K:PLANMAPPINGGROUPCity PlanCITY PLAN - ALL ... · amended, prepared for the purpose of convenience only. Fo r accurate reference, the "ori ginals" should be consulted. The number

NOTE:

THE POLICIES IN THIS DOCUMENT ARE SPECIFICTO THE CITY CENTRE 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 CITY CENTRE DISTRICT POLICIES OF CITYPLAN CAME INTO EFFECT 2001 FEBRUARY 14,

EXCEPT FOR THE AREAS MARKED ANDOUTLINED IN THIS PLAN, WHICH HAVE BEEN

APPEALED TO THE ONTARIO MUNICIPAL BOARD.

ALL APPEALS HAVING BEEN SETTLED,THE CITY CENTRE DISTRICT POLICIES OF CITY

PLAN ARE IN FULL FORCE AND EFFECT.

SECTION 6.7CITY CENTRE

DISTRICT POLICIESOF

CITY PLAN

2002 July

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

City Centre District Policies of City Plan

CITY PLAN

Amended: CITY CENTRE DISTRICT POLICIES OF CITY PLAN 2002 JulySection 6.7 ~ Page 1

OFFICE CONSOLIDATIONThis is an office consolidation of the City Centre District Policies of City Plan, Amendment No. 20 to City Plan, asamended, prepared for the purpose of convenience 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 City Centre District Policies of City Plan.

The following text and map, attached hereto, constitute the City Centre District Policies of City Plan, AmendmentNo. 20 to City Plan, for the City of Mississauga Planning Area, being an office consolidation of the original CityCentre District Policies of City Plan, Amendment No. 20 to City Plan, as approved by the City of Mississauga, 2001February 14, save and except certain parts of the District Policies that were appealed to the Ontario Municipal Board.

SECTION DATE STATUS APPROVED BY

Amendment 20 City Centre District Policiesand District Land Use Map

2001 Feb. 14 Partially approvedwith appeals to OMB

City of Mississauga

District Policies subsequently further approved or amended by:

AMENDED BY SECTION DATE STATUS APPROVED BY

Amendment 20 Appeal B6 2001 July 31 Further approval Withdrawn Appeal

Amendment 20 Appeal B5 2001 Nov. 06 Further approvalwith modifications

Ontario Municipal BoardOrder No. 1801

Amendment 20 Appeal B1 2002 Jan. 25 Further approvalwith modifications


Amendment 20 Appeals B1, B2, B3, and B4 2002 May 21 Further approvalwith modification


Amendment 20 Appeals B3 and B4 2002 June 11 Further approval Withdrawn Appeals

Amendment 20 Appeal B1 2002 July 09 Further approvalwith modification


Amendment 20 Appeal B2 2002 July 25 Further approvalappeal dismissedAll approved


Copyright © 2005 City of MississaugaNot to be reproduced without permission

CITY PLAN




PREFACEThe adopting By-law and City of Mississaugaapproval certificate for the City Centre DistrictPolicies of City Plan, Amendment No. 20 to CityPlan, is on file in the Planning and BuildingDepartment.

CITY OF MISSISSAUGAAPPROVAL

The City Centre District Policies of City Plan,Amendment No. 20 to City Plan, for the City ofMississauga Planning Area, was adopted byBy-law Number 0004-2001 by City Council onthe 17th day of January, 2001.

Pursuant to sections 17(34) and (35) of thePlanning Act, the City of Mississauga made aDecision on 2001 January 17, to approve all of theCity Centre District Policies of City Plan,Amendment No. 20 to City Plan, for the City ofMississauga Planning Area as adopted by By-lawNumber 0004-2001.

Dated at Mississauga this 17th day of January,2001.

This Notice of Decision was issued 2001 January24 with the Last Date of Appeal being 2001February 13.

ONTARIO MUNICIPAL BOARDAPPEALS

THE CITY CENTRE DISTRICT POLICIESOF CITY PLAN, AMENDMENT NO. 20 TOCITY PLAN, CAME INTO EFFECT 2001FEBRUARY 14, EXCEPT FOR THEFOLLOWING WHICH HAVE BEENA P P E A L E D T O T H E O N T A R I OMUNICIPAL BOARD.

Pursuant to section 17(42) of the Planning Act, theCity of Mississauga is forwarding to the OntarioMunicipal Board the following parts of the CityCentre District Policies of City Plan, AmendmentNo. 20 to City Plan, which have been appealed asset out in Part B, and indicated in the City CentreDistrict Policies of City Plan text and on the CityCentre District Land Use Map and labelled as B#.

THE FOLLOWING PARTS OF THE CITYCENTRE DISTRICT POLICIES OF CITYPLAN, AMENDMENT NO. 20 TO CITYPLAN, HAVE BEEN APPEALED:

B1. All of Amendment 20 has been appealed inits entirety as it relates to the lands locatedsouth of Burnhamthorpe Road West, west ofConfedera t ion Parkway (RogersTelecommunications Ltd.).

ALL APPROVED AND MODIFIED ASFOLLOWS:

• City Centre District Land Use MapMinor Collector road betweenBurnhamthorpe Road West and WebbDrive, west of Confederation Parkway;

• Sections 6.7.3.2.3, 6.7.3.3.1, 6.7.3.3.2,6.7.3.3.3, 6.7.3.3.4, 6.7.3.3.5, 6.7.3.3.6,6.7.3.3.7, 6.7.3.3.8, 6.7.3.3.9, 6.7.3.3.10,and 6.7.8.5 maps, that indicate a MinorCollector road between BurnhamthorpeRoad West and Webb Drive, west ofConfederation Parkway;

• Section 6.7.6.3.APPROVED AS MODIFIEDOMB Order No. 0155 - 2002 Jan. 25.

• Section 1.2.4.o (adding Section7.5.2.1.e).

APPROVED AS MODIFIEDOMB Order No. 0633 - 2002 May 21.

• Section 6.7.6.7;• Section 6.7.9.

APPROVED AS MODIFIEDOMB Order No. 0931 - 2002 July 09.

CITY PLAN




B2. The following as they relate to the landslocated west of Hurontario Street north ofBurnhamthorpe Road West, 33, 55, 77 and201 City Centre Drive (MorguardInvestments Ltd.):• City Centre District Land Use Map,

Minor Collector road betweenBurnhamthorpe Road West and CityCentre Drive, east of Duke of YorkBoulevard;

• Section 1.2.4.o (adding Section7.5.2.1.e).

APPROVED AS MODIFIEDOMB Order No. 0633 - 2002 May 21.

• City Centre District Land Use Map,Minor Collector road extension ofClarica Drive, west of Hurontario Street.

APPEAL DISMISSEDOMB Order No. 1049 - 2002 July 25.

B3. The following as they relate to the landslocated west of Hurontario Street and northof Matthews Gate, 204 Enfield Place(1077022 Ontario Inc.):• Section 1.2.4.o (adding Section

7.5.2.1.e).APPROVED AS MODIFIEDOMB Order No. 0633 - 2002 May 21.

• Section 6.7.4.1;• Section 6.7.4.1.1.a;• City Centre District Land Use Map,

Mixed Use designation.WITHDRAWNBy Applicant - 2002 June 11.

B4. The following as they relate to the landslocated south of Burnhamthorpe Road Westand west of Kariya Drive (BaifDevelopments Ltd.):• Section 1.2.4.o (adding Section

7.5.2.1.e);APPROVED AS MODIFIEDOMB Order No. 0633 - 2002 May 21

• Section 6.7.3.3.6.a, bullets 4 and 5;• Section 6.7.6.2;• Section 6.7.6.3;• Section 6.7.6.7, Table 1, Road Type

"Minor Collector";• City Centre District Land Use Map

Minor Collector road between CityCentre Drive and Webb Drive, west ofKariya Drive/Kariya Gate;

• Sections 6.7.3.2.3, 6.7.3.3.1, 6.7.3.3.2,6.7.3.3.3, 6.7.3.3.4, 6.7.3.3.5, 6.7.3.3.6,6.7.3.3.7, 6.7.3.3.8, 6.7.3.3.9 and6.7.3.3.10 maps, that indicate a MinorCollector road between City CentreDrive and Webb Drive, west of KariyaDrive/Kariya Gate.

WITHDRAWNBy Applicant - 2002 June 11

B5. The following as they relate to the landslocated north of Rathburn Road West andwest of the proposed extension ofConfederation Parkway (1077022 OntarioInc.):• Section 6.7.3.3.5;• Section 6.7.3.3.8;• Section 6.7.3.3.9.

APPROVED AS MODIFIEDOMB Order No. 1801 - 2001 Nov. 06

B6. All of Amendment 20 has been appealed inits entirety as it relates to the lands locatedeast of Hurontario Street north and south ofRobert Speck Parkway, 1, 2, 3 and 4 RobertSpeck Parkway (Oxford Properties Group).

WITHDRAWNBy Applicant - 2001 July 31

ALL APPEALS HAVING BEEN SETTLED,THE CITY CENTRE DISTRICT POLICIESOF CITY PLAN ARE IN FULL FORCE ANDEFFECT.

CITY PLAN




CITY PLAN




6.7 CITY CENTRE(CPA-20)

6.7.1 Planning Context

Since 1953, when the Township of TorontoOfficial Plan designated most of City Centre landsResidential, there have been studies prepared andOfficial Plan amendments and Secondary Plansapproved identifying more specifically, the CityCentre Area and establishing planning anddevelopment policies for it. The most recent wasthe City Centre Secondary Plan, approved in 1992,and retitled as the City Centre District Plan whenCity Plan came into effect in July 1997.

About half of the lands within City Centre havebeen developed for a mix of civic, office,residential, retail and entertainment uses.

A Civic/Community focus consisting of theYMCA, Mississauga Central Library, Civic Centreand the Living Arts Centre stretches north fromBurnhamthorpe Road West, west of Duke of YorkBoulevard.

Residential high density development isconcentrated near the perimeter of the Districtwith many apartment buildings located south ofthe District boundary in the Fairview andMississauga Valleys Districts.

Square One Shopping Centre is the dominantretail focus for the District, the City and region. Amix of retail, entertainment and restaurant usesoccupy lands on the north side of Rathburn RoadWest opposite Square One.

Office development is centred on the HurontarioStreet and Burnhamthorpe Road corridors. A sixstorey office building is under construction at thesoutheast corner of Hurontario Street andSherwoodtowne Boulevard.

Large vacant land holdings remain at the northeastcorner of Hurontario Street and BurnhamthorpeRoad East; on the south side of BurnhamthorpeRoad West, west of Confederation Parkway; andwest of Duke of York Boulevard, north ofBurnhamthorpe Road West. Smaller vacantparcels exist throughout the District.

Most of the District is within the Cooksville Creeksubwatershed while a small portion located southof Burnhamthorpe Road West just east ofConfederation Parkway falls within the Mary FixCreek subwatershed. The watercourses have beenchannelized within the District. The CooksvilleCreek corridor east of Hurontario Street supportslimited vegetation along its banks.

6.7.2 Development Concept

The focus of these policies is to promote a highquality of urban design and an urban built form byintegrating the public realm and privatedevelopment. These policies are also intended toreinforce and enhance the image of City Centre asa destination and a major regional centre. Mixeduse development is encouraged in City Centre sothat its position as an employment, retail and civiccentre will be balanced by residentialdevelopment, entertainment, and facilities forbusiness visitors and tourists. These policiesencourage and facilitate the dynamic growth andchange of City Centre as it matures.

6.7.2.1 Development Objectives

a. Encourage a high quality of urban design inthe built form which is unique andpedestrian-friendly, and which contributes tothe unique identity and prominence of CityCentre.

b. The location of streets, high standard ofurban and streetscape design, and thedevelopment and enhancement of acomprehensible public/private system ofpathways and open space, including publicart will:

C integrate retail, office, civic and otherfacilities;

C facilitate pleasant and safe pedestrianand cyclist movement throughout CityCentre;

C provide opportunities for passive outdoorrecreation within City Centre;

C provide access to and from theCooksville Creek Greenbelt;

C reinforce and expand the role of CityCentre as the focus of City-wide cultural,community and civic activities.

c. Encourage street-related development, withparticular attention to pedestrian access andamenities.

d. Encourage the development of a unique CityCentre character, and enhance its imagethrough the creation of view corridors andgateway features, and visibility of the CivicCentre and public gathering places.

CITY PLAN




e. Complete the City Centre road system, asillustrated on the City Centre District LandUse Map, to improve vehicular, cyclist andpedestrian movement, and to create usabledevelopment parcels.

f. Encourage the development of parkingfacilities which will be sensitive topedestrian-friendly and active streetscapesthroughout the District, and discourage thecreation of structures with no pedestrianinterest or protection at the sidewalk level.

g. Encourage a mix of uses throughout CityCentre, within buildings and along individualstreets.

h. Encourage residential developmentthroughout City Centre. Require appropriatetransition of built form adjacent to existinglow density residential areas.

i. Foster the continued development of avariety of entertainment activities within CityCentre which will contribute to activity bothday and night.

j. Encourage development and activities thatenhance City Centre as a destination.

k. Encourage development which will expandtourism in City Centre and the Region.

l. Maintain the prominence of City Centre as aretail centre.

m. Facilitate vehicular and transit access to andfrom City Centre to Lester B. PearsonInternational Airport and inter-regionaltransit facilities, such as the Cooksville GOTransit station.

6.7.3 Urban Design

6.7.3.1 General

The intent of the urban design policies is to defineprinciples for the management of the physicalform and character of City Centre. In this respect,urban design policy is intended to:

C promote a distinctive image for City Centrewhich is predominantly urban in character;

C promote the highest standard of urban designin both the public and private realm;

C promote a recognition of a sense of entry intoa special area by encouraging gatewaytreatments such as taller, more prominentbuildings located close to the street,distinctive landscape and streetscapetreatment, entry signage, distinctive characterareas and skyline elements;

C encourage built form which has a high levelof physical continuity, cohesion and linkagebetween buildings, from block to block, andfrom street to street;

C reinforce and extend the public realm -streets, open spaces, and boulevards - as asignificant public resource of the highestdesign standard which encourages a sense ofplace, civic identity, and physical continuityin the built environment;

C promote urban scale land blocks, streets andbuilt form appropriate to a pedestrian core;

C promote elements of linkage to the abuttingcommunities while ensuring positiveintegration of building scale and vehiculartraffic;

C promote a balance of vehicular traffic andpedestrian priorities with features andamenities critical to pedestrian comfort,convenience and safety;

C generally discourage above-grade parkingstructures, blank building walls abutting thestreet, surface parking and loading areasbetween buildings and street edges, andextensive surface parking. Site specificcircumstances may warrant alternative designsolutions;

C recognize utility corridors required for hardservice components.

CITY PLAN




Urban form in City Centre will developincrementally. The submission of a concept planwill be required for all development applicationsand must demonstrate how the urban designpolicies will be implemented. Developmentapplications will have regard for the City CentreUrban Design Guidelines.

The design of the built environment shouldrecognize that the City Centre will mature overtime and flexible built form conditions should aimat the end product.

6.7.3.2 Urban Design Components

The urban form of City Centre is created by boththe public realm - streets, boulevards and openspaces - and the private development abutting theiredges. The integrated development of thesecomponents is critical to the development of CityCentre based on the following.

6.7.3.2.1 The Design of the Public Realm

a. StreetsIn addition to providing routes for vehicularand pedestrian travel, streets are a significantpublic resource within City Centre. Thedesign of street space should:

C promote a high level of urban design inall components;

C promote pedestrian amenity, comfort,convenience and safety;

C promote minimal visual width and scaleof the street;

C promote design and functional elementswhich reduce traffic speed;

C encourage on-street parking in publicrights-of-way, where operationallyfeasible;

C incorporate co-ordinated street furnitureand lighting systems;

• provide co-ordinated traffic signagewhich is designed in scale and characterwith City Centre streetscape elements;

provide for a proposed north/south bicycleroute along the public right-of-way ofConfederation Parkway.

b. Edge BoulevardsIn addition to providing corridors forutilities, boulevards provide the frameworkfor public amenity on City Centre streets andintegrate diverse areas of character. Thedesign of boulevards should:

C promote consistent design themes,materials and landscaping throughoutCity Centre;

C be designed as active public spacesintegrating and linking development;

C should facilitate pedestrian linkagebetween the curb and abutting privatelands;

C promote enclosure and definition of thestreet space;

C encourage the provision of places tomeet, sit and socialize;

C should promote pedestrian comfort,weather protection and safety,particularly at transit stops;

• provide for east/west bicycle routesalong the north side of BurnhamthorpeRoad and a proposed route along thesouth side of Rathburn Road.

c. Open SpacesParks and related open space provide urbanamenities for City Centre. These featuresshould:

C be passive in nature and oriented tourban activities;

C promote a sense of identity and place;

C provide pedestrian connection betweenthe public sidewalk, significant buildingsand features;

C ensure connection and linkage betweenthe active face of abutting developmentand the public street;

C frame a view, a significant building orterminate a vista where appropriate.

CITY PLAN




6.7.3.2.2 The Design of the Private Realm

Individual development projects define many ofthe critical design elements and characteristics ofthe public streets and open spaces in City Centre.This includes the framing of the street space, thedefinition of scale, the character of space and thelevel of comfort for the pedestrian. In this regard,development in City Centre should demonstrateattention to the following principles.

a. The Design of Built Form in theStreetscapeThe design, location and character of builtform should encourage:

C built form as the most dominant visualelement on the public street;

C building activities and functionsfocussed on the public street;

C significance at corner and intersectionlocations;

C continuity of character, form, and streetscale with abutting buildings;

C roof form having visual interest, identityand character;

C screening of roof-top mechanicalequipment from grade level;

C screening of service facilities from thestreet;

C scale and enclosure of the public street.

b. Landscape Design and Public Art in theStreetscapeThe design, location and character oflandscape features should encourage:

C connection and linkage with the publicstreet;

C formal landscape elements respective ofthe urban setting;

C continuity with the design elements ofthe public boulevard;

C public art as an integral component ofthe street providing visual interest and asense of place;

C architectural and landscape featuresreinforcing common objectives;

C fencing and walls contributing to a highquality street image and limit thepotential for graffiti by minimizingreadily accessible, large smooth, blanksurfaces.

c. Transit in the StreetscapeThe design of built form and landscapeelements should encourage:

C integration of transit stations and busstops with development;

C weather protection in waiting areas;

C walkways from transit stops to principalbuilding entrance(s);

C visibility of transit stops from the publicstreet and abutting development.

d. Pedestrians in the StreetscapeThe design of built form and landscapeelements should encourage:

C integration of spaces between thebuilding wall and the streetline with thepublic boulevard for design continuity;

C protection from the effects of built formon wind and overshadowing;

C identification of principal buildingentrances from the street and linkage tothe sidewalk;

C integral pedestrian comfort and weatherprotection;

• integration of vehicular and pedestriancirculation areas to promote pedestriansafety and comfort;

C identification of internal building spacesand exterior courtyards accessible to thepublic from the public street;

C ease of pedestrian movement andminimal grade changes through the siteintegrating with the public streetscape;

C access for the physically challenged toand from building entrances and thepublic sidewalk, parking areas, and openspaces.

CITY PLAN




e. Parking and Garage Design in theStreetscapeThe design and location of parking facilitiesshould encourage:

C parking to be located to minimize anynegative visual impact from the streetand on site development having regardfor personal safety;

C walkways, traffic islands and pedestrianrefuges as integral components ofparking facilities;

C identified access to parking facilitiesfrom the public street;

C below grade structured parking;

C street walls of parking garages designedas positive architectural elements;

C integration of parking on abutting sites;

C safe vehicular circulation and orientationwithin the parking areas.

f. Vehicular Access and Facilities in theStreetscapeThe design of facilities for vehicular accessto properties should encourage:

C clarity, safety and internal overlookopportunities to properties;

C limited driveway access points to thepublic street and crossings of thesidewalk;

C recognition of the needs of pedestriansand cyclists.

g. Signage in the Built EnvironmentThe design, location, size and character ofsigns should encourage:

C visual integration of signage with thearchitectural components of the builtform;

C compatibility of scale and character ofthe signage with the building and thecontext of the site;

C identification of the site address.

CITY PLAN




6.7.3.2.3 Central Pedestrian System (OMB Order No. 0155)

a. Priority locations are identified for pedestrianlinkages and connections to core areafunctions such as the civic buildings, transitterminal, major retail locations and openspace features.

b. This system will focus on the public streetand its boulevards, having an upgradedboulevard treatment, an identifiable theme, acontinuous treatment, and integratedpublic/private landscaping. Developmentabutting this route should reinforce a qualitypedestrian scaled street through architecturaltreatment such as:

C defined building base;

C street edge definition;

C visually interesting and active buildingwalls.

c. Development abutting these routes will beencouraged to:

• promote features such as pedestrianplazas and courtyards which are publiclyaccessible and promote amenitiesincluding public art;

• promote a strong street orientation byhaving building entrances oriented to thepublic street;

• promote a weather protected pedestrianenvironment incorporating features suchas arcades or architectural canopies;

• avoid blank walls abutting streets;

• locate uses at grade that encourage visualinterest and street activity.

CITY PLAN




6.7.3.3 Character Areas

Character Area policies articulate in greater detailthe Urban Design policies for specific areas ofCity Centre. These policies apply to the builtform, public boulevard and streetscape elementsand are intended to realize an urban form andcharacter which supports the DevelopmentConcept and preceding Urban Design policies forthe District.

CITY PLAN




6.7.3.3.1 Central Urban Core (OMB Order No. 0155)

a. Urban Design Vision

The Central Urban Core contains the majorretail and service commercial centre for theCity and the City Centre Transit Terminal.

The design of the built environment shouldencourage:

C i n t e n s i v e p e d e s t r i a n / p u b l i cenvironments, including pedestriancorridor linkages from perimeter roads tothe retail core;

C high animation;

C frequent through access and publicroads, as illustrated on the City CentreDistrict Land Use Map;

C smaller, more urban blocks/parcels;

C development that reinforces a qualitypedestrian scaled street througharchitectural treatment such as, a definedbuilding base and street edge definition;

C street-related built form;

C continuity of built form;

C unified boulevard design and relatedamenities;

C formal landscaping and boulevardtreatment;

C pocket landscape parks (parkettes/openspace/plazas);

C public art;

C on-street/metered parking;

C structured parking integrated withbuilding and landscaped area and activeedges where oriented to street.

CITY PLAN




6.7.3.3.2 Civic Centre Precinct (OMB Order No. 0155)


The Civic Centre Precinct contains theLiving Arts Centre, Civic Centre and CentralLibrary which function as the principal civicdestination and landmark in the City. Toenhance the civic character and sense ofcontinuity of built form and open space.


C built form defining the majority of thestreetline;


C strong pedestrian inter-connection - withfrequent and convenient pedestrian links;

C visual openness - maintain visualcorridors from public streets tobuildings;

C development of the Central PedestrianSystem;

C introduction of active uses at the streetedge.

CITY PLAN




6.7.3.3.3 Confederation Parkway Area (OMB Order No. 0155)


Development in the Confederation ParkwayArea will promote a distinct and unique placewith medium scale built form. Along thelength of Confederation Parkway a proposed1.5 m bicycle path will be located within thepublic right-of-way along both sides of theroad.


C a distinctive sense of place, a focal point,and an orientation point for the District;

C development of the Central PedestrianSystem;

C public art;

C vistas to the Civic Centre Precinct;

C built form defining the street edge;

C minimal building setbacks;

C smaller scale urban blocks;


C visually interesting and active buildingwalls;

C medium scale high coveragedevelopment abutting streets and publicspaces.

CITY PLAN




6.7.3.3.4 Duke of York Boulevard Corridor (OMB Order No. 0155)


Development abutting Duke of YorkBoulevard will promote the principalceremonial and active pedestrian corridor inthe District.


C vistas to the Civic Centre Precinct;

C entrance features at BurnhamthorpeRoad West and Centre View Drive;

C high pedestrianization;

C a high standard of public amenity;

C public art;


C street-related built form;


C orient principal entrances and principalfacades to Duke of York Boulevard andorient rear building facades or serviceareas away from Duke of YorkBoulevard;

C an integrated character;

C development of the Central PedestrianSystem.

b. In the event of conflict between theseCharacter Area policies and those of anyother Character Area, these policies will takeprecedence.

CITY PLAN




6.7.3.3.5 Rathburn Road Corridor (OMB Order No. 1801), (OMB Order No. 0155)


The Rathburn Road Corridor recognizes theCity Centre Transit Terminal as a keyelement to the future of this area andRathburn Road West as an important east-west pedestrian street and transition area tothe future high rise development on CentreView Drive. The portion of this corridorfrom Duke of York Boulevard to City CentreDrive will be more active and pedestrianized.Along the length of the south side ofRathburn Road a proposed 3.5 m bicyclepath will be located within the existingpublic right-of-way.


C pedestrian scale development frontingRathburn Road West;

C street-related activity;

C low to medium scale development;


C pedestrian linkages;

C an improved sense of connection to theeast;

C development of the Central PedestrianSystem.

CITY PLAN




6.7.3.3.6 Burnhamthorpe Road Corridor (OMB Order No. 0155)


The Burnhamthorpe Road Corridor is theprincipal east-west urban boulevard,functioning as a destination and providingentries to City Centre. It promotes a focusand sense of place for the civic buildings,and will integrate development north andsouth of Burnhamthorpe Road. Along thelength of the north side of BurnhamthorpeRoad a 3.5 m bicycle path will be locatedwithin the designated public right-of-way.



C pedestrian amenities at principalentrances;

C predominantly medium scale, street-related development rising to higherbuildings at Hurontario Street;

C urban development at main intersections(eg. block between Hurontario Street andKariya Drive);

C additional mid-block road connections;

C major landscaped boulevard and centremedian, presenting a prestige image.

Across from Civic Plaza:C development that reinforces a quality

pedestrian scaled street througharchitectural treatment such as, a definedbuilding base and street edge definition;

C minimal building setbacks;

C formal landscaped plaza.

South side:C landscaped promenade/forecourt;

C at intersections, buildings should belocated close to the streetline;


C principal entry doors oriented to street.

CITY PLAN




6.7.3.3.7 Hurontario Street Corridor (OMB Order No. 0155)


The Hurontario Street Corridor is theprincipal north-south urban boulevard,functioning as a destination and providingmajor vehicular entrances to City Centre. Itprojects a high profile, distinctive image withprominent buildings and extensivelandscaping in a park-like setting.


C prestige buildings and dramaticlandscaping;

C moderate setback range consistent withthe park-like setting;

C continuous landscaping betweenbuilding and street;

C urban development at main intersections,with buildings closer to the streetline;

C pedestrian linkages to public sidewalksand intersections;

C pedestrian amenities at principalentrances;

C structured parking fully integrated withbuilding form and landscaping;

C additional mid-block road connections;

C more intersections, as illustrated on theCity Centre District Land Use Map;

C central landscaped median.


CITY PLAN




6.7.3.3.8 Highway 403 Frontage (OMB Order No. 1801), (OMB Order No. 0155)


Development along the Highway 403Frontage will promote a high profile skyline,projecting a distinctive identity andrecognizable image for City Centre.Visibility to parking will be minimized andproperly screened from Centre View Driveand no service areas will be exposed toHighway 403. Parking and service areas thatcannot be located elsewhere shall bescreened so as to prevent negative visualimpacts.


• a high profile skyline, projecting adistinctive identity and recognizableimage for City Centre;

• prominent, prestige buildings andextensive landscaping.

CITY PLAN




6.7.3.3.9 Transition Areas (OMB Order No. 1801), (OMB Order No. 0155)


The Transition Areas will promote positiveintegration of building scale and intensity ofdevelopment between City Centre andabutting communities.


C low-rise built form adjacent to CityCentre boundaries, with heighttransitions from a maximum of twostoreys at City Centre boundaries to amaximum of eight stories at the inneredge of the Transition Areas;

C orientation of buildings enabling asensitive integration with adjacent lowdensity development;

C internalized service areas and parking tominimize impact on adjacent residential;

C pedestrian and bicycle links to adjacentcommunities;

C appropriate setbacks and landscapingadjacent to the existing walkways.


CITY PLAN




6.7.3.3.10 Cooksville Creek Corridor (OMB Order No. 0155)


The Cooksville Creek Corridor is recognizedas a public amenity and resource. Topreserve and enhance this natural feature, thedesign of the built environment shouldencourage:

C appropriate setback of buildings fromcorridor (landscaping only);

C improved visibility, access and linkageto the corridor from development parcelsand public streets;

C views/informal surveillance to thecorridor;

C integration of public/private open spaceand landscape areas;

C positive relationship between built formand the corridor;

C parking structures designed and locatedto complement the corridor.

The fencing of the edge of property abuttingthis corridor is discouraged.

CITY PLAN




6.7.4 Land Use

6.7.4.1 Mixed Use

Lands designated Mixed Use permit a wide rangeof land uses and activities. These uses may begrouped either within a development parcel or anindividual building.

Owners/developers will be encouraged to adviseall prospective purchasers or tenants occupyingnew residential units within the 600 m influencearea of the chemical plant at 3549 Mavis Road ofthe possibility of adverse odour emissions.

6.7.4.1.1 Permitted Uses

a. All forms of high density residentialdevelopment. Townhouses will only bepermitted in the Transition Areas. Detachedand semi-detached dwellings will not bepermitted.

b. Uses permitted in accordance with thegeneral Residential policies of this Plan.

c. Business, professional, administrative, andgovernment offices.

d. Civic/cultural facilities.

e. Hotel and conference facilities, all types ofrestaurants, and entertainment facilities,except in the Transition Areas.

f. Retail and service commercial.

g. Community and recreational facilities, andpark and open space.

6.7.4.1.2 Policies

a. Driveway access to individual residentialunits will not be permitted from a publicstreet.

b. Retail and service commercial uses,including restaurants, will be limited to amaximum of 20% of the total Gross FloorArea (GFA).

6.7.4.2 Retail Core

Lands designated Retail Core will accommodatethe highest concentration of retail and servicecommercial activities in the City in addition to amix of other land uses.

6.7.4.2.1 Permitted Uses

a. Retail and service commercial.

b. All types of restaurants.

c. Business, professional, administrative, andgovernment offices.

d. Residential apartments.

e. Hotel and conference facilities.

f. Entertainment, community and recreationalfacilities, and park and open space.

6.7.4.3 Open Space

6.7.4.3.1 Notwithstanding the Open Spacepolicies of this Plan, lands designated Open Spacein the Civic Centre Precinct and Special Site 4 willbe urban in character and may accommodateparking and a variety of programs, such as musicand theatre events, displays and exhibitions,festivals and other special events.

CITY PLAN




6.7.5 Environmental PlanningAreas

6.7.5.1 Cooksville Creek

The Cooksville Creek has an extensive regulatoryfloodplain and is subject to flash floods.Notwithstanding the Land Use Designations of theCity Centre District Policies, lands within theRegulatory Storm Floodplain are subject to theenvironmental policies contained in this Plan.

Prior to consideration of development proposalswithin and adjacent to the floodplain, the limits ofdevelopment will be determined subject to theapproval of the City and Credit ValleyConservation. Those lands not deemed suitablefor development will be designated “Greenbelt”.

Any development within the Cooksville Creekwatershed requires on-site stormwatermanagement to control the post-developmentstormwater discharge to pre-development levelsfor the 2 year and the 5 year storm events. Thesecontrols are to be conducted in accordance withthe City Centre Master Drainage Plan and aresubject to the approval of the City.

New Development or redevelopment will besubject to the recommendations of the CooksvilleCreek Rehabilitation Study.

6.7.6 Transportation

6.7.6.1 Consideration will be given toreducing or eliminating parking requirementsduring the implementation of the City CentreDistrict Policies.

6.7.6.2 All roads shown on the City CentreDistrict Land Use Map will be public.

6.7.6.3 Notwithstanding the City CentreDistrict Land Use Map, lands shown as existing orproposed public roads will have no land usedesignations or zoning.NOTE: (OMB Order No. 0155)THIS SECTION WILL NOT APPLY TO THEL A N D S L O C A T E D S O U T H O FBURNHAMTHORPE ROAD WEST,BETWEEN CONFEDERATION PARKWAYAND GRAND PARK DRIVE(Rogers Telecommunication Ltd.)

6.7.6.4 The proposed east-west roadalignment from Confederation Parkway to ShippDrive, south of Rathburn Road will be subject tofunctional design review, to identify thefollowing: potential traffic signal requirementsalong this road; intersection geometric designrequirements to support the proposed intersectionsat Confederation Parkway, City Centre Drive,Hurontario Street and Shipp Drive; right-of-wayrequirements for this road; the Cooksville Creekcrossing; and, the intersection spacing alongConfederation Parkway, City Centre Drive,Hurontario Street, and Shipp Drive to support thenew east-west road. This spacing review mayimpact the alignment of this minor collector road.In addition, this functional study is to also includethe potential relocation of Park Block 18 inRegistered Plan 43M-1010.

6.7.6.5 The transit system will expand as theCity Centre is developed; bus service will be thepredominant transit mode for a considerableperiod of time.”

As part of the proposed Mississauga Transitway,the existing transit terminal may be expanded toserve future development growth and to connectwith the Transitway. In the long term, anadditional transitway station is also proposed nearHurontario Street, between Rathburn Road Westand Highway 403.

Transit facilities will be designed to accommodatethe City-wide transit network; an internal transitservice operating on the perimeter roadway aroundSquare One; the east-west Transitway in theHighway 403 corridor, inter-urban transit systems;and the pedestrian system linking officeconcentrations, Square One and cultural activities.

CITY PLAN




As traffic volumes increase, preferential transitlanes consisting of a single curbside lane in eachdirection and intended to serve transit vehicles andright-turning vehicles may be necessary.

6.7.6.6 Access to City Centre to and fromHighway 403 will be provided by the existinginterchanges at Mavis Road and Hurontario Streetand by the proposed Highway 403 North Collectorand Centre View Drive. Both of the parallel roadswill be connected to Highway 403 east ofHurontario Street and west of Mavis Road.

The proposed Highway 403 North Collector,located north of City Centre, will be developedwithin the Parkway Belt as a one-way westboundtwo-lane roadway with grade-separations atHurontario Street, Duke of York Boulevard,Confederation Parkway, the Highway 403westbound off-ramp at Mavis Road. In addition,ramp connections will be provided at Duke ofYork Boulevard and Confederation Parkway toprovide access to and from the City Centre roadnetwork.

Centre View Drive will be developed within theParkway Belt and will operate predominately as abasic four-lane two-way roadway (with turninglanes), with grade-separations at Mavis Road,Confederation Parkway, Duke of York Boulevard,the Highway 403 eastbound off-ramp atHurontario Street and Hurontario Street. Inaddition, five at-grade signalized intersections willprovide access to the City Centre road network.The two-way section of this road will beconnected to Highway 403 via a two-lane one-waylink extending from the eastbound off-ramp atMavis Road and a one-way eastbound roadwayjoining Highway 403 east of City Centre Drive.The City Centre Land Use Map shows twoconceptual options on how this one-wayeastbound roadway is proposed to connect toHighway 403.

All roads in the network will be public roadways.The preliminary designs of the proposedconnections/interfaces of these new roads to theadjacent Provincial Controlled-Access Highway403 have been endorsed in principle by theMinistry of Transportation (MTO). The detaileddesign of these facilities will be carried out in co-operation with the Ministry of Transportation andbe subject to Ministry of Transportation approval.

The placement of structures over and under publicroadways consistent with this Plan will bepermitted. Such structures may include, but arenot necessary limited to, open and enclosedpedestrian bridges and elevated pedestrian plazas.



CITY PLAN


6.7.6.7 Road Classification

The transportation system for the District is illustrated on the City Centre District Land Use Map, and described inTable 1, Basic Road Characteristics, City Centre District.

TABLE 1: BASIC ROAD CHARACTERISTICS, CITY CENTRE DISTRICT

ROAD TYPE NAME SECTION JURISDICTION RIGHTS-OF-WAY*

HIGHWAY Highway 403 Approximately 225 m west ofConfederation Parkwayto approximately 450 m eastof Hurontario Street

Province of Ontario

ARTERIAL Burnhamthorpe RoadWest

Elora Drive/Grand Park Driveto Confederation Parkway(OMB Order No. 0931)

City of Mississauga 50 m

Burnhamthorpe RoadWest

Confederation Parkwayto Hurontario Street(OMB Order No. 0931)


Burnhamthorpe RoadEast

Hurontario Streetto Arista Way


Burnhamthorpe RoadEast

Arista Wayto Robert Speck Parkway


Hurontario Street Highway 403to Elm Drive


MAJORCOLLECTOR

Centre View Drive Approximately 225 m west ofConfederation Parkwayto Rathburn Road West


Rathburn Road West Approximately 50 m east ofElora Driveto Hurontario Street


Rathburn Road East Hurontario Streetto approximately 150 m eastof Shipp Drive


ConfederationParkway**

Highway 403to Webb Drive


Duke of YorkBoulevard

Highway 403to Webb Drive

City of Mississauga 27.5 m

MINORCOLLECTOR

As shown on DistrictLand Use Map


LOCALROAD

As shown on DistrictLand Use Map


* These are considered basic rights-of-way. At intersections, grade separations, site triangles, or major physicalor topographical constraints, wider rights-of-way may be required to accommodate bus bays, auxiliary lanes,side slopes, bicycle paths, streetscape works, etc. Rights-of-way may be increased without an amendment to thisPlan when development applications are evaluated or further transportation studies are carried out.

** Daylighting triangles of 15 m will be required.

CITY PLAN




6.7.7 Physical Services andUtilities

6.7.7.1 Any commercial, office, industrial,institutional or high density residential landdevelopment within the Cooksville CreekWatershed will require the implementation of on-site stormwater management techniques to controlthe post-development stormwater discharge to pre-development levels for the 2-year and 5-yearstorm events. These controls are subject to theapproval of the City, in accordance with Counciladopted policies.

6.7.7.2 Construction of centralizedstormwater management control facilities isproposed at two locations, both of which areoutside the City Centre District. These facilitieswill control the 100-year post-development flowsto pre-development levels and will containappropriate erosion and quality control measures.One facility will be sited at the outlet of the CityCentre District where it discharges to theCooksville Creek, immediately north of CentralParkway East. A second facility will be situatedjust north of Highway 403, east of Mavis Road.

6.7.8 Special Site Policies

6.7.8.1 Introduction

There are sites within the District which meritspecial attention. Any application fordevelopment of lands affected by these SpecialSite Policies will be subject to all City PlanPolicies, Site Development Plan requirements, andprovisions of this section.

6.7.8.2 Site 1

The lands identified as Special Site 1 are locatedat the southwest corner of Hurontario Street andBurnhamthorpe Road West. The lands have beenidentified as potentially contaminated due to thecurrent or past use of these lands as automobileservice stations. Notwithstanding the Mixed Usedesignation on these lands, the followingadditional policies will apply:

a. approval by the City, of development on, orin proximity 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 cleanup verificationprior to development approval. Such studieswill be prepared in accordance with currentProvincial Government guidelines;

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

CITY PLAN




6.7.8.3 Site 2

The lands identified as Special Site 2 are locatedin the four quadrants adjacent to the HurontarioStreet and Rathburn Road intersection. Prior to thefinalization of the road network for this site area,the appropriate transportation studies will becarried out in conjunction with the ProvincialGovernment and the Region of Peel.

6.7.8.4 Site 3

The lands identified as Special Site 3 are locatedsouth of Enfield Place between Hurontario Streetand Kariya Drive. This tributary to the CooksvilleCreek and its related valley feature will remainopen and will be incorporated as a landscapeelement into the design of future development.

CITY PLAN




6.7.8.5 Site 4 (OMB Order No. 0155)

The lands identified as Special Site 4 are definedas the Confederation Parkway Area. Special Site4 will accommodate one or more areas of publicparkland. The location, number and size of thepark(s) block(s) shall be determined inconjunction with the development of the lands inthis Area. In order to achieve parkland ofacceptable size, configuration and location, theCity will encourage consolidation of parklanddedication requirements of multiple sites withinthe Area. Prior to the approval of any draft planof subdivision, severance, or any otherdevelopment application within this Area,property owners shall demonstrate to thesatisfaction of the City how the City’s parklandobjectives within this Area will be satisfied,through the provision of development andparkland concept plans. Prior to final approval ofany severance, subdivision or any otherdevelopment application within this Area,property owners shall dedicate sufficient parklandor enter into appropriate agreements with the Cityand other owners of lands to secure the provisionof adequate parkland from other developmentparcels within the Area.

6.7.9 Implementation

The City Centre District Policies will not comeinto effect until the implementing zoning by-lawis passed.NOTE: (OMB Order No. 0931)THIS SECTION WILL NOT APPLY TO THEL A N D S L O C A T E D S O U T H O FBURNHAMTHORPE ROAD WEST,BETWEEN CONFEDERATION PARKWAYAND GRAND PARK DRIVE(Rogers Telecommunication Ltd.)

CITY PLAN




City Centre District Land Use Map

Amended by:

K:\PLAN\MAPPING\GROUP\City Plan\CITY PLAN - ALL -CONSOLIDATIONS\Current Consolidation\CP - Section 6.07 - City Centre.wpd

CITY PLAN




Documents

K:PLANMAPPINGGROUPCity PlanCITY PLAN - ALL ... · amended, prepared for the purpose of convenience only. Fo r accurate reference, the "ori ginals" should be consulted. The number