dixie district policies of city plan - mississauga.ca · land uses adjacent to the dixie district...

NOTE:

THE POLICIES IN THIS DOCUMENT ARE SPECIFICTO THE DIXIE PLANNING DISTRICT OF CITYPLAN, AND MUST BE READ IN CONJUNCTION

WITH ALL THE POLICIES OF CITY PLAN

PLEASE REFER TO CITY PLANFOR ADDITIONAL CITY-WIDE POLICIES WHICH

APPLY TO THIS DISTRICT.

THE DIXIE DISTRICT POLICIES OF CITY PLANCAME INTO EFFECT 1997 JULY 08

THE DIXIE DISTRICT POLICIES OF CITY PLANARE IN FULL FORCE AND EFFECT.

SECTION 6.11DIXIE

DISTRICT POLICIESOF

CITY PLAN

2003 February

Specific policies in this section must be read in conjunction with all the policies in this Plan.

Dixie District Policies of City Plan

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Amended: DIXIE DISTRICT POLICIES OF CITY PLAN 2003 FebruarySection 6.11 ~ Page 1

OFFICE CONSOLIDATIONThis is an office consolidation of the Dixie District Policies of City Plan, as amended, prepared for the purpose ofconvenience only. For accurate reference, the "originals" should be consulted.

The number in brackets and italics, eg. (CPA-123), at the end of a section, subsection, paragraph, subparagraph, etc.,is the number of the Amendment or By-law amending the Dixie District Policies of City Plan.

The following text and map, attached hereto, constitute the Dixie District Policies of City Plan, for the City ofMississauga Planning Area, being an office consolidation of the original Dixie District Policies of City Plan, asattached to the City Plan, as modified and approved by the Ministry of Municipal Affairs and Housing, 1997 July 08.

SECTION DATE STATUS APPROVED BY

City Plan Dixie District Policies andDistrict Land Use Map

1997 July 08 All approvedwith modifications

Ministry of MunicipalAffairs and Housing

District Policies subsequently further amended by:

AMENDED BY SECTION DATE STATUS APPROVED BY

Amendment 48 District Policies 1998 Aug. 27 All approved Region of Peel

Amendment 53 District Policies 1998 Nov. 10 All approved Region of Peel

Amendment 63 District Policies and DistrictLand Use Map

1999 July 15 All approved Region of Peel


2000 Apr. 12 All approved Region of Peel

Amendment 79 District Policies 2000 Dec. 28 All approvedwith modification

Ontario Municipal BoardOrder No. 1921


2001 Jan. 09 All approved City of Mississauga

Amendment 79 District Policies 2001 Apr. 20 Amended OMB Order Ontario Municipal BoardOrder No. 0579

Amendment 104 District Policies 2001 Aug. 08 All appealed to OMB City of Mississauga

Amendment 104 District Policies 2001 Oct. 12 Further approvalAll approved

Withdrawn Appeal

Amendment 109 District Land Use Map 2003 Feb. 21 All approved City of Mississauga

Copyright © 2005 City of MississaugaNot to be reproduced without permission

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PREFACEThe adopting By-law and Ministry approvalcertificate for City Plan is on file in the Planningand Building Department.

CITY OF MISSISSAUGAAPPROVAL

City Plan, which contained the Dixie DistrictPolicies, was adopted by By-law Number 119-97by City Council on the 5th day of March, 1997.

MINISTRY OF MUNICIPALAFFAIRS AND HOUSINGAPPROVAL

Pursuant to sections 17(34) and (35) of thePlanning Act, the Minister of Municipal Affairsand Housing made a Decision on 1997 June 16,modifying and approving all of the Official (City)Plan for the City of Mississauga Planning Area asadopted by By-law Number 119-97.

Dated at Toronto this 16th day of June, 1997.

"MEREDITH BERESFORD"DirectorProvincial Planning Services BranchMinistry of Municipal Affairs and Housing

The Notice of Decision was issued 1997 June 16with the Last Day of Appeal being 1997 July 07.

THE DIXIE DISTRICT POLICIES OF CITYPLAN CAME INTO EFFECT 1997 JULY 08.

THE DIXIE DISTRICT POLICIES OF CITYPLAN ARE IN FULL FORCE AND EFFECT.

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6.11 DIXIE

6.11.1 Planning Context

6.11.1.1 History

Development in the Dixie District has proceededin accordance with the 1953 Township of TorontoOfficial Plan, and the 1981 Official (Primary)Plan.

Lands within the District were designated forindustrial, commercial, residential and greenbeltuses under the Township of Toronto Plan. Thelands north of Dundas Street East, east of DixieRoad were designated industrial, highwaycommercial and greenbelt in Official PlanAmendment 160 to the Township of Toronto Plan.

The Official (Primary) Plan for the City ofMississauga, approved by the ProvincialGovernment on April 16, 1981 readopted OfficialPlan Amendment 160 as the North DixieSecondary Plan, which was replaced by OfficialPlan Amendment 49 in March, 1988. The 1988North Dixie Secondary Plan designates the landsnorth of Dundas Street East, east of Dixie Road asGeneral Industrial, Mixed Industrial andCommercial and Greenbelt.

The 1981 Official (Primary) Plan designated theremainder of the lands in the District (south ofDundas Street East) for primarily GeneralIndustrial, Mixed Industrial and Commercial,Residential and Major Open Space. Theintersection of Dixie Road and Dundas Street Eastwas also designated as a District Centre.

6.11.1.2 Existing Land Use

Most of the lands in the District are developed forretail and employment uses. The Dixie PlanningDistrict accommodates approximately 20 000employees, making it the fourth largestemployment area in the city.

Development along Dundas Street East hasevolved over the last 10-15 years to bepredominantly retail in nature, dominated by retailwarehouse uses, largely in the form of homefurnishing retail outlets, as well as automotiveservice commercial uses, restaurants and motels.There are a few remaining general industrial usesbetween Dundas Street East and the St. Lawrence& Hudson Railway line, some of which havefrontage on Dundas Street East.

South of the St. Lawrence & Hudson Railway line,development has been in the form of generalindustrial uses, including large single-user sites

and a number of multi-tenant developments.There are also several trucking companies withsubstantial outdoor storage areas and a number ofwaste processing sites in the area.

A GO Transit rail station is located north of the St.Lawrence & Hudson Railway line just east ofDixie Road, with limited peak period servicealong the Milton rail corridor providing access toToronto's Union Station and the Provincial GOTransit network.

A small pocket of residential development ofapproximately 100 dwellings exists south ofDundas Street East, east of Dixie Road.

Development north of Dundas Street East betweenDixie Road and the Etobicoke Creek consistsmainly of general industrial uses includingwarehousing and distribution and manufacturing.

Land uses adjacent to the Dixie District arepredominantly residential. A District Commercialshopping centre is located at the intersection ofDundas Street East and Dixie Road outside theDistrict.

6.11.1.3 Environmental Issues

The District is within the watersheds of theEtobicoke Creek, the Little Etobicoke Creek, andApplewood Creek. The Etobicoke Creek andLittle Etobicoke Creek are the main naturalfeatures in the District, and two Special PolicyAreas related to floodplain planning have beenidentified.

The District also contains a number ofcontaminated or potentially contaminated sites andclosed or current waste disposal sites.

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6.11.2 Development Concept

This Plan recognizes the established nature of theDistrict and encourages continued developmentand redevelopment for employment andcommercial uses. Dundas Street East isrecognized as a unique commercial corridor whichoffers a wide variety of goods and services whichare not generally accommodated in the plannedcommercial centres elsewhere in the City, andwhich provides a regional draw to the city. Abroad range of employment uses in thenon-commercial areas of the District is alsoallowed, recognizing current trends towardsnon-traditional industrial uses, and excluding useswhich may negatively affect neighbouringresidential districts. Development will not exceedthe capacity of the transportation network, andwill be designed to support pedestrian and publictransit systems.

The existing residential enclave is recognized butthe Plan does not accommodate further residentialdevelopment.

Major natural features, such as the EtobicokeCreek and the Little Etobicoke Creek, are alsoprotected. The valleys are considered valuable interms of facilitating a greenways system,particularly given the connections to Etobicokeand Brampton. Greenways have manyenvironmental benefits including wildlifemovement corridors and habitat, flood and erosionmanagement and temperature modulation. Publicaccess may be a component where it does notthreaten the viability of the area, however, thevisual presence alone of such features is beneficialto urban residents.

A high quality image is encouraged in the Districtthrough extensive design policies, particularlyalong major roads and at the Dundas Street Eastand Queensway East "gateways" to the city.

6.11.2.1 Development Objectives

a. Maintain a major employment area inthe southeast part of the City whichwill accommodate approximately 20 000employees.

b. Discourage additional residentialdevelopment.

c. Provide for commercial uses which are notusually accommodated by traditionalshopping centres.

6.11.3 Urban Design Policies

6.11.3.1 Community Identity and Design

a. An appropriate gateway treatment should becreated at the City boundaries at DundasStreet East and the Queensway East throughthe massing of buildings, landscape design,or the design of the streetscape. A gatewaytreatment for Dundas Street East is outlinedin the Special Site policies. The QueenswayEast gateway should use adjacent greenbeltlands, and the median on the QueenswayEast for feature landscaping to frame theentrance to the City.

b. The streetscape along Dundas Street Eastshould be enhanced by the punctuation ofbuilt form with architectural interest atdesignated sites. These locations are theintersections of Dundas Street with DixieRoad, Haines Road and Stanfield Road.These sites should be (re)developed with aunique and/or significant built form along thestreet to act as orienting landmarks. Thebuilt form and site layout should punctuatethe streetscape with architectural interest,which can be achieved by maximizingbuilding heights, encouraging creativebuilding massing solutions to break up thedominant rhythm of one-storey structures,reducing front yard parking, emphasis onlandscape detailing, and the inclusion ofsignage as an integral part of the overallarchitecture of the building(s).

c. Planting should be provided appropriate tothe circumstances and existing vegetationwill be preserved in order to maintain thecharacter of the District. Where continuousstreet planting along Dundas Street East isnot possible, concentrated landscape plantingmay be required.

d. Development along Dixie Road betweenDundas Street East and the GO TransitStation should attempt to encourage activepedestrian use, by minimizing buildingsetbacks and the amount of parking betweenthe building and the street. Developmentshould be designed with a significant portionof the building mass located along the linearstreet frontage. The space between the frontwall of the building and the streetline shouldbe treated as a continuous landscape areawith no parking or driveway areas. Apedestrian connection should be providedfrom the public sidewalk to the principalbuilding entrance.

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6.11.3.2 Streetscape

a. The streetscapes of major roads will create asafe, comfortable and attractive environmentfor pedestrians, cyclists, and othernon-motorized users through measures suchas, where appropriate, reducing the width ofroads, streetscaping, such as continuous treeplanting to reduce the apparent width ofroads, buffering sidewalks and bikewaysfrom motorized traffic, providingunobstructed sightlines and good lighting,and facilitating pedestrian crossings at majorintersections.

b. Along major roads, development shouldaddress the street in a positive manner withthe main entrance of the building facing thestreet, a landscape connection to the street,and with parking, loading, service andoutdoor storage areas being screened fromthe street.

c. Signage should be integrated with thearchitecture and landscaping, not only toidentify and inform, but also to complementand enliven the streetscape, and minimizevisual clutter. Where buildings are broughtto the street with continuous landscapingbetween building and streetline, provisionsfor signage will be encouraged through theuse of fascia signs. Where ground signage isproposed it should be integrated withlandscape features and be designed witharchitectural interest.

6.11.4 Land Use

6.11.4.1 Business Employment

Notwithstanding the Business Employment LandUse Policies of this Plan, the following uses willnot be permitted:

• Arterial Commercial;

• Employment Commercial.

6.11.4.1.1 Policies

To ensure a high standard of building, landscapeand streetscape design, Business Employmentlands located along the city boundary and majorroads, or adjacent to park, greenbelt or residentiallands will be subject to site plan control.

6.11.4.2 Retail and Service Commercial

Notwithstanding the Retail and ServiceCommercial Land Use Policies of this Plan,Residential uses will not be permitted incombination with Retail and Service Commercialuses.

6.11.4.2.1 Arterial Commercial

In addition to the uses permitted by the ArterialCommercial policies of this Plan, AutomotiveService Commercial uses will also be permitted.

The following Business Employment uses:industrial uses within enclosed buildings andoffices, subject to the Business Employmentpolicies of this Plan.

Flea market uses will be limited to indoor fleamarkets. (CPA-78)

6.11.4.3 Residential

6.11.4.3.1 Residential Low Density I

Lands designated Residential - Low Density I aresubject to the following policies:

a. the expansion of residential lands will not bepermitted;

b. the Residential - Low Density I designationpermits detached, semi-detached and duplexdwellings at a maximum density ofapproximately 17 units per net residentialhectare. A net residential hectare includes

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the land for residential lots but excludespublic and private roadways.

6.11.4.4 Community Uses

6.11.4.4.1 Fire Protection Services andFacilities

Parts of this District are not serviced bywatermains. Confirmation will be required fromthe Region of Peel indicating that extension oftheir system into these areas will provide adequateflows for fire fighting operations.

6.11.5 Transportation

6.11.5.1 Road System

a. High Occupancy Vehicle (HOV) lanes are inoperation on Dundas Street East from DixieRoad easterly to the Etobicoke Creek.

b. Access control will be emphasized alongarterial roadways such as Dundas Street East,where HOV lanes are currently in operationbetween Dixie Road and the EtobicokeCreek, and where the westerly extension ofthe HOV facilities are planned from DixieRoad to Hurontario Street.

c. Blundell Road will be extended northward toDundas Street East.

d. The City will consider the extension ofMattawa Avenue westward to Dixie Road,and a connection of Jarrow Avenuesouthward to the Mattawa Avenue extension.



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6.11.5.2 Road Classification

The transportation system for the District is illustrated on the Dixie Land Use Map and described in Table 1, BasicRoad Characteristics, Dixie District.

TABLE 1: BASIC ROAD CHARACTERISTICS, DIXIE DISTRICT

ROAD TYPE NAME SECTION JURISDICTION RIGHTS-OF-WAY*

ARTERIAL Dundas Street East Hensall Circleto Etobicoke Creek

City of Mississauga 35 m

Queensway East Tedlo Streetto Etobicoke Creek

Region of Peel 36/45 m(45 m at

intersections)

Cawthra Road Dundas Street Eastto Queensway East

Region of Peel 36/45 m(45 m at

intersections)

Dixie Road Dundas Street Eastto Queensway East

Region of Peel 45 m

MINORCOLLECTOR

Hensall Street Hensall Circleto approximately 50 mnorth of Crewenan Road


Tedlo Street Hensall Circleto Queensway East


Haines Road Dundas Street Eastto Queensway East

City of Mississauga 24-26 m

Stanfield Road Dundas Street Eastto Queensway East


Blundell Road Dundas Street Eastto Dixie Road


Mattawa Avenue Dundas Street Eastto Wharton Glen Avenue


Wharton Glen Avenue Wharton Wayto Mattawa Avenue


Wharton Way Dundas Street Eastto Wharton Glen Avenue


Hensall Circle North and South ofDundas Street East


LOCAL ROAD As shown on DistrictLand Use Map


* These are considered basic rights-of-way. At major intersections, grade separations, or major physical ortopographical constraints, wider rights-of-way may be required to accommodate bus bays, auxiliary lanes, sideslopes, bicycle paths, streetscape works, etc. An additional right-of-way may be required for a transit corridor,pending completion of City and Provincial Government transportation studies.

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6.11.5.3 Public Transit

Transit corridors within this district are establishedwith the highest volumes of transit traffic being onDundas Street East and Dixie Road.

6.11.5.4 Site Development Guidelines

a. Direct access from abutting properties ontoarterial roads will require the review andapproval by the Transportation and WorksDepartment and the Region of Peel whereappropriate.

b. A detailed study of the traffic impacts arisingfrom any new development may be requiredby the City in conjunction with the review ofany planning application or developmentproposals.

6.11.6 Physical Services andUtilities

a. The District is within the authority of boththe Toronto and Region ConservationAuthority (TRCA) and Credit ValleyConservation (CVC). All drainage workswithin the District will require the approvalof the City, and the appropriate ConservationAuthority.

b. With special regard to preserving theintegrity of both the Little Etobicoke Creekand Etobicoke Creek watersheds,development within the District shouldproceed with emphasis on maintenance of thenatural environment.

c. Development and/or redevelopmentproposals will be subject to therecommendations of watershed studies toassess potential effects of those proposals onreceiving watercourses. In addition,development will be required to implementstormwater management strategies inaccordance with the most current StormwaterManagement Guidelines prepared by the Cityand/or appropriate Conservation Authority.

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6.11.7 Special Site Policies

6.11.7.1 Introduction

Although most of the District is developed, thereare sites which merit special attention. Anyapplication for development of lands affected bya Special Site Policy will be subject to all CityPlan Policies, Site Development Planrequirements, and the provisions of this section.

6.11.7.2 Site 1 (CPA-96)

The following lands are identified as Special Site1:

• the lands on the northeast corner of DixieRoad and Dundas Street East, bounded bythe Little Etobicoke Creek. This site issituated within a spill zone associated withthe Regional Storm flood overtopping thesouth bank of the Little Etobicoke Creekchannel;

• the lands west of Etobicoke Creek at DundasStreet East. This site is entirely within theRegional Storm floodplain of the EtobicokeCreek.

The status of Site 1 as a Special Policy Areadefined by Provincial Government criteria and asestablished by the Toronto and RegionConservation Authority (TRCA), is described inAppendix Q: Regional Storm Floodline - SpecialPolicy Areas.

Notwithstanding the policies of this Plan whichrelate to development within the Regional Stormfloodplain, and the provisions of theNeighbourhood Commercial , ArterialCommercial, Business Employment and Greenbeltdesignations, the following policies will apply:

(CPA-96)

a. the construction of any buildings orstructures, including any additions to anexisting building, and the placing or dumpingof fill of any kind, or the alteration of anywatercourse, will not be permitted within theSpecial Policy Area without the approval ofthe appropriate Conservation Authority;(CPA-78)

b. development will not be permitted within the100-year return storm floodplain;

c. development outside the 100-year returnstorm floodplain will be permitted only onthe basis of approvals by the City and theappropriate Conservation Authority;

d. ideally, new buildings and structures will beprotected from flooding under RegionalStorm conditions. Where this level ofprotection is technically or economically notfeasible, the City may, in consultation withthe appropriate Conservation Authority,consider a lesser level of protection. In nocase, however, will the minimum level ofprotection be less than the 350-year returnstorm floodplain;

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e. notwithstanding subsections (c) and (d),development, redevelopment, or additionswill not be permitted, where, as a result of aflood event equal to or less than theRegulatory Flood, structures will be subjectto flows which, due to velocity and/or depth,would present conditions of hazard to life orpotential damage to structures;

f. in support of any development application,the City or the appropriate ConservationAuthority may require engineering studiesrelated to flood frequency, velocity and depthof flood flows, appropriate flood damagereduction measures, and storm watermanagement techniques. Based on thesestudies and other information, the City or theMTRCA may specify that any approval ofthe application will be subject to certaindesign considerations related to location,structural integrity, setbacks, coverage,elevation of ground floor openings, and othermatters as may be determined by the City orthe appropriate Conservation Authority;

• ingress and egress should be "safe"pursuant to Provincial Governmentfloodproofing guidelines, and/or achievethe maximum level of flood protectiondetermined to be feasible and practicalbased on existing infrastructure;

• new development not be permitted tolocate in the floodplain where the use is:

— associated with the manufacture,storage, disposal and/or consumptionof hazardous substances or thetreatment, collection and disposal ofsewage, which would pose anunacceptable threat to public safety ifthey were to escape their normalcontainment/use as a result offlooding or failure of floodproofingmeasures;

— associated with institutional services,such as hospitals, nursing homes andschools, which would pose asignificant threat to the safety of theinhabitants (e.g. the sick, the elderly,the disabled or the young), ifinvolved in an emergency evacuationsituation as a result of flooding orfailure of floodproofing measures;and

— associated with services such asthose provided by fire, police andambulance stations and electricalsubstations, which would be

impaired during a flood emergencyas a result of flooding or failure offloodproofing measures;

where new development is notconsidered to pose an unacceptable riskto public safety, a higher level of floodp r o t e c t i o n a nd /o r add i t i o n a lfloodproofing precautions above theregulatory flood level, may still berequired due to the sensitive nature ofthe development;

g. any amendment to the Zoning By-law willinclude provisions required by the City or theappropriate Conservation Authority toimplement the Special Site Policies of thisPlan;

h. the lands between Little Etobicoke Creek,Dundas Street East, Neilco Court and DixieRoad have also been identified as a closedwaste disposal site and are subject to thefollowing policies:

• development within or adjacent to theselands will be restricted where suchactivity would constitute a hazard tohuman or ecosystem health;

• prior to the consideration ofdevelopment proposals on or inproximity of these lands, a detailed studywill be submitted by the applicant todetermine the impacts and area ofinfluence of the waste disposal site.Where no information is available on theinfluence area of the site, Provincialstandards identify a 500 m radiussurrounding the waste cell for assessingpotential impacts from the waste site.Any remediation that must be undertakenwill be in accordance with ProvincialGovernment legislation and guidelines;(CPA-78)

• development on lands formerly used forthe disposal of waste, within a period of25 years or less, requires approval of theProvincial Government.

i. Area 1a (CPA-96)

The lands identified as Area 1a are located at1475 Dundas Street East. Notwithstandingthe provisions of the Retail and ServiceCommercial - Neighbourhood Commercialdesignation, the following additional policieswill apply:

• a fitness club, public storage and retail

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sales of automotive parts and accessorieswill be permitted;

• the maximum Gross Floor Area of allbuildings and structures will be5 575 m2.

6.11.7.3 Site 2


• lands north of Dundas Street East at 3245Wharton Way;

• lands at the southwest corner of Dixie Roadand the St. Lawrence & Hudson Railwayline;

• lands at the northeast corner of Dixie Roadand Queensway East.

These lands have been identified ascontaminated/potentially contaminated sites.Notwithstanding the Business Employmentdesignation, the uses permitted on these lands willbe subject to the following additional policies:

a. City approval for development on, or inproximity to, these lands will be subject tocleanup and verification, in accordance withProvincial Government legislation andguidelines; studies will be required of theproponent indicating levels of contamination,remediation plans, and clean-up verificationprior to development approval. Such studieswill be prepared to Provincial Governmentspecifications and addresses all concerns ofthe City;

b. the land use designation on these lands issubject to review based on the outcome ofthe cleanup.

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6.11.7.4 Site 3


• lands at the southwest corner of LorelandAvenue and Mattawa Avenue;

• lands municipally known as 2525 TedloStreet;

• lands municipally known as 2524 NeedhamLane;

• lands south of the St. Lawrence & HudsonRailway, east of Little Etobicoke Creek.

These lands have been identified as closed orcurrent waste disposal sites. Notwithstanding theprovisions of the Business Employmentdesignation, the uses permitted on these lands willbe subject to the following additional policies:

a. development within or adjacent to theselands will be restricted where such activitywould constitute a hazard to human orecosystem health;

b. prior to the consideration of developmentproposals on, or in proximity to, these lands,a detailed study will be submitted by theapplicant to determine the impacts and areaof influence of the waste disposal site.Where no information is available on theinfluence area of the site, Provincialstandards identify a 500 m radiussurrounding the waste cell for assessingpotential impacts from the waste site. Anyremediation that must be undertaken will bein accordance with Provincial Governmentlegislation and guidelines; (CPA-78)

c. development on lands formerly used for the

disposal of waste, within a period of 25 yearsor less, requires approval of the ProvincialGovernment.

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6.11.7.5 Site 4

The lands identified as Special Site 4, known asthe Mississauga Chinese Centre, are located at 888Dundas Street East, east of Haines Road.

This development is a functioning commercialcentre serving a specialized regional market witha trade area significantly larger than a DistrictCommercial facility, and is not directlycompetitive with local commercial centres.

Notwithstanding the provisions of the DistrictCommercial designation, the uses permitted onthis site will be subject to the following additionalpolicies:

a. offices, retail commercial uses, servicecommercial uses, a cultural centre,automobile sales and accessory automobileservice uses will be permitted;

b. supermarkets, department stores and drugstores will not be permitted;

c. off-street parking at the rear and sides ofbuildings will be encouraged as well asaccess to Haines Road.

6.11.7.6 Site 5(CPA-63), (CPA-78), (CPA-96)

6.11.7.6.1 Area 5a

The lands identified as Area 5a are located at 2561Stanfield Road. Notwithstanding the provisions ofthe Retail and Service Commercial - DistrictCommercial designation, the following additionalpolicies will apply:

a. the subject lands will not contain any form ofdepartment store, food store or drug store;

b. permitted uses will include goods sold atretail, a recreational centre, retail and servicecommercial uses, warehouse-format retailuses, personal service and office commercialuses;

c. the maximum Gross Leasable Area of retailcommercial and service commercial spacewill be 4 045 m2;

d. development and/or redevelopment will besubject to site plan approval. The followingwill be considered during the processing ofsite plan applications:

• location of parking, loading and refusefacilities;

• exterior lighting and signage;

• access arrangements;

• urban design, landscaping and fencing;

e. prior to site plan approval, the applicant willprepare and submit a Phase 1 EnvironmentalSite Assessment and any subsequent requiredenvironmental investigations for review;

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f. prior to site plan approval and the issuance ofbuilding permits, the City of Mississaugawill be satisfied that a verification samplingprogram has been undertaken by a qualifiedperson and that it has been established thatthe site is suitable for commercial use;

g. parking will be provided on the site inaccordance with 5.4 spaces per 100 m2 ofGross Leasable Area of retail commercial,service commercial and recreational space.

6.11.7.6.2 Area 5b

The lands identified as Area 5b are located at 1156Dundas Street East. Notwithstanding theprovisions of the Retail and Service Commercial -Arterial Commercial designation, the followingadditional policies will apply:

a. the subject lands will not contain any form ofdepartment store, food store or drug store;

b. permitted uses will include all ArterialCommercial uses;

c. the maximum Gross Leasable Area of retailcommercial and service commercial spacewill be 11 280 m2;

d. development and/or redevelopment will besubject to site plan approval. The followingwill be considered during the processing ofsite plan applications:

• location of parking, loading and refusefacilities;

• exterior lighting and signage;

• access arrangements;

• urban design, landscaping and fencing;

e. prior to site plan approval, the applicant willprepare and submit a Phase 1 EnvironmentalSite Assessment and any subsequent requiredenvironmental investigations for review;

f. prior to site plan approval and the issuance ofbuilding permits, the City of Mississaugawill be satisfied that a verification samplingprogram has been undertaken by a qualifiedperson and that it has been established thatthe site is suitable for commercial use.

6.11.7.7 Site 6 (CPA-104)

The lands identified as Special Site 6 are locatednorth and south of Dundas Street East, fromSouthcreeek Road to the municipal boundary.These lands function as the primary "gateway"into Mississauga from Etobicoke and areas to theeast, and should promote distinctive built form,landscaping and street furniture elements as visuallandmarks to identify the city entry and reinforcea quality image. Notwithstanding the ArterialCommercial designation of the lands, thefollowing additional policies will apply:

a. vehicle sales and rentals and othercommercial or industrial uses with outdoorstorage, flea markets, and automotive servicecommercial uses will not be permitted;

b. built form should minimize setbacks from theDundas Street East frontage and maximizepotential building heights. Innovative sitelayout, building articulation and landscapingwill be encouraged;

c. signage should be limited in scale, integratedwith the architecture of the building and citysignage should be distinguishable fromcommercial signage;

d. consolidation of vehicular entrances shouldbe encouraged;

e. active building frontages should be orientedto the public street, maximizing the linearstreet frontage occupied by the building;

f. building definition is to be strengthened onthe street facade by use of prominent roofforms, upper level window bands,architectural projections, and other designelements to accentuate the height andprominence of single storey buildings;

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g. special formal street tree planting at regularintervals is encouraged along the frontage ofthe gateway properties;

h. for the lands identified as Area 6A, vehiclesales, rentals and leasing will be permitted.(CPA-104)

6.11.7.8 Site 7 (CPA-48)

The lands identified as Special Site 7 are locatedon the north side of Queensway East, west ofEtobicoke Creek. These lands function as agateway into Mississauga from the City ofToronto (Etobicoke) and should promotedistinctive built form and landscaping elements asvisual landmarks to identify the City entry andreinforce a quality image. Notwithstanding theBusiness Employment designation of the lands,the following additional policies will apply:

a. 50% of the building's gross floor area ispermitted to be used for retail uses inaddition to the uses permitted in the BusinessEmployment designation;

b. built form should minimize setbacks fromQueensway East and include enhancedlandscape features to promote the buildingon-site as a highly visible landmark structure.

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6.11.7.9 Site 8 (CPA-53)

The lands identified as Special Site 8 are locatedat 2001 Wharton Way, east of Wharton GlenAvenue. Notwithstanding the BusinessEmployment designation on the lands, thefollowing additional policies will apply:

a. a food store will be permitted;

b. the total gross floor area of the food storewill not exceed 320 m2. (CPA-78)

6.11.7.10 Site 9 (CPA-79)

The lands identified as Special Site 9 are locatedat the southeast corner of Dundas Street East andMattawa Avenue (1650 Dundas Street East).Notwithstanding anything to the contrary in theDixie District Policies of City Plan, residentialuses shall be permitted on the second floor of theexisting building, provided that they take the formof live/work units and are limited to a maximumof 42 units and 6 140 m2.

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Dixie District Land Use Map

Amended by:

Amendment 63• Changing the land use designation of the lands

north of the St. Lawrence and Hudson Railwayand east of Stanfield Road from "Retail andService Commercial - District Commercial" to"Business Employment".

Amendment 78• Replacing all "Neighbourhood Park symbols"

with "Community Park symbols" and deletingthe "Neighbourhood Park symbol" from theLand Use Legend.

Amendment 96• Changing the land use designation of the lands

at the Northwest corner of Dundas Street Eastand Neilco Court from "Retail and ServiceCommercial - Arterial Commercial" to "Retailand Service Commercial - NeighbourhoodCommercial";

• Changing the land use designation of the landssouth of Dundas Street East and east ofStanfield Road from "Retail and ServiceCommercial - District Commercial" to "Retailand Service Commercial - ArterialCommercial".

Amendment 109• Deleting the lands north of Dundas Street East

and west of the Ontario Hydro corridor from the"Dixie District" and adding them to the"Applewood District", to conform to the revisedboundary of the Applewood and Dixie Districts;

• Changing the land use designation of the landsnorth of Dundas Street East and west of theOntario Hydro corridor, from "Residential -Low Density II" (Applewood District) and"Retail and Service Commercial - ArterialCommercial" (Dixie District) to "Residential -High Density I" (Applewood District).

K:\PLAN\MAPPING\GROUP\City Plan\CITY PLAN - ALL -CONSOLIDATIONS\Current Consolidation\CP - Section 6.11 - Dixie.wpd

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dixie district policies of city plan - mississauga.ca · land uses adjacent to the dixie district...

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