k:planmappinggroupcity plancity plan - all ...region of peel approval pursuant to sections 17(34)...

NOTE:

THE POLICIES IN THIS DOCUMENT ARE SPECIFICTO THE SHERIDAN RESIDENTIAL PLANNING

DISTRICT OF CITY PLAN, AND MUST BE READ INCONJUNCTION WITH ALL THE POLICIES OF CITY

PLAN

PLEASE REFER TO CITY PLANFOR ADDITIONAL CITY-WIDE POLICIES WHICH

APPLY TO THIS DISTRICT.

THE SHERIDAN RESIDENTIAL DISTRICT POLICIESOF CITY PLAN CAME INTO EFFECT 1999 AUGUST 31.

THE SHERIDAN RESIDENTIAL DISTRICT POLICIESOF CITY PLAN ARE IN FULL FORCE AND EFFECT.

SECTION 6.30SHERIDAN RESIDENTIAL

DISTRICT POLICIESOF

CITY PLAN

2002 March

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

Sheridan Residential District Policies of City Plan

CITY PLAN

Amended: SHERIDAN RESIDENTIAL DISTRICT POLICIES OF CITY PLAN 2002 MarchSection 6.30 ~ Page 1

OFFICE CONSOLIDATIONThis is an office consolidation of the Sheridan Residential District Policies of City Plan, Amendment No. 25 to CityPlan, as amended, prepared for the purpose of convenience only. For accurate reference, the "originals" should beconsulted.

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 Sheridan Residential District Policies of City Plan.

The following text and map, attached hereto, constitute the Sheridan Residential District Policies of City Plan,Amendment No. 25 to City Plan, for the City of Mississauga Planning Area, being an office consolidation of theoriginal Sheridan Residential District Policies of City Plan, Amendment No. 25 to City Plan, as modified andapproved by the Regional Municipality of Peel, 1999 August 31.

SECTION DATE STATUS APPROVED BY

Amendment 25 Sheridan Residential DistrictPolicies and District Land UseMap

1999 Aug. 31 All approvedwith modification

Region of Peel

District Policies subsequently further amended by:

AMENDED BY SECTION DATE STATUS APPROVED BY

Amendment 78 District Policies and DistrictLand Use Map

2000 Apr. 12 All approved Region of Peel

Copyright © 2005 City of MississaugaNot to be reproduced without permission

CITY PLAN




PREFACEThe adopting By-law and Regional Municipalityof Peel approval certificate for the SheridanResidential District Policies of City Plan,Amendment No. 25 to City Plan, is on file in thePlanning and Building Department.

CITY OF MISSISSAUGAAPPROVAL

The Sheridan Residential District Policies of CityPlan, Amendment No. 25 to City Plan, for the Cityof Mississauga Planning Area, was adopted byBy-law Number 252-99 by City Council on the9th day of June, 1999.

REGION OF PEEL APPROVAL

Pursuant to sections 17(34) and (35) of thePlanning Act, the Regional Municipality of Peelmade a Decision on 1999 Aug. 10, to modify andapprove all of the Sheridan Residential DistrictPolicies of City Plan, Amendment No. 25 to CityPlan, for the City of Mississauga Planning Area asadopted by By-law Number 252-99.

Dated at Brampton this 10th day of Aug. 1999.

"PETER E. ALLEN"Commissioner of PlanningPlanning DepartmentRegional Municipality of Peel

This Notice of Decision was issued 1999 Aug. 10with the Last Date of Appeal being 1999 August30.

THE SHERIDAN RESIDENTIAL DISTRICTPOLICIES OF CITY PLAN, AMENDMENTNO. 25 TO CITY PLAN, CAME INTOEFFECT 1999 AUGUST 31.

THE SHERIDAN RESIDENTIAL DISTRICTPOLICIES OF CITY PLAN ARE IN FULLFORCE AND EFFECT.

CITY PLAN




6.30 SHERIDAN RESIDENTIAL(CPA-25)

6.30.1 Planning Context

The Sheridan Residential District was originallydesignated for residential, commercial, openspace, golf course and industrial uses in the 1950'sand has gone through a number of planningstudies to produce more detailed land use policies.

Most of the lands within the District have beendeveloped. Existing residential land uses consistprimarily of detached and semi-detacheddwellings. The area south of Fowler Drive is thelargest high density area, and there are highdensity uses on the north side of Sheridan ParkDrive, west of Fifth Line West, and on the northside of Homelands Drive. There is mediumdensity townhouse development at Dundas StreetWest and Woodchester Drive, on the north side ofHomelands Drive, and along Fifth Line West.

The Sheridan Residential District is served byseveral commercial facilities, from conveniencecommercial and neighbourhood commercialcentres on or near Dundas Street West, to thedistrict commercial facility located on the east sideof Erin Mills Parkway, north of the QueenElizabeth Way (QEW). Other arterial commercialuses are located along Dundas Street West andErin Mills Parkway.

Most of the District is situated within the LoyalistCreek and Lornewood Creek subwatersheds.Portions are also drained by Turtle Creek,Tecumseh Creek, Sheridan Creek and the CreditRiver. Much of Loyalist Creek has been impactedby channelization associated with flood anderosion control and stormwater management,however, natural areas remain along thewatercourse corridor. Loyalist Creek provideswarmwater fish habitat and the corridor haspotential for passive recreation and provides a linkto the Credit River, the most significant naturalfeature in the District.

The Credit River, which forms the easterlyboundary of the District, is the main naturalcorridor in Mississauga, stretching from LakeOntario to the northerly boundary of the City andbeyond. It is recognized as a migration corridorfor birds and animals. A Ministry of NaturalResources fish sanctuary is located between theQEW and Dundas Street West. Credit ValleyConservation has identified an EnvironmentallySignificant Area (ESA) within the valley south ofDundas Street West.

There are two former waste disposal sites in theDistrict.

CITY PLAN




6.30.2 Development Concept

The Sheridan Residential District will bemaintained as a stable, established area consistingof mature, residential neighbourhoods. Thequality of the existing neighbourhoods will beprotected, and the existing commercial hierarchywill be preserved so that it will continue to servethe needs of the local residents. There are specificsites appropriate for redevelopment, infilling orintensification which should be both functionallyand visually compatible with the character ofexisting neighbourhoods.

Infill housing developments should continue alongFifth Line West, in low and medium densityforms. There are opportunities for infill housingon some of the high density apartment sites.

Commercial activity should continue to befocussed along Dundas Street West and Erin MillsParkway. Other convenience commercial centresmay be considered where they would serve a localneighbourhood.

The District Commercial facility, Sheridan Mall,is the largest commercial site in the District, andserves an important role as both a retail and acommunity facility. It is also located within theSheridan Multiple-Use Centre, as shown on theSheridan Residential District Land Use Map. Thiscentre should be strengthened by concentratingadditional retail, entertainment and communityuses at this site with particular emphasis of anynew buildings and/or structures having a streetpresence on Erin Mills Parkway. Officecommercial development, in proximity to the ErinMills Parkway/QEW interchange, and within theMultiple-Use Centre, should also be encouraged.

Mississauga Road is identified as a Scenic Routethroughout the District. City Council adoptedpolicies to encourage the preservation of itsunique features.

6.30.3 Land Use

6.30.3.1 Residential

6.30.3.1.1 Residential Low Density I

The Low Density I designation permits detacheddwellings up to a maximum of approximately 10units per net residential hectare. The subdivisionof lots of less than 23 m frontage will bediscouraged, if it is considered to be detrimental tothe character of the surrounding area.

6.30.3.1.2 Residential Low Density II

The Low Density II designation permits detached,semi-detached, and duplex dwellings, within a netdensity range of 10-30 units per net residentialhectare.

6.30.3.1.3 Residential Medium Density I

The Medium Density I designation permitstownhouse dwellings, within a net density range of30-45 units per net residential hectare.

6.30.3.1.4 Residential Medium Density II

The Medium Density II designation permitstownhouses and all forms of horizontal multipledwellings at a Floor Space Index (FSI) of0.5-0.75.

6.30.3.1.5 Residential High Density I

The High Density I designation permitsmedium-rise and high-rise apartment buildings ata Floor Space Index (FSI) of 0.75-1.0.Notwithstanding the foregoing, intensification ofexisting apartment sites will be restricted totownhouse development up to the maximumdensity specified for the Residential High DensityI designation.

6.30.3.1.6 Residential High Density II

The High Density II designation permitsmedium-rise and high-rise apartment buildings ata Floor Space Index (FSI) of 1.0-2.0.

CITY PLAN




6.30.3.2 Business Employment

Notwithstanding the Business Employmentpolicies of this Plan, the following uses will not bepermitted:

a. transportation facilities;

b. waste processing or transfer stations andcomposting facilities;

c. trucking terminals;

d. hotels, motels and conference centres;

e. Arterial Commercial uses;

f. Automotive Service Commercial uses.

6.30.3.3 Retail and Service Commercial

6.30.3.3.1 District Commercial

Notwithstanding the District Commercial policiesof this Plan, the following uses will also bepermitted:

a. entertainment and recreation facilities,banquet halls, conference centres.

6.30.3.3.2 Arterial Commercial

Notwithstanding the Arterial Commercial policiesof this Plan, the following uses will not bepermitted:

a. Business Employment uses, with theexception of financial institutions andoffices;

b. flea markets.

6.30.4 Transportation

6.30.4.1 Road System

a. Mississauga Road, in addition to beingdesignated as a Major Collector, is alsoidentified as a Scenic Route throughout theDistrict. It is the intent of the Scenic Routedesignation to preserve or enhance theaesthetic quality of Mississauga Road and theexisting man-made and natural features thatborder the street.

b. Any traffic calming measures to beimplemented on Mississauga Road shouldconsider the policies of the Mississauga RoadScenic Route Study adopted by City Council.



CITY PLAN


6.30.4.2 Road Classification

The transportation system for the District is illustrated on the Sheridan Residential District Land Use Map, anddescribed in Table 1, Basic Road Characteristics, Sheridan Residential District.

TABLE 1: BASIC ROAD CHARACTERISTICS, SHERIDAN RESIDENTIAL DISTRICT

ROAD TYPE NAME SECTION JURISDICTION RIGHTS-OF-WAY*

HIGHWAY Queen Elizabeth Way Erin Mills Parkwayto Credit River

Province of Ontario

ARTERIAL Dundas Street West Winston ChurchillBoulevardto Credit River

City of Mississauga 35 m

Winston ChurchillBoulevard

Dundas Street Westto Sheridan Park Drive

Region of Peel andRegion of Halton

36/45 m(45 m at

intersections)]

Erin Mills Parkway Dundas Street Westto Queen Elizabeth Way

Region of Peel 45 m

MAJORCOLLECTOR

Mississauga Road(Scenic Route)

Dundas Street Westto Queen Elizabeth Way


Sheridan Park Drive Winston ChurchillBoulevardto Erin Mills Parkway


Lincoln Green Way Erin Mills Parkwayto Fowler Drive


Fowler Drive Lincoln Green Wayto North Sheridan Way


Fowler Drive North Sheridan Wayto Erin Mills Parkway


Leanne Boulevard Erin Mills Parkwayto North Sheridan Way


North Sheridan Way Leanne Boulevardto Erin Mills Parkway


North Sheridan Way Fowler Driveto East/West section ofNorth Sheridan Way


North Sheridan Way East/West section of NorthSheridan Wayto Mississauga Road


MINORCOLLECTOR

As shown on DistrictLand Use Map

City of Mississauga 20-26 m

LOCAL ROAD As shown on DistrictLand Use Map

City of Mississauga 17-20 m

* These are considered basic rights-of-way. At major intersections, grade separations, or major physical or topographicalconstraints, wider rights-of-way may be required to accommodate bus bays, auxiliary lanes, side slopes, bicycle paths,streetscape works, etc.

CITY PLAN




6.30.5 Special Site Policies

6.30.5.1 Introduction

Although most of the Sheridan Residential Districtis developed, there are sites which merit specialattention. Any application for development oflands affected by a Special Site Policy will besubject to all City Plan Policies, Site DevelopmentPlan requirements, and the provisions of thissection.

6.30.5.2 Site 1

The lands identified as Special Site 1 are referredto as the Doulton Drive Lands, and are subject tothe following redevelopment standards:

a. the City considers that the preservation ofthis distinctive area could be achieved withup to approximately 47 residential lots;

b. the City will encourage a minimum lot areaof 0.3 ha with a minimum lot frontage of38 m, except for those lots fronting onMississauga Road which are not corner lots,where a minimum lot area of 0.2 ha and aminimum lot frontage of 30 m are consideredappropriate;

c. new development will be subject to site planapproval to ensure that site areas, building,landscaping and open space are allsatisfactorily located and designed;

d. any redevelopment may proceed on the basisof private sewage disposal systems subject tothe applicable regulations;

e. comprehensive site and environmentalanalyses will be required in support of anydivisions of land.

6.30.5.3 Site 2

The property identified as Special Site 2 is locatedbetween Hammond Road and King Forrest Drive,south of Dundas Street West, and is referred to asHammond House. This property has receivedheritage designation under the terms andconditions of the Ontario Heritage Act and isworthy of preservation. Any redevelopmentproposals or design concepts must maintain theintegrity and heritage elements of the structures,landscaping and context of the site.

6.30.5.4 Site 3

CITY PLAN




The lands identified as Special Site 3 are known asthe North Sheridan Landfill Site and SpringbankMeadows Park. This site has been identified as aformer waste disposal site. Permitted land usesinclude open space and privately operated uses ofa recreation, conservation and agricultural nature,and other uses deemed compatible with openspace.

Notwithstanding the Open Space and CommunityPark designations of this Plan, the followingadditional policies will apply: (CPA-78)

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 impact and area ofinfluence of the waste disposal site. Whereno information is available on the influencearea of the site, a 500 m radius surroundingthe waste cell is recommended by theProvincial Government. Any remediationthat must be undertaken will be inaccordance with Provincial Governmentlegislation and guidelines;

c. development on lands formerly used for thedisposal of waste, within a period of 25 yearsor less, requires approval of the ProvincialGovernment;

d. the site will be planned, designed, operatedand maintained to the satisfaction of the City,the Region of Peel, and the Ministry of theEnvironment in such a way as to ensurecompatibility with adjacent, existing andfuture land uses, and to ensure minimaladverse impact on the natural environment;

e. there should be no development permitted onthe site until the long-term care, maintenanceand security of the gas control system isestablished by the Region of Peel;

f. a buffer zone of approximately 20 m must beestablished around the perimeter of the site tobe used exclusively as a corridor for the gascontrol system;

g. any use that would allow the accumulation ofmethane gas requires the approval of the Cityand the Region of Peel;

h. engineering studies must accompanydevelopment applications to determine anyhazards of development and damage thatmay result to the subject property andsurrounding lands from methane gas,leachate and settling;

i. development proposals must demonstratethat they will not interfere with the migrationgas control system for the site;

j. land uses and activities that may have anadverse impact on adjacent, existing andfuture residential land uses in terms of noise,safety, and traffic generation should bediscouraged.

CITY PLAN




6.30.5.5 Site 4

The lands identified as Special Site 4 are locatedin the southerly portion of Bruce Reynolds Park.This site has been identified as a former wastedisposal site (Newman Landfill Site).Notwithstanding the Community Park designationof this Plan, the use of this site is restricted to openspace uses of a recreation and/or conservationnature, and the following additional policies willalso apply: (CPA-78)

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 impact and area ofinfluence of the waste disposal site. Whereno information is available on the influencearea of the site, a 500 m radius surroundingthe waste cell is recommended by theProvincial Government. Any remediationthat must be undertaken will be inaccordance with Provincial Governmentlegislation and guidelines;

c. development on lands formerly used for thedisposal of waste, within a period of 25 yearsor less, requires approval of the ProvincialGovernment;

d. the site will be planned, designed, operatedand maintained to the satisfaction of the City,the Region of Peel, and the Ministry of theEnvironment in such a way as to ensurecompatibility with adjacent, existing andfuture land uses, and to ensure minimaladverse impact on the natural environment;

e. a gas control and monitoring program mustbe installed and operational prior to theapproval of any development application;

f. any use that would allow the accumulation ofmethane gas in hazardous concentrations isnot permitted;

g. engineering studies must accompanydevelopment applications to determine anyhazards of development and damage thatmay result to the subject property andsurrounding lands from methane gas,leachate and settling;

h. any land uses and activities that may have anadverse impact on adjacent residential landuses in terms of noise, safety, and trafficgeneration will not be permitted.

CITY PLAN




6.30.5.6 Site 5

The lands identified as Special Site 5 are locatedin the area of Loanne Drive/Liruma Road/ThornLodge Drive (Registered Plans 467 and 469, butexcluding Lot 19, Registered Plan 467), and aresubject to the following lot size restrictions:

a. minimum lot frontage of 30 m;

b. minimum lot area of 1 575 m2; oralternatively a limitation of one dwelling unitper lot as shown on Registered Plans 467 and469.

6.30.5.7 Site 6

The lands identified as Special Site 6 are locatedon North Sheridan Way south of the NorthSheridan Landfill site. Notwithstanding theprovisions of the Business Employmentdesignation, these lands will be subject to thefollowing requirements:

a. development will not be permitted on thelands until the long-term care, maintenance,and security of the gas control system for theformer North Sheridan Landfill site isestablished by the Region of Peel;

b. development proposals must demonstratethat they will not interfere with the migrationgas control system of the former NorthSheridan Landfill site;

c. land uses and activities that may have anadverse impact on adjacent, existing andfuture residential land uses in terms of noise,safety, and traffic generation should bediscouraged.

CITY PLAN




6.30.5.8 Site 7

Deleted by Amendment No. 78. (CPA-78)

6.30.5.9 Site 8

The lands identified as Special Site 8 are locatedon the north side of North Sheridan Way, betweenErin Mills Parkway and Leanne Boulevard.Notwithstanding the provisions of the OtherOffice Commercial designation, a long termhealth-care facility will also be permitted andlimited retail uses may be considered.

CITY PLAN




CITY PLAN




Sheridan Residential District Land Use Map

Amended by:

Amendment 78• Replacing all "Neighbourhood Park symbols"

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

K:\PLAN\MAPPING\GROUP\City Plan\CITY PLAN - ALL -CONSOLIDATIONS\Current Consolidation\CP - Section 6.30 - SheridanResidential.wpd

CITY PLAN




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