Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE:
December 5, 2025
CASE NO.:
OLT-24-000064
PROCEEDING COMMENCED UNDER subsection 22(7) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant:
Sheridan Retail Inc.
Subject:
Request to amend the Official Plan – Failure to adopt the requested amendment
Description:
To permit two 15-storey apartment buildings with a total of 620 units
Reference Number:
OZ/OPA 23-4 W8
Property Address:
2225 Erin Mills Parkway
Municipality/UT:
City of Mississauga / Region of Peel
OLT Case No.:
OLT-24-000064
OLT Lead Case No.:
OLT-24-000064
OLT Case Name:
Sheridan Retail Inc. v. Mississauga (City)
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Applicant and Appellant:
Sheridan Retail Inc.
Subject:
Application to amend the Zoning By-law – Refusal or neglect to make a decision
Description:
To permit two 15-storey apartment buildings with a total of 620 units
Reference Number:
OZ/OPA 23-4 W8
Property Address:
2225 Erin Mills Parkway
Municipality/UT:
City of Mississauga / Region of Peel
OLT Case No.:
OLT-24-000065
OLT Lead Case No.:
OLT-24-000064
OLT Case Name:
Sheridan Retail Inc. v. Mississauga (City)
BEFORE:
S. BOBKA
Friday, the 5^th^
MEMBER
day of December, 2025
THESE MATTERS having come before the Ontario Land Tribunal (the “Tribunal”) for a settlement hearing on December 10, 2024, and the Tribunal, in its decision issued on January 22, 2025 (the “Decision”) having ordered that the appeals under subsection 22(7) of the Planning Act (the “Official Plan Amendment Appeal”) and subsection 34(11) of the Planning Act (the “Zoning By-law Amendment Appeal”) are allowed, in part, on an interim basis, contingent upon confirmation, satisfaction, or receipt of the pre-requisite matters in paragraph 31 of the Decision, and that the proposed amendments are approved in principle with the Tribunal’s Final Order to be withheld pending receipt and approval by the Tribunal of the proposed Official Plan Amendment and Zoning By-law Amendment submitted in a final form satisfactory to the Parties;
AND THE TRIBUNAL having issued its final order on the Official Plan Amendment on June 26, 2025;
AND THE TRIBUNAL having received the Zoning By-law Amendment for Zone A and for Zone G in a final form which is satisfactory to the City Solicitor and on consent of Sheridan Retail Inc.; AND THE TRIBUNAL having been satisfied that its direction as set out in the Decision with respect to the Zoning By-law Amendment for both zones has been met;
THE TRIBUNAL, having previously allowed the appeals, in part, orders that the City of Mississauga Zoning By-law 0225-2007, as amended, is hereby amended as set out in Attachment 1 to this Final Order (for zoning). The Tribunal authorizes the municipal clerk to assign a number to this by-law for record keeping purposes.
“Matthew D.J. Bryan”
MATTHEW D.J. BRYAN
REGISTRAR
Ontario Land Tribunal
Website: olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248
The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal (“Tribunal”). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal.
ATTACHMENT 1
OLT Lead Case No. OLT-24-000064 and OLT Case No. OLT-24-000065
Sheridan Retail Inc.
- By‑law Number 0225‑2007, as amended, being a City of Mississauga Zoning By‑law, is amended by adding the following Exception Table:
4.15.5.63
Exception: RA4‑63
Map # 17
By‑law:
In a RA4‑63 zone the permitted uses and applicable regulations shall be as specified for a RA4 zone except that the following uses/regulations shall apply:
Regulations
4.15.5.63.1
The provisions contained in Table 2.1.14.1, Subsection 2.1.30 and the regulations of Lines 6.0, 15.3 and 15.6 contained in Table 4.15.1 of this By‑law shall not apply
4.15.5.63.2
Maximum floor space index - apartment zone
3.5
4.15.5.63.3
Notwithstanding any other provisions of this By‑law, the calculation of height for apartments, shall be exclusive of mechanical or architectural appurtenances such as mechanical equipment, mechanical penthouse, elevator machine rooms, telecommunication equipment and enclosures, parapets, turrets, cupolas, and elevator and stair enclosures, located on the roof of a dwelling provided that the maximum height of the top of such elements is no higher than 8.0 m above the height limit otherwise applicable
4.15.5.63.4
Notwithstanding any other provisions of this By‑law, the calculation of height for apartments shall be exclusive of an enclosed rooftop amenity area provided that:
(1) the enclosed amenity area does not occupy more than 50% of the rooftop;
(2) it is setback a minimum of 3.0 m from the outermost edge of the rooftop; and
(3) the height of such element is no higher than 4.5 m above the height limit otherwise applicable.
4.15.5.63
Exception: RA4‑63
Map # 17
By‑law:
4.15.5.63.5
Notwithstanding Sentence 4.15.5.63.17 of this Exception, maximum projection of a porch, deck, balcony, terrace, column, privacy wall and architectural features located on or above the first storey beyond the buildable area
3.5 m
4.15.5.63.6
Notwithstanding Sentences 4.15.5.63.5 and 4.15.5.63.17 of this Exception, maximum projection of a porch, deck, balcony, terrace, column, privacy wall and architectural features located on or above the first storey beyond the buildable area facing Erin Mills Parkway
2.6 m
4.15.5.63.7
Notwithstanding Sentences 4.15.5.63.5 and 4.15.5.63.17 of this Exception, maximum projection of a balcony, terrace, column and architectural features located above the sixth storey beyond the buildable area
2.5 m
4.15.5.63.8
Notwithstanding Sentence 4.15.5.63.17 of this Exception, stairwells, landscape planters and ventilation shafts are permitted outside the buildable area
4.15.5.63.9
Notwithstanding Subsection 3.1.1 of this By‑law, parking spaces, aisles and driveways may be shared with adjacent lands
4.15.5.63.10
Minimum number of bicycle parking spaces - class a per condominium apartment dwelling unit
0.4
4.15.5.63.11
Minimum number of bicycle parking spaces - class b per condominium apartment dwelling unit
0.02
4.15.5.63.12
Minimum aisle width
6.0 m
4.15.5.63.13
Minimum landscaped area
15% of the lot area
4.15.5.63.14
Minimum depth of a landscaped buffer abutting Erin Mills Parkway
4.0 m
4.15.5.63.15
Minimum amenity area
5.2 m^2^ per dwelling unit
4.15.5.63.16
Minimum percentage of total required amenity area to be provided in one contiguous area
15%
4.15.5.63.17
All site development plans shall comply with Schedule RA4‑63 of this Exception
- By‑law Number 0225‑2007, as amended, is further amended by adding the following Exception Table:
4.15.5.64
Exception: RA4‑64
Map # 17
By‑law:
In a RA4‑64 zone the permitted uses and applicable regulations shall be as specified for a RA4 zone except that the following uses/regulations shall apply:
Regulations
4.15.5.64.1
The provisions contained in Table 2.1.14.1, Subsection 2.1.30 and the regulations of Lines 6.0, 15.3 and 15.6 contained in Table 4.15.1 of this By‑law shall not apply
4.15.5.64.2
Maximum floor space index - apartment zone
4.5
4.15.5.64.3
Notwithstanding any other provisions of this By‑law, the calculation of height for apartments, shall be exclusive of mechanical or architectural appurtenances such as mechanical equipment, mechanical penthouse, elevator machine rooms, telecommunication equipment and enclosures, parapets, turrets, cupolas, and elevator and stair enclosures, located on the roof of a dwelling provided that the maximum height of the top of such elements is no higher than 8.0 m above the height limit otherwise applicable
4.15.5.64.4
Notwithstanding any other provisions of this By‑law, the calculation of height for apartments shall be exclusive of an enclosed rooftop amenity area provided that:
(1) the enclosed amenity area does not occupy more than 50% of the rooftop;
(2) it is setback a minimum of 3.0 m from the outermost edge of the rooftop; and
(3) the height of such element is no higher than 4.5 m above the height limit otherwise applicable.
4.15.5.64.5
Notwithstanding Sentence 4.15.5.64.20 of this Exception, maximum projection of a porch, deck, balcony, terrace, column, privacy wall and architectural features located on or above the first storey beyond the buildable area
3.0 m
4.15.5.64
Exception: RA4‑64
Map # 17
By‑law:
4.15.5.64.6
Notwithstanding Sentences 4.15.5.64.5 and 4.15.5.64.20 of this Exception, maximum projection of a porch, deck, balcony, terrace, column, privacy wall and architectural feature, located on or above the first storey and projecting from the southern face of the building, beyond the buildable area
2.5 m
4.15.5.64.7
Notwithstanding Sentence 4.15.5.64.20 of this Exception, maximum projection of a balcony, terrace, column and architectural features measured from the outermost face or faces of the building located above the first storey and the main front entrance facing Fowler Drive
4.0 m
4.15.5.64.8
Notwithstanding Sentences 4.15.5.64.7 and 4.15.5.64.20 of this Exception, maximum projection of a balcony, terrace, column and architectural features measured from the outermost face or faces of the building located on the ninth storey above the main front entrance facing Fowler Drive
6.5 m
4.15.5.64.9
Notwithstanding Sentences 4.15.5.64.5 and 4.15.5.64.20 of this Exception, maximum projection of a balcony, terrace, column and architectural features located on the ninth storey beyond the buildable area
2.6 m
4.15.5.64.10
Notwithstanding Sentence 4.15.5.63.20 of this Exception, stairwells, landscape planters and ventilation shafts are permitted outside the buildable area
4.15.5.64.11
Notwithstanding Subsection 3.1.1 of this By‑law, parking spaces, aisles and driveways may be shared with adjacent lands
4.15.5.64.12
Minimum number of resident parking spaces per condominium apartment dwelling unit
0.9
4.15.5.64.13
Minimum number of bicycle parking spaces - class a per condominium apartment dwelling unit
0.2
4.15.5.64.14
Minimum number of bicycle parking spaces - class b per condominium apartment dwelling unit
0.02
4.15.5.64.15
Minimum aisle width
6.0 m
4.15.5.64.16
Minimum landscaped area
10% of the lot area
4.15.5.64
Exception: RA4‑64
Map # 17
By‑law:
4.15.5.64.17
Notwithstanding Sentence 4.15.5.64.20 of this Exception, a walkway to the main front entrance of a building is permitted within a landscaped buffer
4.15.5.64.18
Minimum amenity area
4.8 m^2^ per dwelling unit
4.15.5.64.19
Minimum percentage of total required amenity area to be provided in one contiguous area
15%
4.15.5.64.20
All site development plans shall comply with Schedule RA4‑64 of this Exception
Map Number 17 of Schedule "B" to By‑law Number 0225‑2007, as amended, being a City of Mississauga Zoning By‑law, is amended by changing thereon from "C3" to "RA4‑63" and "RA4‑64", the zoning of Part of Lot 14, Range 3, Credit Indian Reserve, in the City of Mississauga, PROVIDED HOWEVER THAT the "RA4‑63" and "RA4‑64" zoning shall only apply to the lands which are shown on the attached Schedules "A1" and "A2", which is deemed to be an integral part of this By‑law, outlined in the heaviest broken line with the "RA4‑63" and "RA4‑64" zoning indicated thereon.
This By‑law shall not come into force until Mississauga Official Plan Amendment Number 192 is in full force and effect.
http://teamsites.mississauga.ca/sites/18/bylaws/oz-opa 23-4 w8.by-law olt.em.jmcc.docx