[Moncton] Northwest/Magnetic Hill Developments

[MonctonRad]

Well THIS is interesting:

From Mayor Dawn Arnold's summary of city council proceedings:

We then had the first discussion on a large new development on Twin Oaks Drive at Ryan Street (this will ultimately encompass a mixed-use node with high and medium density residential dwellings with commercial uses and services).

This land has been consolidated by Cordova Realty. We have known this for about one year. The presumption was that there were going to be plans for high density residential (apartment buildings). The location next to the new YMCA, the northwest trail and both anglophone and francophone neighbourhood schools is ideal, as well as fairly easy access to Berry Mills Road via Horsman Road.

Now we have a better idea what the plans are for:

- A total of six apartment buildings and two "stacked" town homes totalling 519 units, with at least a couple of the buildings also containing room for commercial space. Three of the building will have in the vicinity of 100 units each, which should mean that they will likely be in the 6-8 storey range.

We are witnessing a new node for the northwest end being created. I predict that this development will quickly lead to construction of the proposed Corey Craig retail plaza on Horsman.

Other possibilities are a new neighbourhood municipal library (next to the YMCA community centre - already a "want" by groups in the neighbourhood), and, perhaps as I speculated a couple of pages back (page 91), a new anglophone high school for the northwest end. As northwest Moncton's population continues to expand, a new high school become inevitable.............

[drewber]

Anyone notice the Hotel Moncton being branded as a Super 8? Was trying to find the name of the restaurant in there and saw a listing for it as the Super 8 not to mention the Facebook page for Moncton Hotel no longer exists.

[MonctonRad]

This is an artist's conception of one of the proposed apartment buildings for Twin Oaks Drive, near the new YMCA:


T&T photo

[MonctonRad]

The city council recommendations for this development on Twin Oaks Drive are now available on line:



https://www5.moncton.ca/docs/councilmeet...5-19_Recommendations_Recommandations.pdf

These include:

3) That no trees or other vegetation be cut within a minimum of seven (7) metres along the entire east side of the subject lot, and the seven metre buffer is to remain vegetated and protected;
4) That a two metre high opaque fence be located on the southern side of the property where the parking lots abut the residential care facility, and that the fence be located on top of the retention wall, and constructed prior to, or at the beginning of, construction of buildings A and / or B;
5) That a line of conifers be planted along the eastern side of the lot along the existing treed buffer where the subject land abuts R2 zoned property, and that the conifers be a minimum of 2 metres high at planting and spaced a frequency of one tree for every 10 metres of rear lot property along the west side of the existing tree line;
6) That despite section 129(1)(c) of Zoning By-law Z-213 the height of the multiple unit buildings are permitted to be six stories;
7) That the proposed multiple unit dwellings and proposed townhouses be subject to Terms and Conditions to be approved by the Planning Advisory Committee;

This development will actually be larger than the Junction Urban Village.

[josh_cat_eyes]

Originally Posted by MonctonRad

The city council recommendations for this development on Twin Oaks Drive are now available on line:



https://www5.moncton.ca/docs/councilmeet...5-19_Recommendations_Recommandations.pdf

These include:



This development will actually be larger than the Junction Urban Village.

While I do love this project I have a couple concerns both regarding traffic. First one is on Berry Mills from Horsman to Wheeler. The traffic light at the end of Edinburgh is currently full quite often, and due to the power line structures being right along side the road, I don’t believe there is capacity to widen this. This will have to be addressed.

The second is regarding Hildegard. There is planned improvement to the intersection of Hildegard and Mountain roads but I don’t believe this will be enough. I believe that eventually a new interchange will need to be built off of Ryan Road near the current intersection with Hildegard. Whatever road intersects Wheeler would then be extended to mountain between Sportcheck and NBCC.

[MonctonRad]

Originally Posted by josh_cat_eyes

While I do love this project I have a couple concerns both regarding traffic. First one is on Berry Mills from Horsman to Wheeler. The traffic light at the end of Edinburgh is currently full quite often, and due to the power line structures being right along side the road, I don’t believe there is capacity to widen this. This will have to be addressed.

The second is regarding Hildegard. There is planned improvement to the intersection of Hildegard and Mountain roads but I don’t believe this will be enough. I believe that eventually a new interchange will need to be built off of Ryan Road near the current intersection with Hildegard. Whatever road intersects Wheeler would then be extended to mountain between Sportcheck and NBCC.

Traffic will be a concern, yes.

I imagine they foresee most of the traffic to be funnelled down Horsman Road to Berry Mills Road, so I'm not sure how much of a concern Ryan/Hildegarde will be.

The main issues I see are the roundabout at Ryan/Twin Oaks/Horsman, Horsman Road itself and Berry Mills Road:

1) - will the roundabout need to be turned into a two lane roundabout?
2) - will Horsman need to be made a four lane street?
3) - will Berry Mills finally have to be made a full four lane street as well (ideally a boulevard with a median)?

[MonctonRad]

Additional Documentation is now Available:

Site Plan:


Site Plan:


Construction Phase:


Artists Conception:




Building "C" Elevation:


Comment:

1) - Building "C" will be the first one built (Phase 1)
2) - It appears all six main buildings will have retail/commercial podiums.
3) - All six buildings will have underground parking, therefore presumably the surface parking in behind is intended for the commercial businesses.
4) - While the city council recommendations seem to indicate that the height limit for this development will be six storeys, the building on the NE corner of the Ryan/Horsman roundabout appears to be eight (or nine) storeys. This is nowhere near any of the single family homes in the neighbourhood, so I don't see this as a problem, but this should be clarified.

[Taeolas]

Very interesting development. Hopefully it comes through as planned.

It would be nice if more of those plans had a compass rose on them to indicate North so people less familiar with the area can orient themselves. All those views have North to the left, and East (where the woods would be maintained) is up. On the watermark of the first image, there is a left arrow, but I wasn't sure if that was meant as a rose mark, or just part of the Fathom company name.

That feels like a lot of light commercial/office space for that area. Looking at GMaps there doesn't seem to be much there at the moment. With all these people moving in, along with the schools and YMCA plan, I wonder if a commercial node with a bigger pharmacy or small grocery store anchor might be in the plans for the region?

[MonctonRad]

Originally Posted by Taeolas

That feels like a lot of light commercial/office space for that area. Looking at GMaps there doesn't seem to be much there at the moment. With all these people moving in, along with the schools and YMCA plan, I wonder if a commercial node with a bigger pharmacy or small grocery store anchor might be in the plans for the region?

Moncton Northwest is almost exclusively residential, except for the strip along Mountain Road, and about 90% single family home, so this development is definitely a paradigm shift for the area (a needed one in my opinion). It will be very interesting to see how people adapt to the sudden appearance of a commercial streetscape in the area.

There is also a Corey Craig plan for a new retail plaza on the east side of Horsman Road, which could be stimulated by the new Twin Oaks development.



It will be interesting if this proceeds as planned, or if Corey Craig also decides to go for a mixed development on their land too, with ground floor retail/commercial and upper level residential.

This map shows the Corey Craig property WRT the Cordova proposal:

[Whitites]

Originally Posted by Taeolas

It would be nice if more of those plans had a compass rose on them to indicate North so people less familiar with the area can orient themselves. All those views have North to the left, and East (where the woods would be maintained) is up. On the watermark of the first image, there is a left arrow, but I wasn't sure if that was meant as a rose mark, or just part of the Fathom company name.

I agree but I don't think those drawings were meant for the public. Normally north is straight up on a draftman's table but not here. But you are correct about the arrow in the circle it points due north.



In last drawing in post #1889 north is straight up.

[Whitites]

Noticed machinery in back of iHop this morning, is there a new project going up or finishing stuff at iHop?

[MonctonRad]

The exterior of the new Moncton North YMCA is now complete. Curbing and sidewalks are installed and landscaping is underway. I don't know how much interior work has to be completed however.

[mctnguy]

Here's an image that places this townhome development in relation to the future street grid anticipated for the Maplehurst subdivision.

I went for a walk through this new proposed subdivision and there are already some foundations poured for the houses lining Maplehurst Dr and the 2 cross streets are taking shape.

Lot A also looks to be fully cleared for development.

[MonctonRad]

Now starting the third floor at Emma Place.

[MonctonRad]

Originally Posted by mctnguy

I went for a walk through this new proposed subdivision and there are already some foundations poured for the houses lining Maplehurst Dr and the 2 cross streets are taking shape.

Lot A also looks to be fully cleared for development.

Here's the most recent site plan (from the Arseno General Contractors FB page:



This is virtually identical to the previous subdivision plan from 2018, but nicely demonstrates the (included) Maplehurst Middle School, showing it's relationship to the remainder of the development:

[MonctonRad]

From the June PAC agenda:

Quest Capital Inc., on behalf of/au nom de 708828 NB Inc. 65 boul. Lady Ada Boulevard (PID/NID 70581053) a variance to locate the driveway in the required rear yard to accommodate an eight storey, 102 unit multiple unit dwelling

Location Map:

Across the street from the Four Points by Sheraton.

Site Plan:


North Elevation:


Rendering:

[MonctonRad]

It's interesting to see that Quest Capital is involved in this proposal. They are the same people behind the Promenade Neuf in Dieppe, and the soon to be built Place Sentier. As such, the backers of this proposal seem quite solid, and I believe we are finally going to see build out beginning in the western portion of the "Vision Lands".

Another thing to note, is that with the recent flurry of announcements of substantial residential projects in the metropolitan area, it would seem that Moncton has finally moved beyond the culture of four storey generic vinyl clad wooden apartment buildings and is embracing higher quality steel & concrete 6-10 storey buildings with enclosed parking. What a relief!!!

[MonctonRad]

Here's another rendering of 65 Lady Ada, focussed on the main entrance:

[josh_cat_eyes]

Originally Posted by MonctonRad

Rendering:

Finally something not from spitfire! To bad this building couldn’t have been built with some sort of street frontage tho, that’s my only complaint. Another than that, it’s a beautiful building!

[MonctonRad]

Originally Posted by josh_cat_eyes

Finally something not from spitfire! To bad this building couldn’t have been built with some sort of street frontage tho, that’s my only complaint. Another than that, it’s a beautiful building!

I have nothing against Spitfire, I'm sure they design durable, solid and quality buildings that would be a pleasure to live in, but sometimes it's important to have a real architectural firm working on your proposal in order to really make it stand out from the crowd.

The proposal below is designed by Lydon Lynch out of Halifax;


This building proposed for Twin Oaks is By Fathom Architectural Studios also out of the HRM


And this proposal (in Riverview) is also by Fathom Architectural Studio from the HRM


You can really see the difference in the quality of the architectural detailing in all three of these proposals designed by proper architectural firms. Why is it that no work is being thrown towards hometown Moncton architectural firms like Stantec or Architects 4?