Phase 1A: Preliminary MTSA Review

Major Transit Station Areas

April 2020 ACKNOWLEDGEMENTS

CLIENT TEAM CONSULTANT TEAM

Adrian Smith Rebecca Ramsey Duran Wedderburn Janice Cheung Joy Simms Paul Kulig

Sean Hertel

Craig Ferguson Nicola Sharp Matt Paziuk

Les Buckman Jordan Talker

Liz McHardy Alex Lavasidis TABLE OF CONTENTS

01 INTRODUCTION & PURPOSE 4

02 CONTEXT AND PLANNING ASSUMPTIONS 6 2.1 PROVINCIAL POLICIES 6 2.2 PEEL REGION: TRANSIT CORRIDORS, LINES, & STUDIES 8 2.3 LOCAL/AREA MUNICIPAL PLANNING STUDIES 9

03 REGIONAL MTSA ANALYTICAL LENSES 13 3.1 LIST OF MTSAs 13 3.2 ANALYTICAL LENSES 17 MOBILITY 18 MARKET AND GROWTH POTENTIAL 20 LAND USE AND BUILT FORM 22 COMMUNITY CONSIDERATIONS 24

04 MTSA PROFILES 26 MOBILITY, LAND USE AND BUILT FORM, MARKET AND GROWTH POTENTIAL, COMMUNITY CONSIDERATIONS

05 MTSA TYPOLOGY 28

06 EMERGING FRAMEWORK 48

07 APPENDIX 56 1.0 / INTRODUCTION AND PURPOSE

1.1 PURPOSE OF THE STUDY complemented by the completion of local planning and implementation activities by Local Within the the evolving landscape of the Greater Municipalities. Golden Horseshoe, the Region of Peel experiences unique patterns of goods and people movement. KEY OBJECTIVES OF THE PROJECT Peel Region is home to Canada’s busiest airport (Lester B. Pearson International Airport); is criss- • Identify and prioritize MTSAs across Peel crossed by the regional GO Transit train system; Region and is home to two of Ontario’s largest municipal • Delineate MTSA boundaries transit systems (MiWay and Züm). • Provide direction on the development of Peel Region is also characterized by a unique minimum and/or alternative densities diversity of built and natural environments across the three-municipality geography, from significant • Guide the development of Regional Official heritage landscapes in Caledon to the intensifying Plan policies that encourage transit-supportive waterfront and downtown areas of Mississauga. development The Region is home to over 1.4 million people and • Support the municipal policy development is expected to continue to grow, placing additional processes of Mississauga, Caledon, and pressure on existing resources and presenting new Brampton and other planning initiatives opportunities for the growth of a strong, integrated underway with key transportation stakeholders regional economy. (e.g. Metrolinx’s Mobility Hub Studies). Key to the success of Peel Region and a connected future is the movement of people. With continued population growth, the Region has an opportunity to support existing and future communities through 6.5% well-planned transit infrastructure that reinforces Between 2011-2016, the population of sustainable development patterns. Attracting, Peel grew from 1,296,809 to 1,381,739, sustaining, and accommodating future growth in Peel Region will rely on intensification that is well a growth rate of 6.5%. During the same supported by transit. As part of a commitment to period, Brampton grew by 13.3% and supporting healthy places to live and work, the Caledon by 11.4% - in comparison to the Region is studying the role and function of Major national growth average of 5.8% for central Transit Station Areas (MTSAs) across the many municipalities.1 different communities in the Region. The purpose of the Peel MTSA Study is to collaborate with local stakeholders to study, delineate, prioritize, and develop policies for 45 million transit areas that are key to the Region’s future. Peel is home to Canada’s busiest airport: These policies will support emerging, regional Lester B Pearson International Airport. With strategies for transit-oriented development in over 45 million total passengers in 2017, the Region’s ongoing Official Plan Review, in Pearson served approximately 30% of total air accordance with provincial policy that includes the passengers to Canada in 2017 2 Growth Plan (2019). The Region’s role will be to 1. Statistics Canada, Census (2006-2016) / 2. Statistics continue to focus on growth and infrastructure, Canada, Air passenger traffic at Canadian airports, annual (2019).

4 CHAPTER 1

1.2 STUDY PROCESS • Task 1: Preliminary MTSA Boundary INTRODUCTION AND PURPOSE Delineations The Peel MTSA Study began in January 2019 and will be completed in 2 phases: • Task 2: Preliminary MTSA Growth Capacities & Densities (Analytical Lenses) • Phase 1A: Preliminary review of existing and proposed MTSAs and other Strategic Growth • Task 3: MTSA Profiles Areas • Task 4: Framework and Policy Direction - • Phase 1B: Integrated Land Use, Transportation Prioritized MTSAs for Implementation Planning Infrastructure, and Financial Planning for Figure 1 below details how these tasks and related MTSAs activities fit together to inform a framework and Both of these phases represent a series of subsequent policy direction for a finalized list analytical tasks and consultation events with of MTSAs that has been rationalized through Regional staff, Local Municipal staff, development analysis and consultation. The Consultation Plan and transportation stakeholders, and the general details how these activities occur in tandem public. This report details the approach and with stakeholder, public, and Regional Council findings for Phase 1A, which represents 4 Tasks: consultation throughout 2019.

PHASE 1A PHASE 1B

MTSA PROFILES IDENTIFY ANALYTICAL PRELIMINARY AND EMERGING INTEGRATED POTENTIAL MTSAs LENSES DELINEATIONS POLICY PLANNING DIRECTIONS SUMMER 2019 FALL 2019 WINTER 2019 WINTER 2020 SPRING 2020

1. MOBILITY INFRASTRUCTURE 2. MARKET GROWTH MTSA PROFILE CAPACITY ANALYSIS CONTEXT ANALYSIS INVENTORY (91) POTENTIAL FUTURE GROWTH LIST OF MTSAs CATEGORIZE MTSA 3. LAND USE AND GROWTH AND CAPACITY AND PROVIDED BY LOCAL PROFILE TYPOLOGIES BUILT FORM DENSITY ANALYSIS DENSITY ANALYSIS MUNICIPALITIES 4. COMMUNITY DEVELOP TYPOLOGIES FRAMEWORK AND CONSIDERATAIONS POLICY DIRECTION

Figure 1. MTSA Phase 1A Study Process

5 2.0 / CONTEXT AND PLANNING ASSUMPTIONS

2.1 PROVINCIAL POLICIES • Integrate transportation and land use considerations at all stages of the planning process (1.6.4). The Province has been very active since the • Major facilities and sensitive land uses, should mid-2000s in establishing a coordinated and be planned to ensure land use compatibility to comprehensive policy regime to guide land use and minimize risk to public health and safety and infrastructure planning, environmental protections, ensure long-term viability of major facilities and rapid transit delivery across the Greater (1.2.6.1) Toronto and Hamilton Region (GTAH). Common across these policies is containing growth within • Coordinate emergency management and other existing settlement areas, and investing in higher- economic, environmental and social planning order transit and encouraging denser mixed-use considerations to support efficient and resilient development to lessen reliance on the automobile. communities (1.2.3) On-going is a review by the Province of this policy framework, which has since the beginning of 2019 (B) PLACES TO GROW: GROWTH PLAN FOR THE produced a number of proposed changes to key GREATER GOLDEN HORSESHOE, 2019 growth- and infrastructure-related legislation and programs. While these proposed changes do not, so The Growth Plan directs a significant portion new far, fundamentally change growth and investment growth to existing built-up areas towards achieving priorities across the GTHA, the new and/or revised the 2041 population and employment targets for policies will continue to shape planning and upper tier municipalities. In turn, most of that development processes by upper- and lower-tier growth is directed to Strategic Growth Areas, with municipalities. high development potential and well-served by transit, which include Urban Growth Centres and Major Transit Station Areas. More specific to this (A) PROVINCIAL POLICY STATEMENT, 2020 Study are those policies that: The Provincial Policy Statement (PPS) is a broad, • Establish target densities of 200 people and high-level document which establishes matters jobs per hectare (ppj/ha) at and around subway of Provincial interest with which planning, stations, 160 ppj/ha for light rail transit (LRT) development, and infrastructure decisions must and bus rapid transit (BRT) stations, and 150/ be consistent. Among these stated interests are to ppj/ha for GO Transit rail stations (2.2.4.3); provide a range and mix of housing types (1.4.1), and protect natural features for the long term (2.1.1) • Define MTSAs as an area of 500 to 800 metres and conserve significant cultural landscapes around each station, or approximately a 10- (2.6.1). Specific to the Study are those related to minute walk. transportation systems, including to: It is important to note that the Growth Plan defines • Make efficient use of existing and planned MTSAs as the area including and around any infrastructure (1.6.1); existing or planned higher order transit station or • Promote land use patterns and development stop within a settlement area; or the area including densities that minimize the length and number and around a major bus depot in an urban core. of vehicle trips (1.6.3); and Major transit station areas generally are defined as the area within an approximate 500 to 800 metre radius of a transit station, representing about a 10- minute walk.

6 CHAPTER 2 CONTEXT AND PLANNING ASSUMPTIONS 7 Provide more seamless mobility choices to to choices mobility seamless more Provide modes; of a variety across travellers, Better integrate land use and transit, planning stations; transit rapid at especially connections; mile” last and “first the Improve and an for system transportation the Prepare making includes which future, uncertain climate to resilient services and infrastructure change, and unforeseen changes to the economy and growth trends. Allowing upper- and lower-tier municipalities to to municipalities lower-tier and upper- Allowing advance in MTSAs for targets density establish Comprehensive a Municipal completing of and 2.2.4.5); (proposed Review to station each around area the Widening 800 metres. 500 and between

Worthwhile to note that the Ontario Ministry of of Ministry Ontario the that note to Worthwhile the undertaking currently is (MTO) Transportation Assessment Environmental the Phase, Planning 407 the for Design Preliminary the and (EA) west of to Street Brant west of from Transitway Boulevard. Thistransitway Winston Churchill the of plans official the within a component is Province’s the of and municipalities stakeholder the in initiatives transit support to commitment Greater Horseshoe Golden Metrolinx the through Regional Transportation Plan. (C) REGIONAL TRANSPORATION PLAN, 2018 PLAN, TRANSPORATION REGIONAL (C) a is (RTP) Plan Transportation Regional The transit Province’s the by prepared document outlining for serve a vehicle as to Metrolinx, agency, transportation and infrastructure Province’s the to GTHA the across priorities investments service to intended document a non-statutory is It 2041. general the to guidance and information provide plan, move, to how on municipalities and public the on reliance reduce that ways in develop and illustrates RTP the As such, automobile. private and priorities project of a number recommends and implementation strategies to: • • • • • •

Councils of upper- and single-tier municipalities municipalities single-tier and upper- of Councils target the to alternative an request may is it where 2.2.2.1) policy in (established be cannot target this that demonstrated will target alternative the that and achieved and location size, the given appropriate be (policy area built-up delineated the of capacity 2.2.2.4) 200 residents and jobs combined per hectare hectare per combined jobs and residents 200 identified Centres Growth Urban for (ppj/ha) within Peel Region (2.2.3.2b) rail lines. Hurontario LRT; and Hurontario LRT; Transit GO Kitchener and West Lakeshore Highway 403Highway Transitway;

With the new update to the Growth Plan released released Plan Growth the to update new the With MTSAs of planning the guiding policies 2019, May density the including unchanged, largely remain are changes proposed the however targets, noteworthy: The Growth Plan also identifies Urban Growth Growth Urban identifies also Plan Growth The be should growth where to response in Centres Centres Growth Urban grow. to how and directed to investment for areas focal as planned be will at network transit the support and accommodate be will Centres Growth Urban scale. regional the minimum earlier, or 2031 by achieve, to planned density targets of: In addition to planning for MTSAs in these these in MTSAs for planning to addition In applying also is Study this corridors, priority in stations to methodology planning MTSA the area the by identified corridors transit emerging asmunicipalities rapid transit and intensification Brampton. in Street Queen including corridors, • • • • • The Growth Plan 2019 defines MTSAs as stations stations as MTSAs defines 2019 Plan Growth The (Schedule Corridors Transit Priority on located Transit GO those being People), 5 – Moving for identified lines BRT and LRT subway, rail, the through investment major of a combination and/or having Metrolinx, agency, transit Provincial transit- of magnitude high a for place in planning Growth the with Consistent development. oriented are Region Peel in following the approach, Plan identified as Priority Transit Corridors: 2.2 PEEL REGION

(A) GROWTH MANAGEMENT POLICY On October 26, 2017, staff presented a draft DEVELOPMENT Growth Management Regional Official Plan Amendment (GMROPA) to Regional Council which Growth management is “a dynamic process, included a series of policies to conform with the incorporating a variety of plans, regulations and growth-related policies in Growth Plan, 2017. The programs, in which governments anticipate and draft GMROPA conceptually identified the location seek to accommodate community development in of MTSA in Peel Region and provides policy ways that balance competing land use goals and direction for the Agency, in consultation with the coordinate local with regional interests” (Porter, Area Municipalities, to delineate the boundaries of 2008). The Growth Management Strategy approach the MTSA. was developed to manage growth surrounding growth related infrastructure debt, complexity of On April 3, 2018, Bill 73 introduced several new Provincial policies and increasing emphasis on policies to the Planning Act. Section 16(16) of intensification within Peel Region. the Planning Act now states that the official plan of an upper-tier municipality may include policies The previous growth management strategy entailed that identify the area surrounding and including an a more linear approach to growth allocations existing or planned higher order transit station or with less consideration towards financial and stop as a protected MTSA. This provision allows infrastructure implications. With endorsement for the protection of MTSA not located on priority from the Growth Management Committee, the transit corridors identified in the Growth Plan new approach seeks to be more externally and 2019. internally collaborative in integrating various planning, infrastructure, development, and finance On April 26, 2018, staff presented a report to disciplines in achieving growth to 2041. regional council titled “Implications of the Current Provincial Planning Context on Major Planning In response to these challenges, the policies Initiatives in Peel”. The report identified MTSA establish principles for regional designations and planning as an additional component to the Official provide a flexible framework in collaboration with Plan Review (Peel 2041) work program. area municipalities in defining details surrounding the newer Regional Official Plan elements, including Major Transit Station Areas.

ROPA 27 Council Adoption Q1 2017 approved and in effect

Municipal Comprehensive Review ROPA Council Adoption 2020-2021

Figure 1. Peel 2041 Amendment Adoption Schedule (revised work plan, Municipal Comprehensive Review ROPA)

8 CHAPTER 2 CONTEXT AND PLANNING ASSUMPTIONS 9 (A) MISSISSAUGA 2.3 LOCAL/AREA MUNICIPAL 2.3 LOCAL/AREA MUNICIPAL CONFORMITY PLANNING & ACTIVE STUDIES CORRIDOR level regional important an represents study This on direction provide and coordinate effort to management growth and use land regional how localized around development support can policy of Region the under Completed destinations. into feed will study the Services, Planning Peel’s recommendations make to programs work overall Peel in growth and development community on groups: three of responsibilities the through Development Services, Planning Regional and Growth Management, and Transportation complemented are responsibilities These Planning. of roles and activities planning municipal by staff The Caledon. and Brampton, Mississauga, on embark to continue Municipalities Local the of and policy local guide effortsto planning similar some details section following The delivery. service of these efforts. key rapid be to planned is Mississauga of City The transit- and intensification-ready. Its Official with consistent System, Urban an out sets Plan Plan, Official Region Peel and Plan Growth the are which corridors and nodes intensification of (e.g. priorities transit Provincial with aligned Express Rail) Regional Transit GO West Lakeshore the as such priorities City include also which and in intensification and transit rapid of integration Connects). Dundas (i.e. corridor Street Dundas the planning MTSA in advanced quite is City The Priority Transit Plan-designated Growth both for Official the through City-designated, and Corridors In corridors. transit rapid and intensification Plan, of stages various in is Mississauga of City the all, Of those, 8 corridors. on MTSAs 59 for planning MTSAs designated are 4 corridors on stations 31 Growth the under Corridors Transit Priority and MississaugaPlan, within respectively. Affordable Housing , the Regional Official Plan (ROP) (ROP) Plan Official Regional , the 2011 (Bill 140) and other Provincial policy policy Provincial other and 140) (Bill 2011 The Region continues to advance with the Province Province the with advance to continues Region The Review Comprehensive a Municipal approach to Local allow to order in amendments staged through official subsequent advance to priorities Municipal level. local processes the at plan In 2013, Peel Regional Council approved a work a work approved Council Regional Peel 2013, In Official 2041 Peel the for basis the as program 9 included program work The Review. Plan were program work the to additions areas; focus focus 13 include to 2015 in Council by endorsed Areas Station Transit Major including areas, Implementation Plan Growth the into (integrated the comprehensive Figure 7 highlights ROPA). areas. focus these of nature Act initiatives. The Peel 2041 Regional Official Plan Review Review Plan Official Regional 2041 Peel The review comprehensive a municipal is 2041) (Peel the to According Plan. Official Regional the of Planning Act Provincial to conform to reviewed be should review policy several through 2022, by policies Plan Official Regional in result will that projects subsequently will ROPAs The (ROPA). Amendments with conformity in Plan Official existing the bring Provincial 2017, Plan Growth the of provisions (PPS), 2014 Statement Policy (B) REGIONAL OFFICIAL PLAN AND ROPA ROPA AND PLAN OFFICIAL REGIONAL (B) PROCESS Growth Plan Priority Transit Corridors Mississauga Priority Corridors (in addition to Growth Plan Transit Priority Corridors) Kitchener GO Rail Milton GO Rail > Study complete for My Malton > Ongoing studies for Cooksville GO (note: is part Lakeshore West GO Rail of Mississauga Urban Growth Centre and must > Study complete for Port Credit. Clarkson study achieve a density of 200 pjh). initiated in 2018 and is ongoing. > Flood Mitigation Feasibility Study for Little Hurontario Main Street LRT Etobicoke Creek is currently underway. Dixie GO examined as part of the Dundas Connects > The Hurontario Main Street Masterplan is complete and implementation is underway, Study, however existing flood plain implications including updates to the Downtown21 Master need to be further examined. Studies for Plan. Important to note that 9 stations fall Erindale, Streetsville and Lisgar not yet within the Mississauga Urban Growth Centre, initiated. and are being planned to achieve a density Dundas BRT target of 200 people/jobs per hectare (pjh) > Study is complete and implementation is Mississauga 403 Transitway underway. Important to note that 3 stations are within the Mississauga UGC, and must achieve > There was no comprehensive land use study completed but transit service is functional. a density of 200 ppj/ha. Landuse study is to be undertaken as a part Highway 407 Transitway of an MTSA study. No MTSA study is planned > Detailed land use study completed for Britannia for 403 corridor at the local municipal level, and Derry via “Shaping the Ninth Line” study. however alternative targets will be requested Detailed landuse study and delineation to be through the ongoing MTSA ROPA work. undertaken as part of MTSA study. No further studies being undertaken other than delineation via this MTSA ROPA. Lakeshore BRT > No Environmental Assessment (EA) has been issued yet regarding Lakeshore BRT.

10 CHAPTER 2 CONTEXT AND PLANNING ASSUMPTIONS 11 Queen Street Corridor Land Use Study Use Land Corridor Street Queen Official an approved Council City 2019, October In AmendmentPlan and By-law a Zoning Amendment Queenalong Street East (between Etobicoke the of purpose The 410). Highway and Creek commercial interim manage to is amendments over transitions Corridor Street Queen the uses as low-order existing are there that recognizing time, over operate to continue may uses that commercial City the helps that development enable to and time the for objectives planning long-term its achieve area. the acknowledges also Study Use Land The mixed the from whole; as corridor the of evolution planned and corridor the along development use density increase to relate they as transit rapid around MTSAs.guidelines Permit Planning Community East Street Queen System By-law a implementing in interested is Council City By-law (CPPS) System Permit Planning Community Corridor East Street Queen the of a portion for as 410) Highway and Creek Etobicoke (between development, streamline and facilitate to a way certainty,improve and development improve and investment attract help will that outcomes employment in the City. has Plan Precinct East Street Queen A preliminary that 2020 January in Council by approved been that address principles the guiding nine includes among transition scale, height, form, area’s-built streetscapes, people, of movement buildings, transit connections, between and the relationship Precinct preliminary The street. the and buildings preparation the for foundation the provide will Plan By-law. CPPS the of Key Plan of Potential Major Transit Station Areas Areas Station Transit Major Potential of Plan Key Figure 1. Figure 1. G) Appendix Report 7.2.1-1 Council of Committee (Brampton Of the potential MTSAs identified along the Queen Queen the along identified MTSAs potential Of the 8 following the corridor, Transit Rapid Street Brampton Areas: Focus as identified been have Gateway Bramalea, Central, Street Queen GO, Gore. The and Drive Goreway Node, Boulevard a have that areas as defined are Areas Focus mixed- residential, future accommodate to capacity transit where - and growth employment or use land in differ may they although converge, services Study The priorities. planning and context use boundaries area station potential defined also has analysis for MTSAs potential the of each around purposes. The Queen Street Transit Master Plan Study Study Plan Master Transit Street Queen The Brampton, of City the by led Study), Street (Queen transit rapid advancing for a framework provides The 7 corridor. Street-Highway Queen the in a for recommendations provide will initiative Zum existing the upgrading to approach preferred mixed- from corridor the in service Bus” “Priority standard transit rapid full to operation traffic Queen the With lanes. transit dedicated with rapid each around area the Transit, Rapid Street part as MTSA an considered be will stop transit of all Subsequently, Study. Street Queen the of being are Street Queen on stops Zum existing the and stops, transit rapid potential as considered distances current the that Given MTSAs. potential have Street Queen on stops Zum existing between for minimums recommended the achieved already rapid new no service, higher-speed a limited-stop, the part as of proposed being are stops transit Queen Street Study. Queen Street Transit Master Plan Study Plan Master Transit Street Queen (B) BRAMPTON (C) CALEDON Caledon Transit Feasibility Study Mayfield West Phase 2 Secondary Plan The Caledon Transit Feasibility Study (TFS) was undertaken to identify the need and potential In 2008, the Mayfield West Phase 2 Secondary demand for local transit services within Caledon Plan (MW2) was initiated by the Town of Caledon for residents and local communities. The TGS to implement new population and employment examined the existing and projected demographics growth, and to provide direction on the appropriate and travel patterns within Caledon and reviewed location in the area. The Town has revised the transit provision in similar municipalities. Based population forecast for Mayfield West for 2021 on the analysis, a set of potential options were from 13,100 to 17,000 (the population increase examined alongside a financial plan describing of 3,900 has been reallocated from elsewhere in capital costs, operating costs, estimated farebox the Town) and allocated a further 9,838 population revenue, and municipal subsidy requirements for to Mayfield West for the planning period 2021 the proposed services. to 2031. In April 2009, Town Council approved revisions to key milestone events in the MW2 work Key findings from the TFS reveal that the policy program and schedule. In 2016, Town Council framework at the provincial, regional and municipal addopted the development of 206 hectares of level all support the provision of local transit developable land to proceed under ROPA 29 in service in Caledon. Various policy documents order to achieve Region-wide intensification and such as the Province’s Growth Plan for the Greater Greenfield density targets. In July 2018, an Golden Horseshoe, Provincial Policy Statement, environmental assessment for the widening of Caledon Official Plan, Caledon Transportation McLaughlin Road and the construction of the new Master Plan, and other subarea Transportation east-west Spine Road from Hurontario Street to Master Plans in Bolton and Mayfield West Phase 2 Chinguacousy Road was completed. provide policies which strategically support growth and prioritize planning for complete communities Metrolinx has identified north extension of and transit-supportive design. Hurontario Transit to Mayfield West Community in Caledon within the horizon of the Metrolinx RTP. With forecasts expecting the population and Furthermore, the Town of Caledon has recently employment to grow, there will be an increased released the Draft Transit Feasibility Study which travel demand and need for transit. The TFS reinforces that transit services to Mayfield West recommends a staged order for transit service (MW) community are imminent and feasible. One implementation that prioritizes services with of these routes within MW is being implemented highest priority implementing: local service at the earliest with collaboration of Brampton between Mayfield West and Brampton Transit’s Transit. Both MW phases 1 and 2 collectively have Heart Lake Terminal, and a connector between a population of approximately 25,000 people. This downtown Bolton and Hwy 50 Zum station in service is anticipated to have a significant ridership Brampton, where passengers can transfer to and make the service feasible. services to the subway or surrounding employment areas. Ultimately, the TFS evaluation process revealed preliminary prioritizations through an evaluation process rooted in engagement and analysis.

12 CHAPTER 3 REGIONAL MTSA ANALYTICAL LENSES 13 BRAMPTON H Chrysler-Gateway B T S R S Charolais Nanwood Queen/Wellington T C Ke Laurelcrest C Dixie B G Torbram Goreway W M Mavis Hu Dixie Br A G H M Brampton Bramalea Gat Airport Mcvean R

33 34 35 50 ighway Hub Transit 15 16 17 ramalea Terminal Terminal Common rinity Rd Mississauga At Ave teeles 14 19 36 Lawson ay 37 Dr Lou ir 38 BRT St Queen 18 22 23 Gore he 24 entre St. 25 nnedy26 utherford 27 28 Park entral 29 30 ramalea 31 lenvale-Finchgate 32 407 BRT 1 2 3 inston Churchill 4 ississauga Rd. 5 6 7 rontario 8 amalea/Torbram 9 Rd. irport oreway Kitchener GO 50 ighway 10 11 12 ount Pleasant Hurontario LRT 13 Terminal eway CALEDON

Bolton M ANA

Future GO Station GO Future 21 Transit Hub Transit 20 ayfield West 30 MTSAs in Brampton in MTSAs 30 2 MTSAs in Caledon in 2 MTSAs Mississauga in MTSAs 59

• • • The appended table of 91 MTSA entries is is entries MTSA 91 of table appended The at arrived MTSAs of list expanded the of inclusive staff. municipal local with consultation through following the in represented is list expanded This consultation and feedback the on Based pages. be will MTSAs of list expanded the collected, advanced for future study: A preliminary list of MTSAs was developed by by developed was MTSAs of list A preliminary discussion for presented and staff Region Peel 2019. March in consultation Team a Project in local and regional together brought event This the of merits the discuss to staff municipal should that locations other list, MTSA preliminary underfall consideration, and the analytical a refinement inform should that considerations feedback consultation, this on Based list. the of of Mississauga, Brampton, from the municipalities the Region, Peel from review and Caledon, and The stations. 91 is MTSAs of list draft final mapsfollowing detail the and original expanded list developed through consultation. 3.1 LIST OF MTSAs OF LIST 3.1 LENSE LYTICAL 3.0 / REGIONALMTSA MISSISSAUGA MISSISSAUGA

403 BRT Hurontario LRT 53 Winston Churchill 65 Mineola 54 Creditview 66 Queensway 55 City Centre 67 Cooksville GO 56 Central Parkway 68 Fairview (Central Parkway) 57 Cawthra 69 Burnhamthorpe (Matthews Gate) 58 Tomken 70 Main 59 Dixie 71 Duke Of York 60 Tahoe 72 Robert Speck 61 Etobicoke Creek 73 Eglinton 62 Spectrum 74 Bristol 63 Orbitor 75 Matheson 64 Renforth 76 Britannia 84 Erin Mills 77 Courtney Park 86 Ridgeway 78 Derry 79 Highway 407-Hurontario 407 BRT 80 Dundas 81 Britannia 83 North Service 82 Derry 85 Port Credit GO

Dundas BRT Kitchener GO 39 Tomken 96 Malton GO 40 Cawthra 41 Kirwin Lakeshore BRT 42 Hurontario 88 Dixie 43 Confederation Parkway 89 Haig 44 Clayhill 90 Lakefront Promenade 45 Wolfedale 46 Erindale Station Lakeshore GO 47 Credit Woodlands 92 Clarkson GO 48M UT 49 Erin Mills Milton GO 50 Glen Erin 93 Meadowvale GO 51 Winston Churchill 95 Erindale GO 52 Ridgeway 97 Streetsville GO 87 Grenville 99 Lisgar GO 100 Wharton 101 Dixie GO

Eglinton West LRT 104 Renforth (Potential) 105 Convair (Potential)

14 Figure 5

MAP OF MTSAs CHAPTER 3 REGIONAL MTSA ANALYTICAL LENSES

CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

MISSISSAUGA

HURONTARIO ST HURONTARIO Legend

HIGHWAY 403/ Local Municipal Boundary EGLINTON AVE W Urban Growth Centres (UGC) Built Up Area (BUPA) Designated Greenfield Area (DGA) Rail Corridor MTSA 800m (Along Priority Transit Corridor) MTSA 800m (Along Local Intensification DUNDAS ST Corridor) MTSA 800m Boundary

LAKESHORE RD

L A K E O N T A R I O

15 Figure 6 MTSAS AND CORRIDORS

CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

MISSISSAUGA

HURONTARIO ST HURONTARIO Legend

LAKESHORE RD

L A K E O N T A R I O

16 CHAPTER 3 REGIONAL MTSA ANALYTICAL LENSES 17 4 opportunity Public need or or need Public COMMUNITY CONSIDERATIONS 3 context Favourable local BUILT FORMBUILT LAND USE AND The following approach is designed as a series a series as designed is approach following The the to applied be will that lenses’ 4 ‘analytical of MTSAs: of list preliminary Mobility(1) Form & Built Use Land (2) Growth Potential and Market (3) Community(4) Considerations/Dynamics a bundle as designed is lens analytical Each insight build that Indicators Measurement of a range Using potential. future and current on to commentary public – from sources data of intensification in different areas, geospatial output research – the overlays policy and data, of a range qualify will lens analytical each of or a ‘sorting’ allow to begin will that condition analytical The begin. to process categorization emerging and framework the outline lenses a singular not is and analysis, for typologies noting worth is It prioritization. for tool evaluation a high-level at undertaken was exercise this that however, characteristics, based quantifiable on and concurrent qualitative additional planning the identify to order in reviewed be should studies development. future for MTSAs promising most 800m radius overlapping have that MTSAs With boundaries, potential intensification individual profile. MTSA each for identified are boundaries close within are points MTSA where instances In someproximity, stations have been amalgamated, profiles. MTSA the in identified as 2 GROWTH Market readiness POTENTIAL MARKET AND 1 Level of

MOBILITY connectedness To inform differentTo typologies/categories of MTSAs. mid-term and short-term To determine – from a place-making a place-making – from determine To best-suited are areas the of – which perspective and most strategic for and intensification;

• • Providing insight on these questions requires an an requires questions these on insight Providing different the explores that approach analytical the to contribute that expectations and systems further To Region. Peel in patterns growth unique in identified MTSAs the define and understand is exercise analytical this of goal the Region, Peel two-fold: The multitude of areas identified as potential potential as identified areas of multitude The practical several raises Region Peel across MTSAs policy implementation questions. Given current future, the of predictions and infrastructure transit and occur to likely most intensification is where encourage to beneficial most be it would where it Is infrastructure? transit around growth future 90+ MTSAs across growth spread to beneficial a on growth transit-oriented for support focus or areas? priority of number smaller 3.2 ANALYTICALLENSES Figure 7 MOBILITY LENSE

CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

Legend Local Municipal Boundary Urban Growth Centres (Growth Plan) Priority Transit Corridor (Growth Plan) Local Intensification Corridor MISSISSAUGA Rail Corridor HIGHWAY 403/ Strong Mobility MTSA HURONTARIO ST HURONTARIO EGLINTON AVE W Moderate Mobility MTSA

Limited Mobility MTSA

DUNDAS ST

LAKESHORE RD

L A K E O N T A R I O 18 CHAPTER 3 REGIONAL MTSA ANALYTICAL LENSES 19 The existing level of transit service and project timing; project and service transit of level existing The The and existing pedestrian cycling connections; and routes. truck and network road vehicular existing The

Based on these characteristics, the MTSAs were categorized as having either either having as categorized were MTSAs the characteristics, these on Based existing considered analysis The potential. mobility Strong or Moderate Limited, and shares mode non-auto with along facilities, transportation active and transit analysis quantitative the that noted be should It improvements. transit expected transit future or planned quantify not did and available data existing to limited is the in work of stages later in for accounted be will which factors connections; clusters several 7, Figure in As shown recommendations. policy of development analysis, market the from emerged potential development Strong with MTSAs of which include: BRT St Queen and LRT St Hurontario (such term near are or exist already that MTSAs those to given be should Priority generally walkability, and service transit of levels high with LRT), Hurontario as near and existing These corridors. transportation established well the on located reflecting better, perform generally investment transit significant with MTSAs term relatively to proximity and terms transportation wider in importance relative their areas.mature Centre City Mississauga and Brampton Downtown downtown these to proximity with MTSAs the nodes, community As important favourable is which facilities cycle and walk transit, of level a higher support cores supports network road grained a finer Furthermore, score. mobility a stronger for MTSA. the throughout and within connections better parts density lower the along located generally are moderately performing MTSAs (such corridors transportation secondary the and corridors aforementioned the of no with widespread more are MTSAs performing poorly the while St), Dundas as discernable pattern. as locations, these at constrained more be may intensify to ability the However, cognizant be should prioritization overall so the and mature, more be to tend they respective the at potential market and form, built and use land existing the of enhanced be can a MTSA at mobility overall the degree, a reasonable To MTSAs. that anchor to MTSA the of presence the given area the of needs the suit to enhancement. DESCRIPTION analyzed and reviewed was MTSA each for connectness of level and Mobility based on: > > >

ANALYTICAL LENS: MOBILITY LENS: ANALYTICAL

Level of MOBILITY

connectedness 1 MOBILITY LENSE Figure 8 MARKET GROWTH AND POTENTIAL LENSE

CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

Legend Local Municipal Boundary Urban Growth Centres (Growth Plan) Priority Transit Corridor (Growth Plan) Local Intensification Corridor MISSISSAUGA Rail Corridor HIGHWAY 403/ Strong Market Potential MTSA HURONTARIO ST HURONTARIO EGLINTON AVE W Moderate Market Potential MTSA

Limited Market Potential MTSA

DUNDAS ST

LAKESHORE RD

L A K E O N T A R I O 20 CHAPTER 3 REGIONAL MTSA ANALYTICAL LENSES 21 development potential emerged from the the from emerged potential development The availability of vacant land, vacant sites and under-utilized sites; under-utilized and sites vacant land, vacant of availability The and, activity; pipeline Development Land parcel characteristics.

Based on these characteristics, the MTSAs were categorized as having either either having as categorized were MTSAs the characteristics, these on Based 8, Figure in As shown potential. development market Strong or Moderate Limited, Strong with MTSAs of clusters several METHODOLOGY & FINDINGS METHODOLOGY on: based analyzed and reviewed was MTSA each for growth for potential Market > > > market analysis, which include: 403 Highway of north Street Hurontario activity, pipeline development low relatively have currently area this in MTSAs The land under-utilized and vacant of supply good a have MTSAs the of most however, development. for favourable sizes parcel types and ownership with Centre City Mississauga at Street Hurontario of as activity development increased seen have area this in MTSAs the of Some activity pipeline development lower their for up make MTSAs other the while late, with strong vacant land supply and land and characteristics under-utilized which are favourable for development. Street Dundas at Street Hurontario this in MTSAs 403, Highway of north Street Hurontario of stretch the to Similar of most however, activity, pipeline development low relatively have currently area ownership with land under-utilized and vacant of supply a good have MTSAs the development. for favourable sizes parcel types and Road Lakeshore at Street Hurontario seen LRT–have Hurontario future the of foot area–at the this in MTSAs The under- and vacant of supply their however, activity, pipeline development moderate characteristics. parcel land the is as development, for favourable is land utilized Street Hurontario of east Road Lakeshore see to beginning already are MTSAs these BRT, Lakeshore the along Located Plan) Master Village Lakeview the (e.g., activity pipeline development significant favourable with land under-utilized and vacant of possess supply and a good characteristics for development. Avenue Eglinton to Parkway Eastgate MTSAs these MTSAs, these in Pipeline development no currently is there Although vacant/under-utilized and parcels land large of a supply have 403 BRT the along potential development Strong in resulting development, for favourable lands overall. Road Airport of east Street Queen development some have already MTSAs these route, a BRT along located Also under- and vacant of a supply and parcels land large contain activity, pipeline for favourable lands development. utilized

ANALYTICAL LENS: MARKET ANDGROWTH POTENTIAL

GROWTH

POTENTIAL 2 Market readiness MARKET AND Figure 9 LAND USE AND BUILT FORM LENSE

CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

Legend Local Municipal Boundary Urban Growth Centres (Growth Plan) Priority Transit Corridor (Growth Plan) Local Intensification Corridor MISSISSAUGA Rail Corridor HIGHWAY 403/ Strong Land Use MTSA HURONTARIO ST HURONTARIO EGLINTON AVE W Moderate Land Use MTSA

Limited Land Use MTSA

DUNDAS ST

LAKESHORE RD

L A K E O N T A R I O 22 CHAPTER 3 REGIONAL MTSA ANALYTICAL LENSES 23 The flood risk of parcels within 800m radius; within parcels of risk flood The lands; sensitive environmentally of proximity or presence The Up Built (DGA), Areas Greenfield Designated including policies Plan Growth Centre Growth Urban Zones, Employment Significant Provincially (BUA), Area and, Corridors; Transit Priority (UGC), intensification and use land existing including policies municipal Local corridors.

Based on these characteristics, the MTSAs were categorized as having either either having as categorized were MTSAs the characteristics, these on Based of clusters Several potential. form built and use land Strong or Moderate Limited, including: analysis the from emerged form built and use land Strong with MTSAs Dundas of north Corridor St Hurontario use Land Corridor. Transit a Priority as St Hurontario identifies Plan Growth The policies use land supportive matches and structure urban the with aligns generally corridor. the along development and growth encourage that Corridor BRT St Queen higher supports that corridor intensification a local as identified is Street Queen aligns which corridor, this along MTSAs to given is Priority transit. rapid bus order efforts. planning master concurrent with GO Stations Train servecritical a hubs mobility as identified are that stations train GO Existing that policies use land support and system transportation regional the in function encourage intensification. sensitive environmentally of presence and risk flood high have that MTSAs supportive albeit potential, Limited as identified were poorly scored lands flood appropriate Unless growth. supportive encourage that policies use land significant with identified be can solutions technical and infrastructure mitigation form built and use a land from less favored are MTSAs these investments, land Limited with MTSAs of clusters several 9, Figure in As shown perspective. include: which analysis, the from emerged form built and use Creek Etobicoke and Watershed Conservation Valley Credit intensification should and condition, current the in feasible not is Development mitigation flood potential of study detailed more require would pursued, be infrastructure and associated investments. BRT Lakeshore required be would studies further pursued, be areas these of intensification Should flooding as investments associate and infrastructure mitigation flood regarding issues are common METHODOLOGY & FINDINGS METHODOLOGY reviewed was MTSA each for potential intensification Form Built and Use Land and analyzed based on: > > > >

ANALYTICAL LENS: LAND USEFORM AND BUILT context 3 Favourable local BUILT FORMBUILT LAND USE AND Figure 10 COMMUNITY CONSIDERATIONS

CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

Legend Local Municipal Boundary Urban Growth Centres (Growth Plan) Priority Transit Corridor (Growth Plan) Local Intensification Corridor MISSISSAUGA Rail Corridor HIGHWAY 403/ Strong Community MTSA HURONTARIO ST HURONTARIO EGLINTON AVE W Moderate Community MTSA

Limited Community MTSA

DUNDAS ST

LAKESHORE RD

L A K E O N T A R I O 24 CHAPTER 3 REGIONAL MTSA ANALYTICAL LENSES 25 The availability of programmed sports and recreational facilities; recreational sports and programmed of availability The capacity; student and a school of presence The node; community a frequent as centre a shopping of presence The facilities; culture arts of and presence The hospitals (including services emergency and facilities medical of presence The and and medical clinics); destination. a community as centre community or a library of presence The

Based on these characteristics and criteria, the MTSAs were categorized as as categorized were MTSAs the criteria, and characteristics these on Based MTSAs The considerations. community Strong or Moderate Limited, either having facilities community important and frequent of availability the on evaluated were several 10, Figure in As shown walk. minute 10 or radius, 800m walking an within the from emerged have considerations community Strong with MTSAs of clusters analysis, which include: Hwy407 of north and Hwy 401, of south St Hurontario community for scores strong exhibit corridor Hurtontario the along MTSAs The and nodes community frequent many of presence the with considerations clustered especially corridor, the along retail of presence The destinations. Hurontario make Brampton, downtown and Centre Shopping One Square around The needs. daily residents’ many for necessary destination and a desired St facilities medical schools, as such assets, community of investment existing the for corridor a vital as St Hurontario validate further centres community and Hwy 401 between St Hurontario of portions scoring limited The community. with compatible not are which lands employment currently are Hwy 407 and community activities, nor encourage residential intensification. Torbram of west St Queen downtown between destinations community retail two strong by Bookended from strongly scores corridor St Queen the Centre, City Brampton and Brampton corridor St Queen the along Clustered perspective. considerations a community serve uses which institutional and commercial retail, in investments existing are currently is land the St, Queen on Torbram east of the To needs. daily residents’ nor intensification, residential to conducive not are uses which industrial for zoned activities. community for serve a node as St Hurontario of west St Dundas a to proximity to due considerations community for strongly scores St Dundas strongly favoured were MTSAs capacity. adequate with schools and corridor retail Huron and Park Erindale as such facilities recreational sports and to proximity for considerations a community from poorly scored that Areas Centre. Recreation Park uses. industrial for zoned and lands employment within were generally perspective METHODOLOGY & FINDINGS METHODOLOGY on: based analyzed and reviewed were MTSA each for considerations Community > > > > > >

ANALYTICAL LENS: COMMUNITY CONSIDERATIONS

opportunity

Public need or or need Public 4 COMMUNITY CONSIDERATIONS COMMUNITY CONSIDERATIONS 4.0 / MTSA PROFILES

MTSA Profile Outline 91 MTSAs were profiled based on feedback received from Peel Region and local municipalities. Of the 91 MTSAs, 84 were delineated with a Preliminary Boundary Delineation; while 7 MTSAs along the 407 BRT in Brampton were not delineated as per local municipal direction. The profiles are categorized based on their ‘Corridor Type’, which refers to the Growth Plan Priority Transit Corridor and Other Transit Corridor designation. Of the 91 MTSAs, 36 were identified as Priority Transit Corridors. *Analysis based on shapefile data provided by Peel Region March 11, 2020

91 Total MTSAs profiled

Number associated with ‘OBJECT_ID’ of shapefile

MTSA Description outlined in Section 4

MTSA Types defined in Section 5

Analytical Lens analysis outlined in Section 4

Density calculations based on Preliminary Boundary Delineation and 800m radius

Methodology outlined in Section 4

26 CHAPTER 4

Methodology for Calculating Person and Job Density within MTSA Boundary and 800-Metres Radius of MTSA Centroid MTSA PROFILES As part of the MTSA profiles, the number of persons and jobs at the time of the 2016 Census of Canada have been estimated within both the delineated MTSA boundary and an 800-metre radius (approximately 10-minute walk) of the MTSA centroid. The purpose of this analysis is to provide, at a high level, a general indication of the existing 2016 density of the MTSAs in comparison to target density identified in A Place to Grow: Growth Plan for the Greater Golden Horseshoe. To estimate the existing density within the delineated MTSA boundary and an 800-metre radius of the MTSA centroid, we have utilized Small Geographic Unit (SGU) data provided by the Region of Peel from the 2016 Census. Where SGUs that are within the delineated MTSA boundary or the 800-metre radius of the MTSA, the total number of persons and jobs in the SGU are included in the density calculation. In many cases, the boundaries of the SGUs do not align with the delineated MTSA boundary or the 800- metre radius for the various MTSAs. Where the boundaries do not perfectly align, we have calculated the share of the SGU land area that is within the delineated MTSA boundary or 800-metre radius. This share of the land area is then multiplied by the total number of persons and jobs within the SGU to determine the share of these persons and jobs that are within the delineated MTSA boundary or the 800-metre radius. Figure 1 provides an example of how this analysis was conducted for the Malton GO station. As shown, a density of 35.3 persons and jobs per hectare was calculated based on the estimate share of SGU persons and jobs that are assumed to be within the 800-metre radius. While this methodology implicitly assumes that density is uniform across the entire SGU, which may or may not be accurate, it does provide a general indication of densities across all MTSAs within Peel Region to help identify where additional density may be required to achieve target densities identified in A Place to Grow: Growth Plan for the Greater Golden Horseshoe. In instances where a portion of the 800-metre radius is within Lake Ontario or a neighbouring municipality, we have reduced the land area of the MTSA to reflect the area within Peel Region municipalities. Also, in instances where the 800-metre radius of an MTSA overlaps with a neighbouring MTSA, such as along Hurontario, we have still calculated the number of persons and jobs within the 800- metre radius of each MTSA separately (each with a 200.9-hectare land area within the 800-metre radius).

27 5.0 / MTSA ‘TYPES’

The four-lens analysis, described in chapter 4, of the 91 Major Transit Station Areas (MTSA) reveals common but highly diverse station typologies across corridors designated in the Growth Plan as Transit Priority Corridors and additional priority corridors identified by the area municipalities. Emerging are clear distinctions, each with implementation challenges and opportunities, defined by a combination of current and planned transportation connectivity, built form and supportive land use policy, market potential, and community assets and attributes. This phase of the study identifies 9 MTSA types, which inform how further planning policy and implementation tools may be established to define approaches to best respond to the unique contexts and needs across Peel Region. To that end, what follows are snapshot descriptions of the emerging MTSA types and how the next phase of the study will formulate policy and implementation approaches for each. Roles, responsibilities and approaches by the Region and area municipalities will vary to match the needs and opportunities of each type.

28 CHAPTER 5 STATION READY FLOOD RISK Station Ready MTSAs score highly across all Flood Risk MTSAs score highly across all four analytical lenses. They exhibit strong analytical lenses, with the exception of the

mobility and connections, market potential, Land Use lens. They exhibit strong mobility and MTSA TYPOLOGY land use and community considerations. connections, market potential and community considerations, however, they are constrained by high to moderate flood risk together with environmentally sensitive lands.

MARKET LAG MARKET PUSH Market Lag MTSAs score highly across all Market Push MTSAs score low across all analytical lenses, with the exception of the analytical lenses, with the exception of the Market and Growth Potential lens. They exhibit Market and Growth Potential lens. These strong mobility and connections, land use, and MTSAs represent areas where market activity, community considerations. However, they score availability of vacant and under-utilized poorly when one considers availability of vacant land, and land parcel characteristics support land and under-utilized sites, the development intensification. pipeline and land parcel characteristics.

STRATEGIC ALIGNMENT LIMITED MOBILITY Strategic Alignment MTSAs score poorly across Limited Mobility MTSAs score highly across all analytical lenses, with the exception of Land all analytical lenses, with the exception of the Use. They represent MTSAs where the planning Mobility. The four MTSAs in this type represent framework is supportive of intensification, a diverse range of physical conditions. however the mobility infrastructure, market factors and community considerations are lacking.

STRONG MARKET / PLANNING STRONG MOBILITY / COMMUNITY The Strong Market and Planning type score well Strong Mobility and Community MTSAs score in the market and land use planning lens but well in the mobility and community lenses, but poorly in the mobility and community lenses. poorly when it comes to market potential and land use.

LIMITED POTENTIAL Limited Potential MTSAs score poor to moderately across all analytical lenses. They exhibit poor mobility and connections, market potential, land use and community considerations.

29 CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

MISSISSAUGA

HIGHWAY 403/ Legend

HURONTARIOST EGLINTON AVE W Local Municipal Boundary Urban Growth Centres (Growth Plan) Priority Transit Corridor (Growth Plan) Local Intensification Corridor Rail Corridor

DUNDAS ST Priority MTSA

LAKESHORE RD

L A K E O N T A R I O 30 CHAPTER 5 MTSA TYPOLOGY 31 urontario LRT urontario LRT urontario LRT urontario LRT urontario undas BRT itchener GO itchener ransit Hub ransit Hurontario LRT Hurontario Queen St. BRT K St. H T Queen BRT BRT Dundas LRT D LRT Dundas Hurontario Hurontario H H LRT LRT H GO Hurontario Hurontario Milton

M E M G T R C E C C F B M D K E

STATION READY 68 69 70 Parkway) (Central airview 71 Gate) (Matthews urnhamthorpe 73 ain 75 Of York uke 95 GO glinton atheson rindale 13 16 24 Terminal ateway Mississauga Terminal Common rinity 41 utherford 43 49 Mills irwin 55 Centre onfederation Parkway 67 GO rin ity ooksville LIST OF MTSA OF LIST Brampton 10 Pleasant ount No apparent policy or or policy apparent No implementation barriers exist. monitoring regular However, and other maintenance-type to explored be should measures support and enhance existing conditions and activities. RESPONSE Other Priority MTSAs include the Trinity Common Terminal in Brampton, Mount Pleasant GO Station, Station, GO Pleasant Mount Brampton, in Terminal Common Trinity the include MTSAs Priority Other uses land commercial share generally that MTSAs BRT) (Queen Rutherford and (Dundas) Mills Erin intensification. mixed-use for planned specifically been have that transit to adjacent Generally, Priority MTSAs are concentrated along the Hurontario LRT corridor and Mississauga Mississauga and corridor LRT Hurontario the along concentrated are MTSAs Priority Generally, and (Transitway) existing walkability, strong by characterized are MTSAs These particular. in Centre planning in-force an and demand market strong parcels, large transit, rapid LRT) (Hurontario planned redevelopment. mixed-use density high supports that framework Priority MTSAs score highly across all four analytical lenses. They exhibit strong mobility and and mobility strong exhibit They lenses. analytical four all across highly score MTSAs Priority considerations. community and use land potential, market connections, DESCRIPTION CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

MISSISSAUGA

HIGHWAY 403/ Legend

HURONTARIOST EGLINTON AVE W Local Municipal Boundary Urban Growth Centres (Growth Plan) Priority Transit Corridor (Growth Plan) Local Intensification Corridor Rail Corridor

DUNDAS ST Planning Misalignment MTSA

LAKESHORE RD

L A K E O N T A R I O 32 FLOOD RISK CHAPTER 5

DESCRIPTION

Flood Risk MTSAs score highly across all analytical lenses, with the exception of the Land Use MTSA TYPOLOGY lens. They exhibit strong mobility and connections, market potential and community considerations, however, they are constrained by high to moderate flood risk together with environmentally sensitive lands. Flood Risk MTSAs are generally located in the historic centres of Peel Region (Downton Brampton and Port Credit), well-served by rapid transit and benefit from planning frameworks that support intensification. The Brampton MTSA exhibits the highest level of flood risk in the analysis and planning is underway to mitigate the effects of flooding along Etobicoke Creek. Similarly, the Dundas (Hurontario) MTSA exhibits high levels of flood risk with moderate levels of environmentally sensitive lands. The Port Credit MTSAs (Dundas and GO) are constrained by moderate flood risks together with high percentages of lands that are designated as environmentally sensitive.

RESPONSE LIST OF MTSA Brampton 11 Brampton Kitchener GO Supportive and directive planning policies are required to better respond and leverage assets in Mississauga and surrounding the MTSA. This 80 Dundas Hurontario LRT can include but not be limited to 85 Port Credit Hurontario LRT secondary plans, updated zoning and tailored implementation tools. An example may include flood protection investments and guidelines to unlock develop and station access.

33 CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

MISSISSAUGA

HIGHWAY 403/ Legend

HURONTARIOST EGLINTON AVE W Local Municipal Boundary Urban Growth Centres (Growth Plan) Priority Transit Corridor (Growth Plan) Local Intensification Corridor Rail Corridor

DUNDAS ST Market Lag MTSA

LAKESHORE RD

L A K E O N T A R I O 34 MARKET LAG CHAPTER 5

DESCRIPTION

Market Lag MTSAs score highly across all analytical lenses, with the exception of the Market and MTSA TYPOLOGY Growth Potential lens. They exhibit strong mobility and connections, land use, and community considerations. However, they score poorly when one considers availability of vacant land and under- utilized sites, the development pipeline and land parcel characteristics. Market Lag MTSAs are found along all rapid transit corridors, and a significant group are characterized by their location along secondary stations like Clayhill, Wolfedale, Glenvale-Finchgate or Charolais that are not major arterials. MTSAs like Torbram and Glen Erin are characterized by employment lands that exhibit a unique set of market conditions. Other MTSA’s like Erindale Station, Winston Churchill or Robert Speck are located at major stations and on commercial parcels that would appear conducive to redevelopment. A closer review of the particular market conditions at these MTSAs is warranted.

RESPONSE LIST OF MTSA Brampton 14 Ray Lawson Hurontario LRT A combination of financial and 29 Glenvale-Finchgate Queen St. BRT other incentives should be explored and targeted to kick- 30 Torbram Queen St. BRT start development. In doing so, various approaches will be Mississauga explored including identifying 44 Clayhill Dundas BRT appropriate tools and roles at 45 Wolfedale Dundas BRT the regional and area municipal levels. 46 Erindale Station Dundas BRT 50 Glen Erin Dundas BRT 51 Winston Churchill Dundas BRT 72 Robert Speck Hurontario LRT 74 Bristol Hurontario LRT

35 CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

MISSISSAUGA

HIGHWAY 403/ Legend

HURONTARIOST EGLINTON AVE W Local Municipal Boundary Urban Growth Centres (Growth Plan) Priority Transit Corridor (Growth Plan) Local Intensification Corridor Rail Corridor

DUNDAS ST Market Push MTSA

LAKESHORE RD

L A K E O N T A R I O 36 MARKET PUSH CHAPTER 5

DESCRIPTION

Market Push MTSAs can be considered the ‘mirror image’ of Market Lag MTSAs in that they score low MTSA TYPOLOGY across all analytical lenses, with the exception of the Market and Growth Potential lens. These MTSAs represent areas where market activity, availability of vacant land and underutilized-sites, and land parcel characteristics support intensification. Market Push MTSAs represent a diverse set of physical characteristics, but include the following groups: Dixie GO, Lakefront Promenade and Haig MTSAs along the Lakeshore corridor that are clustered next to the Toronto border and share an older brownfield context; the Tomken, Tahoe and Etobicoke Creek MTSAs clustered in the Airport Employment lands along the Mississauga Transitway; and the Winston Churchill, Mississauga Road, Dixie, Steeles Transit Hub, The Gore and Highway 50 MTSAs that are clustered along Highway 407. The Dixie GO Station and Mayfield West MTSAs represent unique examples of this type.

RESPONSE LIST OF MTSA Caledon 20 Mayfield West Transit Hub Structural improvements including infrastructure and community amenities should be Brampton identified and prioritized in a 1 Winston Churchill 407 BRT manner to support the current 2 Mississauga Rd. 407 BRT and projected needs of the 5 Dixie 407 BRT population, including residents 17 Steeles Ave At Mississauga Rd Transit Hub and workers. Overall, better alignment of public and private 18 The Gore Queen St. BRT investments are required. 34 Highway 50 Queen St. BRT

Mississauga 58 Tomken 403 BRT 60 Tahoe 403 BRT 61 Etobicoke Creek 403 BRT 88 Dixie Lakeshore BRT 89 Haig Lakeshore BRT 90 Lakefront Promenade Lakeshore BRT

37 CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

MISSISSAUGA

HIGHWAY 403/ Legend

HURONTARIOST EGLINTON AVE W Local Municipal Boundary Urban Growth Centres (Growth Plan) Priority Transit Corridor (Growth Plan) Local Intensification Corridor Rail Corridor

DUNDAS ST Limited Mobility MTSA

LAKESHORE RD

L A K E O N T A R I O 38 LIMITED MOBILITY CHAPTER 5

DESCRIPTION

Limited Mobility MTSAs score highly across all analytical lenses, with the exception of the Mobility. MTSA TYPOLOGY The four MTSAs in this type represent a diverse range of physical conditions. For example, the Streetsville GO Station is well served by a network of walkable streets, however access to the station is limited by the rail corridor itself and surrounding water courses. The Ridgeway and Cawthra MTSAs (both on the Dundas BRT corridor) are characterized by auto-oriented commercial land uses with sub-standard pedestrian realms that could be improved through a combination of redevelopment and public realm improvements. The Ridgeway (403) MTSA, on the other hand, is constrained by its location along the Highway 403 right-of-way, and would require improvements in pedestrian and transit connectivity to surrounding amenities and destinations.

RESPONSE LIST OF MTSA Mississauga 40 Cawthra Dundas BRT Transit facilities and services, 52 Ridgeway Dundas BRT including accessibility and frequency, need significant impro 86 Ridgeway 403 BRT vement to sustain current and 97 Streetsville GO Milton GO planned development activities. In doing so, specific roles and responsibilities, by government and/or agency responsibility, will be identified.

39 CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

MISSISSAUGA

HIGHWAY 403/ Legend

HURONTARIOST EGLINTON AVE W Local Municipal Boundary Urban Growth Centres (Growth Plan) Priority Transit Corridor (Growth Plan) Local Intensification Corridor Rail Corridor

DUNDAS ST Strategic Alignment MTSA

LAKESHORE RD

L A K E O N T A R I O 40 STRATEGIC ALIGNMENT CHAPTER 5

DESCRIPTION

Strategic Alignment MTSAs score poorly across all analytical lenses, with the exception of Land Use. MTSA TYPOLOGY They represent MTSAs where the planning framework is supportive of intensification, however the mobility infrastructure, market factors and community considerations are lacking. This MTSA type includes a diverse list of MTSAs that include all corridors except the Hurontario LRT, a wide range of modes and land uses across the Region in a manner that cannot be grouped into obvious clusters. Note: MTSAs in this type are generally characterized by moderate scoring in the sub-criteria related to intensification potential, together with high scoring in the flood risk sub-criteria. Together, the combination of these two factors elevated these MTSAs in the Land Use lens when compared to MTSAs in Urban Growth Centres that are in high-rise flood areas (ex.: Brampton, Centre Street, Queen Wellington, Queensway or Kirwin). The relative weighting of these sub-criteria should be reviewed in later phases of this study.

RESPONSE LIST OF MTSA Brampton 3 Mavis 407 BRT In-force planning frameworks, 6 Bramalea/Torbram 407 BRT including zoning and/or guidelines, should be reviewed to 7 Airport Rd. 407 BRT ensure supportive alignment with 23 Kennedy Queen St. BRT emerging conditions and needs. 25 Laurelcrest Queen St. BRT Such could include collecting 35 Chrysler-Gateway Queen St. BRT community and development information with the aim to re- align policies and implementation Mississauga approaches. 53 Winston Churchill 403 BRT 84 Erin Mills 403 BRT 87 Grenville Dundas BRT 92 Clarkson GO Lakeshore GO 93 Meadowvale GO Milton GO 99 Lisgar GO Milton GO

41 CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

MISSISSAUGA

HIGHWAY 403/ Legend

HURONTARIOST EGLINTON AVE W Local Municipal Boundary Urban Growth Centres (Growth Plan) Priority Transit Corridor (Growth Plan) Local Intensification Corridor Rail Corridor

DUNDAS ST Low Priority MTSA

LAKESHORE RD

L A K E O N T A R I O 42 LIMITED POTENTIAL / LOW PRIORITY CHAPTER 5

DESCRIPTION

Limited Potential MTSAs score poor to moderately across all analytical lenses. They exhibit poor MTSA TYPOLOGY mobility and connections, market potential, land use and community considerations. MTSAs in this type also include a diverse set of characteristics, however a significant number appear to be within existing employment/industrial lands and clustered into the following major sub-groups: the Airport Employment Lands (Airport Transit Hub, Malton GO Station, Renforth, Convair, Renforth 403, Orbitor and Spectrum); the Dundas BRT corridor (Tomken, Wharton, Dixie, UTM and Credit Woodlands); and the Highway 403 BRT (Creditview, Cawthra and Dixie). The Bramalea GO Station MTSA is a unique MTSA that requires further review in response to recent and proposed infrastructure investments and upcoming planning work (Secondary Plan update) that may shift scoring in certain lens. Similarly, MTSAs along the Dundas corridor should be reviewed in light of the Dundas Connects study to accurately reflect the latest Land Use considerations.

RESPONSE LIST OF MTSA Caledon 21 Bolton Future GO GO Train Inventories of current and Brampton planned infrastructure improvements, with an 8 Goreway 407 BRT emphasis on pedestrian and 12 Bramalea GO Kitchener GO cycling connectivity, should be 33 Mcvean Queen St. BRT undertaken with the aim to target 37 Nanwood Hurontario LRT station access improvements as Mississauga well as overall improved access in the adjacent neighbourhoods 39 Tomken Dundas BRT including employment areas. 47 Credit Woodlands Dundas BRT 48TM U Dundas BRT 54 Creditview 403 BRT 57 Cawthra 403 BRT 59 Dixie 403 BRT 62 Spectrum 403 BRT 63 Orbitor 403 BRT 64 Renforth 403 BRT 81 Britannia 407 BRT 96 Malton GO Kitchener GO 100 Wharton Dundas BRT 101 Dixie Dundas BRT

43 CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

MISSISSAUGA

HIGHWAY 403/ Legend

HURONTARIOST EGLINTON AVE W Local Municipal Boundary Urban Growth Centres (Growth Plan) Priority Transit Corridor (Growth Plan) Local Intensification Corridor Rail Corridor

DUNDAS ST Mixed Bag 1 MTSA

LAKESHORE RD

L A K E O N T A R I O 44 STRONG MOBILITY AND COMMUNITY CHAPTER 5

DESCRIPTION

Strong Mobility and Community MTSAs score well in the mobility and community lenses, but poorly MTSA TYPOLOGY when it comes to market potential and land use. They represent MTSAs where public investments in infrastructure and community facilities can be leveraged to support greater intensification. MTSAs in this type generally located along Priority Transit corridors (Hurontario and 403) with a secondary cluster along the Queen BRT corridor. The primary groupings include the southern leg of the Hurontario LRT corridor (south of Dundas) where flood risks and strategic growth policies act as constraints on growth; MTSAs with the Brampton Urban Growth Centre that are limited by flood risk and poor land availability; and Bramalea.

RESPONSE LIST OF MTSA Brampton 22 Centre St. Queen St. BRT Character- and need-driven 26 Central Park Queen St. BRT approaches, with an emphasis on development incentives, should 27 Dixie Queen St. BRT be identified and prioritized on a 28 Bramalea Queen St. BRT case-by-case basis. Mississauga 56 Central Parkway 403 BRT 65 Mineola Hurontario LRT 66 Queensway Hurontario LRT 83 North Service Hurontario LRT

45 CALEDON

BRAMPTON

QUEEN ST

HIGHWAY 407

MISSISSAUGA

HIGHWAY 403/ Legend

HURONTARIOST EGLINTON AVE W Local Municipal Boundary Urban Growth Centres (Growth Plan) Priority Transit Corridor (Growth Plan) Local Intensification Corridor Rail Corridor

DUNDAS ST

LAKESHORE RD

L A K E O N T A R I O 46 STRONG MARKET AND PLANNING CHAPTER 5

DESCRIPTION

The Strong Market and Planning type can be considered the ‘mirror’ of the Strong Mobility and MTSA TYPOLOGY Community type, in that MTSAs in this category score well in the market and land use planning lens but poorly in the mobility and community lenses. These MTSAs represent areas where investments in community facilities and infrastructure for active transportation could help trigger market demand to meeting land use policy objectives. MTSAs in the type are generally located in employment areas and clustered in the northern portion of the Hurontario LRT corridor (Highway 401 to 407), and the eastern end of the Queen BRT corridor (Airport and Goreway MTSAs). The Derry (407) MTSA is a unique exception that lies at the edge of the built up urban area, along the Highway 407 corridor in north-west Mississauga.

RESPONSE LIST OF MTSA Brampton 31 Airport Queen St. BRT Character- and need-driven 32 Goreway Queen St. BRT approaches, with an emphasis on improving access and community amenities, should be identified Mississauga and prioritized on a case-by-case 76 Britannia Hurontario LRT basis. 77 Courtney Park Hurontario LRT 78 Derry Hurontario LRT 79 Highway 407-Hurontario Hurontario LRT 82 Derry 407 BRT

47 6.0 / EMERGING FRAMEWORK

The multi-dimensional analysis of the 91 MTSAs From this point, leading into the second phase of across Peel Region has revealed common work, a framework for a renewed Regional planning sets of station types across which policy and and investment policy regime, to support and implementation priorities are emerging. Concluding guide local municipal priorities, will be developed. this first phase of work, which assessed the current To that end, the following matrix organizes the 91 and future potential conditions of the station areas, MTSAs into distinct and actionable categories from a clearer picture of MTSA roles, functions and which a detailed and prioritized framework will be priorities has emerged. delivered in the next phase of work.

DENSITY PRIORITY TYPE MTSA RECOMMENDATIONS PRIORITIZATION Station Ready 68 Fairview Continue, and enhance where there are opportunites, existing planning 69 Burhamthorpe and development approaches that meet and/or exceed Growth Plan density High 75 Matheson targets. Flood Risk 80 Dundas Continue, and enhance where there are opportunites, existing planning and development approaches that meet and/or exceed Growth Plan density High targets. Market Lag 72 Robert Speck Continue, and enhance where there are opportunites, existing planning and development approaches that meet and/or exceed Growth Plan density High Meets Growth Priority Transit targets. Plan Density Corridor Market Push Target (Growth Plan) Limited Mobility Strategic Alignment Strong Mobility & Community 66 Queensway Continue with, and enhance where there are opportunites, in-force 83 North Service planning and development approaches that meet and/or exceed Growth High Plan density targets. Strong Market & Planning LImited Potential

Station Ready 70 Main Continue with, and enhance where there are opportunites, in-force High-Medium (i.e. 71 Duke of York planning and development approaches that meet and/or exceed Growth Not a Provincial Plan density targets. Priority Transit Corridor) Flood Risk Meets Growth Other Transit Market Lag Plan Density Corridor Limited Mobility Target (Growth Plan) Strategic Alignment Strong Mobility & Community Strong Market & Planning

48 LImited Potential CHAPTER 6 EMERGNG RECOMMENDATIONS EMERGNG

LImited Potential 49 DENSITY PRIORITY TYPE MTSA RECOMMENDATIONS PRIORITIZATION Station Ready 10 Mount Pleasant In-force planning approaches are consistent with Growth Plan, including density targets. Focus on opportunities and/or incentives for development. 13 Gateway Terminal 55 City Centre High 67 Cooksville GO 73 Eglinton Flood Risk 11 Brampton Existing and potential flood vulnerability limits short- and longer-term developent potential, towards and beyond the Growth Plan density 85 Port Credit targets without significant infrstructure investments to mitigate floor High risk. Alternative density targets leading to and beyond 2041 would be appropriate. Market Lag 14 Ray Lawson Significant public investments, including but not limited to financial incen- Medium: Significant tives, would likely be required to attract a critical mass of development. investments 74 Bristol required Market Push 58 Tomken Public infrstructure invesment, in combination with supportive planning Medium: Significant policy changes, are required to match market demands for development. policy changes 60 Tahoe Without such measures, development caps may be required to match and investments 61 Etobicoke Creek limits of current infrastructure and service capacities. required Limited Mobility Strategic Alignment 53 Winston Churchill Planning policy changes, in combination community investments includ- Medium: Significant Does Not Meet Priority Transit ing promoting better walkability, would be desirable to unlock development policy changes Growth Plan Corridor 84 Erin Mills poteintial in these areas. and investments Density Target (Growth Plan) 92 Clarkson GO required Strong Mobility & Community 56 Central Parkway Planning policy framework and infrstructure is in-place to support devel- Medium: Significant opment. Alternative density targets may be appropriate in the absence of policy changes 65 Mineola targeted incentives (e.g. financial) to attract demand. and investments required Strong Market & Planning 76 Britannia Community infrastructure investments (e.g active transportation, public realm) would serve to unlock development potential in these “planning- 77 Courtney Park Medium: Significant and development-ready” areas. investments 78 Derry required 79 Hwy 407-Hurontario Limited Potential 12 Bramalea There is very limited market demand for developent in these areas in the short- and longer-term. Public invesmtents to improve community 54 Creditview connectivity to and from the station areas would optimize the transit 57 Cawthra assets. Alternative density targets leading to and beyond 2041 would be appropriate. Low: Limited 59 Dixie demand and 62 Spectrum significant investments required 63 Orbitor 64 Renforth 96 Malton GO

50 CHAPTER 6 DENSITY PRIORITY TYPE MTSA RECOMMENDATIONS PRIORITIZATION Station Ready 10 Mount Pleasant In-force planning approaches are consistent with Growth Plan, including density targets. Focus on opportunities and/or incentives for development. 13 Gateway Terminal

55 City Centre High RECOMMENDATIONS EMERGNG 67 Cooksville GO 73 Eglinton Flood Risk 11 Brampton Existing and potential flood vulnerability limits short- and longer-term developent potential, towards and beyond the Growth Plan density 85 Port Credit targets without significant infrstructure investments to mitigate floor High risk. Alternative density targets leading to and beyond 2041 would be appropriate. Market Lag 14 Ray Lawson Significant public investments, including but not limited to financial incen- Medium: Significant tives, would likely be required to attract a critical mass of development. investments 74 Bristol required Market Push 58 Tomken Public infrstructure invesment, in combination with supportive planning Medium: Significant policy changes, are required to match market demands for development. policy changes 60 Tahoe Without such measures, development caps may be required to match and investments 61 Etobicoke Creek limits of current infrastructure and service capacities. required Limited Mobility Strategic Alignment 53 Winston Churchill Planning policy changes, in combination community investments includ- Medium: Significant Does Not Meet Priority Transit ing promoting better walkability, would be desirable to unlock development policy changes Growth Plan Corridor 84 Erin Mills poteintial in these areas. and investments Density Target (Growth Plan) 92 Clarkson GO required Strong Mobility & Community 56 Central Parkway Planning policy framework and infrstructure is in-place to support devel- Medium: Significant opment. Alternative density targets may be appropriate in the absence of policy changes 65 Mineola targeted incentives (e.g. financial) to attract demand. and investments required Strong Market & Planning 76 Britannia Community infrastructure investments (e.g active transportation, public realm) would serve to unlock development potential in these “planning- 77 Courtney Park Medium: Significant and development-ready” areas. investments 78 Derry required 79 Hwy 407-Hurontario Limited Potential 12 Bramalea There is very limited market demand for developent in these areas in the short- and longer-term. Public invesmtents to improve community 54 Creditview connectivity to and from the station areas would optimize the transit 57 Cawthra assets. Alternative density targets leading to and beyond 2041 would be appropriate. Low: Limited 59 Dixie demand and 62 Spectrum significant investments required 63 Orbitor 64 Renforth 96 Malton GO

51 DENSITY PRIORITY TYPE MTSA RECOMMENDATIONS PRIORITIZATION Station Ready 16 Trinity Common In-force planning approaches are consistent with Growth Plan, including density targets. Focus on opportunities and/or incentives for development. 24 Rutherford Medium: Incentives 41 Kirwin required and not 43 Confederation Parkway on a Priority Transit Corridor 49 Erin Mills 95 Erindale GO Flood Risk Market Lag 29 Glenvale-Finchgate Significant public investments, including but not limited to financial incentives, would likely be required to attract a critical mass of 30 Torbram development. Medium: Significant 44 Clayhill Does Not Meet Other Transit public investments Growth Plan Corridor 45 Wolfedale required and not Density Target on a Priority Transit (Growth Plan) 46 Erindale Station Corridor 50 Glen Erin 51 Winston Churchill Market Push 1 Winston Churchill - No Int Long-term viability of developnent and ridership potential is extremely Low: No or limited limited without significant public policy and community infrstructure potential without 2 Mississauga Road - No Int interventions. Short- and longer-term station and area planning objectives significant interven- 5 Dixie - No Int should be re-evaluated. tions and not a PTC 17 Steeles Ave /Mississauga Public infrstructure invesment, in combination with supportive planning policy changes, are required to match market demands for development. 18 The Gore Medium: Significant 20 Mayfield West public investments 34 Highway 50 and policy changes required, and not a 88 Dixie PTC 89 Haig 90 Lakefront Promenade

52 CHAPTER 6 DENSITY PRIORITY TYPE MTSA RECOMMENDATIONS PRIORITIZATION Station Ready 16 Trinity Common In-force planning approaches are consistent with Growth Plan, including density targets. Focus on opportunities and/or incentives for development. 24 Rutherford Medium: Incentives 41 Kirwin required and not RECOMMENDATIONS EMERGNG 43 Confederation Parkway on a Priority Transit Corridor 49 Erin Mills 95 Erindale GO Flood Risk Market Lag 29 Glenvale-Finchgate Significant public investments, including but not limited to financial incentives, would likely be required to attract a critical mass of 30 Torbram development. Medium: Significant 44 Clayhill Does Not Meet Other Transit public investments Growth Plan Corridor 45 Wolfedale required and not Density Target on a Priority Transit (Growth Plan) 46 Erindale Station Corridor 50 Glen Erin 51 Winston Churchill Market Push 1 Winston Churchill - No Int Long-term viability of developnent and ridership potential is extremely Low: No or limited limited without significant public policy and community infrstructure potential without 2 Mississauga Road - No Int interventions. Short- and longer-term station and area planning objectives significant interven- 5 Dixie - No Int should be re-evaluated. tions and not a PTC 17 Steeles Ave /Mississauga Public infrstructure invesment, in combination with supportive planning policy changes, are required to match market demands for development. 18 The Gore Medium: Significant 20 Mayfield West public investments 34 Highway 50 and policy changes required, and not a 88 Dixie PTC 89 Haig 90 Lakefront Promenade

53 DENSITY PRIORITY TYPE MTSA RECOMMENDATIONS PRIORITIZATION Limited Mobility 40 Cawthra Targeted public investments, including enhancements to current capital projects for these areas, would enhance the impact of in-place planning Medium: Public 52 Ridgeway frameworks and other assets. investments 86 Ridgeway required and not a PTC 97 Streetsville GO Strategic Alignment 3 Mavis - No Int Long-term viability of developnent and ridership potential is extremely lim- Low: No or limited 6 Bramalea-Torbram - No Int ited without significant public policy and community infrstructure interven- potential without 7 Airport Road - No Int tions. Short- and longer-term station and area planning objectives should significant interven- be re-evaluated. tions and not a PTC 23 Kennedy Planning policy changes, in combination community investments including promoting better walkability, would be desirable to unlock development 25 Laurelcrest poteintial in these areas. Medium: Public 35 Chrysler-Gateway investments 87 Grenville required and not a PTC 93 Meadowvale GO 99 Lisgar GO Strong Mobility & Community 22 Centre Street Planning policy framework and infrstructure is in-place to support devel- Low: Limited Does Not Meet Other Transit opment. Alternative density targets may be appropriate in the absence of 26 Central Park demand by 2041 to Growth Plan Corridor targeted incentives (e.g. financial) to attract demand. meet density targets Density Target 27 Dixie (Growth Plan) and not a PTC 28 Bramalea Strong Market & Planning 31 Airport Community infrastructure investments (e.g active transportation, public Low: limited realm) would serve to unlock development potential in these “planning- demand by 2041 to 32 Goreway and development-ready” areas. meet density targets 82 Derry and not a PTC Limited Potential 8 Goreway - No Int Long-term viability of developnent and ridership potential is extremely lim- Low: No or limited ited without significant public policy and community infrstructure interven- potential without tions. Short- and longer-term station and area planning objectives should significant interven- be re-evaluated. tions and not a PTC 21 Bolton There is very limited market demand for developent in these areas in the short- and longer-term. Public invesmtents to improve community 33 McVean connectivity to and from the station areas would optimize the transit 37 Nanwood assets. Alternative density targets leading to and beyond 2041 would be appropriate. 39 Tomken Low: Limited potential without signifi- 47 Credit Woodlands cant interventions 48 UTM and not a PTC 81 Britannia 100 Wharton 101 Dixie

54 CHAPTER 6 DENSITY PRIORITY TYPE MTSA RECOMMENDATIONS PRIORITIZATION Limited Mobility 40 Cawthra Targeted public investments, including enhancements to current capital projects for these areas, would enhance the impact of in-place planning Medium: Public 52 Ridgeway frameworks and other assets. investments 86 Ridgeway required and not a RECOMMENDATIONS EMERGNG PTC 97 Streetsville GO Strategic Alignment 3 Mavis - No Int Long-term viability of developnent and ridership potential is extremely lim- Low: No or limited 6 Bramalea-Torbram - No Int ited without significant public policy and community infrstructure interven- potential without 7 Airport Road - No Int tions. Short- and longer-term station and area planning objectives should significant interven- be re-evaluated. tions and not a PTC 23 Kennedy Planning policy changes, in combination community investments including promoting better walkability, would be desirable to unlock development 25 Laurelcrest poteintial in these areas. Medium: Public 35 Chrysler-Gateway investments 87 Grenville required and not a PTC 93 Meadowvale GO 99 Lisgar GO Strong Mobility & Community 22 Centre Street Planning policy framework and infrstructure is in-place to support devel- Low: Limited Does Not Meet Other Transit opment. Alternative density targets may be appropriate in the absence of 26 Central Park demand by 2041 to Growth Plan Corridor targeted incentives (e.g. financial) to attract demand. meet density targets Density Target 27 Dixie (Growth Plan) and not a PTC 28 Bramalea Strong Market & Planning 31 Airport Community infrastructure investments (e.g active transportation, public Low: limited realm) would serve to unlock development potential in these “planning- demand by 2041 to 32 Goreway and development-ready” areas. meet density targets 82 Derry and not a PTC Limited Potential 8 Goreway - No Int Long-term viability of developnent and ridership potential is extremely lim- Low: No or limited ited without significant public policy and community infrstructure interven- potential without tions. Short- and longer-term station and area planning objectives should significant interven- be re-evaluated. tions and not a PTC 21 Bolton There is very limited market demand for developent in these areas in the short- and longer-term. Public invesmtents to improve community 33 McVean connectivity to and from the station areas would optimize the transit 37 Nanwood assets. Alternative density targets leading to and beyond 2041 would be appropriate. 39 Tomken Low: Limited potential without signifi- 47 Credit Woodlands cant interventions 48 UTM and not a PTC 81 Britannia 100 Wharton 101 Dixie

55 7.0 / APPENDIX

Level of connectedness

MEASUREMENT INDICATORS PROPOSED DATA SOURCES

> Level of transit service within 800m > GTFS boundary > Cycle Facility Shapefile (Cycle route map)* > Level of cycling infrastructure/amenities > Cycle Amenities Shapefile (Cycle parking within 800m boundary map)* > Level of pedestrian infrastructure/ > Peel road centerline shapefile* amenities within 800m boundary > Peel intersection centerline* > Level of auto network infrastructure supply within 800m boundary > Sidewalk Shapefile* > Discussion of inter-modal connectivity > Police collisions shapefile* and station access within 800m > Truck routes shapefile* boundary > Rate of collisions within 800m boundary > Comments on parking supply context within 800m boundary > Comments on goods movement context *Pending data availability within 800m boundary

56 APPENDIX 57 Level of connectedness PROPOSED DATA SOURCESPROPOSED DATA TTS line* by data ridership Transit Annual/monthly by data ridership Transit Annual/monthly station* Compiled Peel intersection traffic counts mode)* by (separated

> > > > *Pending data availability MEASUREMENT INDICATORS Level of clustering/proximity to other stations/connectivity with wider network Current station classification (Anchor point, interchange, terminal) generation and attraction trip of Level demand including area station the within mode each for analysis

> > > The current role of the station area will be documented, as a function of the the of a function as documented, be will area station the of role current The the and network, the in priority its it, upon placed demands traffic existing the establish help will This nodes. transit nearby other to clustering of level future potential its the determine and area station the of influence current impede or aid could that constraints and opportunities identifying by growth investment and redevelopment. (b) Existing connectivity and priority in network in priority and connectivity Existing (b) (c) Future connectivity and investment potential As a function of current planned transportation improvements and their phasing, the station area’s future priority in the network, and the level of clustering to other nearby transit nodes, will be determined. This will help establish the planned influence of the station area and determine its potential Level of for future growth by identifying its expected priority in the network. connectedness

MEASUREMENT INDICATORS PROPOSED DATA SOURCES

> Station classification (Anchor point, > Regional Growth Plans interchange, terminal) > Municipal Growth Plans > Level of clustering/proximity to other stations/connectivity with wider network > Future commitments and dedicated funding with the 2041 planning time horizon

58 APPENDIX 59 context Favourable local PROPOSED DATA SOURCESPROPOSED DATA Zoning and land use GIS data GIS use land and Zoning Parcel shapefiles, limited to parcels in or touching touching or in parcels to limited shapefiles, Parcel boundaries MTSA Conservation/Protected data area GIS data GIS plain Flood Area Growth Strategic Centres, Growth Urban district heritage and downtown local and shapefiles, overlays centroid MTSA from 800m of boundaries Overlap shapefile Utility GIS data (centerline, point and area/polygon area/polygon and point (centerline, data GIS Utility provision/catchment service associated and data)

> > > > > > > Overlap and proximity to other MTSAs Existing land uses Landscape constraints within 800m boundary Urban structure and policy significance applicable to 800m boundary geography Infrastructure within 800m boundary vs. (public ownership Land 800m boundary within private) MEASUREMENT INDICATORS

> > > > > > Analytical lens 2 Peel Region is characterized by a range of urban and suburban landscapes. contribute will areas station transit around conditions physical existing The development. transit-oriented support to and intensify to opportunity the to floodplain, the or areas conservation adjacent of constraints the is it Whether - framework policy or structure urban existing a conducive of presence the or following The growth. new absorb to positioned uniquely be will MTSA each context local the of favorability assessthe will indicators measurement of set opportunity. this for LAND USE AND BUILT FORM BUILT AND USE LAND MARKET AND GROWTH POTENTIAL Analytical Lens 3

Similar to a unique range of landscape and physical characteristics, Peel Region is characterized by different market dynamics that will continue to impact intensification patterns. Concurrent to this MTSA Study, the Region is finalizing population and employment projections to 2041 and an ultimate build-out scenario associated with these anticipated trends. The patterns of historic intensification is also being investigated Market readiness and analyzed as part of this MTSA study. Assessing the capacity for different transit stations to absorb this growth is critical to prioritizing MTSA locations and short, mid, and long-term policy responses to guide regional policy. The following set of measurement indicators are designed to assess the level of development potential surrounding MTSAs based on localized market characteristics.

MEASUREMENT INDICATORS PROPOSED DATA SOURCES

> Vacant and underutilized land MPAC data – MPAC has a vacant land code that could help identify MTSAs with a large amount of vacant land, 17.LandSupplyforVacant_parcel data - Assessment of vacant parcels, that are identified as ‘Developable’, which excludes Conservation Authority Lands, Municipal Parks, Non-buildable lands for walkways, stormwater management ponds and Lands designated and zoned for open space

> Number of parcels and average Parcel fabric and aggregated ownership data from the parcel size Local Municipalities – MTSAs with a large number of small parcels will be more difficult to redevelopment due to fragmented ownership, in comparison to MTSAs with only a few large landowners.

> Recently started/completed Building permit data residential and non-residential projects

> Active development applications Development application data

60 APPENDIX 61 opportunity Public need or or need Public PROPOSED DATA SOURCESPROPOSED DATA To discuss with Peel Region in Phase 1B Phase in Region Peel with discuss To Proximity to hospitals, schools, malls/neighbourhood malls/neighbourhood schools, hospitals, to Proximity institutions cultural other and parks, centres, shopping available or data open GIS on sourced (geolocation shapefiles from Local buffers Municipalities; generated in GIS). 1B Phase in Region Peel with discuss To 1 House Open Public at collected feedback Consultation and Stakeholder Workshop 1. Climate change significance Climate Public health and affordable housing Community/Stakeholder comments Community assets MEASUREMENT INDICATORS

> > > > Analytical Lens 4 Peel across experiences connectivity different are there that Recognizing serve MTSAs how is considerations analytical key the of one Region, The life. community of opportunities future the support and needs the assess to the designed are indicators measurement of set following services, regional and local critical provide assets that community existing or schools local as Assets assets. these such of absence the as well as destinations create but ridership, transit generate only not institutions community and Political life. civic and culture of foundation the form that areas station transit different around intensification in interest or appetite public the from feedback whereby exercise, analytical this inform also will the inform will study this in process consultation stakeholder local and community of context the in areas different of importance and meaning aspirations. COMMUNITY CONSIDERATIONS