[afransen]

The final Mississauga retail strategy has not yet been released, I believe. I take your point about the MCC area, but I'm actually hoping to see greater focus on retail along big streets. Streets like Hurontario or Dundas, I think have a number of apartment buildings that are zoned residential, rather than mixed use.

You see a lot of buildings like these:

View attachment 700643

View attachment 700644

I'd like to see some incentives for retail strips in the yards of such apartment buildings.

They should more resemble this:

View attachment 700647

Hurontario and Dundas are never going to be streets where you will want to sit on a patio and enjoy a coffee or meal. They are highways. I think better for buildings to turn their backs on the arterials (let them be roads) and have a separate network of streets that are actually pleasant places to be. A 6 lane arterial cannot be a pleasant place.

 

[Sauga89]

Hurontario and Dundas are never going to be streets where you will want to sit on a patio and enjoy a coffee or meal. They are highways.

I was more focusing on the buildings than the patios (though the patios work pretty well on Lakeshore). Once you're inside the door, I'm not sure it matters whether the building is on a busy street or not.

I think better for buildings to turn their backs on the arterials (let them be roads) and have a separate network of streets that are actually pleasant places to be. A 6 lane arterial cannot be a pleasant place.

Technically, once the LRT and BRTs are built, it will be four lanes plus two transit lanes. There are plenty of retail heavy streets in Toronto that are two car lanes each way.

Also, who says it has to be an either or proposition. The city's report says it needs to add 5 million square feet in net terms across the city in the next 25 years. If you curtail retail development along streets with heavy foot traffic, good transit, and good visibility, you may not get all the retail space you need.

The market you need to serve is people who just got off work, hopped off at their local LRT or BRT stop, and want to pick up dinner or do their errands on the walk between their apartment and the LRT/BRT stop. They are not going to give up their cars if they have to go to Square One or Dixie/Dundas for their groceries.

Plus, how does retail make a busy street less pleasant than it already is?