What are some of the changes proposed by the Dundas Connects Master Plan?

     Key recommendations within the endorsed DCMP include the following:

    • Implementing Bus Rapid Transit (BRT) along Dundas Street
    • Encouraging mixed-use development that supports transit
    • Creating more open spaces and community facilities
    • Maintaining existing and supporting new affordable housing
    • Maintaining four traffic lanes along Dundas Street
    • Providing safe cycling infrastructure along the length of the Dundas Street Corridor
    • Enhancing pedestrian space and providing street trees
    • Encouraging street-related retail while supporting existing businesses.

    For more details on the specific recommendations of the endorsed Plan, please visit The Dundas Connects Master Plan (DCMP) dedicated website.

    If the Dundas Connects Master Plan was endorsed in 2018, isn’t it already in affect?

    The Dundas Connects Master Plan (DCMP) recommendations have been endorsed, yet they have not been formally established as official City policy. This is partly due to ongoing studies, which affect the implementation of the recommendations.

    Once approved, the implementation of the Official Plan Amendment will establish the recommendations of the DCMP as official policy.

    Until then, any development on lands within the Dundas Connects Master Plan will be subject to current Official Plan policies and Zoning By-law regulations.

    For lands currently restricted by flooding, the ongoing flood mitigation studies, environmental assessments, and construction of mitigation measures must be completed before the recommendations of the DCMP can be fully realized.

    At the same time, any conversion of employment areas to non-employment uses will continue to be subject to Region of Peel Official Plan policies and Provincial requirements.

    What will the Implementing Official Plan Amendment include?

    The implementing Official Plan Amendment may include the following key recommendations of the Dundas Connects Master Plan (DCMP):

    • Implement height range recommendations of the DCMP along the Dundas Street corridor.
    • Identify lands within the Dixie and Mavis-Erindale Employment Areas that could be considered for conversion from employment to mixed-use residential subject to land use compatibility assessment to determine appropriateness.

    If appropriate, this will entail land use changes initiated by development applications.  

    • Establish where appropriate urban design and built form policies for lands along the Dundas Street corridor.  
    • The development of open space and public realm networks to support the expected residential development and complement the anticipated job growth.
    • Define the Dixie Community Node boundary, which is currently unspecified in the Official Plan.   However, policies related to the extent of development within the node will be subject to ongoing flood studies.
    • Enhance access and connections within existing blocks and future higher-order transit stations through additional roadways and access corridors.

    What future engagement opportunities will there be regarding the Dundas Connects Master Plan?

    The recommendations of the Dundas Connects Master Plan, which form the basis of the implementing Official Plan Amendment, have already gone through extensive public engagement and endorsed by Council in 2018.

    The City anticipates engagement in the fall/winter of 2021 to discuss the development of the Implementing Official Plan Amendment, with a statutory public meeting for the draft Official Plan Amendment early 2022.  Additional community engagement maybe scheduled. To make sure you are updated with the project, please register and subscribe to receive news alerts about future engagements at the top of the page.

    How are areas along Dundas Street, which are affected by flooding, being dealt with?

    As part of the Dundas Corridor Policy Implementation work, lands along Dundas Street affected by flooding will have policies related to permitted land uses and heights in anticipation of future development, but will not be able to fully develop those lands until flood issues are resolved. 

    The City is currently conducting flood studies to determine the best flood mitigation options along Dundas Street. The process requires multiple levels of approval from the Conservation Authorities, Minister of Natural Resources and Forestry, and Minister of Municipal Affairs and Housing.

    Lands that are currently within identified flood areas in the Official Plan, including those in the Dixie-Dundas Community Node and the Dixie Employment Area, will continue to be restricted by the Official Plan policies that are currently in effect.

    When can the areas affected by flooding be developed?

    Flood affected areas will be able to develop upon completion of related flood studies, the construction of any flood mitigation measures, and the approval of updated policies through the above process.   Revised flood mapping and policies in the Official Plan and Zoning By-law must also be complete where necessary before new development is considered in affected areas. This process is likely to take multiple years. 

    You can find more details on the related flood studies, including timelines, in the links below:

    Little Etobicoke Creek Flood Evaluation Study – which looks at flood mitigation options at a larger scale throughout the entire Little Etobicoke Creek watershed from Courtney Park in the north to Queensway East in the south.

    How will Dundas Street be modified to incorporate the proposed bus rapid transit, sidewalks, cycle lanes, trees, and laneways as envisioned in the Dundas Connects Master Plan?

    Currently, the Official Plan protects the right-of-way of 42 metres to allow for improvements along the Dundas Street corridor as new development occurs. The detailed design, including the width of lanes, cycling lanes, street furniture, landscaping, etc., within the right of way is part of the City’s Preliminary Design and Transit Project Assessment Process Study for the Dundas BRT. Please click the link to find more information.

    What are the changes to the existing land uses proposed?

    The majority of land uses in the Mississauga Official Plan currently permit the types of mixed uses planned for the corridor. The proposed changes to land use include re-designating a few specific sites outside Employment Areas along Dundas Street. This will allow for a wider range of mixed uses, in addition to what is permitted. The land use designation changes are a result of the Council endorsed recommendations of the Dundas Connects Master Plan. For the affected sites you can refer to the Dundas Corridor Policy Implementation digital map or contact staff to discuss specific sites.

    What are the changes to the existing permitted heights proposed?

    The proposed changes to heights reflect the Council endorsed recommendations of the Dundas Connects Master Plan.  Depending on the location along Dundas Street heights will vary. Generally, up to 6 storeys are permitted along the Dundas Street corridor. 12 storeys are permitted close to key intersections such as Winston Churchill, Erindale Station, Cawthra, Dixie and Wharton, and 25 stories are permitted near to the Cooksville GO station and the Dixie Road and Dundas Street intersection. The proposed new heights are shown in the Dundas Corridor Policy Implementation digital map.

    How were the boundaries of the Dixie-Dundas Node defined?

    The boundaries of the Dixie-Dundas Community Node reflect the Dixie Focus area in the Dundas Connects Master Plan.  

    Following the approval of the proposed Dundas corridor Policy Implementing Official Plan Amendment, will there be amendments to the Zoning By-law?

    As per Provincial legislation, the City is required to update the Zoning By-law to reflect Official Plan policies within 3 years of the approved Official Plan amendment.

    Will parking requirements be reduced for development along Dundas Street to encourage non-vehicular transportation?

    The city does see merit in reducing parking standards and is completing the City’s Parking Regulations Study that will be presented to Planning & Development Committee Tuesday, April 19 at 6:00 PM

    Is the City proposing more affordable housing along Dundas close to the Bus Rapid Transit Line?

    The City is currently undertaking the Inclusionary Zoning for Affordable Housing Study which will establish City-wide affordable housing requirements.

    When will the proposed policies take effect?

    The City will organize a Statutory Public Meeting before the summer of 2022 with the intent of presenting the policies to the City Council in July. Proposed building heights, land use designations and densities will be implemented as part of the Major Transit Station Area project. The Major Transit Station Area policies as well as these policies cannot take effect until the Regional Official Plan Policies are approved by the Province hopefully this summer.