Employment Sites Review

Project background

In 2023, the City of Mississauga, in partnership with the Region of Peel, completed its review on the appropriateness of converting three employment sites to allow for a broader mix of uses, including residential.

The review ended with a final report to Planning and Development Committee (PDC) that found conversion of Sites 1 and 2 could be supported subject to conditions. For a copy of the report and a list of those conditions, please click here. The report was forwarded to the Region as removing sites from employment areas was a Regional planning responsibility.

Why this matters

Employment areas provide land for diverse employment uses to meet current and future needs. Certain types of employment use, including industrial operations, benefit from separation from residential use. These employment activities contribute significantly to the city's economic base.

At the same time, the Province has found that it needs 1.5 million more homes over the next ten years, and there is pressure to build more homes in Mississauga.

Regional Council directed staff to evaluate these three sites to determine if residential uses would be appropriate.

At the moment, these three sites act as a buffer between heavy employment uses in the city's employment area and residential areas nearby.

Next Steps

In December 2023, the Region reported on the findings of the review. Regional staff were then to report back later in 2024 on recommendations for each site.

On July 1st, 2024, Regional planning responsibilities were transferred to local municipalities by the Province. Since no decision was made by the Region on the employment conversion requests before the July 1st date, responsibility for making a final decision on the employment conversions now rests with the City.

Planning staff will be preparing a report on next steps targeted for later this year and will share more information once it is available.

Stay involved

Subscribe to receive news alerts about the project at the top of the page.

If you have any comment please send them to Christian Binette at christian.binette@mississauga.ca.

For more information check the Frequently Asked Questions

Project background

In 2023, the City of Mississauga, in partnership with the Region of Peel, completed its review on the appropriateness of converting three employment sites to allow for a broader mix of uses, including residential.

The review ended with a final report to Planning and Development Committee (PDC) that found conversion of Sites 1 and 2 could be supported subject to conditions. For a copy of the report and a list of those conditions, please click here. The report was forwarded to the Region as removing sites from employment areas was a Regional planning responsibility.

Why this matters

Employment areas provide land for diverse employment uses to meet current and future needs. Certain types of employment use, including industrial operations, benefit from separation from residential use. These employment activities contribute significantly to the city's economic base.

At the same time, the Province has found that it needs 1.5 million more homes over the next ten years, and there is pressure to build more homes in Mississauga.

Regional Council directed staff to evaluate these three sites to determine if residential uses would be appropriate.

At the moment, these three sites act as a buffer between heavy employment uses in the city's employment area and residential areas nearby.

Next Steps

In December 2023, the Region reported on the findings of the review. Regional staff were then to report back later in 2024 on recommendations for each site.

On July 1st, 2024, Regional planning responsibilities were transferred to local municipalities by the Province. Since no decision was made by the Region on the employment conversion requests before the July 1st date, responsibility for making a final decision on the employment conversions now rests with the City.

Planning staff will be preparing a report on next steps targeted for later this year and will share more information once it is available.

Stay involved

Subscribe to receive news alerts about the project at the top of the page.

If you have any comment please send them to Christian Binette at christian.binette@mississauga.ca.

For more information check the Frequently Asked Questions

CLOSED: Thank you for your questions and comments.

  • While I live farther away at Missisauga Valleys, I am a new university student and I support converting all three sites to mixed use. Affordable housing is one of my top concerns and not only would building on unused asphalt help the crisis, it will make our city more livable. Personally, living right across the street from a small shopping mall is incredibly convenient, does not contribute to traffic, and raises property value. Mixed use doesn't mean high density condos. As long as the most important stores remain I don't see any issues, and low-medium housing would actually add to the neighborhoods character, as it does for my townhouse.

    LL asked 5 months ago

    Thank you for your comments. It will form part of the public records.

  • No to the change in zoning of Site One. The shopping centers at the proposed site are essential for current residents. New developments will also increase the density of traffic. Crime is also at a higher level than when we moved here. This change doesn't make any sense and is detrimental to the residents.

    RobertC2024 asked 5 months ago

    Thank you for your comments. It will form part of the public records.

  • I'm strongly in favour of the conversion of all three employment sites. Site 1 creates much-needed housing in a great location. Seeing residential properties developed here, mixed-use or otherwise, also sets a precedent for developing westwards that I hope will carry over to Milton's farmland in the near future. Sites 2 and 3 make good use of land that is currently being wasted so near to the downtown core. Replacing the sprawling parking lots that I have never seen anywhere near full with effective housing is a helpful step towards building up housing in Mississauga. I do also hope that these developments would lead to recognition at all levels of the need for expanded service along the Milton GO line. This would be a crucial step towards integrating our communities and improving Mississauga's future.

    ab.s asked about 1 year ago

    Thank you for your comments. It will form part of the public records.

  • Many of the plazas in Mississauga, especially those near public transit, should be made into mixed use commercial/residential condos. Currently these plazas only serve those who have cars, even if you live nearby it feels incredibly dangerous to be walking through the parking lots to get to these stores. The parking lots are a waste of space and the layout of the plaza makes it difficult for new businesses to attract new customers. Mississauga needs to move away from the large box store plazas and seas of subdivisions and build more dense housing and parks. There's so many ugly areas in this city, it's very sad what we've done to the farmland.

    MaryE asked about 1 year ago

    Thank you for your comments. It will form part of the public records.

  • I am in support of changing Site 1 from retail to mixed use. We desperately need housing, and this location would be attractive to buyers given it's proximity to highways, shopping, excellent schools and transit (Lisgar GO). Many comments on here are unfounded, e.g. it will ruin the 'character of the area' - honestly it is nice, but there is no character other than sprawling cookie cutter homes; saying people will no longer be able to walk to stores - I frequent these shops and have never seen anyone on foot as almost everyone drives; and complaining that there are no other shops nearby when there is a plaza including Metro, Rexall, restaurants etc. 5 minutes away, Meadowvale TC 8 minutes away, Toronto Outlet Mall 7 minutes away, and for those who NEED it, a newer Walmart 15 minutes away at Erin Mills TC. The area could use a community centre - if one could be built on the site as part of the redevelopment, that would be beneficial. Adding bike lanes/parking would improve safe access for those who wish to travel other than by car. Better transit would benefit residents as well and is more financially feasible with increased housing density. Redevelopment would make much better use of this space than the current single story retail with 77% of the site dedicated to parking (sitting empty most of the time). Please do keep some shops as they are clearly important to people; perhaps move Walmart to the empty Rona spot or put a Costco there as I'm sure Lisgar/Meadowvale residents would love that.

    n.halff asked about 1 year ago

    Thank you for your comments. It will form part of the public records.

  • Site 1 should not be considered for high-density residential use until the Milton GO Line has a detailed and funded expansion plan for two-way all-day service. This should be a condition to rezoning. Let SmartCentres battle it out with CP; our government certainly hasn't been able to make any progress in the last couple decades.

    TomB asked about 1 year ago

    Thank you for your comments. It will form part of the public records.

  • An absolute No to the change in zoning of Site One. The shopping centers at the proposed site are essential for current residents. We bought our houses with this facilities in mind. New developments will also increase the density of traffic which is already on higher side as its near the two highways and quote a few warehouses. Converting the empty Rona store to a Cineplex or a Costco is a better idea. City of Mississauga can certainly find other areas for housings which are near the city core and have better access. One Go station that too only with one way service does not make a transit friendly area. Building new housing at a corner of the city is no the optimal solution anyway. City of Mississauga and Region of Peel should pay attention to its tax paying citizens rather than Corporate interest for once!

    Kaustubh Ranade asked about 1 year ago

    Thank you for your comments. It will form part of the public records.

  • Please do not take away Walmart, Superstore and home Depot. They are very useful and we shop there every week. This change doesn't make any sense. We vote against this change.

    Tami asked about 1 year ago

    Thank you for your comments. It will form part of the public records.

  • I purchased my house and my business in 2013 at Site 1 (the Argentia Rd. location) and I put in all of my life's savings and hard work to buy the house and business because it was an ideal place to live , work, commute, shop, worship, etc. The idea of it all going to the dogs when affordable housing is brought in has been giving my family nightmares. Please find an underdeveloped or undeveloped location to build the affordable housing. There is plenty of unused land along 9th line and beyond.

    Nelson asked about 1 year ago

    Thank you for your comments. It will form part of the public records.

  • What percentage of affordable housing with this zoning change in favor of developers should be minimum 25 % affordable other wise we have same affordable problem for ever please reply promptly

    Saleem javed asked about 1 year ago

    Thank you for your comments and question. The exact percentage of affordable housing has not been established for the SmartCentres sites. However, City staff will be recommending that approval for removal of a SmartCentres site from the Region’s Employment Area by Regional Council (called an employment area conversion) be subject to conditions. One of those conditions speak to the provision of affordable housing in any future mixed use development. 

    Approval of a conversion by the Region would be a first step in a longer planning process with multiple opportunities for public input, including feedback on appropriate housing that could be accommodated in a mixed use development.  

Page last updated: 09 Sep 2024, 03:28 PM