ORC did mention that they would like some additional density for possible townhouses, Mississauga said that they would not support this but agreed to a single family zone the same as the R4 on the rest of Audubon. Finally, once the lands are designated in the Official Plan [OP] and Zoning By-law, the ORC will proceed to put the lands on the market. The successful purchaser will then need to make an application for severance to create the individual lots. This entire process is likely to take more than a year.

*Please note this article was originally published in the Spring 2010 edition of The Rockwood Times.

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City to Oppose Audubon Development

Audubon zoning application goes before city

Beverly Homes Appeals to OMB

Going Legal...

City Hall Update

Audubon Park may be Rezoned for Housing

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