HomeMy WebLinkAboutCSD-15-039 - Urban Design Brief & Site Master Plan Staff Report
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REPORT TO: Community and Infrastructure Services Committee
DATE OF MEETING: April 20, 2015
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Garett Stevenson, Planner, 519-741-2200 x 7070
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: March 31, 2015
REPORT NO.: CSD-15-039
SUBJECT: Urban Design Brief & Site Master Plan
1415 Huron Road
Bromberg Property
RECOMMENDATION:
That the Urban Design Brief, dated June 2013 prepared by GSP Group, for the Bromberg
Property, attached to Report CSD-15-039 as Appendix "A", be adopted.
REPORT:
The subject property is located at the northwest corner of Fischer Hallman Road and Huron Road. The
site is currently vacant and is now proceeding through the development review process. The surrounding
area north of Huron Road is comprised of newly developed, and planned, low rise residential uses.
Lands to the south of the subject property are planned for the future City-owned South District Park and
recreational grounds. Lands to the southeast of the subject property are planned for commercial and
residential uses.
The site is approximately 9 hectares in size and is proposed to be developed with future commercial
uses, low to medium density residential dwellings, a public road (extension of West Oak Trail Drive), and
a publicly owned storm water management facility(wet pond).
As part of the formal Ontario Municipal Board hearing procedures for the related zone change application,
GSP Group prepared the attached Urban Design Brief and Master Site Plan (UDB) to guide the
development of these lands. Typically, UDBs are approved by Council at time of the Planning Act
application, but in this case, the zone change application was decided by the OMB and the UDB was not
part of the formal approval.
The UDB includes a description of the physical conditions of the site as well as the context within the
community; a description of the relevant policies, objectives and guidelines from Provincial and City
planning documents; a description of the proposed development, including both site and building
considerations, and design guidance for the detailed design stage; and considerations for the phasing of
intensification on the site over the long term.
***This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
8 - 1
The UDB notes that "Mixed Use areas [such as the subject property] may take time to achieve the
minimum threshold as the community evolves over time". As such, to illustrate the possibility of meeting
long term objectives, the UDB illustrates a phased-in approach for development of the site.
The UDB illustrates three design concepts for the subject property; an immediate concept, a long-term
concept, and the final ultimate concept for the property.
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Immediate Concept Long-Term Concept Ultimate Concept
On June 6, 2014, The Ontario Municipal Board issued a Decision PL090773 which implemented zoning
for the subject property. The Special Regulation Provision for the property requires approval of the UDB
to order to allow for phased-in development as shown. Where initial phases of development do not
achieve a minimum Floor Space Ratio of 0.6, approval of the UDB is required. It is noted that the UDB is
conceptual only and a detailed review, including zoning analysis, is undertaken through development
applications such as site plan.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The UDB guides the development of our community which aligns with the Kitchener Strategic Plan as it
ensures the implementation of the community priority Development. Planning staff are working through
several parallel development approval processes and applications, including a site planning process for a
portion of the lands to implement the initial phase of development that resembles a combination of the
Immediate and Long-Term concepts.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are associated with these recommendations.
COMMUNITY ENGAGEMENT:
INFORM —This staff report and the attached Urban Design Brief and Master Site Plan have been posted
in the agenda section of the City's website prior to the April 20, 2015 Planning and Strategic Initiatives
Committee meeting.
CONSULT — This process follows extensive consultation as the conceptual development of this property
was considered as part of the Rosenberg Secondary Plan and Fischer Hallman Urban Design Corridor
Brief projects which included intensive stakeholder engagement including workshop/open house
8 — 2
sessions, notices, property owner letters and signage. As part of the secondary plan process,
approximately 1900 letters were circulated to surrounding property owners.
CONCLUSION:
The UDB establishes a site-specific design vision, principles, and guidelines for development of the
subject lands. Staff recommend that Council adopt the attached Urban Design Brief and Master Site Plan.
The Brief will become the guiding document for future site plan approval for all development on these
lands. Any significant deviations from the UDB will require Council approval. This approach has been
used successfully in many large developments including the Health Sciences Campus, Sports World
Crossing, 1 Adam Street (Victoria Commons), the Regional Multi-Modal Transit Hub, and most recently,
the One Victoria condominium development.
REVIEWED BY: Janine Oosterveld, Manager of Site Development and Customer Service
ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)
Attachments:
Appendix "A" - Urban Design Brief and Master Plan, GSP Group, June 2013 (inclusive of the Addendum
dated March 14, 2014)
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GSP MEMORANDUM
!I!
TO: Juliane von Westerholt DATE: March 13, 2014
SHAPING GREAT COMMUNITIES
FROM: Chris Pidgeon PROJECT NO.: 13017.30
c.c.: Gary Bromberg
Vaughn Bender
Barnet Kussner
PLANNERS Re: Bromberg Property
URBAN DE5IGNERS Addenda—Urban Design Brief&Site Master Plan
LANDSCAPE ARCHITECTS
This Memorandum has been prepared as an Addenda to the. OUrban Design
Brief& Site Master Plan"(the "Design Brief") submitted,in June 2013, pursuant
to the zoning Bylaw Amendment application for the Bromberg lands located of
the northwest corner of Fischer-Hallman and Huron Roads. The Addenda has
been prepared to specifically address where the built form of the proposed
development is to be located in consideration of the "Fischer-Hallman Mixed
Use Corridor Design Brief"[June 2012) (the "FH Corridor Design Brief"),
prepared by the City of Kitchener to implement the Rosenberg Secondary Plan.
It is anticipated that this Memorandum Addenda will be added to the Design
Brief as a guide to subsequent Site Plan Control applications for the
development of the lands.
Part B of the Design Brief sets out the planning policy and regulatory guidelines
that affect the Bromberg future land uses. Those policies include the Rosenberg
Secondary Plan and the FH Corridor Design Brief. The draft Amending Zoning
KITCHENER OFFICE Bylaw that is the subject of OMB settlement discussions, has been prepared in
conformity with the Rosenberg Secondary Plan contemplating "Mixed Use
GSP Group Inc One", "Mixed Use Two" and "Medium Density Residential One" land uses
72 Victoria Streets,$u tot
Kitchener:ON N2G 4YY 9 across the site, within the "Mixed-Use Activity Node" and the Fischer-Hallman
P 519 569.8883 "Corridor" in which the site is located.
F 519.569 8643
Part C of the Design Brief sets out how the Proposed Development meets the
HAMILTON OFFICE land use policy and regulatory framework highlighted in Part B. The Proposed
GSP Group Inc Development is depicted through three concepts: immediate, long-term and
29 Rebecca Street,Suite 200 ultimate, and it is recognized that the community structure (as envisioned in the
Hamilton,ON L8R 1B3
P 905.572.7477
Hamilton, N L8 Rosenberg Plan) will transition to a more intensive urban build-out of the site
over time.
1
-WWW gspgroup ca
8 - 36
Part C contains Design Principles, an overview of the Development Concept, and Design Guidelines.
It is this section that is addressed in the Addenda.
Section C.2 Proposed Development Concept sets out the commercial, residential parking, vehicular
access and pedestrian access contemplated in the "immediate' development concept. Most of the
building form and massing fronts onto West Oak Trail Drive in a main street orientation. Building uses
generally are commercial to the east toward Fischer-Hallman Road, with multi-residential uses (i.e.
townhouses and apartments) to the east. Other buildings not fronting West Oak Trail are also oriented
to the street frontages, including Fischer-Hallman and Huron Roads.
Part D of the Design Brief sets out the Master Site Plan and Intensification Concepts. Included with these
concepts are images of the streetscope illustrating the building form and massing contemplated along
West Oak Trail Drive and Fischer-Hallman Road. Those graphics are reproduced below:
looking west up West Oak View looking e
View m Fischer-Hallman Road
View Road
Trail
�Prl
Cr
T"Y
0`15E
,14
...........
7/7 1
........
View looking West-'` ng south across
Oak Trall Drive
2
B - 37
To bolster the provisions of the Amending Zoning Bylaw, we propose the following additions to the
Design Guidelines contained in Section C.3 of the Design Brief:
(1) Notwithstanding Section C.3.1 Building Siting, the following additional bullet points shall be
included:
It is encouraged that buildings shall be designed to be two storeys in height or have facades
fronting streets that have increased heights to give pedestrian scale framing the street. This
would include single storey buildings with increased facade heights.
(2) Notwithstanding Section C.3.2 Building Elevations, the following additional bullet points shall be
included:
• All of the design elements above shall apply to building facades, particularly those facing the
streets.
• For single storey buildings that have false upper storey facades or extended building heights,
building materials that fulfill the guidelines will be encouraged. It is not anticipated that all
single storey buildings in the immediate term will necessarily have two-storey design, but in the
fullness of time in the long-term or ultimate build-out all buildings will be multi-storey. The intent
of the guidelines is to give a sense of occupancy at and above grade through building materials
and articulation.
We request that you review these additions and confirm that they are acceptable to advance a City
Council confirmation of acceptance of the Amending Zoning Bylaw, and conclude a mutually
acceptable settlement of the matters before the Board at the Pre-Hearing Conference to be held on
March 27, 2014.
Yours truly,
GSP Group
UriP'ion, M kIRPP
C.C. Gary Bromberg
Vaughn Bender
Barnet Kussner
3
8 - 38