780 tachÉ avenue public open...

780 TACHÉ AVENUEPublic Open House

June 27, 2019

2

WELCOME / BIENVENUE

• Welcome to this meeting. Please feel free to browse the display boards.

• Members of the project team (wearing name tags) are available to answer any questions you may have. Your feedback is important to us, so please fill out a comment sheet before leaving.

• French translation is available if required. If you are interested in French translation, please ask one of our project team members for more information.

• Bienvenue à la journée portes ouvertes de ce soir. S'il vous plaît n'hésitez pas à parcourir les panneaux d'information.

• Les membres de notre équipe (portant une étiquette) sont disponibles pour répondre à toutes vos questions. Vos commentaires sont très importants pour nous, veuillez donc remplir une feuille de commentaires avant de partir.

• La traduction en français est disponible si nécessaire. Si vous êtes intéressé par la traduction en français, veuillez contacter un des membres de notre équipe pour plus d'informations.

3

WHO ARE WE? WHAT WOULD WE LIKE TO DO?

• StreetSide Developments, a local developer with several successful projects in St. Boniface, is currently preparing an application to rezone land so that it can eventually be developed as multi-family housing. StreetSide recognizes that nearby residents are stakeholders and may be interested in the redevelopment of this parcel.

• Landmark Planning & Design has been retained to lead this engagement process and planning process. In January 2019, we shared preliminary design concepts. Tonight, we would like to share a preferred design concept.

4

SITE CONTEXT

• The 40,000 sq. ft. site is located at 780 Taché Avenue (at Grandin).

– Eastern boundary: Townhomes

– Southern boundary: Verve Taché

– Western boundary: Taché Avenue

– Northern boundary: Rue Grandin

• The proposed development site currently includes a mix of single family homes, vacant land, and a vacant industrial operation.

N O R T H

LEGEND

780 Taché Avenue

RUE AUBERTRUE GRANDIN

TACH

é AVENU

E

RUE SAINT JO

SEPH

RUE MESSAGER

PROVENCHER BOULEVARD

PIONEER AVENUE

MA

IN STREET

TACH

é AVEN

UE

Whittier Park

Shaw Park

Canadian Museum for Human Rights

The Forks

Red River

Assiniboine River

St. Boniface Hospital

Downtown

The Exchange District

St. Boniface

North St. Boniface

5

• OurWinnipeg is the overall development plan for Winnipeg. Every piece of land in the City is designated for some form of land use.

• OurWinnipeg designates this area of town as a “Mature Community”. The plan describes Mature Communities as:

– "Winnipeg’s early suburbs, mostly developed before the 1950s. Key features are a grid road network with back lanes and sidewalks, low to moderate densities, and a fine grained mix of land uses along commercial streets. Many of these communities have a full range of municipal services."

– These communities present some of the best opportunities for infill development.

"Urb

an S

truc

ture

" m

ap o

f Win

nipe

g fro

m C

ompl

ete

Com

mun

ities

: An

Our

Win

nipe

g D

irect

ion

Stra

tegy

11

RM OFROSSER

RM OFWEST ST PAUL

RM OFEAST ST PAUL

RM OFSPRINGFIELD

RM OFRITCHOT

RM OFMACDONALD

RM OFHEADINGLEY

Kilometers

0 2 104 6 8

Com

plete Com

munities > U

rban Structurefigure 02a Winnipeg’s urban structure.

lEgEnd

downtown

major redevelopment sites

new communities

regional mixed Use centre

regional mixed Use corridor

mature communities

recent communities

rural and agricultural

airport area

urbAn StruCture

NW E

S

Amended 66/2013, 86/2013

Downtown

Major Redevelopment Sites

New Communities

Regional Mixed Use Centre

Regional Mixed Use Corridor

Mature Communities

Recent Communities

Rural and Agricultural

Airport Area

LEGEND

780 TACHÉ AVENUE

OurWINNIPEG – PLANNING CONTEXT

6

• These are selected policies that support or promote a project like this one:

– Provide a range of housing options to accommodate various incomes, household types, abilities, and stages of life

– Promote compact urban form and manage the extension of municipal services for new growth

– Enable the intensification of land-uses through the development application process

– Support new developments that are contiguous with existing developments to minimize the spatial use of land and the extension of services

– Accommodate intensification within existing communities in a sensitive manner that recognizes the existing form and the character of its location

– Support the creation of a range of sizes, forms and tenures of housing

– Support contextually-sensitive infill development that builds complete and inclusive communities

OurWINNIPEG – POLICY CONTEXT

7

• The North St. Boniface Secondary Plan is a planning document that further guides and regulates growth and development within the North St. Boniface Community.

• The Plan has several objectives and policies that support or promote a project like the one proposed for the subject site:

– Provide a mix of densities – Develop a more “complete community” – Provide a range of housing options – Promote residential densities that support a safe

and livable community – Design pedestrian-oriented buildings – Accommodate a range of incomes, households,

types, densities and tenures – Minimize the spatial use of land – Transition out industrial uses

NORTH ST. BONIFACE SECONDARY PLAN – POLICY CONTEXT

North St. BonifaceSecondary Plan

(Schedule “A” to By-Law No. 30/2017)

Adopted: July 19, 2017

V:\1URBAN & NEIGHBOURHOOD BRANCH\Secondary Plans\North St Boniface\Amendments\BL 30-2017\First Reading\170306 SP 1-2017 N St B Plan - First Reading.doc

8

• The subject site is located within the High Density Policy Area of the Secondary Plan. This Policy Area can accommodate higher density multi-family development.

NORTH ST. BONIFACE SECONDARY PLAN – POLICY CONTEXT

N O R T H

LEGEND

Low Density

Medium Density

High Density

Mixed Use

Parks & Open Space

780 TACHÉ AVENUE

9

• The neighbourhood surrounding the proposed development site includes existing zoning that allows two-family and multiple-family developments.

• The parcels in orange are zoned R2 (residential two-family), while the parcels in brown are zoned as multi-family residential.

MULTI-FAMILY ZONING CONTEXT

N O R T H

LEGEND

Two-family Residential

Multi-family Residential

©2019 City of Winnipeg Conditions of Use50 m

780 TACHÉ AVENUE

10

MULTI-FAMILY CONTEXT

• This board provides a sample of different multi-family buildings that are found in the community.

• A variety of styles and forms of buildings have been constructed over the past several years.

11

PUBLIC CONSULTATION AND STAKEHOLDER ENGAGEMENT

• A thorough public engagement process is being undertaken as part of this project, including a series of stakeholder meetings and public open houses over a 8-month period.

2018 2019

NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP

– Introduced the planning process, timeline, and anticipated next steps

– Received input

– Introduced preliminary design concepts

– Addressed any concerns or questions raised at the first meeting

FIRST ROUND OF MEETINGS

WITH ADJACENT RESIDENTS

(DECEMBER 3, 2018)

SECOND ROUND

OF MEETINGS WITH ADJACENT RESIDENTS AND

PUBLIC OPEN HOUSE FOR NORTH

ST. BONIFACE RESIDENTS

– Present a preferred design concept

– Show how feedback was considered and addressed

– Receive further input

– Outline municipal approvals process

THIRD ROUND

OF MEETINGS WITH ADJACENT RESIDENTS AND

PUBLIC OPEN HOUSE FOR NORTH

ST. BONIFACE RESIDENTS

WE ARE HERE

SELECTED PREFERRED DESIGN OPTION AND

PREPARED DRAFT DESIGN CONCEPT

MAKE A REZONING AND SUBDIVISION

APPLICATION

12

STAKEHOLDER CONCERNS RESPONSE TO CONCERNS

Concerns about traffic and site access

• A traffic analysis has been undertaken to assess potential impacts.

• The City of Winnipeg Public Works department will consider traffic in its evaluation of the rezoning application.

Concern regarding property values

• Research has shown that new developments generally don’t negatively impact property values of existing homes.

Concern regarding building height

• Some stakeholders preferred a shorter, longer building; some stakeholders preferred a taller, skinnier building.

• Both options were being considered by the project team.

• Although both options had merit, the project team has decided to pursue the shortest of the design options (6 storeys).

• During the first two rounds of meetings, a few key concerns were raised by nearby residents and stakeholders. The project team has worked to address these concerns in the preferred concept. The team is open to other ideas as they may arise.

WHAT WE HEARD

13


Concerns regarding sufficient parking being provided

• The preferred design includes over 1.1 parking stalls per unit, which is in line with parking ratios found in recent infill projects. The Zoning By-law requirement is 1.2 parking stalls per unit in this area.

• The preferred design includes underground parking.

• A Parking Impact Study was undertaken to assess on-street parking in the immediate vicinity (see Boards 22 and 23).

Concerns regarding building aesthetics

• The design of the building will be of high quality, incorporating a mix of materials, colours, and articulation.

• The design includes facades on all sides, to ensure that neighbours do not face a ‘blank wall’.

• A ‘Design Review’ is required for new buildings in this area, which will help ensure the final design fits the existing context.

• Should the rezoning be approved, a Plan Approval is still required (where the Riel Community Committee will review building materials, landscaping, etc.). A detailed design with a full set of drawings will be prepared and submitted at that time.

WHAT WE HEARD

14


Concern regarding sightlines and shadows

• Shadow studies have been undertaken (see Board 24).

Concern regarding noise from the rail line

• Building articulation and finish materials may reduce noise reflection.

WHAT WE HEARD

15

DESIGN CONCEPT

• In January, the Project Team shared three preliminary design concepts, each with unique aspects and features. The three preliminary design concepts are illustrated on the following boards, and include: – Design Concept 1: 6-Storey Wood-Frame Building – Design Concept 2: 7-Storey Concrete/Masonry Building – Design Concept 3: 13-Storey Concrete or Steel Building

• A variety of factors were considered in the evaluation of options, including: – Stakeholder input – Feedback from City of Winnipeg departments – Height, bulk, and setback considerations – Economic and market considerations – Parking and traffic, and – Neighbourhood context

• The preferred Design Concept is based on Design Concept 1.

16

DESIGN CONCEPT 1: 6-STOREY WOOD-FRAME BUILDING

3-D rendering, looking southeast

Plan view, on air photo

Elevation, looking east

Elevation, looking south

• Concept 1 was a 6-storey, wood-frame building that is roughly the same width and length as 770 Taché (although two storeys taller).

• It is setback from the southern property line in a similar fashion as 770 Taché.

• Concept 1 featured a parkade entrance off of Taché Avenue,

• The 110-stall parkade would be built entirely below grade, unlike the parkade at 770 Taché, meaning that the first floor would be at ground level.

• Concept 1 featured approximately 94 units.

17

DESIGN CONCEPT 2: 7-STOREY CONCRETE/MASONRY BUILDING

• Concept 2 was a 7-storey, concrete/masonry building that was slightly narrower than Concept 1.

• This concept featured the largest setback from 770 Taché, as well as from the existing homes along Rue Grandin.

• This concept featured a parkade entrance off of Rue Grandin.

• Concept 2 featured approximately 103 units and 115 underground parking stalls.

3-D rendering, looking southeast




18

DESIGN CONCEPT 3: 13-STOREY CONCRETE OR STEEL BUILDING

• Concept 3 was a 13-storey building which would be built using either concrete or steel construction.

• While the tallest proposal, the building footprint would have occupied only the western half of the site.

• Concept 3 would featured approximately 103 units.

• Parking was accessed from Rue Grandin. This concept features a 117-stall parkade and an additional 46 surface parking stalls, for a total of 163 parking stalls.

3-D rendering, looking southwest




19

PREFERRED DESIGN CONCEPT

TA

CH

E A

VE

NU

E

31' - 5"

TOWNHOMES ON GRANDIN STREET

Scale

Project

Date

Drawn by

Checked by 1/32" = 1'-0"

6/2

5/2

01

9 9

:54

:44

AM

A103

ELEVATION SOUTH FROM GRANDIN STREET

780 TACHE

780 TACHE AVE

STREETSIDE PROJECTJUNE 25 2019

SB

Checker

1/32" = 1'-0"1

SOUTH FROM GRANDIN STREET

No. Description Date

South Elevation(view from Grandin Street)

GR

AN

DIN

ST

RE

ET

102' - 0" 60' - 11"

HOMES ONGRANDING STREET

VERVE TACHE NORTH

Scale

Project

Date

Drawn by

Checked by 1/32" = 1'-0"

6/2

5/2

01

9 4

:24

:04

PM

A102

ELEVATION EAST FROM TACHE AVENUE

780 TACHE

780 TACHE AVE


SB

Checker


1/32" = 1'-0"1

EAST FROM TACHE AVENUE

East Elevation(view from Taché Avenue)

Plan

• This slide illustrates the preferred design concept in both plan view (from above) and elevation view (from the sides).

• The preferred design concept at this stage is detailed enough to illustrate size, massing, context, setbacks, and dimensions. However, precise details (in terms of colour, materials, and articulation) would only be developed in full at the Plan Approval stage (if the rezoning were approved).

TACH

E AV

ENUE

GRANDIN STREET

ENTR

Y

HYDRO

10'-0"

27'-0

"7'-

0"12

'-4"

7'-8"

7'-0"

25'-9"

DRIV

E AI

SLE

TERRACES / PARKADE BELOW

SIDEWALK

EXIT

EXIT

LANDSCAPEDAREAS

PROPOSED 6-STOREY BUILDING

780 TACHE PROPOSED CONCEPT6-STOREY + UNDERGROUND PARKADE93 UNITS + 114 PARKING STALLS

N

20

PREFERRED DESIGN CONCEPT

Massing Plan from Grandin Street (looking southwest)

Massing Plan from Taché Avenue (looking southeast)

• These two renderings illustrate the proposed development in 3D.

• The concept features 98 units and 114 parking stalls.

21

TRAFFIC ANALYSIS

• Engineering firm Dillon Consulting Limited was retained to undertake a Trip Generation and Trip Distribution Study for the proposed development.

• It was estimated that: – 40% of traffic, leaving the site, will travel south

along Taché Avenue and then west along Provencher Boulevard;

– 35% of traffic, leaving the site, will travel south along Rue St. Joseph and then east along Provencher Boulevard; and,

– 25% of traffic, leaving the site, will travel south along Taché Avenue towars St. Mary's Road.

• The Study concluded that during peak hours, the resulting increase in traffic from this development would be minimal.

• During the AM peak hour, the development would contribute one additional car every 4 minutes along Tache Avenue, and one additional car every 7.5 minutes on Rue St. Joseph.

Distribution of Development Traffic (780 Taché Avenue)

• The development-generated traffic was distributed according to these proportions as shown in the following diagram:

N O R T H

40%

25%

35%

22

PARKING IMPACT STUDY

• Engineering firm Dillon Consulting Limited was retained to undertake a Parking Analysis for the area; the Analysis utilized the City of Winnipeg’s standard methodology and recent data.

• The study takes a variety of factors into consideration, including on-street parking availability, location, access to transit, and parking demand.

• The engineering team analyzes parking observation data, which are counts of how many cars are parked on adjacent streets at various points in time. They map this data visually, calculating the utilization of available on-street parking spaces during the various points in time (see next Board).

• The study concludes that even with the addition of 98 units to the area, on-street parking will still be readily available at most times.

20

86 ON-STREET PARKING SPACES

21

15

9

55

56

N O R T H

23

PARKING IMPACT STUDY

Saturday September 30, 2017 – 9:00 AM Saturday September 30, 2017 – 2:00 PM Saturday September 30, 2017 – 9:00 PM

Thursday October 5, 2017 – 9:00 AM Thursday October 5, 2017 – 2:00 PM Thursday October 5, 2017 – 9:00 PM

• Shown below are the utilization rates of on-street parking in the vicinity of the proposed development at 6 different points in time.

LEGEND

Snow route

0%–39% of stalls are being used




N O R T H

24

SHADOW STUDY

• In the earlier rounds of stakeholder meetings, nearby residents expressed concerns about the impact of shadows. The project team committed to undertaking a shadow study.

• All properties to the south of the subject property are unaffected by shadows.

• The single-family homes to the north will experience increased shadows during the winter months when the sun is at its lowest (just before sunset and just after sunrise).

• The shadow effects are illustrated below (four seasons, three times of day).

Scale

Project

Date

Drawn by

Checked by 1" = 160'-0"

6/2

5/2

01

9 9

:55

:30

AM

A104

SHADOW STUDY SPRING EQUINOX AND SUMMER SOLSTICE

780 TACHE

780 TACHE AVE


SB

Checker

1" = 160'-0"4

Spring Equinox 9am1" = 160'-0"

5Spring Equinox 12pm

1" = 160'-0"6

Spring Equinox 3pm

1" = 160'-0"1

Summer Solstice 9am1" = 160'-0"

2Summer Solstice 12pm

1" = 160'-0"3

Summer Solstice 3pm


Scale

Project

Date

Drawn by

Checked by 1" = 160'-0"

6/2

5/2

01

9 9

:55

:30

AM

A104


780 TACHE

780 TACHE AVE


SB

Checker

1" = 160'-0"4



1" = 160'-0"6

Spring Equinox 3pm

1" = 160'-0"1



1" = 160'-0"3

Summer Solstice 3pm


Scale

Project

Date

Drawn by

Checked by 1" = 160'-0"

6/2

5/2

01

9 9

:55

:30

AM

A104


780 TACHE

780 TACHE AVE


SB

Checker

1" = 160'-0"4



1" = 160'-0"6

Spring Equinox 3pm

1" = 160'-0"1



1" = 160'-0"3

Summer Solstice 3pm


Scale

Project

Date

Drawn by

Checked by 1" = 160'-0"

6/2

5/2

01

9 9

:55

:30

AM

A104


780 TACHE

780 TACHE AVE


SB

Checker

1" = 160'-0"4



1" = 160'-0"6

Spring Equinox 3pm

1" = 160'-0"1



1" = 160'-0"3

Summer Solstice 3pm


Scale

Project

Date

Drawn by

Checked by 1" = 160'-0"

6/2

5/2

01

9 9

:55

:30

AM

A104


780 TACHE

780 TACHE AVE


SB

Checker

1" = 160'-0"4



1" = 160'-0"6

Spring Equinox 3pm

1" = 160'-0"1



1" = 160'-0"3

Summer Solstice 3pm


Scale

Project

Date

Drawn by

Checked by 1" = 160'-0"

6/2

5/2

01

9 9

:55

:30

AM

A104


780 TACHE

780 TACHE AVE


SB

Checker

1" = 160'-0"4



1" = 160'-0"6

Spring Equinox 3pm

1" = 160'-0"1



1" = 160'-0"3

Summer Solstice 3pm


4 Spring Equinox 9am 5 Spring Equinox 12pm 6 Spring Equinox 3pm

2 Summer Solstice 12pm 3 Summer Solstice 3pm

SUMMER SOLSTICE AND SPRING EQUINOX FALL EQUINOX AND WINTER SOLSTICE

Scale

Project

Date

Drawn by

Checked by 1" = 160'-0"

6/2

5/2

01

9 9

:57

:07

AM

A105

SHADOW STUDY FALL EQUINOX AND WINTER SOLSTICE

780 TACHE

780 TACHE AVE


SB

Checker

1" = 160'-0"1

Fall Equinox 9am1" = 160'-0"

2Fall Equinox 12pm

1" = 160'-0"3

Fall Equinox 3pm

1" = 160'-0"4

Winter Solstice 9am1" = 160'-0"

5Winter Solstice 12pm

1" = 160'-0"6

Winter Solstice 3pm


Scale

Project

Date

Drawn by

Checked by 1" = 160'-0"

6/2

5/2

01

9 9

:57

:07

AM

A105


780 TACHE

780 TACHE AVE


SB

Checker

1" = 160'-0"1


2Fall Equinox 12pm

1" = 160'-0"3

Fall Equinox 3pm

1" = 160'-0"4



1" = 160'-0"6

Winter Solstice 3pm


Scale

Project

Date

Drawn by

Checked by 1" = 160'-0"

6/2

5/2

01

9 9

:57

:07

AM

A105


780 TACHE

780 TACHE AVE


SB

Checker

1" = 160'-0"1


2Fall Equinox 12pm

1" = 160'-0"3

Fall Equinox 3pm

1" = 160'-0"4



1" = 160'-0"6

Winter Solstice 3pm


Scale

Project

Date

Drawn by

Checked by 1" = 160'-0"

6/2

5/2

01

9 9

:57

:07

AM

A105


780 TACHE

780 TACHE AVE


SB

Checker

1" = 160'-0"1


2Fall Equinox 12pm

1" = 160'-0"3

Fall Equinox 3pm

1" = 160'-0"4



1" = 160'-0"6

Winter Solstice 3pm


Scale

Project

Date

Drawn by

Checked by 1" = 160'-0"

6/2

5/2

01

9 9

:57

:07

AM

A105


780 TACHE

780 TACHE AVE


SB

Checker

1" = 160'-0"1


2Fall Equinox 12pm

1" = 160'-0"3

Fall Equinox 3pm

1" = 160'-0"4



1" = 160'-0"6

Winter Solstice 3pm


Scale

Project

Date

Drawn by

Checked by 1" = 160'-0"

6/2

5/2

01

9 9

:57

:07

AM

A105


780 TACHE

780 TACHE AVE


SB

Checker

1" = 160'-0"1


2Fall Equinox 12pm

1" = 160'-0"3

Fall Equinox 3pm

1" = 160'-0"4



1" = 160'-0"6

Winter Solstice 3pm


1 Fall Equinox 9am 2 Fall Equinox 12pm 3 Fall Equinox 3pm

4 Winter Solstice 9am 5 Winter Solstice 12pm 6 Winter Solstice 3pm

1 Summer Solstice 9am

25

CITY OF WINNIPEG FEEDBACK

• As part of the planning process, the Project Team initiated an informal circulation (pre-application) with the City of Winnipeg.

• Through this process, various City of Winnipeg Departments provided their feedback on the preliminary design concepts.

• Some of the key comments from the City Departments included: – That they would not be supportive of a proposal taller than 7 storeys – That they would like to see a pedestrian friendly ground floor – That they would like to see privacy concerns mitigated in some way – That the developer would need to build a sidewalk along Rue Grandin – That they would like to see landscaped setbacks to buffer the townhomes to the east

• The Project Team addressed much of the City's feedback in the preferred design.

26

NEXT STEPS

The next steps in the planning process include:

1. Review comments and feedback

2. Continue working with City Departments

3. Finalize the Preferred Design Concept

4. Make an application to rezone the land (Summer 2019)

5. Attend a formal Public Hearing at the Riel Community Committee (anticipated Fall 2019)

Thank you for attending this session. Your feedback is important to us, so please fill out a comment sheet before leaving.

Merci de votre présence à la journée portes ouvertes. Vos commentaires sont importants pour nous, veuillez donc remplir une feuille de commentaires avant de partir.

CONTACT INFORMATION / INFORMATIONS DE CONTACT

If you have any further questions, please contact / Si vous avez d'autres questions, veuillez contacter :

Brendan Salakoh, RPP, MCIP Landmark Planning & Design Inc. 204-453-8008 [email protected]

780 tachÉ avenue public open...

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