Revoke the Lakeview MZO! Your Voice Matters!

On the heels of the Greenbelt scandal,
the consequent RCMP investigation,
the resignation of the Minister of Housing

the walk back of municipal boundary changes, now comes a review of all provincial MZO decisions. 

**Sign our online petition – Click Here**

Video excerpts from Nov 22 Community Meeting presentation “Revoke the Lakeview Village EMZO”

**Sign our online petition – Click Here**

The Lakeview Ratepayers Association (LRA) sent their comments in a letter to Minister Paul Calandra Read Letter

What can you do to help, how can you take action? Click the arrows below for more information.

Send your own email along with the Nov 2nd LRA letter to Paul Calandra MPP, Minister of Municipal Affairs and Housing. Copy your email to other politicians, Click <<< triangle for further details

The Honourable Paul Calandra, MPP, Minister of Municipal Affairs & Housing

The Honourable Charles Sousa, MP Mississauga-Lakeshore
The Honourable Rudy Cuzzetto, MPP Mississauga-Lakeshore
Councillor Stephen Dasko, Ward 1 Mississauga
Lakeview Ratepayers Association

Suggested template:

Dear Minister Calandra

I agree and fully support the position of the Lakeview Ratepayers Board as presented in the November 2nd letter below, sent to the Ministry of Municipal Affairs and Housing.

In order to restore good faith in the oversight of this Ministry, it is imperative to revoke the Lakeview Village MZO to the approved plan, completed in good faith with the community.

Full Name:
Postal Code:

November 2, 2023

The Honourable Paul Calandra, MPP
Ministry of Municipal Affairs & Housing
17th Floor, 777 Bay Street
Toronto, Ontario
M7A 2J3


Re: O. Reg. 91/23: ZONING ORDER – City of Mississauga, Regional Municipality of Peel (Lakeview)

Dear Mr Calandra,

We strongly oppose the proposal to double the density of Lakeview Village Development in Mississauga Ward 1, going from 8,050 to 16,000 units. The government’s claim that this is to fast track affordable housing is misleading.

The original rezoning process involved transparent consultations and expert recommendations for a sustainable community with 5,400 units. The community and the city worked together to grant the developer a 150% bonus in density when amending the Official Plan. That land use approval process took only 3 months from the time the developer purchased the land. The OPA established a fast-track masterplan and zoning process that matched the developer’s site preparation timeline. Again, no delays. Lakeview was a model of how to get a community right and fast-track the planning approvals.

What’s concerning is the Ministerial Zoning Order (MZO) was signed suddenly in what appears to residents as bad faith. The MZO grants the developer unchecked autonomy and sets a worrisome precedent for all future developments. This will lead to billions of dollars in profit for the developer with no significant specification of public benefits or mitigation of negative impacts this density will bring. We must protect the public’s trust in the Planning Act that allowed the Lakeview project to happen in the first place.

We urge you to uphold the negotiated Master Plan and stick to the approved 8,050-unit proposal.

Sincerely Yours,

The Lakeview Ratepayers Board

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Please sign our online petition by following the LINK to our petition page

Print out and add your name and address to our paper petition form and collect names from your neighbors Click <<< triangle for more details

Print out the form, ask you neighbors to sign the form also (original signatures required). Contact us at for pick up.

List of contacts to send your own letter and comments. Click <<< triangle for more details

The Honourable Paul Calandra, MPP
Ministry of Municipal Affairs & Housing
Email: 17th Floor, 777 Bay Street, Toronto, Ontario, M7A 2J3

The Honourable Charles Sousa, MP Mississauga-Lakeshore
The Honourable Rudy Cuzzetto, MPP Mississauga-Lakeshore
Councillor Stephen Dasko, Ward 1 Mississauga
Mayor (Mississauga)
Lakeview Ratepayers Association
David Breveglieri Mississauga City Planner – Lakeview file,

Mayor Bonnie Crombie is the new Liberal Party Leader and has spoken directly on the Lakeview MZO situation. She has publicly stated that ‘Ford should revoke the minister’s zoning order that effectively doubled the allowed size of the project’
Email: Bonnie Crombie

Do you want to understand more?

You may have recently seen news stories about the Greenbelt where the Ontario government forced through some bad planning decisions. Did you know that your community has been similarly treated?

In May 2023, significant changes were made by the province to the Lakeview Village site (former power plant). Without community consultation the number of housing units allowed was doubled, which now means 40,000 people could be living on that development site alone.

No one knows how that will affect Lakeview’s other 20,000 residents, our roads, schools etc.

The density will become 55,744 people/sq km or as planners say 557 people/hectare. It will be one of the most dense suburban communities in the world.

Watch the video above for more info about the MZO and the community involvement in the process

What is an MZO? In general, rezoning land takes place through the city/municipality with consideration for the existing
land use, impact of change and with public consultation. An MZO allows the Ontario government to bypass the city/municipality land use rules and make the decision to change the use of the land without public input and consideration of existing planning rules. The idea of an MZO is to move the process along quicker. However, it hasn’t moved anything along faster and has in fact added more layers of bureaucracy that has not allowed any of the land to be developed. Lakeview Village has already gone through rezoning from utility/brownfields site to development land, this was the result of a long process by the community to convince the city, Province and owners of the land, and OPG, that we would be better served for our growth by allowing residential development at this location over another power plant. Despite the increase in density, on May 12, 2023, the Province decided on an increase of 8000 units (now totaling 16,050 units) at Lakeview Village.
Revoke the MZO
In the past it was impossible to overturn an MZO. However, in the past 2 months the Greenbelt scandal has unfolded that showed various privileged developers were able to directly influence the process, and consequently the Greenbelt was reversed. In addition, an RCMP investigation is underway, and the previous Minister of Housing resigned. In October, the new Minister announced he would overturn the controversial boundary expansions and review all MZO’s.
Why now? There is a glimmer of hope!
We need your help to bring attention to this issue, and to be part of the change. No-one knows what the impact will be on Lakeview. However, we do know the suggested increase was not planned, came without process, and did not involve community consultation. Without the two decades of hard work from the community, this developmental opportunity would not exist. We deserve a seat at the table.

Jim Tovey always said, ‘you buy the land, you buy the plan’ and we aim to continue to follow his 3 P’s strategy of being Proactive, Persistent & Positive.

This development could overwhelm the capacity of our local infrastructure and the increased demand may have a lasting impact on the area.

Lakeview Linear Heritage Park – human scale planning

Local residents have been working beyond the recent City run Lakeview East Corridor Study through workshops on a vision that includes place making, public realm, heritage, walkability, parks, and how they work with public transit, height, density & growth, sustainability & parkland. Building a complete community, while taking all factors into consideration.

We would like to reintroduce & reinforce the original Lakeview Legacy vision of a Lakeview Linear Heritage Park along the Lakeshore Corridor. Using our existing heritage landscape to create a human scale main street. Please see below for recent images provided by Professor John Danahy.

Lakeview Linear Heritage Park – maintaining existing green space frontage along Lakeshore Road East
East Avenue (west building – red) to Small Arms (east) showing the Lakeview Linear Heritage Park & proposed BRT (Bus Rapid Transit) line proposed for future transit

Contact for further details

958-960 East Ave (former Byngmount School /Brownstones)

Official Plan Change & Rezoning Submission

Submission by Region of Peel for new development – 151 Affordable Units
Location of Development – Lakeshore/East Av (former Brownstone & Byngmount School

In April 2014, Cllr Tovey held a charrette to receive ideas from the community on how the redevelopment of affordable housing at East Avenue location (Owned by the Region of Peel) would integrate best within the community. The response was a mixed use building (seniors affordable development) that would include retail space at the ground level and garden space for the residents of the building in the green space at the back with no through traffic but walkable integration between the neighborhoods.

The community wished to ensure these new residents (seniors affordable units) would be integrated with the Lakeside community to the west & the Lakeshore pedestrian orientated corridor. The Lakeview Legacy document captures the idea in point 10 (page 7) when referring to the ’10 guiding design principles’ of the Citizens Visioning Plan. (excerpt below)

Establish the Lakeshore Corridor as a tree lined linear Heritage Park including an LRT and bikeway on the south side of Lakeshore Road flanking and servicing the medium density south of Lakeshore in the Lakeview Core (strategy 6) and linking Lakeview’s existing neighborhoods to the waterfront, core community services, revitalized commercial and employment zone.

See news articles written at the time Mississauga News and 

The current affordable building development proposal under review and requiring an official plan & zoning change, does not include the above items or allow the stepping back from 2-4 stories along Lakeshore Road, nor does it take into consideration the LAP policy, the future transportation plans or Linear Heritage Park along the Lakeshore Corridor.

In addition, here lies a perfect opportunity to increase the number of units by extending the building from Lakeshore Road and further south along East Avenue, maintaining the ‘L’ shape of the building but stepping back from Lakeshore Road. Ultimately, this will blend the development at this location, with the new community development of Rangeview and Lakeview Village, integrating with the east side of East Avenue as it develops. The unique idea was to extend the building and add additional units over the top of the paramedic station (also owned by the Region) not unusual elsewhere in the world, and achieving more desperately needed housing. Note: The Region owns the former Byngmount School property directly adjacent.

Affordable housing is welcome and has been encouraged on this site by the community.  The focus should align with the city strategic plan; completing our neighborhoods through developing walkable, connected neighbourhoods, while building vibrant communities and nurturing ‘villages’.

Further discussions are taking place between between the Region of Peel, Councillor Dasko, local residents, and the Lakeview Ratepayers Association.

Additional reading documents:
Peel Region Agenda Sept 2017  Peel Housing Report – start on page 3

Lakeview Lands Development – Community Meeting Hosted by Councillor Dasko Thurs Feb 27th @ 6:30pm-8:30pm

Inspiration Lakeview…
We are the first community in north america to initiate a visioning process known as the Lakeview Legacy Project.

In 2010 our community worked with the City to start the process of making the vision for revitalization a reality. Fast forward 10 years… 2020

Come out to Councillor Dasko’s Community meeting on Thursday Feb 27th at Mississauga Seniors Centre 6:30 – 8:30 pm.

This is your opportunity to ask questions and hear more information regarding the former OPG Lands site as it moves forward into the next stage of development.

Check the City website for the history on the community consultation starting with the kick off event back in 2010.

Bring your voice to Thursdays meeting, we look forward to seeing you there. Check out comments from our previous post for more details

Lakeview Lands – PDC Meeting – Monday Oct 28 @ 6:00pm City Hall

City Staff will bring a Recommendation Report to the Committee requesting endorsement of the Lakeview Waterfront Development Master Plan on Monday Oct 28th.

The plan increases the density of the development from 2018 Official Plan Amendment of 6800 units to 8026 units.

Three towers (40 / 29 / 24 storeys) are presented in the Marina District. The 40 & 29 storey towers have now been moved to the back row.

Lakeview Community Advisory Panel has requested the reduction of the 24 storey directly on the waters edge to 12 storeys, in keeping with the consistent request of the community to keep tall buildings away off the waterfront (see image below for explanation). 

Plan to attend City Hall to hear from City Staff, Council and Developer, LCP. (also available live streamed) Your comments may be presented by request or through a deputation to Council by contacting in advance:

Requested reduction 24 storey tower to 12 storeys at waters edge
50% Waterfront Park Viewshed Character impacted y 24 storey tower in the front row
Suggestion: wrap 4-12 storey transition to all edges of the Waterfront Park (east to west) to protect 100% Waterfront Park viewshed character by providing 6 floors to other towers and extending six floors to the west (shown above)
At this stage of the planning process, the Ratepayer’s Association and Panel have heard, from the community, significant reservations around areas of the master plan that have not been addressed, including:

The capacity of current and future infrastructure (e.g., roads, parking, transit, sewers) to support this development and the existing stable community

Parkland Experience and design. including incorporating an indigenous village and cultural centre as part of the reconciliation process and developing the idea of a distinct and unique destination as a key goal

The amenities (e.g., community programming and centres, senior facilities, affordable housing) that the City plans to provide as a result of approving this development

The diversity and percentage of floor area allocated to various mixed uses (e.g., commercial, institutional, residential, retail, recreational, employment centres) to ensure that the development is a complete neighbourhood – where residents can live, work and play without venturing outside the development for every day necessities – rather than an isolated bedroom community

How the City of Mississauga’s Climate Emergency declared on June 24, 2019 has been considered in the interpretation of the Development Master Plan and how it will impact the OPA, zoning and other city requirements in the future

Clarifying the regulatory authority of the masterplan concerning the OPA and zoning process

Community Information Session #2 – Lakeview Lands (former OPG site) Saturday Oct 5 @ 2:30pm Seniors Centre – Hosted by Lakeview Ratepayers & Lakeview Community Advisory Panel

September 19 – Community Information Session

We would like to invite you to the follow up to our recent Community Info Session with a revised model based on new information – Mississauga Seniors Centre – Saturday Oct 5 – Doors open: 2:30pm.

Opening remarks from Councillor Stephen Dasko
Presentation (new September updated plan) & round table discussions

Please refer to Inspiration Lakeview website for studies & documents

Community Information Session #1 – Inspiration Lakeview (OPG Lands) – Thursday Sept 19th – Doors Open:6:30pm – Hosted by Lakeview Ratepayers & Lakeview Community Advisory Panel

Don’t forget our Lakeview Ratepayers Community Information Session this Thursday September 19 at the Army & Navy Building (765 Third Street)

Doors Open at 6:30pm with opening remarks by Councillor Stephen Dasko at 6:45pm. Presentation and visualization 7:00pm onwards.