A new resubmission adds height and a public park to what is likely to become the first major development within the Clarkson Major Transit Station Area (MTSA) in Mississauga. Designed by Gensler for Slate Asset Management, the project features four mixed-use towers ranging from 25 to 35 storeys. The site is a short walk from Clarkson GO station, connecting to the Greater Toronto Area.

Looking south to 2077 Royal Windsor Drive, designed by Gensler for Slate Asset Management

The 1.5-hectare site at 2077-2105 Royal Windsor Drive sits at the northwest corner of Royal Windsor Drive and Southdown Road. Currently occupied by four single-storey commercial buildings, the site hosts a mix of retail, restaurant, entertainment, and service-based uses. The surrounding neighbourhood is transitioning from low-rise and commercial uses to higher-density residential and mixed-use developments. Nearby are mid-rise and high-rise buildings, alongside retail plazas.

Looking northwest to the current site, image retrieved from Google Maps

Initially submitted in December, 2022 proposing four towers ranging from 23 to 29 storeys, feedback from the City of Mississauga and Region of Peel staff resulted in the revised resubmission.

Previous design by Gensler for Slate Asset Management

Glen Schnarr & Associates has resubmitted Official Plan and Zoning By-law Amendment applications to the City of Mississauga on behalf of the developer. The proposal features four towers arranged across two blocks, with heights ranging from 88.5m to 117.73m, an increase from the previous maximum height of 97m. The West Block calls for 31- and 35-storey towers, while the East Block would feature 25- and 35-storey towers, with each block sharing a 7-storey podium.

The development would provide 1,419 residential units, including 16 live/work units, up from 1,240 units. The proposed total Gross Floor Area (GFA) has increased from 89,276m² to 95,843m². Residential GFA went from 84,879m² to 93,453m² and retail GFA decreased from 1,978m² to 945m², with 347m² designated for the live/work units. This results in a Floor Space Index (FSI) of 9.27, up from 8.38.

Site plan, designed by Gensler for Slate Asset Management

There would be three elevators per tower, with 738 units in the West Block and 681 in the East Block. This would result in one elevator for every 123 units in the former and approximately one for every 114 units in the latter, indicating longer than preferable wait times.

The proposal includes 1,713m² of indoor and 3,801m² of outdoor amenities. At grade, there would be 4,038m² of landscaped open space, with the resubmission introducing a 1,750m² parkland dedication at the north end of the site. Phasing is planned with the West Block proceeding first, to provide uninterrupted access to the Clarkson GO station and nearby businesses.

Ground floor plan, designed by Gensler for Slate Asset Management

Site layout adjustments respond to prior feedback, including the removal of a central north-south woonerf, and maintaining existing eastern access easements for local businesses. A new interim private road on the site’s west side would accommodate Metrolinx access until adjacent lands are redeveloped and a public road can be built to City standards. 

The five-level underground garage would contain 567 parking spaces, down from 860 in the initial proposal, allocated as 528 residential, 27 visitor, and 12 retail spaces. Bicycle parking provisions have increased to 949 spaces, with 852 long-term and 92 short-term spaces for residents, alongside two long-term and three short-term spaces for retail use. 

The site is situated 500m, or a six-minute walk, from Clarkson GO station, offering access to Lakeshore West GO Train service. MiWay bus routes serve the area, with an Oakville Transit stop located 200m away. Cycling infrastructure includes paths along Southdown Road that connect to Lakeshore Road West and the Waterfront Trail. 

An aerial view of the site and surrounding area, image from submission to City of Mississauga

Nearby, low- and mid-rise projects are planned, in comparison to this larger proposal. To the northwest, Stonebrook Condominiums stands at 18 storeys, with a second 18-storey phase currently under construction. Further northwest, the Sheridan Centre Mall redevelopment is one of the largest comparable projects, proposing 16 towers ranging from 11 to 29 storeys, with the first phase featuring two 15-storey buildings.

UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, linked below. If you'd like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.

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