108 James St. N. Mixed Use Condo Development ZAR

Transcription

1 108 James St. N. Mixed Use Condo Development ZAR

2 Project Team Expertise/Studies Consultant Theatre Consultant Business Plan Janis A. Barlow & Associates Architect / UrbanDesign Report / Sun/Shadow Study / Heritage and Visual Impact Studies Planning Justification Report Parking Study PedestrianWind Study Phase 1 and 2Environmental Studies McCallum Sather Architects GSP Group Inc. Paradigm Transportation Solutions Limited RWDI Consulting Engineers and Scientists MTE Consultants Inc. 2

3 History Diamante s Purchase 3

4 Development Constraints Easements Purchase Additional Land Contaminated Soils Heritage Theatre Lands not available for purchase 4

5 No Front-of-House Amenities Stage and Backstage The House Seating Front of House Foyer / entrance Box office / Administration Rehearsal Space Washrooms Lounge / crush space Building Code 5

6 Developer s Commitment Diamante s are committedto keeping the Tivoli theatre and building and financing important front-of-house theatre services to make the theatre sustainable. 6

7 Developer s Commitment Condition of development: No occupancy permit for condominiums until theatre ready for occupancy 7

8 Overall Proposal Create a new mixed use building including: Front-of-house theatre services Café and restaurant Residential condominium tower Parking for residential condo s 8

9 Mixed Use Development 3 Storey Podium to Animate the Street 9

10 Podium Elements Interior - Front-of-House Amenities Tickets and office Café / Restaurant Lobby Grand Stair Gallery Accessible elevators Rehearsal / Community Space Crush space Washrooms T H E A T R E 10

11 Residential Point Tower 106 Condominiums Limited building footprint 19 storeys -106 units Amenity rooms/space 76 parking spaces 11

12 Proposed Step-back Parking Trade-offs Development team proposed 3 metre tower step back provided City Staff support resulting parking reduction 12

13 Height / Massing Shadow Impact: March, June 21, Dec am & Noon Shadow created by as of right 6 storey height 13

14 Urban Growth Centre Urban Structure Nodes Tivoli Downtown Urban Growth Centre 14

15 Downtown Secondary Plan Height Tivoli Cannon Wilson

16 Existing/Approved Height Existing Height Over 10 Storeys Tivoli Condo s 16

17 Views Existing Views of Tall Buildings Downtown 17

18 Where Should Growth Go? Downtown Secondary Plan Boundary New GO Tivoli Cannon Wilson GO 18

19 Why 22 storeys? We need height and density to finance the extensive front of house amenities to make the theatre sustainable. 19

20 Planning Act: Section 37 Height and Density Bonusing The council of a local municipality may authorize increases in the height and density of development otherwise permitted by the by-law in return for the provision of such facilities, services or matters as are set out in the by-law. 20

21 Community Benefits? Retain and sustain a unique downtown landmark and heritage theatre Provide a cultural contemporary theatre attraction capable of directly serving the community, performing arts, music, theatre and film exhibition 21

22 Community Benefits? Rehabilitate a contaminated site Provide front-of-house amenities at the developer s cost Add commercial activity to the street Bring people downtown to live (residential condominiums) at a transit supportive urban density 22

23 Transit Oriented Density encourages public transit use capitalizes existing bus routes proximity to MacNab Transit Terminal and GO Centres Car share opportunities Secure bike facilities 23

24 Community Consultation Jan Sept 2014: individual meetings with adjacent property owners Sept. 2014: Open House - overall positive response Dec. - March 1 no formal letters of objection received by staff March 6: BNA provides list of concerns March 11: Presentation before BNA 24

25 Response to Concerns Purchased house for parking as per City staff s suggestion Support BNA s request to retain house subject to parking reduction Prepared to increase height of podium Prepared to step back tower subject to parking reduction 25

26 Processing Concerns Date January 2014 May 2014 June 2014 October 30, 2014 Details Formal Consultation C of A Design Review Panel Meeting Formal Consultation Document no longer accepted by Staff - ZBA City authorizes Dialog to prepare Peer Review MSA not advised by City/Dialog November 29, 2014 Dialog/Staff working session to evaluate application before application submitted December 1, 2014 ZBA Application submitted December 10, 2014 Application deemed complete 26

27 DProcessing ConcernsD.Ḋate Details January 26, 2015 Planning Staff advise Applicant that application not supported and proceeding to March 3 Committee That Peer review had been completed February 2 (early) February February 18 Applicant requests application be held until development comments reviewed and to allow further discussion. Applicant provided with copy of circulation comments received EXCEPT Urban Design staff comments. Staff report completed Applicant provided with copy of Dialog Report 27

28 DProcessing ConcernsD Staff recommendation/decision within 48 days of receipt of application andprior to applicant s review of circulation comments or discussion with applicant regarding comments 28

29 Process Overview Jan Formal Consultation direction from Staff Minor Variance June 2014 Staff require Zoning By- law Amendmentapplication Dec 2014 application submitted Feb staff decision to deny application on the basis that it doesn t satisfy Provincial Policy = OPA 29

30 Precedent Setting? No other contaminated site with heritage theatre along James Street Building Footprint, height and massing driven by requirement to provide a development that will provide front-of-house amenities required to sustain the theatre. 30

31 Summary Not an over-intensification of the site. Will not set a precedent no canyon Unique opportunity to save and sustain a heritage resource at the developer s cost. Height increase = Community Benefits 31

32 Let s bring back the Tivoli! 32