To: From: Mayor and Members of Council Development Approval & Planning Policy Department Meeting: 2012-05-15 Subject: Informational History on the Planning of Trails within the Chateaux of Caledon/Brookfield Homes Pathways Subdivision RECOMMENDATIONS That Report DP-2012-035 regarding Informational History on the Planning of Trails within the Chateaux of Caledon/Brookfield Homes Pathways Subdivision, be received for information; and That Development Approval and Planning Policy Department be directed to add a clause in any future Subdivision Agreement, which is registered on title, that all Purchase and Sale Agreements where applicable include a warning clause regarding the width of sidewalk to make new homeowners aware that a wider than standard sidewalk may be located in front of their property; and That Development Approval and Planning Policy Department be directed to ensure that any future subdivision include a note on the developer/builder Sales Office Plan, that reminds purchasers to confirm with the Development Approval and Planning Policy Department final locations of sidewalks and infrastructure/utilities to be located within the road right of ways in front of their property. ORIGIN/BACKGROUND On Tuesday April 3, 2012, two residents within the Chateaux of Caledon/Brookfield Homes Pathways Subdivision ( Chateaux ), delegated Council with concerns about the planned installation of a 2.0 metre (6.5 foot) wide sidewalk on the north side of Paisley Green Avenue within the development. The delegates requested clarification on both the requirement for the sidewalk and its proposed width. Concerns raised by the delegates included the close proximity of the sidewalk to the front façade of their home, therefore creating privacy issues. Staff identified at the Council meeting that the particular sidewalk in question is part of a larger pedestrian network for the Caledon East community. As a result of the delegation, Council recommended that staff provide an information report back to Council on the planning history for pedestrian movement within the Chateaux subdivision. The Chateaux subdivision is located in Caledon East on the north side of Old Church Road between Airport Road and Innis Lake Road. The subdivision is 34.757 ha (85.89 ac) in size (see Appendix A Approved Draft Plan of Subdivision). The subdivision is currently registered with phase 2 being draft approved, to develop approximately 471 residential units comprised of a mix of single detached dwellings, linked dwellings, live/work townhouse dwellings and townhouse dwellings. The subdivision plan also Page 1 of 8
includes a small commercial block, open space, trail linkages, a neighbourhood park and a storm water management facility. The subdivision is planned to be built over several phases. To date 191 building permits have been issued for the first phase of development. DISCUSSION As highlighted in the marketing for the Chateaux development, walkability and pedestrian connectivity were an important design objective in the overall planning of the subdivision. The Caledon East Secondary Plan, Official Plan Amendment ( OPA ) 219, the Caledon East Streetscape Study - Architectural Guidelines and Streetscape Study Addendum influenced the final approved layout of the subdivision. Caledon East Secondary Plan The Caledon East Secondary Plan ( CESP ) is a component of the Town s Official Plan. The establishment of the CESP was a detailed and community driven process that was Council approved in July, 2000. The CESP recognizes that Caledon East is a key focal point along the Caledon Trailway and that pedestrian connectivity within Caledon East to the overall Town of Caledon trail network is an important planning objective. One of the specific objectives of the CESP is Policy - 7.7.2 (h) To encourage and facilitate pedestrian activity by providing a system of open spaces, trails and pedestrian walkways that interconnect the residential neighbourhoods, the core community facilities and the Caledon Trailway. Based on an objective of community walkability and pedestrian connectivity to public spaces and community facilities, the structural concept for the CESP identified the importance of planning Caledon East with trails and linkages that connect residents to the parks, environmental policy areas, schools, the village core and residential neighbourhoods. By providing the connectivity, it will enhance public safety and community interaction. The preparation of the CESP included extensive public consultation. Public input reinforced the importance of trails and pedestrian connectivity in Caledon East by identifying both improvements to existing trails as well as, the need for new trails that would encourage walkability. Along with the approval of the CESP a conceptual layout for open space linkages was prepared. The layout identified a pedestrian connection across the lands, which are now being developed as the Chateaux subdivision. At the time of the CESP approval, there was no development application submitted for the Chateaux lands; therefore there were no detailed studies or information to identify an ultimate location for a trail. Without detailed development information, the desired trail connection was shown conceptually along the northern limits of the subdivision lands running in an east west alignment establishing a connection from Boyce s Creek to Innis Lake Road, as shown in Appendix B - Figure 7.7.2 Caledon East Conceptual Pedestrian Network (Official Plan). Official Plan Amendment 219 An Official Plan Amendment ( OPA ) application was submitted to the Town in November of 2007. The application was specifically for the Chateaux subdivision lands. Page 2 of 8
The amendment which was approved as OPA 219 by Council on December 9, 2008, permitted the inclusion of retail commercial uses, modifications to the size and location of the neighbourhood park, redesignation of a portion of institutional lands to for low density residential and redesignation of the open space policy area on the land to permit low density residential. As part of the redesignation of the open space policy area, the trail linkage which was initially to be established along the north property line of the subdivision was amended to be included within the subdivisions road network. The OPA amendment included a revision to Schedule D Caledon East Land Use Plan to illustrate a revised location for pedestrian and trail connections within the subdivision (see Appendix C, Schedule D Caledon East Land Use Plan.) Where the CESP illustrated a very conceptual trail connection through the Chateaux lands, Schedule D in OPA 219 illustrates the open space linkages as being more centrally located within the Chateaux subdivision and specifically shows connections associated with the subdivision road network in the same location where Paisley Green Avenue is now found. A public information meeting was held on Wednesday August 6, 2008 to receive public input on the amendment. The current layout for pedestrian connections and trails in the Chateaux subdivision is consistent with the current Schedule D- Caledon East Land Use Plan. Caledon East Streetscape Study - Architectural Guidelines and Streetscape Study Addendum The Caledon East Streetscape Study ( CESS ) was completed in 1994. The study was undertaken to examine existing streetscape conditions in Caledon East and develop guidelines for enhancing both the streetscape and architectural form within the village. An addendum to the study was prepared in 2009. The addendum expanded the original study limits and updated some of the guideline requirements. The CESS was prepared through public input. The study defined key pedestrian linkages, trails, community activity nodes and gateways within Caledon East. Objectives of the study included enhancing walkability within the village and establishing connectivity between the residential areas and the commercial core. Connectivity is to be achieved through trails and the road system. As the original approved CESS did not include the Chateaux subdivision. The 2009 addendum provided new detail on how the subdivision should conform to the CESS through its design and layout of streetscapes, pedestrian connections and architectural form. The addendum highlights that trail connections need to be integrated into the streetscape design. Chateaux of Caledon Residents Advisory Group By recommendation of the Ward 3 Councillors, a Chateaux of Caledon Residents Advisory Group was formed. The group consisted of approximately eleven local Caledon East residents who met frequently during the subdivision planning stages to ensure that the new development would conform to the CESP. The committees review included providing input on the location of trails and pedestrian connections for the subdivision. This input helped to ensure that there was connectivity within the subdivision and to Caledon East. Page 3 of 8
Council Report PD-2008-085 Council Report PD-2008-085 Draft Plan of Subdivision, Official Plan Amendment, Rezoning Application and Associated Draft Plan of Condominium Application Part Lot 21, Concession 1 (Albion) Chateaux of Caledon o utlined the requirements for an enha nced sidewalk system within Chateaux. The enhanced sidewalk addressed the removal of the trail linkage running adjacent to Chateaux s northern property boundary as shown in CESP and re-confirmed the trail linkage being established within the subdivisions road network as illustrated in OPA 219, Schedule D Caledon East Land Use Plan. The enhanced sidewalk was to be incorporated on key streets that would establish the necessary open space and trail connections for the community. Although it was not defined in the report, the term enhanced sidewalk, referred to the implementation of a sidewalk that is wider then the standard 1.5 metre (5 foot) width. Current Approved Pedestrian Network Chateaux draft plan of subdivision was approved by Council on January 13, 2009 and red line revised and approved by the Director of Development Approval and Planning Policy on September 3, 2010. The current pedestrian connections and wider sidewalks planned for Chateaux subdivision, conforms to the Caledon East Secondary Plan, OPA 219, the Caledon East Streetscape Study - Architectural Guidelines and Streetscape Study Addendum and input provide by the Chateaux of Caledon Advisory Committee. A 2.0 metre (6.5 foot) wide sidewalk is planned for north side of Paisley Green Avenue (Street B on Appendix A Approved Draft Plan of Subdivision) and on the east side of Atchison Drive (Street A on Appendix A Approved Draft Plan of Subdivision). These 2.0 metre (6.5 foot) wide sidewalks establish community connections with the open space block in the northwest corner of the subdivision, the park, St. Cornelius School, commercial block and Town Square (located on the northeast corner of the intersection at Atchison and Old Church Road). The connection to the open space block also provides a further trail connection beyond the subdivision into the Boyce Creek Trail system and to Marilyn Drive. The subdivision also provides trail connections in the form of numerous 2.0 metre (6.8 foot) and 2.5 metre (8.2 feet) wide walkway blocks and trail connections through the storm water management facility. The subdivision also proposes enhanced streetscape and pedestrian sidewalks along the north side of Old Church Road and the west side of Innis Lake Road. These sidewalks are also proposed to be 2.0 metres (6.5 feet) in width to promote walkability and safe connections to both St. Cornelius School and Robert F. Hall Secondary School. Please refer to Appendix A Draft Plan of Subdivision Plan which illustrates the various pedestrian networks within the Chateaux. The 2.0 metre (6.5 foot) wide sidewalk is provided to encourage walkability and provide a more comfortable pedestrian connection for residents and children to commute to public facilities including the nearby schools. The wider 2.0 metre (6.5 foot) sidewalk is a Town engineering standard that has been incorporated into other subdivisions in Caledon. For example, Oxford Homes on Borland Crescent (near Walker s Road) in Caledon East has a 2.0 metre (6.5 foot) wide sidewalk incorporated into the streetscape system of the development. In addition, the Strawberry Fields subdivision in Mayfield West has incorporated a combination of 2.0 metre (6.5 foot) and 3.0 metre (9.8 feet) wide sidewalks within residential areas to encourage walkability. The remainder of the roads within the Chateaux subdivision incorporate a standard 1.5 Page 4 of 8
metre (5 foot) wide sidewalk on one side of the road. Paisley Green Avenue and Atchison Drive are the only two streets in the subdivision, which have both a 2.0 metre wide sidewalk on one side of the road and a 1.5 metre (5 foot) wide sidewalk on the opposite side of the road. The 2.0 metre (6.5 foot) wide sidewalk on Paisley Green Avenue is not included along the entire length of the road, instead is along a section of the road where a connection can be established between the open space block and Atchison Drive/ the neighbourhood park. All sidewalks planned in the Chateaux subdivision are located completely within the Town s road right of way. The Town s engineering standards require, where possible, that all sidewalks are located on the same side of the road as schools, parks and other amenities that are pedestrian generators. All sidewalks no matter the width are setback a consistent 0.5 metres (1.6 feet) from all private property lines. Utility corridors, hydro transformers, fire hydrants, water mains and streetlights are all located at the back of curb, which prevents the sidewalk from being located closer to the street curb. As shown in Appendix D Town of Caledon Engineering Standard No. 204, sidewalks are offset from the infrastructure/utilities to protect the sidewalk from being damaged or removed whenever infrastructure/utility repairs are required. Additionally, Town winter maintenance operations necessitates areas for snow storage within the public boulevards, to avoid conflict with snow storage areas, sidewalks are located away from the back of street curb and closer to the private property line. The sidewalks are designed and laid to meet Town of Caledon engineering standards so that they can be accessible for the community and easily maintained by the Town. Comprehensive Zoning Bylaw 87-250, as amended The houses that are located on Paisley Green Avenue which have the 2.0 metre (6.5 foot) wide sidewalk within the road right of way in front of their property, are zoned Residential/R1-E (214). Under the approved zoning of R1-E (214), the residential lots must have: a minimum frontage of 16 metres (52.5 feet) on a corner lot and 14 metres (46 feet) on an interior lot, the front building setback shall be a minimum of 6.0 metres (19.7 feet) from an attached garage and 4.5 metres (14.8 feet) from the wall of a main building (this does not include a front porch or deck which may have less than the 4.5 metre (14.8 feet) setback from the front property line); and garage projections are not permitted beyond the front wall of the main building. Based on the minimum 4.5 metre (14.8 feet) setback of the house to the front property line and the requirement for the sidewalk to be setback 0.5 metres (1.6 feet) from a private property line; the front wall of the houses on Paisley Green Avenue are located a minimum of 5.0 metres (16 feet) from the edge of the sidewalk. Where resident concerns may be raised that the sidewalk can hinder parking in the driveway, the R1-E (214) zoned residential lots were designed to accommodate four parking spaces. All four parking spaces are located within the private property, two within the double car garage and two within the driveway. As highlighted above, the zoning requires the front wall of the garage to be setback 6.0 metre (19.6 feet) from the property line. When the 6.0 metre (19.6 feet) setback is combined with the 0.5 metres (1.6 feet) setback for the sidewalk location inside the property line of the road right of Page 5 of 8
way, there is a total length of 6.5 metre (21.3 feet) in the residential driveway from garage to edge of sidewalk. FINANCIAL IMPLICATIONS There are no immediate financial implications associated with this report. LEGAL IMPLICATIONS The Subdivision Agreement, which is registered on title, for the first phase was executed by all parties on or around April 13 th, 2011. The M-Plan creating the lots and blocks within the first phase was registered on May 5 th, 2011. As such, it is not recommended that this Subdivision Agreement be modified. The Planning Law Office will ensure that all future Subdivision Agreements relating to the Chateaux Subdivision will obligate the developer and builder to include warning clauses in each of its Purchase and Sale Agreements advising potential purchasers that a wider sidewalk may be located in front of their property. The terms of the warning clauses will be approved by Town staff. NEXT STEPS To ensure that new residents in a new subdivision are made aware when a wider sidewalk will be located in front of their property, Development Approval staff shall prepare and include a condition within future Subdivision Agreements that requires the builder/developer to include a warning clause which identifies the wider sidewalk within t heir resident Purchase and Sale Agreements. Staff will also require as part of any future subdivision, that the illustrative Sales Office Plan used by the developer/builder to show the subdivision layout to potential purchasers, include a note which reminds purchasers that a sidewalk, wider sidewalk, street lights and utility boxes may be located in front of their property and to confirm the final location of infrastructure/utilities with the Town of Caledon, Development Approval and Planning Policy Department. COMMUNITY BASED STRATEGIC PLAN Goal 1: PARTNER WITH LAND OWNERS AND COMMUNITY TO PRESERVE, PROTECT AND ENHANCE OUR ENVIRONMENT AND AGRICULTURAL RESOURCES AND NATURAL CAPITAL Strategic Objective 1C - Support Green Energy and Energy Reduction Strategic Objective 1D - Promote Green Living and Build Community Capacity Goal 2: COMPLETE OUR COMMUNITY OF COMMUNITIES Strategic Objective 2E - Provide a High Quality Public Realm Strategic Objective 2F - Connect Neighbourhoods Goal 3: LIVE HEALTHY Strategic Objective 3A - Enhance Active Living Opportunities Page 6 of 8
POLICIES/LEGISLATION Town of Caledon Official Plan Caledon East Secondary Plan OPA 219 Caledon East Streetscape Study - Architectural Guidelines and Streetscape Study Addendum Council Report PD-2008-085 Zoning Bylaw 87-250, as amended The Public Works & Engineering, Development Standards, Policies and Guidelines CONSULTATIONS Geoff Hebbert, Senior Development Engineer Craig Campbell, Director of Public Works Casey Blakely, Community Development Planner ATTACHMENTS Appendix A Approved Draft Plan of Subdivision Appendix B Figure 7.7.2 Caledon East Conceptual Pedestrian Network (Official Plan). Appendix C - Schedule D Caledon East Land Use Plan Appendix D - Town of Caledon Engineering Standard No. 204 CONCLUSION Based on resident concerns, Council has recommended that staff prepare an informational background report to explain why wider sidewalks are located within the Chateaux subdivision. The current layout of sidewalks including a wider sidewalk of 2.0 metres (6.5 feet) in width within the subdivision is consistent with the Town of Caledon Official Plan, Caledon East Secondary Plan, OPA 219, Caledon East Streetscape Study - Architectural Guidelines and Streetscape Study Addendum and the Public Works & Engineering Development Standards, Policies and Guidelines. Further, the pedestrian connections and trail locations conform to public input that was received through the above noted Town studies as well, through the Chateaux of Caledon Residents Advisory Group. The wider sidewalks encourage walkability and active living. It is recommended that residents be made aware of the locations for wider than standard sidewalks in a subdivision when purchasing their homes, by having a warning clause included in the builder/developer Purchase and Sales agreement, which is registered on title. It is also recommended that residents be reminded through a note on the Sales Office Plan, to confirm with the Development Approval and Planning Policy Department all final locations of sidewalks and infrastructure/utilities to be located within the road right of ways in front of their property. Prepared by: Janet Sperling Approver (L1): David Hurst Approver (L2): Sylvia Kirkwood Page 7 of 8
Approver (L3): Mary Hall Approver (L4): Douglas Barnes Approver (L5): Page 8 of 8
Appendix A Paisley G reen Ave Paisley G reen Ave Oceans Pond Ct. McCandless Dr... Bo At c hi so n Dr ive. Atchison Drive yce sc ree kc t. Pa Pedestrain Network 2.0 metre wide concrete sidewalk 2.0 metre wide asphalt trail 2.5 metre concrete walkway 2.0 metre wide concrete walkway 1.0 metre wide natural 5.0 metre wide granular trail/maintenance access route in the storm water management pond Note: All other streets in the subdivision will have a 1.5 metre wide sidewalk on one side of the road. isle yg Bo yc es Cr ee kc t. 2.0 metre wide walkway ree na ve.