In preparing and reviewing the Traffic Impact Study requested as part of the approval process, it has been clearly established that the two points of access are more than adequate to handle the projected traffic, both at the intersections immediately adjacent to the proposed subdivision and at the intersections of Howard Avenue at Cabana Road East and Holburn Street at Cabana Road East. It is very clear that no additional points of vehicular access are required. Accordingly, the suggested roadway connection to Clara Avenue to the south is not required for vehicular access.
In reviewing travel patterns for trips generated by “The Orchards” residential subdivision, it is evident that routes will most likely prefer access westerly via Holburn Street toward Howard Avenue or easterly toward Maguire Street and Cabana Road East. Since there is adequate capacity on these routes, a Clara Avenue connection to Cabana Road East would be redundant.
We are aware of a development proposal on the adjacent lands to the south (Maggio development), and the engineering design elements have been coordinated between the developers to ensure a comprehensive and cohesive development pattern in the entire area. We are aware that the Maggio development has come to the same conclusion: additional continuous roadway capacity along Clara Avenue, from the future Holburn Street extension to Cabana Road East, is not required.
We also note that, along Maguire Street to the north, east of Howard Avenue, two small residential cul-de-sac developments have been constructed; a third easterly cul-de-sac has not been approved because of the curvilinear alignment of Maguire Street at this location. Since this intersection would be the northerly terminus of the proposed Clara Avenue extension, it is concluded that the Clara Avenue extension cannot be fully established and connected to Maguire Street at the north.
Instead, the need for an active transportation corridor along Clara Avenue has been identified. The neighbouring developers are in agreement with this concept, which can be achieved by creating an active transportation right-of-way to accommodate a multi-use pathway to link the Maggio development to the south with the local street right-of-way that forms part of our development proposal. The local street and active transportation corridor can continue northerly to the formerly proposed cul-de-sac adjacent to Maguire Street.
Council Report S 38/2020, bottom of page 871, recommends the following actions:
“III. THAT a hold prefix BE APPLIED to the site, to be removed when the following conditions have been met:
i. An application is received to remove the hold;
ii. (a) Construction and conveyance of a 20m right-of-way from the existing north limit of Block 32, Plan 12M-440 directly through to the north limit of Part 1, 12R- 27680 or