General Committee Presentation

Paddy Kennedy, MCIP, RPP

Dillon Consulting Limited

November 2012

Location of Area 3

AREA 3 LAND USE STUDY CITY OF WELLAND

Area 3

Thorold Rd.

Prince Charles Dr.

First Ave

Fitch St.

Study Purpose At the time that the OP was prepared, there was uncertainty around

the future use of the site

Implement Official Plan policy 6.7.3.4 which identifies the need for a land use study for Area 3

Purpose is to recommend new Official Plan policies, zoning and implementation for Area 3

• What types of future land uses are appropriate on the site?

• What types of densities are appropriate for the site?

• What urban design policies are needed to ensure that an attractive and functional development occurs?

• What other measures might help to support redevelopment?

The study is intended to provide clarity on permissions, which will help to facilitate the redevelopment of Area 3

AREA 3 LAND USE STUDY CITY OF WELLAND

Study Process

Recommendations

Existing Conditions Review

Policy Review

Infrastructure

Land Use

Market

Mixed Uses

Commercial/Retail

Issues & Opportunities

Greyfield Redevelopment

Compatibility & Urban Design

Infrastructure

Evaluation Development

Options

Density & Unity Type

Land Use

Layout

Public Realm

AREA 3 LAND USE STUDY CITY OF WELLAND

Context

Part 1 Part 2 (south)

Part 3 (north)

• Approximately 7 ha. site • Part 1- Already has site

plan approval for medical office

• Parts 2 & 3 are vacant and mostly undeveloped

• OP designation allows for a variety of uses (medium & high density, associated commercial, offices)

• Supports Regional and Provincial policies for intensification

• Supports City’s intensification target of 40%

Opportunities

• Large, unconstrained infill site • Proximity to transit • Access to trails/good pedestrian

connectivity • Great opportunity for public realm

improvements (e.g. complete streets)

• Mixed use and higher density form of housing would support nearby established commercial services

• Partially serviced, with access to municipal services

Access to transit Access to trail system Multiple opportunities for public realm improvement Access to sanitary sewers Access to water system Potential to support existing neighbourhood businesses Flexibility for servicing

Market Opportunities

AREA 3 LAND USE STUDY CITY OF WELLAND

Issues & Challenges

The optimal approach for servicing is unclear

Servicing costs, depending on the need for any down steam improvements, may affect the development form

Compatibility and neighbourhood integration should be addressed through:

• High quality urban design

• Public realm improvements

CITY OF WELLAND AREA 3 LAND USE STUDY

Issues & Challenges

There are market & policy limitations which will influence the site’s redevelopment potential:

• Mixed use development would be ideal for the site from a planning perspective, however, the Welland market has few recent examples of mixed use development

• From a demand perspective, there is no need at this time to expand the City’s retail commercial structure

• There may be pressure for low density housing on the site, given the broader market trends, however, the current policy framework does not support this type of housing.

AREA 3 LAND USE STUDY CITY OF WELLAND

Development Options

Five Options

• 1) Low Density Residential

• 2) Medium Density Residential

• 3) Mixed Use & High Density Residential

• 4) Mixed Use & High Density Residential (with minor adjustments to parcel boundaries)

• 5) Medium Density & High Density

AREA 3 LAND USE STUDY CITY OF WELLAND

Option 1: Low Density

94 Units

Option 2: Medium Density

132 Units

Option 3: High Density & Mixed Use

310 Units

Option 4: High Density & Mixed Use

317 Units

Option 5: Medium & High Density

240 Units

Analysis of Development Options

Assessed the 5 options in terms of:

• Consistency with City’s OP objectives

• Compatibility

• Servicing

• Market potential

• Financial viability (based on potential return on investment)

AREA 3 LAND USE STUDY CITY OF WELLAND

Key Findings

Low density development is not financially viable in Area 3 and does not support OP objectives

Medium density, high density and mixed uses appear to be viable alternatives for Area 3

Commercial service and office type uses would be appropriate within a mixed use development concept

Options 2, 3, 4 & 5 would all be appropriate

Policy framework needs to be flexible and recognize the wide range of possible development scenarios

Urban design and public realm improvements are critical

AREA 3 LAND USE STUDY CITY OF WELLAND

Recommendations

Recommended Official Plan Policies & Zoning

• Area 3 is planned to function as an area for revitalization and intensification

• Allow for medium and high density residential, office and commercial services in a mixed use format

• Maximum height would be up to 8 storeys and the overall density would be 25-125 units per hectare (for the residential portion)

AREA 3 LAND USE STUDY CITY OF WELLAND

Recommendations

Recommended Urban Design Improvements

• High quality buildings, materials and streetscapes

• Shared site access

• Barrier free & accessible

• Development on Prince Charles Drive should enhance the streetscape

• Buffering and enhanced landscaping should be provided along edge of the site to ensure a smooth transition

AREA 3 LAND USE STUDY CITY OF WELLAND

Illustrative Urban Design Concept

AREA 3 LAND USE STUDY CITY OF WELLAND

Existing Site Plan (Part 1)

Public Realm Improvements

Part 2 Development

Part 3 Development

Recommended Next Steps

Prepare Official Plan and Zoning By Law Amendments & engage public

Complete servicing assessment

Complete marketing/investor packages

AREA 3 LAND USE STUDY CITY OF WELLAND