Proposed Mixed Use Development 4 Windward Drive Grimsby Public Open House Town Hall, 160 Livingston Avenue March 20, 2018 7:00pm
Team Members
Presentation Outline Area Context and Subject Property Planning Framework Proposed Planning Applications Proposed Development Architectural Details - Presentation by WZMH Architects Supporting Studies Questions
Subject Property
Area Context
Site Context A. Looking north on Winston Road B. Looking south on Winston Road C. Looking west on Winston Road D. Looking east on Winston Road
Transportation and Transit The site is bordered by Queen Elizabeth Way to the south, and Winston Road to the north. GO Train services will be introduced to the Town in 2021. This service is the impetus for the Grimsby GO Station Transit Secondary Plan. The proposed development will support this initiative and increase the demand of these services by adding to the potential user base in a compact urban form.
Planning Framework Niagara Region Official Plan Schedule A: Regional Structure Regional Official Plan Schedule A - Regional Structure Built-Up Area: The Niagara Region Official Plan notes that the Built-Up Area will accommodate a significant portion of the growth management objective in the Region. Regional Road: Regional Roads are the primary location for the most intensive and greatest mix of development within the Region. Regional Roads: Windward Drive Windward Drive is a designated Regional Road that provides north-south access with a planned right-of-way width up to 36 metres.
Planning Framework Niagara Region Official Plan Schedule B Agricultural Land Base Regional Official Plan Schedule B Agricultural Land Base: Urban Area: Section 4.G.6 outlines policies for Settlement Areas and includes 4.G.6.2 Urban Areas will be the focus for accommodating the Region s growth and development. Accordingly, neither the expansion of existing hamlet and village boundaries nor the establishment of new hamlets or villages is permitted. As the subject lands are located within the existing urban area boundary the proposed development will accommodate for the Region s growth and development without expanding an existing hamlet or establishing a new hamlet.
Planning Framework Town of Grimsby Grimsby Official Plan Urban Settlement Area & Major Intensification Area: The Urban Settlement Area is the primary focus of, and location for urban growth within the Town of Grimsby. It is intended to provide for a broad range of housing opportunities, commercial facilities and services, recreation, culture, government facilities and services and employment opportunities. Residential/Mixed-Use: The lands designated as Residential/Mixed Use Area are ideal locations for a mixture of residential, convenience retail, service commercial, and prestige employment uses. Schedule A - Municipal Structure: Major Intensification Area; Urban Settlement Area Schedule B Land Use: Residential/Mixed-Use
Planning Framework: Winston Road Neighbourhood Secondary Plan Schedule F: Winston Road Neighbourhood Secondary Plan Land Uses Winston Road Neighbourhood Secondary Plan Mixed Use-High Density Within the Mixed-Use High Density designation of this Secondary Plan, permitted uses shall include: Apartments Townhouses integrated with apartments or mixed-use buildings Offices Retail and service commercial uses integrated as component of office, hotel, institutional or mixed use building Hotels Entertainment facilities Marinas Institutional uses Prestige employment uses Day care facilities Parks
Town of Grimsby Zoning By-law 14-45 Existing Zoning Permissions Zoning By-law 14-45 ND Neighbourhood Development Zone Permits a limited range of uses including a bed and breakfast, a group home and a single detached dwelling, subject to conditions.
Winston Road Streetscape Study
Surrounding Developments 1- Approved OPA for 15-storey commercial building 2- Approved ZBA for 87 townhouse units and three mixed-use buildings (3/4 storeys) 3- Approved ZBA for 226 apartment units, 117 townhouse units and 2,471 square metres of commercial uses 4- Approved ZBA to permit a 14 and 18 storey mixed use towers 5-Approved ZBA and OPA townhouse units and numerous office and residential buildings between 3 and 10 storeys
Applications Submitted 1. A site-specific Official Plan Amendment to permit an increase in height from 12 storeys to 22 storeys. 2. Zoning By-law Amendment to rezone the subject lands from ND Neighbourhood Development Zone to a Mixed Use High Density zone. Future Site Plan Application and a Draft Plan of Condominium will be required to facilitate the proposed development.
Proposed Development: Concept Site Plan
Proposed Official Plan Amendment Proposed Amendments: The subject lands are designated Mixed-Use High Density and permits a maximum height of 12- storeys. A site-specific Official Plan Amendment is proposed for the subject lands. The sitespecific Official Plan Amendment would permit an increase in height from 12 storeys to 22 storeys. Based on the uses permitted within this Official Plan designation and the existing and planned function of the area, the proposed height increase is appropriate for the subject lands.
Proposed Zoning By-law Amendment Proposed Zoning Proposed Zones: Mixed Use High Density Mixed Use High Density Zone Permitted Uses: Apartment Dwelling Hotel Commercial Uses
Proposed Development Building Height Residential Units Amenity Space Retail Space Total Proposed GFA Density Parking (Surface) Parking (Underground) 22 storeys and 19 storeys 206 units (19,610 sq.m) 3,159 sq.m 388 sq.m 22,489 sq.m 2.76 times the area of the lot 251 spaces 245 spaces
Proposed Development: Building Layout
Proposed Development: Floor Plans
Proposed Development: Floor Plans
Proposed Development: Floor Plans
Proposed Development: Landscape Plan Proposed Streetscape Treatment
Proposed Development: Building Expression
Proposed Development: Building Expression
Proposed Development: Building Expression
Proposed Development
Proposed Development: Renderings
Proposed Development: Pedestrian Realm Winston Road Façade Winston Road Section
Surrounding Developments 1- Approved OPA for 15-storey commercial building 2- Approved ZBA for 87 townhouse units and three mixed-use buildings (3/4 storeys) 3- Approved ZBA for 226 apartment units, 117 townhouse units and 2,471 square metres of commercial uses 4- Approved ZBA to permit a 14 and 18 storey mixed use towers 5-Approved ZBA and OPA townhouse units and numerous office and residential buildings between 3 and 10 storeys
Supporting Studies The following studies and reports were submitted in support of the applications: Planning Justification Report Sustainability Metrics and Summary Phase 1 & 2 Environmental Site Assessment Urban Design Brief Sun Shadow Study Pedestrian Level Wind Study and Wind Tunnel Analysis Arborist Report and Tree Preservation Plan Noise Feasibility Report Stormwater Management and Functional Servicing Report Traffic Impact Study and Parking Rationale Archaeological Assessment Geotechnical Investigation Report Topographic Survey
Planning Process and Next Steps Application was submitted December 2017 Comments from the circulated Departments and Agencies are still being received A Statutory Public Meeting will be held at a future date No decisions will be made at that meeting or tonight Additional resubmissions may be required based on comments received from commenting agencies and departments and the public Planning and Development Committee will consider the Application in detail and forward recommendations for action to Council Council will review the application(s) and a decision is made to approve, deny or defer
Thank You