May 13 2025
A Site Plan application has been submitted through ePlans for 4150 Westminster Place. Please see a copy of site plan drawing for your information.
Development application OZ/OPA 24-10 W3
Status: Under review
Address: 4150 Westminster Place
Owner: Saint Luke’s Dixie Senior Residence Corporation
Proposed development
Application includes an 8 storey seniors’ apartment building consisting of 70 residential units.
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Monday, March 24th, 2025
INFORMATION REPORT (ALL WARDS)
Update on the Affordable Rental Housing Community Improvement Plan (CIP)
Recommendation
That the report dated March 5, 2025, from the Commissioner of Planning and Building titled
“Update on the Affordable Rental Housing Community Improvement Plan (CIP)”, be received for
information.
Executive Summary
The Affordable Rental Housing Community Improvement Plan (CIP) was approved by
City of Mississauga (City) Council on July 31, 2024. A maximum of $44 million were
allocated to the program with monies from the City’s Affordable Housing Reserve Fund
(#35596) and the federal Housing Accelerator Fund (HAF) (#35581), which requires the
funds to be spent by 2027.
The Multi-Residential Rental Incentive Program (Multi-Residential Program) is
administered through the CIP, incentivizing new affordable rental housing units in multiresidential developments.
A formal call for applications to the Multi-Residential Program was launched on
November 7, 2024 and closed on January 10, 2025.
A total of 12 applications were received. Eight (8) applications were conditionally
approved for funding, which will stimulate the construction of 370 new affordable and
below-market rental units in Mississauga.
Background
Making Room for the Middle: An Affordable Housing Strategy for Mississauga (2017), Growing
Mississauga: An Action Plan for New Housing (2023), and more recently the Mayor’s Housing
Task Force Report (MHTFR) (2025) document the barriers associated with developing new
affordable rental housing and identify key priorities and actions to address the affordability crisis.
The Affordable Rental Housing Community Improvement Plan (CIP) is one of several actions
the City of Mississauga (City) is implementing to encourage the provision of affordable rental
housing units in new market rental projects, and to increase gentle density housing options in
Mississauga’s neighbourhoods.
City Council approved the CIP on July 31, 2024 after staff presented the final CIP to Planning
and Development Committee on July 29, 2024. The CIP delegated approval authority to the City
Manager and Chief Administrative Officer. The CIP is funded through the HAF (#35581) and the
Affordable Housing Reserve Fund (#35596) to a maximum of $44 million. The HAF monies
must be spent by 2027.
The focus of this report is the CIP’s Multi-Residential Rental Incentive Program (MultiResidential Program), which incentivizes the construction of affordable rental units in multiresidential developments based on depth of affordability (incentive details are listed in Appendix
1). A call for applications launched on November 7, 2024, and closed on January 10, 2025.
The CIP also includes a Gentle Density Incentive Program (Gentle Density Program) intended
for second, third, and fourth units in Mississauga’s neighbourhoods. As of the writing of this
report, nine (9) applications have been received and approved. The Gentle Density Program
application window remains open.
Comments
A total of 12 applications were received for the Multi-Residential Program comprising a range of
building types, bedroom sizes, and affordability thresholds. Applications were reviewed in
accordance with the CIP’s minimum eligibility and evaluation criteria, including:
A minimum of five (5) affordable and/or below-market1
rental units (as per Appendix 1);
Meeting or exceeding minimum unit sizes (as per Appendix 1);
Maintaining affordable and/or below-market rent prices for a minimum of 25-years;
Demonstrating “shovel readiness” (e.g., applicable zoning in effect, Building Permit
application anticipated in 2025 or 2026);
Demonstrating financial need, where the applicant is receiving financial assistance from
another level of government;
Percentage of affordable and/or below-market rental units; and
Total number of units in the project.
Based on the above criteria, eight (8) applications were approved for conditional funding
through the CIP, as identified in the table below and detailed in Appendix 2.
The eight (8) projects conditionally approved for funding may also be eligible for financial
incentives implemented through the MHTFR and Motion, presented at General Committee on
January 22, 2025 and City Council on January 29, 2025. All units in the proposed developments
(1,547) may be eligible for the MHTFR Motion incentives, including those units conditionally
approved for funding through the CIP (370).
The conditionally approved projects all have applicable zoning in effect while the additional four
(4) applications do not. This provided staff a clear demarcation point. The additional four (4)
applications were “waitlisted” and advised to inform staff when the necessary planning
permissions are in place, at which time their application will be reconsidered, subject to funding
availability.
The City will only issue incentives to conditionally approved applicants where:
An executed legal agreement with the City is registered on title to secure the affordable
and/or below-market units; and
A Building Permit (conditional or full) permitting footings and foundations has been
issued within the timeframe identified in the applicant’s CIP application.
Failure to meet either of the above requirements will void the conditional approval. Associated
funds will be returned to the CIP budget allowing for reallocation to eligible projects that were
partially conditionally approved or waitlisted. Should there be no existing eligible projects, a
subsequent call for applications may be launched.
Financial Impact
Grants provided under the CIP will be funded using the monies in the City’s Affordable Housing
Reserve Fund and HAF. In total the CIP is approved with a maximum budget of $44 million, with
$34.8 million from the HAF (#35581) and $9.32 million from the City’s Affordable Housing
Reserve Fund (#35596). If the HAF monies are exhausted, the City can draw upon its
Affordable Housing Reserve Fund to provide the grants.
Conclusion
The CIP seeks to encourage the provision of affordable rental housing units through the MultiResidential Program. The eight (8) projects conditionally allocated funding will stimulate the
construction of 370 affordable and below-market rental units in Mississauga.
To view the update on the Affordable Rental Housing Community Improvement Plan (CIP), click here.
Appendix 1: Affordable Rental Housing Community Improvement Plan (CIP) Incentives andThresholds
Appendix 2: Conditionally Approved Multi-Residential Rental Incentive Program Applications
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Development application OZ/OPA 24-10 W3
Status: Under review
Address: 4150 Westminster Place
Owner: Saint Luke’s Dixie Senior Residence Corporation
Proposed development
Application includes an 8 storey seniors’ apartment building consisting of 70 residential units.
——————————————————————————————————-Background Information:
Saint Luke’s Dixie Senior Residence (also known as Westminster Court) had its origins as a project of Saint Luke’s Anglican Church which used to reside on Dixie Road south of the QEW.
The initially proposed project was to have 40 affordable housing units for seniors able to live independently and would have been constructed on the church property. Unfortunately, the project did not go forward on the church property but a group of individuals led by John Brisley and Keith Coates did not give up and took it upon themselves to pursue the project in another location. That other location turned out to be the current location of Westminster Court at 4150 Westminster Place in Mississauga.
The location on Westminster Place was a much larger piece of property and enabled the construction of a 3-storey structure with 190 units featuring both one and two bedrooms. The building was completed and opened its doors over 40 years ago in 1983.
This larger structure not only provided many more units but over the years has enabled economies of scale in the operation of the building. Today Westminster Court employs 4 full time and several part time individuals. It also provides affordable housing for over 220 seniors who are able to live independently.
As important as it is to provide seniors affordable housing, an additional significant benefit is the community feel that has developed. Tenants, at times assisted by Westminster Court employees, and outside organizations such as churches, schools and choral groups organize events and activities which foster a sense of community. Daily coffee times, regular card and other games, barbeques, exercise classes and periodic religious services, concerts and organized outings make Westminster Court much more than a mere apartment building.
The purpose of Westminster Court is to house seniors who able to live independently. However sometimes people need assistance in order to do so. VON rents one of our units as an office and contracts directly with tenants in order to enable them to remain at Westminster Court. This is a significant benefit to our tenants and we believe, to the long term care system of Ontario.
From the start, Saint Luke’s Dixie Senior Residence has had a Board filled with committed individuals with a variety of experience. Board members have come from finance, legal, nursing, property management, business and other backgrounds to focus on the building operation and what’s best for our tenants. Today the Board continues its mission by investigating an expansion in order to offer an increased number of affordable units for seniors able to live independently.
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Official Plan Amendment and Rezoning applications to permit an eight storey affordable rental apartment building with 70 residential units
4150 Westminster Place, northwest corner of Westminster Place and Rathburn Road East
Owner: Saint Luke’s Dixie Senior Residence Corporation
File: OZ/OPA 24-10 W3
Status: Passed
Supplementary Information:
4150 Westminster Place – APPENDIX 1 – SUPPLEMENTARY INFORMATION
Corporate Report:
OZ OPA 24-10 W3 – 4150 Westminster Place – 0476-2024 – 0476-2024
Staff Presentation:
Item 6.1 – Staff Presentation for PDC – 10.28.24 – OZ.OPA 21-10
Applicant Presentation:
Item 6.1 – Andrew Vrana – Applicant Presentation OZ OPA 24-10 W3
——————————————————————————————————-Official Plan Amendment and Rezoning applications to permit an eight storey affordable rental apartment building with 70 residential units
4150 Westminster Place, northwest corner of Westminster Place and Rathburn Road East
Owner: Saint Luke’s Dixie Senior Residence Corporation
File: OZ/OPA 24-10 W3
Status: Passed
Supplementary Information:
4150 Westminster Place – APPENDIX 1 – SUPPLEMENTARY INFORMATION
Corporate Report:
OZ OPA 24-10 W3 – 4150 Westminster Place – 0476-2024 – 0476-2024
Staff Presentation:
Item 6.1 – Staff Presentation for PDC – 10.28.24 – OZ.OPA 21-10
Applicant Presentation:
Item 6.1 – Andrew Vrana – Applicant Presentation OZ OPA 24-10 W3
——————————————————————————————————————————————————October 2024
Owner:
Saint Luke’s Dixie Senior Residence Corporation
Applicant:
SHS Consulting (Andrew Vrana)
Proposal:
To intensify the site by constructing a new 8 storey (70 unit) affordable seniors rental building.
Status:
Community Meeting held on December 12, 2022
Official Plan Amendment and Rezoning Applications received June 7, 2024
Applications not yet deemed complete
Meeting with Applicant – June 19, 2024 to discuss process and next steps.
Application deemed complete July 3, 2024.
Review completed within 120 days.
Recommendation Report on October 28, 2024 PDC Agenda
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August 22, 2024
Please find attached a copy of the Public Meeting Notice for OZ-OPA 24-10 W3 – 4150 Westminster Place.
Please Note: The Public Meeting for 4150 Westminster Place has been rescheduled for Monday, October 28, 2024 (previously Monday, September 16, 2024).
OZ-OPA 24-10 W3 – Revised Notice
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December 15, 2022
Thank you for joined the pre application meeting for 4150 Westminster. Many great questions were asked, the plans are posted below. If you have any questions please do not hesitate to reach out to my office – chris.fonseca@mississauga.ca
OPA RZ Presentation Board R1_Rdced (002)
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November 28, 2022
RE: St Luke’s Seniors Affordable Housing – 4150 Westminister Place Pre- Submission Community Meeting
Dear Resident,
I have arranged a Pre-Submission Community Meeting on Monday, December 12th at 6:30 pm at St. Luke Dixie (common room) – 4150 Westminister Place. The purpose of this meeting is to discuss a proposed development located at 4150 Westminister Place, submitted by SHS Consulting and St Luke’s Dixie Senior Residents Association. The proposed development includes an 8 story building with 70 units and an underground parking lot, the existing building is to remain.
Please join myself, the applicant and City of Mississauga staff at 4150 Westminister Place to discuss the details and any questions you may have about this development.
