Report to: Development Services Committee Report Date: March 6, 2007

SUBJECT: INFORMATION REPORT

Box Grove North Inc.

Review of the need for a pedestrian bridge over the 9^th Line tributary to the proposed shopping centre at the N/E corner of 9^th Line By-pass and Copper Creek Drive.

File No.: SC 06 108718

PREPARED BY: Nilesh Surti, Planner, ext. 4190

East District Team

RECOMMENDATION:

That the report dated March 6, 2007, entitled, “Review of the need for a pedestrian bridge over the 9^th Line tributary to the proposed shopping centre at the N/E corner of 9^th Line By-pass and Copper Creek Drive,” be received.

And That a pedestrian bridge not be required.

EXECUTIVE SUMMARY:

Not applicable

FINANCIAL CONSIDERATIONS:

Not applicable

1. Purpose 2. Background 3. Discussion 4. Financial

5. Others (Environmental, Accessibility, Engage 21st, Affected Units) 6. Attachment(s)

PURPOSE:

At the time of review of the proposed shopping centre at the northeast corner of 9^th Line By-pass and Copper Creek Drive, staff was requested to report back to Committee on whether a pedestrian bridge over the 9^th Line tributary is warranted. The purpose of this report is to outline for Committee the review undertaken by staff and to recommend that a pedestrian bridge not be required.

BACKGROUND:

Property and Area Context

The lands are located at the northeast corner of 9^th Line By-pass and Copper Creek Drive (See Figure 1). The subject lands include two blocks on a registered plan of subdivision and are approximately 7.5 ha (18.5 acres) in area. The property is presently vacant with no significant vegetation.

To the north, the subject lands are bounded by Highway 407. Further north, across Highway 407, is a draft approved residential subdivision (Lindvest Properties Ltd. – Phase 2). Immediately to the east are vacant employment lands that are also owned by the applicant. To the south, across Copper Creek Drive, is a registered residential plan of subdivision (Box Grove Hill Developments Inc & Box Grove North). To the west, the subject lands are bounded by a minor tributary of the Little Rouge Creek and 9^th Line By-pass. Across the tributary and the By-Pass, is a sales centre for the Box Grove Community and existing 9^th Line. Further west, across existing 9^th Line, is the Legacy Community (See Figures 2). The minor tributary noted above once traversed the subject lands as seen in the Air Photo (Figure 2) but was permitted to be realigned adjacent to the By-pass as part of the subdivision approval process. The tributary is currently contained within a block owned by the Town.

Proposed shopping centre and a medical office building endorsed by Committee

On November 21, 2007, Development Services Committee endorsed a plan in principle to permit the construction of a 14,624 m² (157,418 ft²) shopping centre consisting of 11 commercial buildings intended for a supermarket, retail stores, financial institutions, personal service shops, restaurants, and other uses designed to fulfill the shopping needs of the surrounding communities. Also proposed is a 5,574 m² (60,000 ft²) 4-storey medical office building located on the easterly portion of the site (See Figure 3).

Feasibility of a pedestrian bridge over the 9^th Line Tributary to be reviewed by staff

At the November meeting, Committee directed staff to review the possible merit of a pedestrian bridge over the 9^th Line tributary between Buildings A and B (See Figure 3) in order to provide alternative pedestrian access to the proposed shopping centre, primarily to serve residents living north of Highway 407.

OPTIONS/ DISCUSSION:

The need for a pedestrian bridge from the 9^th Line By-Pass to the shopping centre

The attached air photo (Figure 2) shows the existing and proposed residential subdivisions north of Highway 407 as well as the proposed commercial development at the northeast corner of Copper Creek Drive and 9^th Line by-pass. The pedestrian bridge suggested at the Development Services Committee meeting would be of little to no use for the Legacy community to the west as they would have more direct access to the shopping center through the proposed Rouge Bank Drive extension. Therefore the proposed bridge would conceivably serve only the residents living to the north of Highway 407.

New urbanism principles generally aim to provide a resident a walk to a destination that is no more than 500 metres (or no more than a five minute walk). For a resident to walk from the closest pedestrian access point to 9^th Line (walkway proposed on the east side of 9^th Line) north of Highway 407, to the considered location of a pedestrian bridge it would be a minimum distance of approximately 880 metres (2,887 feet). Furthermore, for a resident to walk from the closest intersection north of Highway 407 to the pedestrian bridge, it would be a minimum distance of approximately 1,059 metres (3,474.4 feet). For residents living north of Highway 407, the shortest walking time to the pedestrian bridge is roughly nine minutes. In addition, the crossing of Highway 407 is not pedestrian friendly given the fact that it is very exposed and susceptible to all weather conditions. Staff do not believe there will be many people walking this distance through an inhospitable environment to shop at the subject shopping centre.

It is more likely that the residents living north of Highway 407, who do not wish to drive their car, would take public transit. There is an existing transit route along 9^th line and public transit will have a convenient drop-off and pick-up point at the planned entrance to the shopping centre. In addition, a planned commercial centre in the vicinity of Highway No. 7 and Bur Oak Avenue in Cornell may reduce the likelihood of residents north of Highway 407 travelling to the proposed commercial centre in Box Grove.

Furthermore, provision of a pedestrian bridge may present a safety risk associated with any pedestrian traffic along the west side of 9th Line. There are no cross-walks along the 9th Line By-Pass in the vicinity of where the pedestrian bridge would be built. Therefore, some pedestrians could make an illegal unsafe crossing from the west side of 9th Line By-pass to get to the proposed access bridge. In addition, the considered location of the pedestrian bridge would require pedestrians to walk through the service area along the west side of the commercial buildings. The service area is not frequented by shoppers and is not considered a pedestrian friendly environment.

Finally, it is estimated that the proposed bridge would cost in the order of $150,000 to construct.

Conclusion

While staff support and encourage the provision of facilities to accommodate pedestrians, it is felt that the considered pedestrian bridge across the 9^th Line Tributary is not a significant benefit to pedestrians and in fact may pose a safety risk to the few that may use this structure. The shopping centre has been well designed with appropriate pedestrian access in mind from Copper Creek Drive and the intersection with 9^th Line (see Figure 3). Due to safety concerns and practicality issues outlined above, and given the cost of constructing the bridge, staff is of the opinion that the proposed pedestrian bridge is not desirable and should not be required.

FINANCIAL TEMPLATE: (external link)

Not Applicable

ENVIRONMENTAL CONSIDERATIONS:

Not Applicable

ACCESSIBILITY CONSIDERATIONS:

As outlined above.

ENGAGE 21^ST CONSIDERATIONS:

Not Applicable

BUSINESS UNITS CONSULTED AND AFFECTED:

Not Applicable

RECOMMENDED BY:

________________________________ _________________________________

Valerie Shuttleworth, M.C.I.P., R.P.P. Jim Baird, M.C.I.P., R.P.P.

Director of Planning and Urban Design Commissioner of Development Services

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Site Plan

Figure 3 – Air Photo

AGENT:

David Stewart

Box Grove North Inc.

600 Applewood Crescent

Vaughan ON L4R 4B4

Tel: 905-760-7300; Fax: 905-669-9600

File Path: Q:\Development\Planning\APPL\SITEPLAN\06 108718 Box Grove Commercial Centre & medical clinic\Information Report.docc