Comment 115907

By RobF (registered) | Posted January 05, 2016 at 13:04:37 in reply to Comment 115893

The number of residential units and amount of commercial space expected or permitted by the secondary plan is open to interpretation. If you attend the meetings relating to the urban design study it is a frequent question asked.

When the traffic management plan was done for the North End by IBI several years ago they were told to do their work based on 750-1000 residential units. The Brooks-McIlroy design concepts revealed so far project between 900-1200 residential units. A pro-forma analysis done by Dillon Consulting in 2014 pegs maximum build-out at 1600 units. The staff report on Piers 5-8 servicing studies and pro forma analysis told council that 1800 residential units and up to 20,000 square meters (215,000 sq.ft.) of commercial space was possible at "full build-out".

The differing numbers result from different interpretations of the secondary plan (determining the actual range of permitted unit densities for the development blocks on Pier 8 is complicated by height limits that may reduce the maximums permitted by the landuse designations). Also, the size of individual units changes based on market dynamics, so the precise number changes. The ability and cost of providing the required parking (as per the zoning) also may impact the final numbers in terms of number of residential units and amount of commercial space ...

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