Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: March 21, 2025
CASE NO(S).: OLT-24-001122
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: DeZen Realty Company Limited
Subject: Request to amend the Official Plan – Failure to adopt the requested amendment
Description: To permit 5 mixed use buildings
Reference Number: OZ OPA 24-8
Property Address: 120,128,142,148,154,158 Queen Street South and 169 Crumbie Street
Municipality/UT: Mississauga/Peel
OLT Case No.: OLT-24-001122
OLT Lead Case No.: OLT-24-001122
OLT Case Name: DeZen Realty Company Limited v. Mississauga (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: DeZen Realty Company Limited
Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision
Description: To permit 5 mixed use buildings
Reference Number: OZ OPA 24-8
Property Address: 120,128,142,148,154,158 Queen Street South and 169 Crumbie Street
Municipality/UT: Mississauga/Peel
OLT Case No.: OLT-24-001123
OLT Lead Case No.: OLT-24-001122
OLT Case Name: DeZen Realty Company Limited v. Mississauga (City)
PROCEEDING COMMENCED UNDER subsection 51(34) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant: DeZen Realty Company Limited
Subject: Proposed Plan of Subdivision – Failure of Approval Authority to make a decision
Description: To permit 5 mixed use buildings
Reference Number: 21T-M 24-4 W11
Property Address: 120,128,142,148,154,158 Queen Street South and 169 Crumbie Street
Municipality/UT: Mississauga/Peel
OLT Case No.: OLT-24-001124
OLT Lead Case No.: OLT-24-001122
OLT Case Name: DeZen Realty Company Limited v. Mississauga (City)
Heard: March 18, 2025 by Video Hearing
APPEARANCES:
Parties
Counsel
DeZen Realty Company Limited (“Appellant”)
John Alati Samantha Lampert
City of Mississauga (“City”)
Baiqing Luo Neha Gupta (Articling Student)
KC Property Management (“KCPM”)
Stephanie Fleming Russell Cheeseman (in absentia)
MEMORANDUM OF ORAL DECISION DELIVERED BY W. DANIEL BEST ON MARCH 18, 2025 AND ORDER OF THE TRIBUNAL
INTRODUCTION
1This Decision arises from the first Case Management Conference (“CMC”) for the above-noted matter. The Appellant has appealed under s. 22(7), 34(11) and 51(34) of the Planning Act, R.S.O. 1990, c. P.13, as amended, for the non-decision of the City regarding an Official Plan Amendment (“OPA”), Zoning By-law Amendment (“ZBA”) and proposed Draft Plan of Subdivision (“DPS”) concerning the municipal address of 120-158 Queen Street S, and 169 Crumbie Street, in the City (“Subject Lands”).
2The Subject Lands are approximately 4.2 hectares in size, located on the west side of Queen Street South, within the Streetsville Community Node Character Area ‘Special Site 6 Area’ (“Site 6”) in Mississauga. The lands are situated near key transit infrastructure, including the Streetsville GO Station, which is designated as a Planned Major Transit Station Area (“MTSA”).
3The proposed OPA seeks to amend the Site 6 policies that restricts building heights to seven storeys, to permit taller buildings up to 15 storeys, supporting a master-planned development that envisions a mixed-use community that incorporates residential, commercial, and public spaces, including new public roads, a park, and a market square.
4The proposed ZBA would rezone the lands from Main Street