By Pepper Parr
August 15th, 2022
BURLINGTON, ON
First in a series on the impact and change the the MTSA’s are going to have on the city.
The three MTSA’s are very different.
All kinds of development has already taken place in Aldershot NTSA (Major Transit Service Area) where the ADI Development group has done a lot of building – they seemed to have forgotten that parks are supposed to be close to where people live.
The development sector did not get ahead of the demand that everyone knew was coming. They chose to let demand build up – then did the supplying.
Burlington is the current focal point while Appleby has not seen very much in the way of development – the pressing matter in the Appleby MTSA is the Fearmans pork processing plant. The owners of the facility have grown to be a world wide pork providers – and have invested heavily. Can that kind of facility exist in a city?
The Molinaro Group were the first to build the high towers. They chose to be close to the GO station. Sales support the decision they made. The final two towers of the five tower development are close to seeing shovels in the ground.
Downtown Burlington UGC/Burlington GO MTSA – The MTSA covers an area of 102 gross ha (253 gross acres) located immediately north of Burlington Downtown. The area has access to Highway 403 and the Q.E.W. via Brant Street and Fairview Street, respectively.
The area is served by the Burlington GO train station (Lakeshore West line). The area has a significant underutilized land base and is home to a population of 1,670 and an employment base of 2,680 jobs. Major employment sectors include retail trade, manufacturing and food and accommodation. Land abutting Brant Street and Fairview Street comprises largely retail commercial uses with some recent high-density residential development along the latter.
Lands along Plains Road are largely general industrial in nature. A low-density residential area is located south of Fairview Street, east of Brant Street.
The area is intersected by two CN rail lines which separate the area into two distinct areas to the north and south. With the exception of one condominium project (Paradigm Midtown Burlington) located in proximity to the Burlington GO train station, the area has experienced limited development activity over the past decade.
Appleby GO MTSA – The Appleby MTSA is located south of the Q.E.W. at Appleby Line, with excellent access to the Q.E.W., and is served by the Appleby GO train station (Lakeshore West
A 150 year old corporation that plays a significant role in the Burlington economy. Should a slaughterhouse be in this location?
Line). The area is occupied largely by mature employment uses that exhibit a general industrial character, with residential townhouse complexes and small apartment buildings on the south side of Fairview Street.
The MTSA covers an area of 179 gross ha (443 gross acres), and is home to a population of 1,140 and an employment base of 6,390 jobs. A large share of employment is in manufacturing, professional, scientific and technical services and finance and insurance. A significant share of land in the MTSA is underutilized or vacant. The area has experienced limited development activity over the past decade and has limited development activity identified through site-plan activity.
While it comes close to looking like “project” developments the community has yet to find itself.
Aldershot GO MTSA – The Aldershot MTSA is situated immediately south of Highway 403, west of the Q.E.W. and Highway 407. The area is intersected by Plains Road and Waterdown Road which serve as the two main roadways.
The area has excellent access to Highway 403 via Waterdown Road. The MTSA is serviced by regional commuter rail (GO train Lakeshore West line). With a gross land area of 86 ha (213 acres), the MTSA has a population of approximately 1,100, an employment base of 1,090 jobs, and comprises a mix of low-, medium- and high-density residential, retail/ service commercial, industrial and institutional development.
The area has experienced significant residential and mixed-use development over the past decade.
The Appleby GO MTSA has the highest overall existing utilization of lands, both with respect to building floor space index and employment base, followed by the Downtown Burlington UGC/Burlington GO MTSA and the Aldershot GO MTSA.
While the Aldershot GO MTSA is the most underdeveloped with respect to non-residential land uses, it has the largest population base and has experienced the most development activity over the past decade (largely residential and mixed-use development).
Less than 700 units per year in the last 5 years for a city of over 180,000. No wonder we have a housing crisis and our property taxes are going up so much.