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AN INTENSIFICATION STRATEGY FOR BRANTFORD

AN INTENSIFICATION STRATEGY FOR BRANTFORD


INTRODUCTION
WHAT IS INTENSIFICATION?
Intensification is the development of land at a higher density than currently exists through redevelopment, development of vacant and/or underutilized lots in developed areas, infill development and the expansion or conversion of existing buildings including the reuse of former industrial and commercial sites.

WHAT ARE THE CHALLENGES?


How do we ensure that intensification projects are compatible and sensitive with our existing neighbourhoods and that they will strengthen our neighbourhoods for the benefit of the community?

WHY IS INTENSIFICATION IMPORTANT?


Intensification will result in more people living and working in Brantford. This will benefit businesses and retail, while providing diverse housing options for seniors, families and students.

WHAT ARE THE BENEFITS?


Intensification can strengthen the community by creating opportunities for the provision of additional or upgraded community services, roads and infrastructure and by increasing the support network for local commercial businesses. Intensification can also lead to the more efficient use of existing land and infrastructure.

y of Brantford

Intensification Corridor
Urban Growth Centre Lynden West St King George Wayne Gretzky St. Paul

STUDY AREA
WHAT LANDS WILL BE IMPACTED?
The study will focus on areas already identified in the Official Plan for intensification (i.e. the Downtown Area and Intensification Corridors located along major roads). It will also examine the potential for intensified development in existing areas including greyfield and brownfield areas across the City.

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Downtown
INTENSIFICATION AREAS

Lynden Road West Street


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King George Road Wayne Gretzky Parkway St. Paul Avenue Henry Street Ernie Avenue Colborne Street East Charing Cross

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NOT TO SCALE

POLICY FORMULATION SAMPLE


CONSULTATION
I would like to see...
Building setbacks should accommodate larger boulevards to allow for tree planting, street furnishings, and landscaping.

MEETING AGENDA
7:00 - 7:30pm 7:30 - 7:50pm 7:50 - 8:30pm 8:30 - 9:00pm
Sign In & Context Panel Viewing Presentation Questions & Comments Informal Discussion with City Staff & Consultants

GUIDELINES

POLICY

greener streets
Provide recommendations for street trees, bioswales, permeable paving, bike lanes, transit stops, etc.

I would like to see...


Require conformity to the Urban Design Guidelines as part of the site plan approval process.
Provisions to ensure materials, facade detail, windows, doors, etc., are consistent with the existing character.

better buildings

AN INTENSIFICATION STRATEGY FOR BRANTFORD

STUDY PURPOSE
ESTABLISH A POLICY FRAMEWORK AND SPECIFIC DESIGN GUIDELINES TO ADDRESS LOCAL ISSUES AFFECTING INTENSIFICATION In other words how should the City deal with requests for new development within the built up areas of the City: What direction should be provided to developers regarding locations for new development. Guidelines to show what new development should look like.

VISION
New development and revitalization within Key Intensification Areas will result in a dense, more urban condition including active, pedestrian-supportive streets that are compatible with, and enhance, adjacent land uses. These areas will be characterized by wide sidewalks, abundant landscaping, large and mature street trees, street furnishings, public art and active at-grade uses.

PRIORITY DIRECTIONS
The Downtown will be the primary location for intensification Focus in Intensification Corridors and other Area on short term opportunities Built form compatible with adjacent residential neighbourhoods Buildings of 4-6 storeys and above 6 storeys permitted where design ensures compatibility with neighbouring properties Subdivision of large blocks Diversity of built form and land uses Encourage opportunities to integrate open space

AN INTENSIFICATION STRATEGY FOR BRANTFORD

INTENSIFICATION AREA
INTENSIFICATION AREA FUTURE DIRECTIONS
The Urban Growth Centre and the Intensification Corridors have been evaluated on a site by site basis to identify potential intensification areas in the short-term prior to 2021, mid-term 2021-2031 and long-term post 2031. For each area with short and mid-term intensification potential, consideration was then given to future potential land use based on: the existing general nature of the intensification area and the future vision for that area; immediate surrounding land uses, including proximity to adjacent low density residential development; and, specific site attributes including current use, size and configuration. The proposed designations for each site are identified on the following maps of the UGC and the Intensification Corridors and described below.

1. Urban Growth Centre UGC UGC Core Area Short and mid term sites within this defined area are identified. This development would permit mixed use buildings (ground floor commercial uses with residential above), multiple residential uses, commercial uses, offices uses, institutional (civic and courthouse and uses related to the university) and a mix of any combination of these uses; Office - The Office designation should primarily permit office uses including ground floor commercial uses. In addition, this designation would also permit an option for residential on upper floors; Mixed Use - The Mixed Use designation would primarily consist of buildings with ground floor commercial which must have residential on the upper floor(s). However, this designation would also permit the option of office uses on the upper floors and buildings which are solely residential or office buildings; and, The maximum height for development in all designations would be set in accordance with the current Official Plan policy 7.3.2.18(1) (i.e. generally 8 storeys, additional height can be permitted through zoning by-law and studies).

2. All other Intensification Corridors Infill The Infill designation provides opportunities for new single/semi or street townhouses. Infill will also occur outside of the intensification corridors. Building heights should be consistent with surrounding development and zoning by-law; Multiple Residential The Multiple Residential designation would permit the full range of townhouses (e.g. streets, blocks, stacked, back to back) and apartment uses. Building heights would be a maximum of 6 storeys with the option for additional height subject to the submission of appropriate studies; Mixed Use The Mixed Use designation would primarily consist of buildings with ground floor commercial which must have residential on the upper floor(s). However, this designation would also permit the option of office uses on the upper floors, and buildings which are solely residential or office buildings. Building heights would be a maximum 3 storeys with the option for additional height subject to the submission of appropriate studies; Office The Office designation should primarily permit office uses including ground floor commercial uses. In addition, this designation would also permit an option for residential on upper floors. Building heights would be a maximum of 4 storeys with the option for additional height subject to the submission of appropriate studies; and, Employment based upon definition in the Growth Plan/PPS.

3. Lynden Road Corridor In addition to the designations applicable in the other Corridors, in the Lynden Road Corridor the following designation will also apply: Town Centre - The area surrounding and including Lynden Park Mall is designated Town Centre. This designation would permit a full range of retail/commercial uses, multiple residential, office, institutional and entertainment uses.

DEMONSTRATION PLANS FOR SPECIFIC INTENSIFICATION SITES


COLBORNE STREET EAST
VISION - The vision for Colborne Street East is a high-density
mixed-use community and gateway area to downtown Brantford from the east.

BUILDING HEIGHT AND MASSING - Buildings would


include 3 storey townhouses, 4 storey walk-up apartment buildings, and a combination of 6 and 8 storey mixed-use buildings.

STREET CONFIGURATION - A new network of internal


streets would be created to accommodate new development, and the intersection of Colborne Street East and Dalhousie Street would have to be reconfigured.

PARKS AND OPEN SPACES - New developments would


include a number of internal courtyards with mid-block connections to adjacent streets.

EARL HAIG LANDS


VISION - The vision for the Earl Haig lands is a high-density
mixed-use community and gateway area to downtown Brantford from the south.

BUILDING HEIGHT AND MASSING - Buildings would


include 3 storey townhouses and 8 storey apartment and mixeduse buildings.

STREET CONFIGURATION - A new network of internal


streets would be created to accommodate new development, including the westward extension of Erie Avenue.

PARKS AND OPEN SPACES - New developments would


include a number of internal courtyards with mid-block connections to adjacent streets, as well as new public parks adjacent to the Grand River.

MARKET STREET NORTH


VISION - The vision for Market Street is a mixed-use main street
and gateway area to downtown Brantford from the north.

BUILDING HEIGHT AND MASSING - Buildings would


include 3 storey townhouses, 3 to 4 storey infill developments, 4 storey walk-up apartment buildings, and 6 storey apartment and mixed-use buildings.

STREET CONFIGURATION - Rear lanes would be needed to


service new development.

PARKS AND OPEN SPACES - New developments would


include a number of internal courtyards with mid-block connections to adjacent streets.

COLBORNE STREET WEST


VISION - The vision for Colborne Street West is a mixed-use
main street.

BUILDING HEIGHT AND MASSING - Buildings would


include 3 storey townhouses, 2 to 3 storey infill developments, and 6 storey apartment and mixed-use buildings.

STREET CONFIGURATION - Rear lanes would be needed to


service new development.

PARKS AND OPEN SPACES - New developments would


include a number of internal courtyards with mid-block connections to adjacent streets.

POTENTIAL LAND USES FOR SHORT AND MID-TERM INTENSIFICATION SITES


URBAN GROWTH CENTRE
mixed-use downtown with an abundance of residences, shops, restaurants, offices, civic functions and university-related uses.
CHATHAM ST MARKET ST NELSON ST

VISION - The vision for the Urban Growth Centre is for a

CLARENCE ST

QUEEN ST

KING ST

WE

DARLING ST

BRID G

WAR MEMORIAL

DALHOUSIE ST

INFILL MULTIPLE RESIDENTIAL

COLBORNE ST

ICOMM DR
BRANTFORD SKATE PLAZA

MIXED-USE OFFICE INSTITUTIONAL TOWN CENTRE URBAN GROWTH CENTRE CORE URBAN GROWTH CENTRE CORE AREA
NOT TO SCALE

N
VE T A ER NS ME M

MARKET ST

GEORGE ST

VICTORIA PARK

E ST

ST

IA OR

LP

KW

VISION - The vision for Charing Cross Street is for a largely


stable residential area with limited infill and redevelopment opportunities.

ST.

PA U

LA VE

CHARING CROSS STREET

WOOD STREET PARK

CH

AR

ING

CR

OS

INFILL MULTIPLE RESIDENTIAL MIXED-USE OFFICE


4-6 STOREYS

ALFRED ST

WELLINGTON

ST

ST

MOUNT HOPE CEMETERY

INSTITUTIONAL TOWN CENTRE URBAN GROWTH CENTRE CORE URBAN GROWTH CENTRE CORE AREA
NOT TO SCALE
WE ST ST

COLBORNE STREET EAST


VISION - The vision for Colborne Street East is a high-density
mixed-use community and gateway area to downtown Brantford from the east.
DEVEREUX PARK

DALHOUSIE ST
NE S TE

COL

BOR

INFILL MULTIPLE RESIDENTIAL MIXED-USE OFFICE INSTITUTIONAL TOWN CENTRE URBAN GROWTH CENTRE CORE URBAN GROWTH CENTRE CORE AREA
NOT TO SCALE
IROQUOIS ST

POTENTIAL EXTENSION OF DALHOUSIE STREET

LYNWOOD DR

POTENTIAL LAND USES FOR SHORT AND MID-TERM INTENSIFICATION SITES


COLBORNE STREET WEST
VISION - The vision for Colborne Street West is a mixed-use
main street.
G IL KI SO N
LORNE PARK 4- STO EY 4-6 STOREYS 4-6 STOREYS -6 STOR YS STOR TO FORDVIEW PARK

ST

INFILL MULTIPLE RESIDENTIAL MIXED-USE OFFICE INSTITUTIONAL TOWN CENTRE URBAN GROWTH CENTRE CORE URBAN GROWTH CENTRE CORE AREA
NOT TO SCALE
LANDS LOCATED OUTSIDE OF THE COLBORNE STREET WEST CORRIDOR, BUT SHOULD BE CONSIDERED AS AN ADDITIONAL INTENSIFICATION AREA.

ERIE AVENUE
VISION - The vision for Erie Avenue is for a largely stable
residential area with limited infill and redevelopment opportunities.
ER IE E AV
TUTELA PARK

INFILL MULTIPLE RESIDENTIAL MIXED-USE OFFICE INSTITUTIONAL TOWN CENTRE URBAN GROWTH CENTRE CORE URBAN GROWTH CENTRE CORE AREA
NOT TO SCALE

PARSONS PARK

HENRY STREET
VISION - The vision for Henry Street is for a prestige mixeduse commercial, office and industrial area with further opportunities for residential, commercial, office and employment intensification.

NT MT. PLEASA

ST

CO

LB

RN

ST

NE WAY GRE TZK

CH

AR

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AN ST

CR

WY

OS

LE Y ST

POTENTIAL FUTURE ROAD EXPANSION

INFILL MULTIPLE RESIDENTIAL MIXED-USE OFFICE


BROCK ST
ARROWDALE PUBLIC GOLF COURSE

Y ST HENR

INSTITUTIONAL TOWN CENTRE URBAN GROWTH CENTRE CORE URBAN GROWTH CENTRE CORE AREA
NOT TO SCALE

POTENTIAL LAND USES FOR SHORT AND MID-TERM INTENSIFICATION SITES


KING GEORGE ROAD
VISION - The vision for King George Road is for a mixed-use
commercial and residential area with opportunities for further commercial and residential intensification.
GREENBRIER PARK TRANQUILLITY CEMETERY

POWE

RLINE

RD

DU

D NS

ST

KING R GEO T GE S

INFILL
MAYFAIR PARK

MULTIPLE RESIDENTIAL
BRENDA COURT PARK

MIXED-USE OFFICE INSTITUTIONAL TOWN CENTRE URBAN GROWTH CENTRE CORE URBAN GROWTH CENTRE CORE AREA
NOT TO SCALE

HIGHWAY

403

CH

AR

ING

N
ST .P AU LA VE
ST. JOSEPHS CEMETERY

CR

OS

LYNDEN ROAD
VISION - The vision for Lynden Road is for a mixed-use
commercial, office and employment area with further opportunities for commercial, office and residential intensification.
LYND EN RD

TO TO EASTO N RD

INFILL MULTIPLE RESIDENTIAL MIXED-USE OFFICE INSTITUTIONAL TOWN CENTRE URBAN GROWTH CENTRE CORE URBAN GROWTH CENTRE CORE AREA
NOT TO SCALE
WAY WAY NE G NE G RETZ RETZ SKYP KY P KWY KWY

TOWN CENTRE

ROY

BLV

ST. PAUL AVENUE


KIN

CH

AR

ING

CR

OS

VISION - The vision for St. Paul Avenue is for a mixeduse health-care related area with further opportunities for residential, commercial and health-care related intensification.
ST. JOSEPHS CEMETERY

GG EOR GE RD
CANNAUGHT PARK

DEVON DOWN PARK

LA VE

ST.

GE

ST .P AU

OR

INFILL MULTIPLE RESIDENTIAL MIXED-USE OFFICE


BRANTFORD GENERAL HOSPITAL

GE

ST

INSTITUTIONAL TOWN CENTRE URBAN GROWTH CENTRE CORE URBAN GROWTH CENTRE CORE AREA
NOT TO SCALE

N
BR AN VE TA

POTENTIAL LAND USES FOR SHORT AND MID-TERM INTENSIFICATION SITES


WAYNE GRETZKY PKWY
VISION - The vision for Wayne Gretzky Parkway is for a
major thoroughfare with limited opportunities for residential, commercial and office intensification.
JAYCEE SPORTS PARK

POW

ERLIN

E RD

DU

NS

DO

ST

FLORENCE BUCHANAN PARK

NE WAY GRE YP TZK Y KW

VERSA CARE

INFILL MULTIPLE RESIDENTIAL

LYNDE

N RD

MIXED-USE
TOWN CENTRE

EASTON RD

OFFICE
ROY BLVD

TOWN CENTRE URBAN GROWTH CENTRE CORE URBAN GROWTH CENTRE CORE AREA

N
HIGH

WE ST ST

INSTITUTIONAL

40 WAY

NOT TO SCALE

WEST STREET
VISION - The vision for West Street is for a residential area
with further opportunities for residential, office and employment intensification.
HIGHWAY

IE FAIRV

W DR

403

INFILL
CH AR ING CR

MULTIPLE RESIDENTIAL MIXED-USE OFFICE INSTITUTIONAL TOWN CENTRE URBAN GROWTH CENTRE CORE URBAN GROWTH CENTRE CORE AREA
NOT TO SCALE
BURNLEY PARK

OS

S
LEISUREWORLD INC. BRANTFORD CENTRE

CLARENCE ST

WE

ST

MOUNT HOPE CEMETERY

ST

AN INTENSIFICATION STRATEGY FOR BRANTFORD

SERVICING
Intensification will result in an increase in water demand and wastewater output and the need to manage stormwater. The development of Master Plans are required to enable a detailed analysis of the impact of this new development. As part of that process the City should adopt new design criteria which reflects the historic use within the City while recognizing the requirements of specific areas identified for intensification and infill.

TRANSPORTATION
The transportation network assessment has identified the need for some transportation improvements to provide a balanced, functional transportation network for the City as a whole and each key intensification area including transit, cycling and pedestrian movement. Majority of improvements are not required until after 2021 or 2031 or as development occurs, and include improvements already recommended as part of the Transportation Master Plan or Comprehensive Study of Brantford Transit