CAMBRIDGE — Blacks Point Development has submitted a comprehensive development application for 410 Queen Street West, proposing a transformative mixed-use project.
The proposal encompasses a blend of residential, commercial, and office spaces alongside internal road infrastructure and underground parking facilities.
The project plans outline approximately 2,000 residential units catering to diverse housing needs within the community.
Additionally, a significant 10,920 square metres of commercial area is proposed, fostering economic activity and providing essential services.
Architecturally, the development features ten towers ranging from 12 to 30 storeys, set atop shared podiums hosting street-level commercial establishments.
The design aims to create a dynamic urban environment while maximizing land use efficiency.
Occupying approximately 4.74 hectares (11.7 acres) of irregularly shaped land along Queen Street West, Goebel Avenue, and Groh Avenue, the site presents a unique opportunity for a mixed-use gateway development.
To realize this vision, the developer has submitted applications for Official Plan and Zoning By-law amendments.
The proposed amendments seek to accommodate high-density residential development, with specific provisions for building height, density, setbacks, parking ratios, and amenity areas.
Notably, the requested changes aim to align regulatory standards with the project’s scope and objectives, promoting sustainable urban growth.
The site is currently zoned Commercial (H) CS4 under By-law 150-85. The proposed rezoning would establish a specialized RM3CS4 zone tailored to the project’s needs, facilitating the seamless integration of residential and commercial functions.
The requested special provisions for the site:
● Recognition of Queen Street West as the front lot line, providing clarity in zoning regulations.
● An increase in the maximum permitted density to 425 units per hectare is necessary to accommodate the proposed number of units and implement the requested Floor Space Index (FSI).
● Adjustments in maximum building height, with proposed maximums of 12 storeys for Area A, 16 storeys for Area B, and 30 storeys for Area C. These changes aim to establish a gateway location and transition between building heights.
● Reduction in the minimum exterior side yard to 4.0 metres along Goebel Avenue and Groh Avenue.
● Reduction in the minimum interior side yard to 5.0 metres for area A.
● Increase in the maximum permitted lot coverage to 40 percent, allowing for the development of building podiums containing non-residential uses, parking, and amenity areas.
● Parking rate reduction for Residential and Office Uses, with proposed rates of 0.85 spaces per residential unit (including visitor parking) from the required 1.25 spaces per unit.
Specified rates for commercial and office spaces are necessary as well.
Through shared parking arrangements and transportation demand management (TDM) initiatives, the project aims to optimize parking resources while minimizing congestion and environmental impact.
Blacks Point Development’s proposal represents a significant investment in the community, promising to redefine the urban landscape of Queen Street West.
Pending regulatory approvals, the project is poised to deliver a vibrant mixed-use destination that enhances the city’s livability and economic vitality.
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