HomeMy WebLinkAboutDTS-06-159 - Fairway Road Bridge Project & Development of Adjacent Lands
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KITCHENER
Development &
Technical Services
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Report To:
Development & Technical Services Committee
Date of Meeting:
October 23, 2006
Submitted By:
Jeff Willmer, Director of Planning (741-2325)
Prepared By:
Brandon Sloan, Senior Planner (741-2648)
Ward(s} Involved:
Ward 2 - Chicopee - Grand River
Date of Report:
October 23, 2006
Report No.:
DTS 06-159
Subject:
Fairway Road Bridge Project &
Development of Adjacent Lands
RECOMMENDATION:
That Report DTS 06-159 be received for information.
BACKGROUND:
The following motion was introduced at the October 16 2006 Council meeting:
"That the City of Kitchener request the Regional Municipality of Waterloo to consider the Fairway Road
bridge and extension as a new entranceway into the City and that the Region design the road with
enhanced entranceway features to reflect the road's status; and further,
That staff be requested to begin allocating staff resources to working on the various planning approvals
necessary in that area of Grand River South as a result of the fast tracking of the Fairway Road bridge
and particularly, as it relates to the effective planning of the soon to be closed Seegmiller Gravel Pit
lands."
The matter was referred back to staff to provide context and a comprehensive recommendation.
REPORT:
The first part of the proposed resolution relates to the design of the Fairway Road extension and bridge
over the Grand River. Through consideration of the Environmental Assessment for the Fairway Road
extension, Regional Council endorsed a preferred roadway alignment in June 2005, and considered
several bridge type alternatives in early 2006. The next phase, functional/detailed design, is currently
under way. It is expected that design is to be completed in 2007 with construction taking place in 2008.
The second part of the resolution relates to the two large parcels of developable land adjoining both sides
of the Fairway Road extension, east of Zeller Drive. The lands are owned by Rockway Holdings and
GRCA and are an active licensed gravel pit. The use of the lands as a pit will soon be finished, and it is
anticipated that the lands will be developed for predominantly residential purposes. The portion of the
lands above the Grand River flood line is designated Low Rise Residential in the City's official plan.
Road Desion and Neiohbourhood Desion
Fairway Road immediately west of the proposed bridge will be a primary entranceway to Kitchener. The
resolution introduced October 16 requests that the road be designed with enhanced entranceway
features. Since it is an entrance way to the City of Kitchener and not an entranceway to the Region of
Waterloo, consideration should be given to the City paying for the incremental cost of enhanced features.
In addition to the aesthetics of the road itself, the design of development on the adjoining lands will be a
significant component of the city entranceway. In order to promote a well-designed entranceway to
Kitchener, staff recently coordinated a meeting involving the subdividers' representatives, School Board
representatives, Regional staff representing various functional areas (Transportation Planning and
Engineering, Transit) and City staff also representing various functional areas (Planning and
Transportation Planning). The purpose of the meeting was to discuss the relationship between road
design and neighbourhood design, to ensure that the complete range of interests was known early on,
and to promote design considerations as important to the success of the new road and neighbourhood as
a transit-supportive development presenting a welcoming entrance to the city.
It is of key importance to coordinate road design and design of the adjoining subdivisions and site
developments. An access-prohibited road with noise walls would not be a welcoming entrance.
Likewise, back-lotted development often presents a less than aesthetically pleasing streetscape. Street-
oriented development without direct driveway access is likely the preferred form of development. In order
to promote connectivity between the residential neighbourhoods on either side of Fairway Road,
opportunities for street intersections and pedestrian crossings should be considered. This could involve
underpass roads or walkways, as Fairway Road will rise from west to east as it approaches the bridge.
There has been a good degree of cooperation between Regional and City staff, although it is recognized
that there are challenges in regards to reaching agreement on design details and committing to who pays
for what.
Currently, City Planning staff are waiting to hear from the Regional Project Manager for the Fairway Road
design that a representative is included on the project team. Also, the subdividers' representative has
provided the Region and City staff with a concept plan for the proposed development on either side of the
Fairway Road extension. The intent is for the Region to confirm that a road connection across or under
Fairway Road between Zeller Drive and the Grand River is possible.
Plannino Aoorovals
In order for the adjacent residential lands to be developed, they will require subdivision approval. Any
multiple residential blocks or non-residential developments will also require site plan approval.
The owners' representatives have met with staff for a subdivision pre-application meeting. No application
has been filed, as staff have encouraged the applicants to continue to work through the fundamental
design issues with Regional and City staff. Staff are currently establishing a site walk and design
session. The form of development that ultimately receives subdivision draft plan approval will influence
the final operations of the pit, as pit extraction and subdivision grading would ideally be coordinated.
Staff are already allocating resources to working on this development. The decision on prioritizing these
subdivision lands relative to other subdivision lands in Kitchener should be made in conjunction with the
2007 Staging of Development Report, expected in early 2007.
FINANCIAL IMPLICATIONS:
If the City is to pay the incremental cost of enhanced streetscape features, a portion of the capital cost
could be funded from the Urban Design Improvements account.
COMMUNICATIONS:
None required.
CONCLUSION:
Staff recommend that this report be received for information.
Brandon Sloan, MCIP, RPP
Senior Planner
Attachments:
Key map
Jeff Willmer, MCIP, RPP
Director of Planning