Case 16367: 286/290 Herring Cove Road & Surrounding Study Area MPS & LUB Amendments & DA
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1 Re: Item No. 9.2 Regional Council Case 16367: 286/290 Herring Cove Road & Surrounding Study Area MPS & LUB Amendments & DA Public Hearing Location Circle Drive 286/290 Herring Cove Road & Surrounding Study Area Williams Lake Road 1
2 Background Study Area Multi-unit residential proposal for 286/290 HCR MPS amendment required 286/290 HCR Regional Council initiation (Nov/10) Comprehensive review for broader area (Study Area) Study Area & Surrounding Uses Study Area Commercial Residential Institutional Vacant Surrounding Area Commercial Institutional Residential (houses to the east) 2
3 Designation Study Area Minor Commercial Low Density Residential Surrounding Area Minor Commercial Medium Density Residential Low Density Residential Zoning Study Area C-2A (Minor Commercial) R-2 (Two Family Dwelling) P (Park & Institutional) Surrounding Area C-2A C-1 (Local Business) R-2 3
4 Proposals (286/290 HCR) Initial Proposal 4 storey / 52 units at 286/290 Exhibition Park Second Proposal 4-7 storey / 61 units & 3000 sq. ft. commercial daycare at 286/290/ /290 HCR Final Proposal 3-4 storey / 42 units at 286/290 Community Planning Initiatives in the Area Previous Policy Changes res. to com. across the street Community Development & Streetscape Study establish nodes, including a node in this area Regional Plan suburban district centre Spryfield Community Visioning implement vision of Streetscape Study 4
5 Community Planning Initiatives in the Area Regional Plan 5 Year Review urban district growth centre Transit Service significant level of service in study area Streetscape Improvements planted street medians, benches, landscaping Public Park Improvements significant upgrades Proposed Amendments Create vibrant, mixed use node along this stretch of Herring Cove Road that is sensitive to nearby low density residential areas. 5
6 Proposed Amendments Compatible Commercial MC to LDR C-2A to R-2 Clovis Avenue MC to LDR C-2A to R-2 Compatible Commercial Former Canadian Tire Keep C-2A zoning No service stations, recycling depots, motor vehicle repair, billboards Proposed Amendments Remove As-of-Right Multi-Unit Residential Multi-Unit Residential by DA Remove As-of-Right Multi-Unit Residential Former Canadian Tire No as-of-right multiunit residential Multi-Unit Residential by DA Appropriately scaled Well designed Max. of 3 buildings (in grey area) 6
7 Proposed Amendments 3 Unit Residential Development 3 Unit Residential 292 HCR Keep R-2 zoning Allow 3 units Restrict height and setbacks R-2 to P Protect Park R-2 to P Use only as a public park Proposed Development Agreement 286/290 HCR 42 unit residential building 286 / 290 HCR 7
8 Proposed Development Agreement Proposed Development Agreement Close to Street Underground Parking Wetland Protected Non Disturbance Area Significant Landscaping Traffic Analysis 8
9 Proposed Development Agreement rendering Proposed Development Agreement 4 storey building along HCR High level of architectural detail 9
10 Proposed Development Agreement 2 to 3 storeys at the rear Architectural detail carried around the building Proposed Development Agreement 2 to 3 storeys at the rear ; Architectural detail carried around the building 10
11 Proposed Development Agreement 2 to 3 storeys at the rear ; Architectural detail carried around the building Conclusions Proposed MPS and LUB allow for: a vibrant and compatible mixed use node that is sensitive to nearby low density residential areas Proposed Development Agreement allows for: an appropriately scaled and well designed multi-unit residential building at 286/290 HCR 11
12 Recommendation Approve the Proposed Amendments to the Halifax MPS and Halifax Mainland LUB as contained in the February 24, 2014 staff report 12
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Section 2.04. Intent The s are established to protect, promote and maintain the development of medium density single family dwellings and to provide for limited public and institutional uses that are compatible
OVERALL SITE CONTEXT PLAN
PROPOSED LOCATION OF NEW 9 STOREY BUILDING OVERALL SITE CONTEXT PLAN NEIGHBOURHOOD SITE PLAN WALKABILITY STUDY SITE CONTEXT PLAN: 100m TO 400m RADIUS KING EDWARD CUMBERLAND DALHOUSIE RIDEAU FRIEL FRIEL
Chair and Members of Committee of Adjustment Toronto and East York Panel. A0596/16TEY Yonge St New 5 Storey Non-residential Building
Armando Barbini Planning and Permit Services Inc Armando Barbini 30 Brixham Terrace Toronto, On, M3M 2S1 (647) 991-3657 abarbini@rogers.com To: From: Chair and Members of Committee of Adjustment Toronto