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HomeMy WebLinkAboutDTS-09-007 - Design Brief for Huron/Strasburg Mixed Use Node - 1845 Strasburg Rd1 Kl~rc~~R Qevelo pment & Technical Services Report To: Development and Technical Services Committee Date of Meeting: February 9, 2009 Submitted By: Alain Pinard, Interim Director of Planning (741-2319) Prepared By: Brian Bateman, Senior Planner (741-2869) Ward(s) Involved: Ward 4 Date of Report: January 16, 2009 Report No.: DTS-09-007 Subject: DESIGN BRIEF FOR HURONISTRASBURG ROAD MIXED USE NODE RECOMMENDATION: That the Design Brief, dated November 2008 (revised January 2009), prepared for Hallman Construction by MacNaughton Hermsen Britton Clarkson for the Huron/Strasburg Road Mixed Use Node located at 1845 Strasburg Road, 400 and 430 Old Huron Road and TRACT BIEHNS, Part 11 Plan 640 Lot 5-12 16 145 146 187and 188 Part Lots 1-4 13-23 71 144 147 189 190 RP58R9737 Part 1and16 RP 58R-14880 Part 1, and attached to DTS Report 09-007 as Appendix "B", be adopted; and further That the Design Brief and design requirements be implemented through the Site Plan Approval process, with any modifications to the Design Brief being to the satisfaction of the Director of Planning in consultation with the Supervisor of Site Plan Development. REPORT: MHBC Planning, representing Hallman Construction, has prepared an Urban Design Brief for two sites located within the Huron/Strasburg Road Mixed Use Node. Site 1 comprises an area of 3.52 hectares and is zoned Commercial Two (C-2). It is largely a vacant site but does contain two residential properties (400 and 430 Old Huron Road) located at the northeast corner fronting Old Huron Road. The properties at 400 and 430 Old Huron Road have been assembled by the developer and the dwellings located thereon are currently subject to demolition control application DC08/21/O/GS. Site 1 is also subject to site plan application SP081113/SIBB for a commercial plaza. Site 2 comprises an area of 1.69 hectares and is currently zoned Business Park Two (B-2). This site is vacant and is currently subject to zone change application ZC06/28/H/BS requesting commercial zoning. A decision on this application has not been made pending the completion of the Huron Road Environmental Assessment. Consequently, further refinement of the Brief as it relates to Site 2 may be necessary. Staff are recommending that any further modifications to the Brief be to the satisfaction of the Director of Planning in consultation with the Supervisor of Site Plan Development rather than having to go back to Council. Implementation of any proposed modification would be through the site plan process. The subject lands are designated as Mixed Use Node in the City's Official Plan. As a result, staff have identified the need fora "Design Brief" prior to proceeding with the development. There are three primary reasons. The first is that it is good planning practice to provide a coherent and comprehensive `plan' for any large commercial site prior to proceeding with adding individual new buildings. The second purpose is to help achieve conformity with the Official Plan policies for this site development. The intent of these policies is to consider the larger context to achieve a high level of urban design, including planning for matters such as existing/future off-site and/or on-site transit facilities, automobile circulation and access, safe pedestrian movement, the massing and placement of buildings as well as other on-site service facilities. Finally, the public participation policies adopted by Council in 2001 include a specific Policy 4.7 under the Commercial section of the City's Official Plan. This policy identifies that site specific urban design studies will be required for Mixed Use Node sites that have substantial redevelopment opportunities and that are immediately adjacent to low rise residential lands. The intent of the site specific design study is to address several site development matters, such as building placement, parking areas, site access, vegetation/buffering, etc with the primary purpose to attain compatibility between commercial and residential development. The urban design study and requirements are to be adopted by Council and implemented through the Site Plan process. The study also involves consultation with the adjacent residents. The owner and consultant for the subject lands have worked co-operatively with City staff on engaging the public in this process. Staff have met with the developer's consultant on several occasions to refine the conceptual plan to be used in the Brief. The Design Brief was circulated to the adjacent residents via mail and staff held a neighbourhood meeting on January 8, 2009 at Huron Heights Secondary School. Six (6) residents immediately adjacent to the proposal were in attendance at the public meeting and staff received two (2) follow up letters. The comments and letters received are attached to this report. The primary concern of adjacent residents is a proposed vehicular access from the commercial site onto Templewood Drive. The applicant and City Staff have agreed to review their concern and respond back to them. For purposes of the Brief, the applicant has included a bullet point at the bottom page 6 stating, "Any proposed access to Templewood Drive is to assess compatibility considerations, the merits of connecting the adjacent residential areas and trafficlpedestrian safety considerations". The Brief has been refined based on comments received from staff and the public. One of the primary objectives of the Brief is to provide for direct and identifiable pedestrian and vehicular routes internal to the site and providing strong pedestrian linkages to the surrounding residential neighbourhood. In the opinion of staff, this primary objective has been addressed satisfactorily in the Brief and staff will ensure all the design objectives outlined will be implemented through site plan approval. 2 FINANCIAL II~IPLICATI~JNS: There are no expected impacts on the City's Capital Budget. C~]I'~MUNICATIQN: Forty-four ~4.4~ notices were mailed regarding the Design Brief. Utjritten comments were received and are attached as Appendix "A". A meeting was held on January ~, Z4~9 that was attended by six ~6} members of the public, staff and the applicant summary of the discussion is attached in Appendix "A"~. A copy of this report was provided to those that either provided written comments or attended the meeting. CC~NCLUSI4N: Staff support the adoption of the Design Brief, :-~ ,, ~_ ~9 `T .. 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~ Z +, ~ ±' ~~ N ~ O~ a ~ ~~ L ° ' ~ C N ~ v ° ' L O ~ ~ ' U 41 O~ u 01 O ~ ' ~ ~ ~ ~ ~ O ~ ~ ~ L ~ u~i ~ X ~ ~ + N ~ ~ ~ o ~ U ~ ~. ,O i ~ + v ~ C v +~ ~ +~ u ~ O C cn ~ ~ rLa 0 ~' app ~, ~ > ~ ~ ~ N N `~ `^ f'rl 4J a~ ~~~~~ ' ~ o N v~ o~ ~ v C ~ ~ ~ x T 2 = m m ~ ~„~ ~ ~ U ~ ~ ?v.~ i ~ ~ V ~ ~ ~ ~ ~ _ a„! ~ L l~ U ~ (L~ V w ~ w U Q S }.r •CC ~ . ~ G Z rl N M ~ ~ ~ ~ ~ Ul ~ ~I v ~ - • v ~ vUi ~ ~ ~6 QJ ~ ~ • • • • • • O ~ ~ ~ u ~ ~ ~ ~ ~ ~ ~ ~ O ~ •~ ~ ~ ~ ~ C ~ ~ ~ ~ O O L ~ Q ~ ~ N = ~ ~ ~ ~ - O ~ _ ~ C O ~ ~ ~ N ~ ~ ~ ~ ~ O ~ ~ ~ u O ~ ~ + .+' ~ . _ U ~ ~ ] L ~ s a~ L ~ ~ ~ ~ ~ ~..i u v u O ~ ~ ~ ~ .~ Q ^ 1 ^ 1 ~ VJ 'FJ L U ~ ~ ~ ~ ~ ° Q ~ AA'' ° ° ~~^ ~ v ~ W ~ s ~ a~ ~ v ~ ° v :~ ~ ; ~ .~ ~ 0 ~ ~ v v ~ ~ ~ ~ ~ v ~ •~ N ~ Q L Y ~ .~ (/~ O ~ Ul ~ [ ~ (~ O > ~ C L a a L ~ ~ ~ o L ~ ~ ~ `~ ~ v ° ~ O1p 0 L ~ l7 `" ~ •~ ~ Q > ~ C ~ fl- O u ~ ~ Q o 0 L u LL Q 0 ~ Q O v v ~ ~ ~ ~ ~ ~ a _ X > ~ L ~ ~ ~ Q C ~ >~ 41 C ~ ° N ~ N ~ N ~ N ~ 4J > O ~ ~ ~ L ~ v1 ~ ~' 41 ~ ~ ~ ~ ~ ° a..J ~ ~ ~6 _~ ~6 .~' ~ a ~ C C lJ ~ ~ ~~j }J U ~ ~ L +~ L Q _~ Q C ~ N UJ ~ ~ ~ ~ ~ ~ ~ ~ ~ V1 ~ ~ ~ N ~ O X O fl Q L S }' ~~ ~ ~~ u O u ~ u .V ~ S ~ O }' " 01 ~ ~ ~ Q ~ L • O ~ ~ ~ Q ~ ~ a ~ ~ ~ ra ~ ~ ~ ~ a ~ ~ o ° ~ c a~ o, ' +~ o ~ v ~ • V O ~ ~ Q ~ .~ ~ ~, ~ ~ N -O N ~ ~ ~ L ~~., ~ ~ ~ ~ .~ ~ -O 'L ~ vii c ~ ~ ~ ~ '> 'v '> ° ° •X ~ S O ~ ~ 3 ~ ~ ~ ~ v °1 -° ~ ~ O ~ ~ M~ ^' '~ PJ1 ~ /^L //L~ LL W LL 5 L ~ ^ 0 ^1 ~ ~ M~ ~ W ~ •T /~ y L.L L rLLJ N ' ILA ALL! 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