[Moncton] Northwest/Magnetic Hill Developments

[MonctonRad]

Originally Posted by teebs

I've heard rumblings of some higher-density residential development along the Twin Oaks Drive extension, which looks like it will open any day now.

Anyone heard details?

Seems like a slam dunk area for something with an impressive scale.

Further to the above, there was an article in the T&T today regarding changes to the way new infrastructure is to be funded in the city (in terms of private contribution), and they used the Twin Oaks extension as an example.

Apparently Cordova Realty owns 500m of frontage on the Twin Oaks extension. This is the same Cordova who is planning the twin 10 storey condo towers at the Chocolate River Station in Riverview (The Current).

As such, I therefore assume that the answer to your question is now an emphatic yes - there will indeed be high density residential on the east side of the Twin Oaks extension. The nature and scale of this high density development is yet to be revealed. We'll have to keep a close eye on this file........

[jonny golden]

Originally Posted by MonctonRad

Further to the above, there was an article in the T&T today regarding changes to the way new infrastructure is to be funded in the city (in terms of private contribution), and they used the Twin Oaks extension as an example.

Apparently Cordova Realty owns 500m of frontage on the Twin Oaks extension. This is the same Cordova who is planning the twin 10 storey condo towers at the Chocolate River Station in Riverview (The Current).

As such, I therefore assume that the answer to your question is now an emphatic yes - there will indeed be high density residential on the east side of the Twin Oaks extension. The nature and scale of this high density development is yet to be revealed. We'll have to keep a close eye on this file........

And the new formula may also spur development of the vision lands property, which would be nice to see.

[MonctonRad]

The T&T article suggested that because of Cordova's 500m of frontage on the Twin Oaks Drive extension, that once development approval is given, the company will then owe the city $700,000 as it's share of the road infrastructure and servicing cost.

It would seem to me that this would be a strong incentive for Cordova to build larger, taller and more intensive buildings in order to help recoup this new development cost.

In other words, I don't expect to see any four storey wooden apartment blocks on Twin Oaks. The economics will now suggest something a bit taller (6-8 storey), and presumably with more robust construction standards.........

[MonctonRad]

Another (mini) tower crane in the north end - expansion of Rallye Hyundai


photo from Retail Talk & Share

[MonctonRad]

Three items from tonights city council meeting, affecting the north end (from Mayor Dawn Arnold's summary of council deliberations):

In Planning Matters;

1) - we approved a “cash in lieu” situation at Gorge Road and Mountain Road for a new development behind the Second Cup.
2) - Council voted to revert back to four lanes and add a dedicated bike lane on this part of Mountain Road (in a future budget, but in the meantime, come up with an active transportation plan for the area)
3) - Council voted not to consult the public about the possibility of opening Casino Drive/Muirfield/Twin Oaks and to keep it as is, i.e., no changes.

I wholeheartedly agree with the decision to revert back to four lanes on Mountain Road up by Magnetic Hill. It's just too busy up there with the hotels, the casino, Magnetic Hill itself, the MacDonald's, and now the new IHOP, not to mention the on/off ramps for the TCH. There is also plenty of room on the side of the road to add in a dedicated bicycle path which would be completely grade separated.

I'm disappointed however that they decided against connecting Twin Oaks/Muirfield through to Casino Drive. This decision caters to a small minority of activist home owners on Muirfield, and runs counter to the general principle of maintaining grid systems to expedite traffic flow in residential neighbourhoods.

As for the "cash in lieu of", I imagine this refers to this small little parcel of land:



This land is owned by Cordova, and they've wanted to build a small retail/commercial plaza on this site for a number of years...........

[Whitites]

They must be waiting for street lights and sidewalks to be finished to open the Twin Oaks to Ryan.

[L'homard]

Happy to see city council paid only triple my annual income for a study that shows that painting a white line on the side of Mountain Road is an ineffectual means of car=proofing cyclists who are compelled to ride within inches of 75 kph trucks and cars.

Enter smiley here.

[MonctonRad]

Originally Posted by Whitites

They must be waiting for street lights and sidewalks to be finished to open the Twin Oaks to Ryan.

Sidewalks and bicycle trails are done. Would they necessarily have to wait for lights to be installed before opening?

[MonctonBoy]

Originally Posted by MonctonRad

Sidewalks and bicycle trails are done. Would they necessarily have to wait for lights to be installed before opening?

Yes they do.
They did the same thing for the extension of Granite Centre last year.

[MonctonRad]

Originally Posted by L'homard

Happy to see city council paid only triple my annual income for a study that shows that painting a white line on the side of Mountain Road is an ineffectual means of car=proofing cyclists who are compelled to ride within inches of 75 kph trucks and cars.

Enter smiley here.

Further to the above:

Fixing Moncton's 'road diet' could cost up to $6.5 million
Changing portion of Mountain Road back to four lanes expected to cost at least $174,000
Shane Magee · CBC News · Posted: Nov 05, 2019 2:12 PM AT | Last Updated: 16 minutes ago
https://www.cbc.ca/news/canada/new-brunswick/mountain-road-bike-lanes-road-diet-1.5348037



By asking for this costly consultant's report, I think city council has opened a can of worms.

To slow drivers, the study called for narrower travel lanes, landscaping and boulevard features as well as speed display signs.

As such measures may not be enough, it recommended the separated multi-use path to accommodate cyclists.

The study also found traffic lights are already needed at the intersection with Mountain Road and the westbound Trans-Canada Highway ramp. It suggested investigating whether a roundabout at that location could work.

A roundabout? On Mountain Road at the westbound TCH on/off ramp???

And all this hullabaloo to accommodate a minimal number of cyclists on this portion of Mountain Road............

The study collected data on cyclists using the bike lanes over a 12-hour period on two different days this year.

On June 18, two cyclists were counted using the bike lanes, while 14 rode on the sidewalk. On July 4, eight used the bike lane and 14 used the sidewalk.

[habskilla]

People in cars are afraid to drive that portion of Mountain Rd, how do think cyclists feel? The reason you are seeing a small number of cyclists is because it is NOT SAFE!!

The old saying, build it and they will come never more spot on when it comes to making cycling safe.

[Taeolas]

I wouldn't be too quick to dismiss the idea of adding roundabouts on Mountain. In fact I'd consider adding them to both TCH exits/entrances (so a second one at Casino drive). But I'd also listen to the experts to figure out if they would actually work (and not just people's general "I can't turn in a circle! reaction to roundabouts).

On the westbound side, a roundabout there would be a bit of a traffic calmer too, that might make it easier for traffic going into the gas stations and McDs and turning up the old highway route to Lutes Mountain as well. If it weren't for McD's, I'd have that Lutes Mountain turnoff (Ensley Drive) be part of the Roundabout as well for that matter.

[gehrhardt]

While we're on the subject of roundabouts on TCH off ramps, I propose one be built at the end of the westbound exit to Mapleton rd, by the Hampton Inn. At 5pm, that exit backs up into the right lane of the highway on a regular basis. I have no idea how they'd fit one in there, though.

[MonctonRad]

Originally Posted by gehrhardt

While we're on the subject of roundabouts on TCH off ramps, I propose one be built at the end of the westbound exit to Mapleton rd, by the Hampton Inn. At 5pm, that exit backs up into the right lane of the highway on a regular basis. I have no idea how they'd fit one in there, though.

Actually, back when the space currently occupied by the Holiday Inn Express was originally contemplated as a larger development (with a gas station/convenience store and side by side sit down restaurants), the plan was to align the Northwood & Queensway intersections with Mapleton, putting in a roundabout there, and also have roundabouts at both the eastbound and westbound on/off ramps from the TCH.

An interesting concept, but when the (larger) development fell through, this proposal seemed to have died. I believe Day & Ross was also displeased with the concept of the roundabouts too. Roundabouts and 18 wheelers don't necessarily play nicely together.

This is also an issue I can see with the consultant's suggestion of a roundabout at the westbound on/off ramp at the Mountain Road/TCH intersection. There's a very popular Petro Canada truck stop at that interchange. I can imagine a roundabout here would be very unpopular for the truckers.

[Whitites]

Originally Posted by gehrhardt

While we're on the subject of roundabouts on TCH off ramps, I propose one be built at the end of the westbound exit to Mapleton rd, by the Hampton Inn. At 5pm, that exit backs up into the right lane of the highway on a regular basis. I have no idea how they'd fit one in there, though.

Roundabouts are good to slow down traffic, what is really needed at the Mapleton and T/C is a half clover leaf....This would have T/C traffic merge on to Mapleton instead of cutting across it. There's plenty of room there.

[MonctonRad]

There is now construction fencing around this bit of land in behind the RBC and Second Cup at the NE corner of Mountain & Gorge Roads.

Cordova must be planning construction soon. This parcel of land formerly served as their snow dump. If they've fenced it off at the beginning of winter, this must mean they intend to start construction immediately.

[Ire Narissis]

There was a brief in the T&T today about this development. 2 storeys tall, 10,000 square feet, breaking ground next week. Already partially leased, but they are still looking for a few more tenants. No specification as to exactly what type of occupancy; I'm guessing commercial on the ground floor at least?

[MonctonRad]

Originally Posted by Ire Narissis

There was a brief in the T&T today about this development. 2 storeys tall, 10,000 square feet, breaking ground next week. Already partially leased, but they are still looking for a few more tenants. No specification as to exactly what type of occupancy; I'm guessing commercial on the ground floor at least?

Here's a render of the building:



So, it looks like there will be three CRUs on the ground level, with presumably upper level office space. The main issue I see here is parking. The Second Cup lot is often full with thirsty north enders getting their caffeine fix. The RBC is moderately busy too. The Swiss Chalet parking can be overflowing after 4 PM. There will only be a modest amount of new parking for this building. Unless the businesses occupying this structure are intentionally low volume in terms of customers, parking could be an issue..........



This is the actual footprint for this new building, extending all the way to the rear property line. As such, there will be room for some perpendicular parking in front of the building, but will it be enough?

[BlackYear]

Originally Posted by MonctonRad

There is now construction fencing around this bit of land in behind the RBC and Second Cup at the NE corner of Mountain & Gorge Roads.

Cordova must be planning construction soon. This parcel of land formerly served as their snow dump. If they've fenced it off at the beginning of winter, this must mean they intend to start construction immediately.

Or, they're simply fencing the snow dump so that nobody steals the snow.

[Monctoncore]

Originally Posted by MonctonRad

Here's a render of the building:



So, it looks like there will be three CRUs on the ground level, with presumably upper level office space. The main issue I see here is parking. The Second Cup lot is often full with thirsty north enders getting their caffeine fix. The RBC is moderately busy too. The Swiss Chalet parking can be overflowing after 4 PM. There will only be a modest amount of new parking for this building. Unless the businesses occupying this structure are intentionally low volume in terms of customers, parking could be an issue..........



This is the actual footprint for this new building, extending all the way to the rear property line. As such, there will be room for some perpendicular parking in front of the building, but will it be enough?

They really could have been smart here and used this whole corner and built a larger building similar to this one, with both the bank and the second cup in it, could have had some street front presence, with parking in the rear and entrances in both sides of the building. Could have given the North End it’s own little Downtown, or the start to one.