MAYFIELD WEST SECONDARY PLAN PHASE 2 Public Open House #3 February 25, 2010 Draft Preferred Land Use Scenario TOWN OF CALEDON PLANNING & DEVELOPMENT DEPARTMENT
Open House Agenda TOWN OF CALEDON 1. Welcome and Introductions. 2. Project Background & Key Inputs. 3. 3 Land Use Scenarios. 4. Draft Preferred Land Use Scenario. 5. Next Steps. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Planning Considerations TOWN OF CALEDON Mayfield West is being planned by Caledon as a compact, well integrated community through a series of phased expansions. Phase 1 east of Highway 10 was approved in 2007. Caledon has endorsed revised 2021 and 2031 population forecasts for Mayfield West. Year Population Increase 2021 17,000 3,900 2031 26,838 9,838 Total 13,738 Phase 2 was formally initiated by Caledon in June 2008 with the approval of General Terms of Reference. Caledon Council has directed the 3,900 population increase to be located west of Highway 10. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Provincial Policy TOWN OF CALEDON The Growth Plan for the Greater Golden Horseshoe, 2006 Section 2.2.8. (2) prescribes provincial policy direction applicable to settlement area boundary expansions. Are there opportunities to accommodate growth in existing designated greenfield areas e.g. Mayfield West Phase 1? Section 2.2.7.(2) prescribes provincial policy direction applicable to density targets. Designated greenfield areas will be planned to achieve a minimum density target that is not less than 50 residents and jobs combined per hectare. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
9 Guiding Principles TOWN OF CALEDON 1. Achieve net ecological gain, when practical, possible and advisable. 2. Adopt an integrated design process. 3. Foster a local identity rooted in the spirit of the Town of Caledon. 4. Establish the structure for a close knit small town that fosters self sufficiency. 5. Achieve a range and mix of housing. 6. Promote walking, cycling and transit opportunities. 7. Maximize conservation and innovation (water, waste, energy). 8. Ensure community connectivity and integration at all scales. 9. Support adaptive change. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Council Feedback - 2009 TOWN OF CALEDON Council feedback provided in May and June 2009 All population growth allocated to MW2 should be located west of Hwy 10 as per Regional Official Plan Amendment 17. An east-west road should be planned for west of Highway 10 and north of the Etobicoke Creek to provide a transportation connection between MW1 and MW2. Must give due consideration to the planned role and function of Mayfield Road; need to limit the number of new access points on to Mayfield Road in order to maintain its arterial road function. Locate compatible land uses adjacent to the rail line; where possible, limit the need for large setbacks. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Council Feedback - 2009 TOWN OF CALEDON With respect to the location of new employment lands: As a first priority, maximize the opportunities north of and adjacent to the MW1 employment lands. Consider the lands west of Highway 10, north of Etobicoke Creek. Provide a range and mix of employment types; higher density jobs. Provide convenient and safe access to community facilities in Valleywood e.g. library and fire hall. Give due consideration to the existing and potential future operations of Brampton Flying Club. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
3 land use scenarios were prepared in June 2009: Scenarios responded to: Planning considerations; Provincial policy; 9 Guiding Principles; and Feedback provided by Council in May and June 2009. Scenario A Scenario B Scenario C
3 Land Use Scenarios TOWN OF CALEDON Review,. comment and evaluation of the 3 land use scenarios: Council Information Workshops (May & June 2009). Public Open House (June 2009). Stakeholder Advisory Group (July 2009). 28 submissions (agencies, stakeholders, landowners etc.). Town Departments. Technical Evaluation by Town s Consultant Team. The Town s team of technical consultants worked in partnership with the Community Design & Sustainability consultant to evaluate the 3 land use scenarios and identify key directions for the draft preferred land use scenario. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Tonight s Main Presentation TOWN OF CALEDON Set of slides which will incrementally build-out the draft preferred land use scenario. Identify key directions and findings of the technical evaluation. Initial thoughts on location, scale and design for certain structural elements e.g. Mayfield Business Park; Mayfield Market Place; residential neighbourhoods and transit spine road. Thoughts on ways to implement the 9 guiding principles. Highlight some of the challenges to implementing the draft preferred land use scenario. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
A Good Plan for Caledon TOWN OF CALEDON The draft preferred land use scenario: A comprehensive plan, incorporating all planning considerations in a compact, transit supportive form. Addresses provincial and Regional policy in a responsible and appropriate manner. Provides an excellent foundation for the successful implementation of the 9 guiding principles. Responds in a balanced manner to the findings and recommendations of the technical evaluation as well as stakeholder input. Allows for some flexibility at the community design phase. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Existing Conditions
Employment Lands
TOWN OF CALEDON Significant Employment & Commercial Opportunities Employment Opportunities 5,553 new jobs are being planned for in Mayfield West. The Plan contemplates a range and mix of employment types offering choice and possibilities for higher densities. Commercial / Retail Opportunities Potential market demand exists for approx. 935,000 sq. ft. of new commercial and retail development in Mayfield West, including regional scale large big box anchor retailers. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Commercial Lands Mayfield Market Place
Mayfield West Business Park Small to mid-sized office and commercial / office development: 55 75 jobs per hectare
Mayfield Market Place How do we deliver the commercial opportunities in a location and at a scale and design that responds to the vision expressed by the 9 guiding principles?
TOWN OF CALEDON Optimizing Existing & Planned Infrastructure Water and Wastewater Servicing No significant constraints on water servicing. The natural heritage system and topography make wastewater servicing challenging in certain areas e.g. north of the Etobicoke Creek and Humber River valleys. Keeping new growth south of the Etobicoke Creek and Humber River valleys optimizes the use of existing and planned wastewater infrastructure to support growth in a compact and efficient form without the need for creek crossings and pumping stations. The MW2 servicing plan needs to consider future phases. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Land Use Compatibility TOWN OF CALEDON Noise and Vibration Impacts The preferred land use plan eliminates the placement of residential land uses directly adjacent to the rail corridor and in areas affected by the existing and potential future operations of the Brampton Flying Club. Recognizing that guiding principle #4 speaks to a mix of land uses in close proximity and well integrated location, scale and design strategies will be employed at the community design phase to manage noise and vibration issues. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
MW1: 2,238 new residents post-2021 Residential Neighbourhoods - with schools and parks MW2: 11,500 new residents 3,900 new residents pre-2021 7,600 new residents post-2021 Walkable Neighbourhoods
Residential Neighbourhoods Average of 67 residents / hectare: 40% detached housing; 40% town housing; and 20% low-rise apartments.
Residential Density: Existing Conditions MW1: currently planned for 9,000 residents @ 41 residents per hectare.
Draft Preferred Land Use Scenario: Proposed Residential Density MW1: a total of 11,238 residents @ 50 residents per hectare. MW2: a total of 11,500 residents @ avg of 67 residents per hectare.
Transit Supportive Planning TOWN OF CALEDON Transportation Growth west of Highway 410/10 is significantly constrained without the reconfiguration of the existing Highway 410/10 interchange. An east-west transit spine road is needed to support and connect development to Highway 410. Potential higher order transit hub in close proximity to Highway 410/10 interchange. Transit supportive development along Mayfield Road. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Highway 410/10 is a critical gateway to MW2
Existing Highway 410/10 interchange configuration. One option for future Highway 410/10 interchange configuration. Future Signal Future Signal Existing Signal
Mixed-use transit spine road - anchored by a transit hub in close proximity to Highway 10 Mayfield Road corridor Mayfield Road corridor - transit supportive uses
Mixed Use Transit Spine Road 80 residents per hectare: : less detached housing; more town housing and low-rise apartments; mixed-use and live/work.
Tournament Park and Ice-pad Arena
A Natural Edge for MW2 TOWN OF CALEDON Environment Preferred land use plan reflects a high priority on the protection and enhancement of natural heritage system. The Etobicoke Creek and Humber River valleys create a natural, definable and distinct urban boundary. Limiting development south of valley system minimizes the natural / urban edge exposure. The Proposed Green Linkages create significant opportunities to protect and enhance isolated woodlots while introducing opportunities for new terrestrial, aquatic and wetland habitats, as well as passive recreational uses e.g. walking and cycling. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Green Linkages & Woodlots
Green Linkages provide a great opportunity to enhance the natural heritage system and provide passive recreational uses.
No Reasonable Alternatives TOWN OF CALEDON Agricultural Impact Regarding soil capability, there is no significant difference between the 3 land use scenarios. The Etobicoke Creek and Humber River valleys create a natural, definable and effective buffer between remaining agricultural operations and future urban growth. The length of the rural / urban interface is minimized, thus reducing edge conflicts. There are no reasonable alternatives that avoid prime agricultural areas. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Draft Preferred Land Use Scenario
Council Feedback - 2010 TOWN OF CALEDON Council feedback on the draft preferred land use scenario: MW2 must strive to be different, creative and innovative. The proposed residential density is higher than that which is typically proposed for Caledon. Securing the transit hub at Highway 410/10 is important to both Caledon and Mayfield West. The provision of housing for seniors must be a priority. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Council Feedback - 2010 The new settlement boundary should align with existing natural features and limit the fragmentation of viable farm operations. For these reasons, the lands south of the Etobicoke Creek Valley should be brought into the new settlement boundary. The tournament park is too small; should be 80 to 100 acres; should be located outside of the new settlement boundary.
TOWN OF CALEDON Summary of Challenges to Implementing the Plan Highway 410/10 is a critical gateway; requires a significant reconfiguration of the existing interchange at Highway 410/10; requires approval under the Environmental Assessment Act and considerable cost. Tournament Park is a recognized facility for Mayfield West; requires a significant acquisition of property. A range and mix of employment types is desirable to offer choice and achieve higher densities in employment areas; attracting small- to mid-sized office development to Mayfield West is not guaranteed. Significant farming operation outside and adjacent to the new proposed settlement boundary raises minimum distance separation issues with proposed development to the south. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Illustrated Land Budget TOWN OF CALEDON The Plan provides for 50 new residents + jobs per hectare Community Amenities Parks, Arena, Tournament Park Institutional Schools, Peel Police Station 28 ha 26 ha Commercial 935,000 sq. ft. @ 25%-50% coverage 35 ha Employment @ average of 55 jobs per hectare 89 ha Residential @ 67 residents per hectare 172 ha Total land need 350 ha (gross) MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House
Next Steps TOWN OF CALEDON Review and comment period: Council Information Workshop (February 16, 2010) Public Open House (February 25, 2010) Town Departments Town s Consultant Team A recommended land use plan for MW2 will be considered by Council for endorsement at a future Council Meeting. Detailed Design Phase: Once Council has endorsed a preferred land use plan for MW2, the detailed design phase can begin. MAYFIELD WEST SECONDARY PLAN (PHASE 2) Public Open House