Residents Continue to Fight Against Proposed 703-Unit Condo Development in Mississauga

The battle against a planned 703-unit condominium development in a residential area of Mississauga remains ongoing. In a council meeting held in May, concerned residents expressed their opposition to a proposal put forth by Queenscorp for a residential and commercial development at 4099 Erin Mills Parkway.

The project aims to replace a retail plaza, which formerly housed Michael-Angelo’s, with an Iqbal Halal Foods grocery store, along with the construction of five condominium apartment buildings ranging from six to possibly 15 storeys. The ground floors of these buildings would feature retail shops, while seven blocks of stacked townhouses would also be included. Glen Broll of Glen Schnarr and Associates Inc., representing the developer, mentioned that the development would comprise a mix of one, two, two-bedroom plus den, and three-bedroom units. However, specific figures regarding the number of larger units were not provided.

While no final decision has been set for the project, residents are intensifying their opposition. A newly-formed group known as the 4099 Erin Mills Parkway Redevelopment Opposition Group presented a petition to the council on June 28. With 699 members, the group operates through a website and a Facebook page.

Speaking on behalf of the opposition group, Don Barker highlighted the concerns of the residents. He emphasized that the proposed development would introduce 703 new units, predominantly one-bedroom units, to the low-density Sawmill Valley community. Barker argued that such a significant increase represents a sudden 62% surge in the neighborhood’s density, which is not in line with the area’s intended development plans.

The potential rise in traffic was a key concern raised by Barker, who stated that the already poorly-rated Erin Mills Parkway and Folkway Drive intersection would be overwhelmed. Additionally, the studies conducted for the proposal failed to adequately address issues related to shadows, wind, and noise. Barker also pointed out that the reduced commercial space would force residents to rely on vehicles for essential services.

The opposition group conducted a canvassing effort that covered approximately 3,200 homes, resulting in 2,876 signatures from residents who opposed the development. It should be noted that some signatures were obtained from residents outside the ward. Ward 8 Councillor Matt Mahoney addressed the accusation that those opposing the project were acting as NIMBYs (Not In My Back Yard), stating that this was not the case.

Mahoney clarified that the opposition was not against all forms of development but rather against the specific proposal, which was deemed to be disproportionate. He highlighted the City of Mississauga’s capacity to construct 250,000 homes, nearly double the provincial target of 120,000 new homes within a decade. Mahoney stated that the council supports housing but emphasized the need for developments to be located in appropriate areas. The proposed site does not fall within the designated intensification zones.

Mahoney further expressed concerns about the removal of approximately 90% of the retail shops that the community relies on, which would impact walkability. He asserted that developments should leave the community in an improved state compared to before, and the current proposal fails to achieve that. Moreover, he criticized the lack of viable affordable housing in the project, noting that the majority of units were one-bedroom apartments that, while cheaper, do not qualify as truly affordable.

Mahoney also drew attention to the design of the proposed development, describing it as effectively walled-in and akin to Fort Knox.

Although Broll indicated in May that the developer was open to revising the plan, no resubmissions have been made available online thus far. The date for the council’s vote on the proposal remains unknown.