General Committee Presentation Paddy Kennedy, MCIP, RPP Dillon Consulting Limited November 2012
Location of Area 3 Fitch St. Prince Charles Dr. Area 3 First Ave Thorold Rd.
Study Purpose At the time that the OP was prepared, there was uncertainty around the future use of the site Implement Official Plan policy 6.7.3.4 which identifies the need for a land use study for Area 3 Purpose is to recommend new Official Plan policies, zoning and implementation for Area 3 What types of future land uses are appropriate on the site? What types of densities are appropriate for the site? What urban design policies are needed to ensure that an attractive and functional development occurs? What other measures might help to support redevelopment? The study is intended to provide clarity on permissions, which will help to facilitate the redevelopment of Area 3
Study Process Existing Conditions Review Policy Review Infrastructure Land Use Market Development Options Evaluation Recommendations Issues & Opportunities Greyfield Redevelopment Commercial/Retail Mixed Uses Compatibility & Urban Design Infrastructure Land Use Layout Density & Unity Type Public Realm
Context Part 2 (south) Part 1 Approximately 7 ha. site Part 1- Already has site plan approval for medical office Parts 2 & 3 are vacant and mostly undeveloped Part 3 (north) OP designation allows for a variety of uses (medium & high density, associated commercial, offices) Supports Regional and Provincial policies for intensification Supports City s intensification target of 40%
Opportunities Access Multiple Potential Flexibility to opportunities to water transit sanitary trail for support servicing system sewers existing for public neighbourhood realm improvement businesses Large, unconstrained infill site Proximity to transit Access to trails/good pedestrian connectivity Great opportunity for public realm improvements (e.g. complete streets) Mixed use and higher density form of housing would support nearby established commercial services Partially serviced, with access to municipal services
Market Opportunities
Issues & Challenges The optimal approach for servicing is unclear Servicing costs, depending on the need for any down steam improvements, may affect the development form Compatibility and neighbourhood integration should be addressed through: High quality urban design Public realm improvements
Issues & Challenges There are market & policy limitations which will influence the site s redevelopment potential: Mixed use development would be ideal for the site from a planning perspective, however, the Welland market has few recent examples of mixed use development From a demand perspective, there is no need at this time to expand the City s retail commercial structure There may be pressure for low density housing on the site, given the broader market trends, however, the current policy framework does not support this type of housing.
Development Options Five Options 1) Low Density Residential 2) Medium Density Residential 3) Mixed Use & High Density Residential 4) Mixed Use & High Density Residential (with minor adjustments to parcel boundaries) 5) Medium Density & High Density
Option 1: Low Density 94 Units
Option 2: Medium Density 132 Units
Option 3: High Density & Mixed Use 310 Units
Option 4: High Density & Mixed Use 317 Units
Option 5: Medium & High Density 240 Units
Analysis of Development Options Assessed the 5 options in terms of: Consistency with City s OP objectives Compatibility Servicing Market potential Financial viability (based on potential return on investment)
Key Findings Low density development is not financially viable in Area 3 and does not support OP objectives Medium density, high density and mixed uses appear to be viable alternatives for Area 3 Commercial service and office type uses would be appropriate within a mixed use development concept Options 2, 3, 4 & 5 would all be appropriate Policy framework needs to be flexible and recognize the wide range of possible development scenarios Urban design and public realm improvements are critical
Recommendations Recommended Official Plan Policies & Zoning Area 3 is planned to function as an area for revitalization and intensification Allow for medium and high density residential, office and commercial services in a mixed use format Maximum height would be up to 8 storeys and the overall density would be 25-125 units per hectare (for the residential portion)
Recommendations Recommended Urban Design Improvements High quality buildings, materials and streetscapes Shared site access Barrier free & accessible Development on Prince Charles Drive should enhance the streetscape Buffering and enhanced landscaping should be provided along edge of the site to ensure a smooth transition
Illustrative Urban Design Concept
Existing Site Plan (Part 1)
Public Realm Improvements
Part 2 Development
Part 3 Development
Recommended Next Steps Prepare Official Plan and Zoning By Law Amendments & engage public Complete servicing assessment Complete marketing/investor packages