Thank you for the…

Thank you for the opportunity to review and comment on the Environmental Registry of Ontario (“ERO”) posting 019-6822 regarding Site Plan for Residential Developments of 10 or Fewer Units – Two Proposed new Minister’s Regulations under the Planning Act and the City of Toronto Act, 2006.

Please note that the following comments and recommendations are provided by City of Mississauga staff and have been endorsed by City Council on its May 3, 2023 meeting. The City Council endorsed Corporate Report and Appendix is linked below. In addition, a detailed comment table is attached to this submission.

The following contains a summary of the City of Mississauga's comments on the ERO 019-6822, Regulation-Making Authority for Site Plan Control for 10 Units or Less:

• Mississauga has a significant portion of lands with low density residential uses located adjacent to the Lake Ontario shoreline. Similarly, several railway lines, including the CN Railway/Lakeshore GO corridor, CP Railway/Milton GO corridor, and the CN Railway/Kitchener GO corridor, traverse the city, and are adjacent to many neighbourhoods with low density residential, which could be subject to applications to develop 10 or fewer residential units.

• The proposed changes would allow staff to properly address issues specific to these sites such as top of bank hazards, flooding risks and noise/safety in proximity to rail corridors.

• However, issues previously identified as part of City staff comments on Bill 23 still remain unresolved for the remainder of the sites that are not in areas prescribed by these new regulations, such as servicing capacity, access/internal circulation, local improvements/sidewalks, land dedications/easements, etc. in particular for larger sites with multiple units.

• Clarity is required on the definition of ‘shoreline’. Based on existing definitions in other O.Regs. City staff assume it to mean lands adjacent to a water body, meaning a lake, permanent stream, intermittent stream and seepage area. Could it also mean “river”, and therefore be applicable to residential development adjacent to the Credit River, Cooksville Creek and the Etobicoke Creek.

• City staff recommend that the regulation for site plan control authority of residential developments of 10 or fewer units be further expanded to include all lands subject to natural or human-made hazards.