Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: April 30, 2026
CASE NO(S).: OLT-26-000065
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant/Appellant: De Zen Realty Company Limited
Subject: Request to amend the Official Plan – Failure to adopt the requested amendment
Description: To facilitate the development of three (3) residential apartment buildings at heights of 12, 18, and 22 storeys
Reference Number: OZ/OPA 25-3 W11
Property Address: 64, 66 Thomas Street, 95 Joymar Drive and 65 Tannery Street
Municipality/UT: Mississauga/Peel
OLT Case No.: OLT-26-000065
OLT Lead Case No.: OLT-26-000065
OLT Case Name: De Zen 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/Appellant: De Zen Realty Company Limited
Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision
Description: To facilitate the development of three (3) residential apartment buildings at heights of 12, 18, and 22 storeys
Reference Number: OZ/OPA 25-3 W11
Property Address: 64, 66 Thomas Street, 95 Joymar Drive and 65 Tannery Street
Municipality/UT: Mississauga/Peel
OLT Case No.: OLT-26-000067
OLT Lead Case No.: OLT-26-000065
Heard: April 27, 2026 by Video Hearing
APPEARANCES:
Parties
Counsel
De Zen Realty Company Limited
Rodney Gill
City of Mississauga
Signe Leisk Baiqing Lou
MEMORANDUM OF ORAL DECISION DELIVERED BY J. Innis ON April 27, 2026 AND ORDER OF THE TRIBUNAL
INTRODUCTION
1This is the first Case Management Conference (“CMC”) respecting appeals by De Zen Reality Company Limited (“Applicant”). The appeals arise from the failure of the Council of the City of Mississauga (“City”) to make a decision within the prescribed statutory timeframes on applications for an Official Plan Amendment and a Zoning By-law Amendment concerning the lands municipally known as 64, 66 Thomas Street, 95 Joymar Drive, and 65 Tannery Street, in the City (“Subject Property”). The applications propose the development of the Subject Property for three residential apartment buildings having heights of 12, 18, and 22 storeys, with the 18- and 22-storey buildings connected by an eight-storey podium, containing a total of 1,043 residential units and 966 parking spaces.
Service of Notice of CMC
2There is no issue with service of the Notice of this CMC, and so no further notice is required. The Tribunal is in receipt of the Affidavit of Service, which is marked as Exhibit 1.
Requests for Status
3Brian Chapman, an area resident, attended the CMC and was granted Participant status. Mr. Chapman resides in proximity to the Subject Property and identified concerns related to the compatibility of the proposed development with the existing character of the Streetsville Community Node Character Area, including impacts associated with density and traffic.
4Counsel for 1672736 Ontario Inc. also attended the CMC, and 1672736 Ontario Inc. was granted Participant status as a neighbouring landowner with lands located across from the Subject Property. The company identified concerns respecting the compatibility of the proposed height and density with the surrounding area, including potential impacts related to transition, traffic, parking, and noise.
5The Tribunal notes that the Counsel for the Region of Peel (“Region”) attended the CMC and identified an interest in the appeal, particularly with respect to municipal servicing considerations associated with the proposed development. While the Region did not seek Party status or indicate any attention to participate in the hearing, the Tribunal is satisfied that its perspective may assist informing the issues before it. On consent of the Parties, the Tribunal finds it appropriate to grant the Region Participant status and they were advised that their Participant Statement shall be submitted to the Tribunal no later than Monday May 4, 2026.
6No one else attended the CMC seeking either Party or Participant status.
MEDIATION AND SETTLEMENT
7Counsel for the Applicant advised that the Parties will be participating in Tribunal-led mediation in the coming weeks. In light of the scheduled mediation and on the consent of the Parties, the Tribunal finds that the appropriate action is to adjourn the proceeding sine die. The Parties shall advise the Tribunal following the mediation regarding the next steps, including whether a settlement has been reached or if a further hearing event is required.
ORDER
8THE TRIBUNAL ORDERS THAT:
The following have been granted Participant status:
a. Brian Chapman;
b. 1672736 Ontario Inc.; and
c. The Region of Peel;
The proceeding is adjourned sine die.
“J. Innis”
J. Innis
MEMBER
Ontario Land Tribunal
Website: www.olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248
The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal (“Tribunal”). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal.