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HomeMy WebLinkAboutDTS-06-023 - Country Hills Mixed Use Node - Vision for Rittenhouse Rd J Development & Technical Services Report To: Date of Meeting: Submitted By: Development and Technical Services Committee March 6,2006 Prepared By: Ward(s) Involved: Date of Report: Report No.: Subject: Jeff Willmer 741-2325 Cory Bluhm, Planner, 741-2776 Ward 4 February 27,2006 DTS-06-023 Country Hills Mixed Use Node Vision for Rittenhouse Road RECOMMENDATION: A. That Planning staff consult with the Asset Management Property Team, Community Services staff and the community on possible new uses for the eastern edge of the Lions Arena parking lot, and the preparation of a business case for any possible options which may materialize. B. Following the preparation of a business case, that Planning and Engineering staff review the possibilities of incorporating streetscape improvements along Rittenhouse Road. Country Hills . . . .. Mixed Use Node Boundary Conceptual Vision for Rittenhouse Road REPORT: Over the past four years, numerous changes have occurred to the eastern portion of the Country Hills Mixed Use Node. This has included: . Upgrading of Forest Glen Plaza (new stores, fa9ade improvements, etc.) . A new GRT transit hub; and, . 240 new residential units (built, under construction and proposed). Today, Planning staff are pleased to outline a conceptual vision for the west side of the node, specifically along Rittenhouse Road, which is a collection of private and public initiatives. Prosperity Developments, Frum Developments, the GSP Group, the City of Kitchener and the Country Hills Community Centre have been working together to ultimately redefine Rittenhouse Road as a vibrant streetscape and community focal point for Country Hills. Each group provides a key piece of the puzzle: . Country Hills Community Centre is considering a new outdoor gathering space, which could include a multi-purpose pad (basketball court/hockey rink/outdoor theatre), a gazebo, new trails, new landscaping and berming that could create an amphitheatre around the pad. . Frum Developments has created a future development block fronting Block Line Road for a possible 10-storey apartment building, which would add more critical mass to the node. . The GSP Group has provided a streetscape concept plan, which could be implemented by the City, establishing Rittenhouse Road as a prominent entry way into, and celebratory centre of, Country Hills. . The City of Kitchener has the opportunity to consider not only streetscape improvements, but also a higher and better use of the street frontage portion of the Lions Arena parking lot. . Prosperity Developments intends to add 92 residential townhouse units which will not only add critical mass, but create a visual character and identity for the node. Townhouse units facing Rittenhouse Road will be attractively designed and will include a feature landscape fence. Business Case Development With the impending redevelopment of surrounding lands, the highest and best use of the Lions Arena parking lot may not be for parking and landscaping. Rather, some form of compact built form may be more appropriate, so as to establish a dynamic streetscape along Rittenhouse Road. As a large parking lot remains necessary to service the various recreational facilities, the landscape berm and the area between the arena and Rittenhouse Road may be the most appropriate place to consider such options. Similarly, as these lands are City-owned, any new use should be a community-based use, such as physician turn-key centre, day care, small business incubator centre, etc. 2 To explore potential opportunities, staff suggest the following course of actions: . Planning and Community Services staff to facilitate a community brainstorming session to determine a range of potential uses the community might like to see incorporated into the site. . City staff to then prepare a business case for these uses to determine if any are appropriate and, most importantly, are economically feasible. This would include staff from Planning, Economic Development, Enterprise, Facilities Management, Asset Management, Engineering, Country Hills Community Centre, etc. . City staff to present the findings of this exercise to Council. Conceptual Streetscape Improvements On Rittenhouse Road If staff determine that a business case can be made for new uses along Rittenhouse Road, it is suggested that new streetscape improvements also be considered. The GSP Group has provided the City with a conceptual streetscape plan. Planning and Engineering staff will then meet to discuss how such improvements might be made, either through the capital budget or the urban design budget. FINANCIAL IMPLICATIONS: Any financial implications relating to a new use or facility will be dealt with through a future business case. COMMUNICATION: The various stakeholders identified in the report section have been involved in various discussions around the future of this node. The immediate community has been circulated notices of the various planning applications. The larger community would be engaged through the brainstorming and business case development process. CONCLUSION: Based on the foregoing, Planning staff request direction to investigate the possibility of new uses for the Lions Arena Parking lot, and following to investigate the possibility of streetscape improvements along Rittenhouse Road. Cory Bluhm, BES Planner Della Ross, MCIP, RPP Interim Coordinator of Development Review Jeff Willmer, MCIP, RPP Director of Planning Attachments: Conceptual Vision for the Country Hills Mixed Use Node - Rittenhouse Road 3 CONCEPTUAL VISION for the COUNTRY HILLS MIXED USE NODE - RITTENHOUSE ROAD A collaboration of public and private initiatives has created an opportunity to redefine Rittenhouse Road as a vibrant streetscape and community focal point for Country Hills. Some initiatives are currently proposed, while some are only conceptual at this time. This vision links the initiatives together to illustrate the possibilities! (Note - all drawings are artist renderings only and do not necessarily representfinal designs.) II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. II.. 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outdoor gathering spaces, which could include a multi-purpose pad for basketball, tennis and ball hockey, a gazebo, and possibly an outdoor theatre wall. (left: artist rendering of multi-purpose pad; right: potential night time movies) Prosperity Homes is proposing to add 92 townhouse units, with the cornerstones being 4 attractively designed units facing Rittenhouse Road, and a feature landscape wall using decorative brick pillars. (left: artist rendering of potential view along Rittenhouse Road; right: potential view of Brookfield Crescent) Frum Developments have pre-zoned a portion of land for a futu re 1 Q-storey apartment building. New streetscape elements, such as entry features and planter beds, could be introduced as part of future road reconstruction or urban design improvements. CONCEPTUAL VISION FOR THE COUNTRY HILLS MIXED USE NODE RITTENHOUSE ROAD The City could consider new community uses for the eastern edge of the lion's Arena parking lot, such as a family doctor turnkey centre, day care, small business incubator centre, etc. If designed appropriately, new buildings could create a vibrant streetscape along Rittenhouse Road. (left: artist rendering of possible new buildings along Rittenhouse Road; right: possible building addition to Lion's Arena) The existing auto service will remain but this property could some day be subject to redevelopment, potentially for new residential or commercial uses. Trails, pathways and bike lanes connect Rittenhouse Road to Maclennan Park, Forest Glen Plaza and surrounding residential neighbourhoods. The nearby GRT transit hub provides access to alternative modes of transportation. ~.. . CONCEPTUAL VISION FOR THE COUNTRY HILLS MIXED USE NODE RITTENHOUSE ROAD ~.. .