Mississauga Intensifies

Urban design guidelines wanted

NRU
Sept. 28, 2016

With few greenfield sites remaining, residential growth in Mississauga is increasingly being accommodated through infill developments. As this built form has not been typical in the city, staff is recommending the preparation of design guidelines for horizontal multiple dwellings.

Applications for horizontal multiple dwellings - stacked, back-to-back and back to- back stacked townhouses no taller than four storeys - have increased in recent years according to the staff report considered by Planning and Development Committee September 19. This more intense form of townhouse development enables builders to take advantage of the existing infrastructure and community services while also providing a lower cost option for residents that prefer at-grade housing.

“This is a commentary on what we are seeing coming in as an application and what we are reviewing, currently,” said Mississauga development and design director Lesley Pavan.  “This didn’t arise out of an issue or a problem that exists, it’s more of a trend that we are seeing … we are starting to notice that the form of [horizontal multiple dwellings is] starting to change.”

Since this form of residential development has not been typical in Mississauga and adding density to existing residential areas has the potential to create some conflicts, city staff is recommending the addition of guidelines for the design of horizontal multiple dwellings.

“Sometimes you get a project and it complies with the zoning by-law but if you’re standing on the sidewalk or you’re in a house down the street, it feels very, very different,” says Pavan.

As a result, the guidelines will seek to address such potential issues as reduced landscaping, exposed or groundfloor parking, lack of visitor parking, reduced outdoor amenity space, conflicting building heights and shadowing, neighborhood compatibility, grading manipulation and the location of waste collection and utility infrastructure.

Staff anticipates having guidelines for the consideration of the Planning and Development Committee in early 2017.