780 TACHÉ AVENUE Public Open House - June 27, 2019 - Landmark Planning
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780 TACHÉ AVENUE Public Open House June 27, 2019
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.
2
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.
3
SITE CONTEXT
• The 40,000 sq. ft. site
is located at 780 Taché
N O R T H
Avenue (at Grandin).
r
ive
–– Eastern boundary: Re
dR
The
Townhomes Exchange EM
ESS
AG
ER Whittier Park
RU
District
–– Southern boundary:
TAC
Verve Taché
Hé
AV
EN
RU
–– Western boundary: DIN
UE
ES
R AN
EG
AIN
RU
Taché Avenue North
TJ
T
U BER
O
RU
EA
St. Boniface
SEP
–– Northern boundary:
PIO
H
NE
ER
AV
E NU
Rue Grandin E
Shaw Park
R D
VA
O ULE
RB
C HE
V EN
PRO
• The proposed
development site currently
MA
Canadian Museum
IN S
for Human Rights
TR
includes a mix of single
EET
Downtown
family homes, vacant land,
and a vacant industrial
St. Boniface
operation.
TACHé AVENUE
The Forks
LEGEND
Assiniboine River
St. Boniface Hospital 780 Taché Avenue
4
OurWINNIPEG – PLANNING CONTEXT
urbAn StruCture
• OurWinnipeg is the overall
RM OF lE
development plan for WEST ST PAUL
Winnipeg. Every piece of land RM OF
RM OF
EAST ST PAUL
dow
ROSSER
in the City is designated for
"Urban Structure" map of Winnipeg from Complete Communities: An OurWinnipeg Direction Strategy
some form of land use. ma
• OurWinnipeg designates new
this area of town as a 780 TACHÉ AVENUE
“Mature Community”. reg
The plan describes Mature
RM OF
Communities as: HEADINGLEY
RM OF
reg
SPRINGFIELD
–– "Winnipeg’s early suburbs, ma
mostly developed before
the 1950s. Key features are a
rec
grid road network with back RM OF
MACDONALD
N
E
lanes and sidewalks, low to W
S
moderate densities, and a fine RM OF
RITCHOT
rur
grained mix of land uses along
commercial streets. Many of airp
these communities have a full
range of municipal services." figure 02a
Winnipeg’s urban structure.
0 2 4 6 8 10
LEGEND
Amended 66/2013, 86/2013 Kilometers
–– These communities present
some of the best opportunities Downtown Regional Mixed Use Centre Recent Communities
for infill development. Major Redevelopment Sites Regional Mixed Use Corridor Rural and Agricultural
New Communities Mature Communities Airport Area
5
OurWINNIPEG – POLICY CONTEXT
• 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
6
NORTH ST. BONIFACE SECONDARY PLAN – POLICY CONTEXT
• The North St. Boniface Secondary Plan is a
planning document that further guides and
regulates growth and development within the
North St. Boniface Community. North St. Boniface
• The Plan has several objectives and policies Secondary Plan
(Schedule “A” to By-Law No. 30/2017)
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 Adopted: July 19, 2017
–– Accommodate a range of incomes, households,
types, densities and tenures
–– Minimize the spatial use of land
–– Transition out industrial uses
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
7
NORTH ST. BONIFACE SECONDARY PLAN – POLICY CONTEXT
• 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.
N O R T H
780 TACHÉ AVENUE
LEGEND
Low Density
Medium Density
High Density
Mixed Use
Parks & Open
Space
8
MULTI-FAMILY ZONING CONTEXT
• 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.
N O R T H
780 TACHÉ AVENUE
LEGEND
Two-family
Residential
Multi-family
Residential
9
©2019 City of Winnipeg Conditions of Use
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.
10PUBLIC 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
SECOND THIRD
ROUND ROUND
FIRST ROUND
OF MEETINGS OF MEETINGS
OF MEETINGS SELECTED PREFERRED
WITH ADJACENT WITH ADJACENT MAKE A REZONING
WITH ADJACENT DESIGN OPTION AND
RESIDENTS AND RESIDENTS AND AND SUBDIVISION
RESIDENTS PREPARED DRAFT
PUBLIC OPEN HOUSE PUBLIC OPEN HOUSE APPLICATION
(DECEMBER 3, DESIGN CONCEPT
FOR NORTH FOR NORTH
2018)
ST. BONIFACE ST. BONIFACE
RESIDENTS RESIDENTS
–– Introduced the –– Introduced –– Present a
planning process, preliminary design preferred design
timeline, and concepts concept
anticipated next
–– Addressed any –– Show how
steps
concerns or feedback was
–– Received input questions raised at considered and
the first meeting addressed
–– Receive further
input
–– Outline municipal
approvals process
WE ARE HERE
11WHAT WE HEARD
• 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.
STAKEHOLDER CONCERNS RESPONSE TO CONCERNS
Concerns about traffic • A traffic analysis has been undertaken to assess potential
and site access impacts.
• The City of Winnipeg Public Works department will consider
traffic in its evaluation of the rezoning application.
Concern regarding • Research has shown that new developments generally don’t
property values negatively impact property values of existing homes.
Concern regarding • Some stakeholders preferred a shorter, longer building; some
building height 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).
12WHAT WE HEARD
STAKEHOLDER CONCERNS RESPONSE TO CONCERNS
Concerns regarding • The preferred design includes over 1.1 parking stalls per unit,
sufficient parking being which is in line with parking ratios found in recent infill projects.
provided 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 • The design of the building will be of high quality, incorporating
building aesthetics 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.
13WHAT WE HEARD
STAKEHOLDER CONCERNS RESPONSE TO CONCERNS
Concern regarding • Shadow studies have been undertaken (see Board 24).
sightlines and shadows
Concern regarding • Building articulation and finish materials may reduce noise
noise from the rail line reflection.
14DESIGN 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.
15DESIGN CONCEPT 1: 6-STOREY WOOD-FRAME BUILDING
• 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.
3-D rendering, looking southeast
• Concept 1 featured approximately
94 units.
Elevation, looking east
Plan view, on air photo Elevation, looking south
16DESIGN 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
Elevation, looking east
Plan view, on air photo Elevation, looking south
17DESIGN 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. 3-D rendering, looking southwest
• 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.
Elevation, looking east
Plan view, on air photo Elevation, looking south
18PREFERRED DESIGN CONCEPT
• This slide illustrates the preferred
design concept in both plan view
GRANDIN STREET
(from above) and elevation view 10'-0"
N
(from the sides). SIDEWALK
• The preferred design concept at
7'-8"
DRIVE AISLE
EXIT
EXIT
12'-4"
this stage is detailed enough to 25'-9"
TACHE AVENUE
illustrate size, massing, context,
setbacks, and dimensions. However, PROPOSED 6-STOREY BUILDING
ENTRY
precise details (in terms of colour,
materials, and articulation) would
7'-0"
only be developed in full at the Plan
Approval stage (if the rezoning were
TERRACES / PARKADE BELOW
27'-0"
HYDRO LANDSCAPED
AREAS
approved).
7'-0"
780 TACHE PROPOSED CONCEPT
6-STOREY + UNDERGROUND PARKADE
Plan 93 UNITS + 114 PARKING STALLS
VERVE TACHE NORTH
GRANDIN STREET
HOMES ON
GRANDING STREET
East Elevation
(view from Taché Avenue) 60' - 11"
102' - 0"
EAST FROM TACHE AVENUE
1
1/32" = 1'-0"
TOWNHOMES ON GRANDIN STREET
TACHE AVENUE
South Elevation 31' - 5"
(view from Grandin Street) No. Description Date
/2019 4:24:04 PM
ELEVATION EAST FROM TACHE AVENUE
780 TACHE AVE
19
Project 780 TACHE
1
SOUTH FROM GRANDIN STREET
1/32" = 1'-0" STREETSIDE PROJECT
Date
Drawn by
JUNE 25 2019
SB
A102PREFERRED DESIGN CONCEPT
• These two renderings illustrate the
proposed development in 3D.
• The concept features 98 units and
114 parking stalls.
Massing Plan from Grandin Street (looking southwest)
Massing Plan from Taché Avenue (looking southeast)
20TRAFFIC ANALYSIS
• Engineering firm Dillon Consulting Limited • The development-generated traffic was
was retained to undertake a Trip Generation distributed according to these proportions
and Trip Distribution Study for the proposed as shown in the following diagram:
development.
• It was estimated that:
N O R T H
–– 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. 35%
25%
• During the AM peak hour, the development
would contribute one additional car every 40%
4 minutes along Tache Avenue, and one
additional car every 7.5 minutes on Distribution of Development Traffic (780 Taché Avenue)
Rue St. Joseph.
21PARKING IMPACT STUDY
• Engineering firm Dillon Consulting Limited 86 ON-STREET PARKING SPACES
was retained to undertake a Parking Analysis
for the area; the Analysis utilized the City N O R T H
of Winnipeg’s standard methodology and 6
5
recent data. 15
• The study takes a variety of factors into 5
21 5
consideration, including on-street parking
availability, location, access to transit, and
9
parking demand. 20
• 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.
22PARKING IMPACT STUDY
• Shown below are the utilization rates of on-street parking in the vicinity of the proposed
development at 6 different points in time.
N O R T H
Saturday September 30, 2017 – 9:00 AM Saturday September 30, 2017 – 2:00 PM Saturday September 30, 2017 – 9:00 PM
LEGEND
Snow route
0%–39% of stalls
are being used
40%–59% of stalls
are being used
60%–84% of stalls
are being used
85%–100% of stalls
are being used
Thursday October 5, 2017 – 9:00 AM Thursday October 5, 2017 – 2:00 PM Thursday October 5, 2017 – 9:00 PM
23SHADOW 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).
SUMMER SOLSTICE AND SPRING EQUINOX FALL EQUINOX AND WINTER SOLSTICE
Summer Solstice 3pm
mmer
mmer Solstice 1
Solstice1 9am
Summer
9am Summer Solstice 9am
Solstice
Summer
Summer Solstice
22 9am Solstice 12pm
2 21"Summer
12pm
2
Summer
Summer Solstice
Solstice 12pm Solstice 12pm33 3Summer
12pm
Summer
Solstice
2 12pm Summer Solstice 3pm
Solstice Summer
33pm
Summer
Fall Solstice
Solstice
Equinox 3pm
9am3 3pm
9am 1Fall
SummerFall Solstice
Equinox
Equinox 3pm
9am
9am 2FallFall Equinox
Equinox 12pm Fall Equinox 12pm 3 Fall Equinox 3pm
12pm Fall Equinox 3pm FallEquin
Equin
=
= 160'-0"
160'-0" 1" = 160'-0" 1"
1" == 160'-0"
160'-0" 1" =
= 160'-0"
160'-0" 1" = 160'-0" 1"Fall
11"
Equinox
== 160'-0"
160'-0" 9am1 Fall
13 1"1"
1"==
Equinox
160'-0"
=160'-0"
160'-0" 1 Fall
11" =1"
Equinox
160'-0"
9am
2 2 Fall Equinox 12pm 22 Fall Equinox 12pm 3 Fall Equinox 3pm3
Fall Equinox 12pm
2 3 Fall Equinox 3pm Fall
33 1" = 160'
1" = 160'-0" 1" = 160'-0" 1" ==160'-0"
160'-0" 1" = 160'-0" 1" =
1" = 160'-0"
160'-0" 1"==160'-0"
1" 160'-0" 1" = 160'-0" 1" =
1" = 160'-0"
160'-0" 1" = 160'-
ng
ng Equinox 4
Equinox 9am Spring
Spring Equinox
Equinox 9am59am
Spring
Spring Equinox
Equinox 12pm 5Spring
Spring Equinox
Equinox 12pm Equinox 12pm 6 6Spring
12pm
Spring Spring Equinox
Equinox
Winter 3pm
Solstice 43pm
9amWinter
Winter Solstice
SpringSolstice
Spring 9am
Equinox9am
Equinox 3pm 4Winter
Winter
Winter
Spring Solstice
Solstice
Solstice
Equinox 3pm9am 5 5Winter
9am Winter Solstice 12pm
9am Winter
Winter Solstice
Solstice
Solstice 12pm
12pm
12pm WinterSolstice
Winter 12pm6Winter
Solstice12pm Winter Solstice
Solstice 6 3pm
3pmWinter Solstice
Winter Solstice 3pm
3pm Winter
WinterSo
So
9am
4 5 1" = 160'-0"
12pm
5 Spring Equinox
5 1" = 160'-0"
12pm
5 Spring Equinox
6 41" = 160'-0"
3pm46
6 1"
1"1"=
= 160'-0"
160'-0" 6 44 1"
3pm 5 5 55 1" = 160'-0" 6 6 66 1" = 160'
=
= 160'-0"
160'-0" 1" = 160'-0" 1" = 160'-0" 1" = 160'-0" 1" = 160'-0" 1" 1" = 160'-0"
= 160'-0" 1" == 160'-0"
160'-0" 1" =1"==160'-0"
160'-0"
160'-0" 1" = 160'-0" 1" =
1" = 160'-0"
160'-0" 1" = 160'-0" 1" = 160'-0" 1" =
1" = 160'-0"
160'-0" 1" = 160'-
No. Description Date No. Description No. Date Description
24
Date
AM
No. Description No. DateDescription
No. Date
Description Date No. Description
No. Description
Date No. DateDescription Date
AM
No. Description
SHADOW STUDYDate
SHADOW STUDY SPRING
SPRING EQUINOX AND SUMMER SOLSTICE
AM
No. Description Date SHADOW AND
STUDY FALL EQUINO
EQUINO
S
5:30 AM
5:30 AM
5:30 AM
SHADOW STUDY SPRING EQUINOX AND SPRING
SUMMEREQUINOX
SOLSTICE SHADOW STUDY
STUDY FALL
FALL EQUINOX
EQUINOX
SHADOW WINTER
STUDY FALL SH
SOLST
780 TACHE780
AVETACHE
780AVE
TACHE AVE
EQUINOX
SHADOWAND SUMMER
STUDY SOLSTICE
SPRING
SHADOW
EQUINOX
STUDY
AND
780 TACHE AVE
SUMMER
TACHE780
780AVE
780 TACHE AVE AVE
SOLSTICE
TACHE
AND SUMMER SOLSTICE SHADOW AND WINTER SOLST
:55:30
55:30
5:30
Project
Project 780
780 TACHE
TACHEProject 780 TACHE
Project 780 TACHE Project Project
780 TACHE
Project 780 TACHE
780 TACHEPro
PCITY 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.
25NEXT STEPS
The next steps in the planning process include:
CONTACT INFORMATION /
1. Review comments and feedback INFORMATIONS DE CONTACT
2. Continue working with City Departments If you have any further questions,
please contact / Si vous avez
3. Finalize the Preferred Design Concept d'autres questions, veuillez
contacter :
4. Make an application to rezone the land (Summer 2019)
Brendan Salakoh, RPP, MCIP
5. Attend a formal Public Hearing at the Riel Community Landmark Planning & Design Inc.
Committee (anticipated Fall 2019) 204-453-8008
info@landmarkplanning.ca
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.
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