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3.1 Waterdown/Aldershot Master EA Transportation Network Study

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3.1 Waterdown/Aldershot Master EA Transportation Network Study City of Hamilton Development of the Waterdown/Aldershot Transportation Master Plan Draft Report – August 2005 Page 14 3.0 IDENTIFICATION OF PROBLEM OR OPPORTUNITY (PHASE 1) 3.1 Waterdown/Aldershot Master EA Transportation Network Study The Phase 1 Final Report of the Waterdown/Aldershot Master EA Transportation Network Study was completed on July 30th, 2004 by SNC-Lavalin. The purpose of Phase 1 was to “review all the land use and transportation network changes, either proposed or constructed, which may effect the study area conclusions and recommendations of the previous Transportation Master Plan Study undertaken by Stantec Consulting Ltd. in September 1999”. The report confirmed the need for additional east-west and north-south capacity in the Waterdown/Aldershot area due to OPA 28, stating that additional capacity was needed in each direction. The report also recommended that the next phase consider all options to provide additional capacity in the Waterdown and Aldershot areas. 3.2 Existing Population/Employment Waterdown currently has a population of 15,000 (2001 census). The community was established in the late 1700’s as a stopping point on Highway 5. The population has remained fairly stagnant until the early 1990s, when the community received considerable growth, almost doubling in size. Thus, the community is characterized by a combination of old and new development. The town centre is comprised of older homes and retail buildings, which is contrasted by newer residential and retail development along the outer fringe of the developed urban area. The Flamborough Business Park is located at the intersection of Highway No. 5 and Highway No. 6. This 250-hectare employment area is intended to serve prestige industrial development for the Flamborough area. Currently, the business park has approximately 120 hectares of vacant/agricultural land, with the remainder being occupied by industrial and commercial employment uses. Existing industrial uses are concentrated in the south-east quadrant with more commercially-oriented business located on Highway No. 5. 3.3 Population and Employment Forecasts 3.3.1 Waterdown Official Plan Amendment (OPA) 28 OPA No. 28 to the Town of Flamborough Official Plan was approved by the Executive Council of the Provincial Government of Ontario on June 19, 2002, which would allow the expansion of the Waterdown urban area to accommodate residential growth to the year 2021 based on certain conditions being met. One of the conditions was the completion of a Master Environment Assessment Transportation Study. City of Hamilton Development of the Waterdown/Aldershot Transportation Master Plan Draft Report – August 2005 Page 15 The three main expansion areas in OPA No. 28 are Waterdown North, Waterdown South, and Upcountry Lands. These are illustrated in Figure 6. The OPA 28 lands consist of approximately 240 hectares of gross developable residential land. The rate of development in the past has been approximately 300 building permits annually. This provides a 15 to 20 year supply of residential land if development continues at a similar rate. Population growth is expected to increase by 15,264 people upon build out. This will generate retail demand for at least 166,000 additional square feet GLA by 2024. Figure 6 – Waterdown Urban Expansion Area Upcountry Lands The Upcountry Lands is a 54 hectare land parcel located between Parkside Drive and Dundas Street, east of Robson Road. The lands are designated for residential development. Since the lands are under one ownership and have less complex environmental issues, no secondary planning is required. Secondary Plans are required for Waterdown North and Waterdown South and are both currently in progress. Waterdown North Waterdown North is a 121 hectare parcel of primarily agricultural land bounded by Borers Creek to the north, Centre Road to the east, Parkside Drive to the south, and the Imperial Oil Sun Canadian Pipeline easement to the west. The area has 7 property owners. Lands adjacent to Parkside Drive are designated predominantly as Mixed Use Area; the north-south portion of Borer’s Creek is designated Hazard Lands. The remainder of the area is designated Urban Residential. This will represent approximately 36 percent (5,553 people) of the total population forecast of the Waterdown urban area, along with 60,000 sq ft of retail space. City of Hamilton Development of the Waterdown/Aldershot Transportation Master Plan Draft Report – August 2005 Page 16 Waterdown South Waterdown South is a 180 hectare parcel of primarily agricultural land bounded by Highway No. 5 to the north, Kerns Road to the east, Mountain Brow Boulevard to the south, and Flanders Drive to the west. The area has 6 property owners. The area is designated for primarily residential purposes, with small commercial clusters. The lands are projected to accommodate 2,800 to 3,500 residential units with an average density of 35 units per net hectare (65% low density, 25% medium density, and 10% high density). The area is bisected northwest to southeast by a 30 m wide hydro corridor. The Grindstone Creek is a significant natural feature that cuts an east-west path through the northerly half of the area. Development Applications There are a number of approved and pending development applications within the City of Hamilton portion of the study area. The majority of these are within the Flamborough Business Park. The eastern portion of the Business Park abutting Highway No. 6 may be developed as a major commercial centre. There is an application for a Regional Official Plan Amendment and rezoning to allow 600,000 sq. ft. of proposed retail, a 120-room hotel, and 12-pump gas bar on the northeast corner of Highway No. 6 and Highway No. 5 (Flamborough Power Centre). There is also a site plan application for approximately 550,000 sq. ft. of retail/restaurants at the southeast corner of Highway No. 6 and Highway No. 5 (Trinity Development). Within the existing community of Waterdown, there is a preliminary proposal to permit a four story residential apartment building with a total of 56 units, located on Flamboro Street, south of Dundas Street and west of Main Street. 3.3.2 Aldershot Aldershot is a primarily residential community located in the southwestern portion of the City of Burlington. It has a population of approximately 15,000. The community has a village quality about it and is somewhat isolated from the rest of the City, with the Niagara Escarpment to the north, the QEW to the east, the Hamilton Harbour to the south, and the Royal Botanical Gardens to the west. The Phase 1 report identified a number of development proposals that are anticipated to occur over the planning horizon of the Transportation Master Plan. These are presented in Table 1 and illustrated in Figure 7. Staff at the City of Burlington have confirmed that the list of development applications presented from the Phase 1 Report in Table 1 are still up-to-date. Only the development of the Aldershot Plaza (#23) has changed slightly. Currently, a planning study is underway with Phase approval for 266 units. City of Hamilton Development of the Waterdown/Aldershot Transportation Master Plan Draft Report – August 2005 Page 17 Table 1 – Aldershot Population and Employment Forecasts Development Application Residential Units Employment 1 Jannock Brick Plant 0 30 2 King’s Forest Bus. Park 0 3,400 3 Jannock/CNR lands 0 3,500 4 Blue Circle lands 0 725 5 Waterdown Rd lands 0 600 6 Howard Rd lands 0 350 7 DeGroote Project 215 0 8 Plains Rd lands 100 100 9 Emshih east of Costco 0 550 10 Amherst Drive 230 0 11 United Lands 100 0 12 Geofcott lands 0 400 13 Grindstone Owners 650 250 14 Garden Trails 200 0 15 Easterbrook lands 100 0 16 Bridgeview Office 0 100 17 Snake Rd Cemetery 0 0 18 Dundas Pleasantview 25 0 22 West Plains 50 0 23 Aldershot Plaza 500 0 24 RBG Expansion 0 100 Total 2,170 10,105 (5,880 pop.1) 1 approx. growth from 1999 on; *Reproduced from the Waterdown./Aldershot Master EA Transportation Network Study Phase 1 – Final Report, (July 30, 2004) SNC Lavalin City of Hamilton Development of the Waterdown/Aldershot Transportation Master Plan Draft Report – August 2005 Page 18 Figure 7 – Expected New Development within Aldershot Area Source – Waterdown./Aldershot Master EA Transportation Network Study Phase 1 – Final Report, (July 30, 2004) SNC Lavalin 3.4 Existing Major Transportation Network The report, Waterdown/Aldershot Master EA Transportation Network Study Phase 1, July 2004, identified that main gateways in and out of Waterdown are currently close to or at capacity during the peak periods. The primary east-west roads in the study area include Dundas Street/Highway No. 5, Highway 403, Plains Road, and Highway 407. The primary north-south routes in the study area are Highway No. 6, Waterdown Road, and Brant Street. Dundas Street/Highway 5 is one of the major east-west gateways into and out of the study area. The character and jurisdiction of this road vary significantly. West of Highway No. 6, the road is a under the jurisdiction of the Province of Ontario, with two travel lanes. East of Highway No. 6, Dundas Street has a 4-lane arterial road cross section, which is under the jurisdiction of the City of Hamilton. Through the Waterdown community, turning lanes are provided on the two-lane cross section with on-street parking. East of Kerns Road, Dundas Street is under the jurisdiction of the Region of Halton and has four travel lanes. City of Hamilton Development of the Waterdown/Aldershot Transportation Master Plan Draft Report – August 2005 Page 19 Highway 403 is located along the southern portion of the study area.
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