Dixie Outlet Mall Policy Review

Thank you for your question. In regard to development application OZ/OPA 22-32, the City has reviewed the Arborist Report and Tree Protection Plan (revised December 2022) and found it to be generally acceptable. However, we have asked the applicant to address some outstanding matters. As such, the applicant will be required to make a resubmission of the report. The five trees proposed to be removed on the southern portion of the property (adjacent to Block 5) are generally in fair/good condition. The assessment noted that the trees are growing adjacent to a retaining wall/fence with exposed/gridled roots, unhealed trunk wounds, dieback, deadwood, and some are affected by the gypsy moth. The five trees that are planned to be removed would be replaced with 14 trees.

Thank you for your question. A Noise and Vibration Impact Study was submitted to the City by the applicant for development application OZ/OPA 22-32. A noise study is a technical assessment that evaluates the proposed development with the surrounding area and determines whether the sound level limits are suitable for the intended use. The proposed development is required to conform to the Ministry of the Environment, Conservation and Parks (MECP) guidelines and provide mitigation measures to reduce any negative impacts caused by noise sources. Reference in the report to "applicable criteria" refers to the guidelines established by the MECP. The City will be requiring another noise study through the site plan application process. Details on the building design will be evaluated to ensure that the acoustical design and the implementation of mitigation requirements are being met. Furthermore, the City takes securities (e.g., letter of credit, certified cheque) to ensure mitigation measures to the site work are completed. Once the requirements are met, the securities are returned to the applicant.

The revised development application aligns with the direction of the draft policies as proposed through the Dixie Outlet Mall Policy Review to include a street connection. Parkland must meet City standards and have qualities that support good design, including have good street frontage and visibility. The detailed street design will be reviewed as part of a future traffic safety impact study and must address any safety issues.

Thank you for your comments. Improved access for cyclists and pedestrians is an on-going project and remains a key priority and a long-term plan of the City. The pedestrian bridge at the Orchard Heights Park is outside the area of the Dixie Outlet Mall Policy Review; however, staff have followed up with Park Development on your concerns. Please be advised that the pedestrian bridge project has been put on hold after considering all feedback received from the community and will be reassessed to address the concerns and feedback received through the previous public engagement.

When the draft policies for the Dixie Outlet Mall are brought to the Planning and Development Committee for consideration and for final approval by City Council, City Planning staff will provide their professional opinion and recommendations. City Council is made up of the Mayor and 11 Ward Councillors. Approval, modification or rejection of policies is made by City Council as a whole, but cannot be done by an individual Councillor.

Thank you for your comments. With the additional population growth in the area, the need and demand for increased public transit has been identified as an area for future improvement plans. 

The property owner where the No Frills grocery store is located has not approached the City with a development application. The City cannot force development to retain a grocery store on site; the City’s proposed draft policies has provided emphasis on the importance of a grocery, for example, policy 13.1.14.13 Redevelopment must demonstrate how the new development provides a concentration and mix of non-residential uses and jobs that allow people to meet many of their needs, such as a grocery store, pharmacy and medical office that are within walking distance. 

The City’s Community Services’ department is monitoring the impact of growth in the area to ensure that service delivery needs are being met. More information about the City’s Future Directions or plans for recreation is on the City’s website at www.mississauga.ca/futuredirections 

The additional growth will require a school facility in the area. The location and size of a school facility is determined by the school board(s) through the development application review process.

Thank you for your comments. We understand your frustration with the current construction and lane closures in the area. Improvements to the QEW is anticipated to be completed in July 2026. You can find more information on the construction timelines at www.qewdixie.com.

In regards to your concern on the increased traffic with the redevelopment of the Dixie Outlet Mall for housing, please be advised that the City has retained a transportation firm to assess the traffic impacts in the area. The study will consider future transportation infrastructure needs to support traffic movements. Furthermore, a development application made to the City will require that the applicant submit a satisfactory transportation impact study. If required, the applicant may be asked for mitigation strategies to improve traffic or to make changes their development proposal.

Thank you for your question. We are happy to hear that you will begin your journey into post-secondary school next year. If the concern about rent is in regards to protecting rental units, please be advised that the City has passed a Rental Housing Protection By-law to protect the existing rental housing supply in Mississauga. More information about this is available on the website at www.mississauga.ca/publication/rental-housing-protection-by-law/. For concerns related to rent increases, you can learn more about the rules for rent increases on the Province’s web site at www.ontario.ca/page/residential-rent-increases.  

In terms of maximizing the residential density, the City is directing more growth and density to key locations across the city, including near major transit stations along light rail and bus rapid transit corridors (Hurontario Street and Dundas Street, respectively). When increases in residential density is balanced with other amenities e.g., grocery store, pharmacy, parks and other community uses, it can create liveable mixed use communities. For the Dixie Outlet Mall site, the City’s draft policy proposal would increase the building height in the Mississauga Official Plan from 4 storeys to allow for up to 15 storeys –while making sure that other amenities will be provided. It will also would encourage and provide for all types of housing and tenures.

Thank you for your question. Inclusionary zoning is one tool that the City is using to require residential development to provide affordable housing. It applies to certain areas of the city that are within Protected Major Transit Station Areas. The Dixie Outlet Mall site is not an area which the City could require affordable housing, however, the City is encouraging all major developments proposals to include affordable housing.

We are truly sorry that you encountered an unfriendly experience at the Dixie Outlet Mall. According to their website, the Dixie Outlet Mall is committed to customer service excellence. It is advised that you contact their Services team at (905) 278-3494 or email info@dixioutletmall.com about your experience. In terms of policies for seniors, proposed official plan policies would not prescribe the level of retail customer service in a policy document, but there are policies that support aging in place to ensure that the needs for people at all stages of life, such as housing, are met.

Transportation planning and infrastructure projects for provincial highways are under the jurisdiction of the Ministry of Transportation (MTO). The improvements to the QEW are undertaken by MTO and are not completed through the City’s Policy Review. This infrastructure improvement includes a number of construction components, including the replacement of the Dixie Road underpass bridge and reconfiguration of the QEW/Dixie Road and the installation of new retaining walls and noise barriers. For information about the QEW Dixie project, visit https://www.qewdixie.com/new-page. For information on the construction project, please contact the Construction Administrative team at the following email address: qewdixie@ghd.com

Thank you for your comments. The owner of the property has submitted a development application under the Planning Act, and the materials have been circulated to City departments and public agencies for comment. Development application file number OZ/OPA 22-32 has not been approved and staff are continuing to take in comments on this application. Your comments will be noted for the file. Items such as land use, density and traffic are reviewed as part of the application process.