Planning

What’s Happening on MY PROPERTY?

This Service allows users to view property based information from City of  Mississauga data sources.

At the September 1st Budget Open House, the City unveiled a new brochure on Infrastructure.  The purpose of the     brochure is to explain what infrastructure is, how we maintain and plan for it and our challenges in funding.  Please click on the icon that will bring you to the brochure.

Bonus Zoning

Bonus Zoning (also referred to as “density bonusing”) is a planning tool, authorized by Section 37 of the Planning Act.   It was introduced in 1983 in Ontario and enables municipalities to secure community benefits in conjunction with the approval of a development proposal with increased height and/ or density above the existing planning permissions.

While the City of Toronto has had the most experience with this planning tool other municipalities (e.g. Burlington, Markham, and Ottawa) are increasing applying this tool when development is deemed to be “good planning”.  In fact “good planning” is an underlying requirement before any negotiations on community benefits can commence.

The City of Mississauga has Official Plan policies governing the application of Bonus Zoning as well as a new Corporate Policy and Procedure adopted in 2012 for the administration of this tool (see attached link)

A fundamental principle behind the application of Bonus Zoning is that the affected community or where applicable, the municipality, share in the increased value of the land as a result of the new planning permissions.

Examples of recently secured community benefits in Mississauga include:

  • Improvements to Harold E. Kennedy Park in Port Credit in conjunction with the approval of the Fram North Shore development at the northwest corner of Lakeshore Road and Hurontario Street;
  • Preserving and restoring a key heritage building along Port Credit’s mainstreet and introducing publicly accessible art in conjunction with the approval of the Centre City Capital Limited and William G. James development  at the southeast corner of Lakeshore Road East and Elizabeth Street South;
  • Various community benefits  for the Clarkson Village area, set out in the Clarkson Village Study and supported by the BIA,  including benches, new lighting, and similar improvements in conjunction with the Ontario Municipal Board’s approval of the development of the Satellite Restaurant site at the northeast corner of Lakeshore Road West and Walden Circle, and;
  • New cycling facilities in the Mineola neighbourhood in conjunction with the approval of the Windcatcher development at the southwest corner of Atwater Avenue and Cawthra Road.

The protocol outlines an administrative process which assists City staff and other stakeholders in applying this tool in a fair and transparent manner.  Community benefits are negotiated on a case-by-case basis by Planning staff in consultation with other City staff and the Ward Councillor and must have some relationship to community needs.   A community benefit contribution secured under Section 37 of the Planning Act is above and beyond other normal costs of development e.g. development charges, taxes etc.