mininamib
Active Member
This project makes me feel like the BRT should be a higher order transit. Will the BRT lane at least be used by buses which also enter into some parts of the neighbourhood and then join back up on Lakeshore?
Mississauga Rangeview | ?m | 15s
- Thread starter Midtown Urbanist
- Start date
Sauga89
Active Member
This is going to Mississauga's planning and development committee next week with a staff recommendation that it be approved.
The zoning change would allow for up to 5,300 residential units, and up to 25 stories.
I think it's worth noting again that while this an area re-zoning plan, many land owners are not part of the application.
The supplementary documents show the extent of the development partnership lands, and which land owners are not part of the re-zoning effort.
I like the density in principle, but that's a lot job creating businesses which would be replaced by low density townhomes if anything close to the renderings is built. I feel like there's a disconnect between how the city is treating this site compared to other business areas. The Dixie-Dundas employment area re-zoning, which is an area of mostly retail parking lots adjacent to Dixie GO, has been languishing, but this Rangeview area plan is getting approved.
The zoning change would allow for up to 5,300 residential units, and up to 25 stories.
I think it's worth noting again that while this an area re-zoning plan, many land owners are not part of the application.
The supplementary documents show the extent of the development partnership lands, and which land owners are not part of the re-zoning effort.
I like the density in principle, but that's a lot job creating businesses which would be replaced by low density townhomes if anything close to the renderings is built. I feel like there's a disconnect between how the city is treating this site compared to other business areas. The Dixie-Dundas employment area re-zoning, which is an area of mostly retail parking lots adjacent to Dixie GO, has been languishing, but this Rangeview area plan is getting approved.
innsertnamehere
Superstar
Because this is a private landowner who is advancing the redevelopment plan. Who owns what and what they want to do with it matters.
The densities down here continue to boggle my mind though - there is no transit at all. There are now over 20,000 units planned in this area between this and Lakeview.. with no rapid transit or even a clear road connection to the freeway system. It's insanity.
The densities down here continue to boggle my mind though - there is no transit at all. There are now over 20,000 units planned in this area between this and Lakeview.. with no rapid transit or even a clear road connection to the freeway system. It's insanity.
Sauga89
Active Member
I was more referring to the city's general land use policies. My understanding is that this Rangeview application is for height and population density rezoning. It's not a change from employment lands to residential. That change happened earlier.
The Lakeview area I believe used to be all employment lands, but that employment designation was removed from the entire area as part of the re-development work of the adjacent power plant. The city was a big part of that re-development work, and if you look back, the city started planning for this Rangeview development as far back as 2011, when it included those lands as part of re-development studies it commissioned. I think the city could have left the Rangeview block areas as employment lands if it wanted to.
If you read Mississauga's official plan, you'll see that the Rangeview area is included in the Lakeview major growth node, where the plan calls for density to be encouraged. Indeed, if you look at the staff report, the fact that this site is in the Lakeview growth node is a big part of why city staff are recommending the current application be approved.
Meanwhile, there is talk in the official plan of creating a growth node around Dixie-Dundas, but it hasn't had its boundaries defined yet. That's the disconnect I was referring to. The Rangeview lands had their employment designation removed years ago, when maybe they shouldn't have, but the Dixie-Dundas employment lands, many of which have much better existing transit and retail services, are still waiting (though I think parts of the Dixie-Dundas area fall into the Dixie GO MTSA). Dixie-Dundas is also waiting on some city flood prevention work, which I imagine is also holding back development.
The adjacent Lakeview Village development was originally only approved to have 8,000 units, before the province overrode the city by doubling it to 16,000. Given that, I might have expected the city to then try to reduce the pressure on the roads and transit by reducing the Rangeview unit count to compensate, but that hasn't happened.
For the record, I think I do like this development, I just worry about the job losses and wonder if the city could do more to grow in other places closer to transit.