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City of Cornwall

City of Cornwall. Municipal Comprehensive Review (MCR) Growth Forecast & Urban Land Needs Analysis - Update Presentation to Planning Advisory Committee (PAC) May 20, 2014. Introduction.

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City of Cornwall

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  1. City of Cornwall Municipal Comprehensive Review (MCR) Growth Forecast & Urban Land Needs Analysis - Update Presentation to Planning Advisory Committee (PAC) May 20, 2014

  2. Introduction • As background to the City’s Official Plan (OP)Review, the Consultant Team was retained to prepare a Municipal Comprehensive Review (MCR). • TheMCR forecasts long-term population, housing and employment growth and corresponding urban land needs for the Municipality. • The MCR answers the question: “How much the City will grow”. • The question of “Where the City will grow” will be addressed by Dillon in consultation with the City.

  3. Work Completed to Date • Prepared a draft report in April 2014 and presented draft findings to PAC on April 22, 2014. • Held discussions with City staff, MMAH and stakeholders on draft report. • Received comments/feedback on the draft report from City staff and stakeholders. • Based on the comments/feedback received, we have made minor refinements to the report related to commercial land supply analysis. • No change in the growth forecast or land needs analysis findings have been identified in the draft report.

  4. Commercial Land Needs, 2014-2034 • Revisited the supply/quality of commercial supply opportunities and the ability for the City to accommodate large format/regional retail development. • Based on this review, it was determined that the City has sufficient designated vacant commercial land to accommodate forecast demandover the 20-year forecast period.

  5. Commercial Land Needs, 2014-2034 • Notwithstanding the adequacy of the City’s commercial land supply, without the full municipal servicing of the Brookdale North lands, the City’s potential to accommodate large format/regional retail within existing greenfield sites over the short-term is somewhatlimited. • Over the longer-term, redevelopment potential for large format/regional retail commercial development along the southern portion of Brookdale Avenue is more than adequate to accommodate projected needs over the 20 year forecast period.

  6. Commercial Land Needs, 2014-2034 • This redevelopment potential includes: • SmartCentres site (currently being prepared for retail development) • Domtar main mill site lands (longer term opportunity) • Collectively, the two sites could accommodate upwards of 650,000 sq. ft. of GFA, more than the 20-year City-wide commercial forecast. • Domtar main mill site is highly attractive for large format retail due to location, site size/configuration. The new North Channel Bridge further enhances the redevelopment opportunities of this site. • In addition, City offers other infill/redevelopment opportunities.

  7. Commercial Land Needs, 2014-2034 • It is noted that there are a number of factors which may delay the potential timing of redevelopment at the Domtar main mill site, including: • Existing environmental conditions of the site are unknown; • Demolition/removal of existing overhead bridge; and • Re-zoning of site.

  8. Commercial Land Needs, 2014-2034 • If the Domtar site is redeveloped as a commercial/mixed use residential area, the priority for full municipal services at the BrookdaleNorth lands will need to be re-examined. • This examination should consider the current and planned urban function of the Brookdale North commercial area.

  9. Concluding Remarks • Finalizing the MCR will not preclude further discussion on the key issues identified in the Study, including addressing where the City will grow. • We ask that the Planning Advisory Committee recommend Council endorsement of the MCR report.

  10. Questions? Thank You

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