Seeley Homes Planning Committee Report

Presented To: Planning Committee
Request for Decision

Application for rezoning in order to permit low and medium density residential uses on the former Jessie Hamilton school site, 16 Jessie Street, Lively - Seeley Homes
Presented: Report Date Type: File Number:
Monday, Feb 25, 2013 Tuesday, Feb 12, 2013 Public Hearings 751-8/12-4
Recommendation
THAT the City of Greater Sudbury approve the application by Seeley Homes to amend Zoning By-law 2010-100Z by changing the zoning classification from "I", Institutional to "R1-5", Low Density Residential One and "R3(S)", Medium Density Residential Special on those lands described as PINs 73375-0518 & 73375-0123, Parcels 16797 & 15784 S.W.S., Lot 51, Plan M-442 in Lot 4, Concession 4, Township of Waters, subject to the following conditions: 1. That the owner provide the Development Approvals Section with a registered survey plan outlining the lands to be rezoned to enable the preparation of an amending zoning by-law; 2. That the amending by-law indicate the following site specific provisions pertaining to the R3", Medium Density Residential portion of the property: i) The only permitted uses shall be the following: 1. The conversion of the former school building to a multiple dwelling with a maximum of 29 dwelling units; 2. A multiple dwelling with a maximum of 26 dwelling units and a maximum building height of three (3) storeys; 3. Related accessory uses;
Signed By
Report Prepared By Mauro Manzon Senior Planner Digitally Signed Feb 12, 13 Reviewed By Eric Taylor Manager of Development Services Digitally Signed Feb 12, 13 Recommended by the Division Paul Baskcomb Director of Planning Services Digitally Signed Feb 12, 13 Recommended by the Department Bill Lautenbach General Manager of Growth and Development Digitally Signed Feb 12, 13 Recommended by the C.A.O. Doug Nadorozny Chief Administrative Officer Digitally Signed Feb 12, 13
ii) A buffer comprising existing natural vegetation with a minimum depth of 25 metres shall be provided along the easterly lot line where it abuts Lots 1, 2 and 3 of Plan M-882; 3. That prior to the issuance of a building permit, the owner shall enter into a Site Plan Control Agreement with the City for the R3 portion of the property, which amongst other matters shall address the following: i) The east side of Jessie Street and the north side of Patricia Street abutting the subject property shall be upgraded to an urban standard; 4. That the application to subdivide five (5) lots for single residential use be permitted to proceed by way of
the consent process.
STAFF REPORT
Applicant:
Seeley Homes (Agent: D.S. Dorland Ltd.)
Location:
PINs 73375-0518 & 73375-0123, Parcels 16797 & 15784 S.W.S., Lot 51, Plan M-442 in Lot 4, Concession 4, Township of Waters (16 Jessie Street, Lively)
Application:
To amend By-law 2010-100Z being the City of Greater Sudbury Zoning By-law from "I", Institutional to "R1-5", Low Density Residential One and "R3", Medium Density Residential.
Proposal:
Application for rezoning in order to permit the following: 1. Create five (5) lots for single residential use on Patricia Street by way of the consent process, as illustrated on the attached plan; 2. Convert the surplus school building into 29 dwelling units; and, 3. Construct a new multiple dwelling with 26 units on the northeasterly portion of the property.
Official Plan Conformity:

Living Area policies The subject land is designated as Living Area 1, which permits a range of residential uses and neighbourhood-based institutional uses such as the former elementary school. In reviewing applications for rezoning in Living Areas, the following criteria under Section 3.2.1 of the Official Plan are to be considered: suitability of the site to accommodate the proposed density and building form; physical compatibility with the surrounding neighbourhood in terms of scale, massing, height, siting, and setbacks; adequate on-site parking; and, traffic impact on local streets. Surplus institutional properties The former elementary school site also comprises surplus institutional lands, and is therefore subject to the policies of Section 4.4 of the Official Plan. Rezoning applications involving the redevelopment of surplus institutional properties shall be reviewed based on the following general criteria: 1. Need for such lands or buildings to accommodate other public uses; 2. Land use compatibility with surrounding uses; and, 3. The appropriateness of the proposed density in relation to residential conversions. Conformity with the Official Plan is based on a review of the above noted policies.
Site Description & Surrounding Land Uses:

The subject property comprises a former school site located in the easterly section of the Mikkola subdivision in Lively. The area is fully serviced by municipal water and sanitary sewer. Total site area is 2.78 ha (6.87 acres), with 129 m (423 ft.) of frontage on Jessie Street and 137m (449 ft.) of flankage on Patricia Street. The site is occupied by a vacant school building with an approximate gross floor area of 2 786 m2 (29,988 sq. ft.). The building height varies between one and two storeys. A small, northeasterly section of the property falls within a designated flood plain. This area is not intended to be developed. The school building is situated at a slightly higher elevation than the school yard to the east and south. A wooded area with mature vegetation forms a large buffer along the northeasterly and easterly property boundaries. A single detached dwelling directly abuts the school building to the north (8 Jessie Street). Three single detached dwellings on Patricia Street abut the property to the southeast. These properties benefit from a significant buffer formed by the wooded area. Single detached dwellings comprise remaining adjacent uses on Jessie Street and Patricia Street.
Departmental & Agency Comments:

Development Engineering This site is currently serviced with municipal water and sanitary sewer. Municipal water and sanitary sewer are existing along Patricia Street at the location of the proposed single detached dwellings. A water capacity analysis was conducted for the site. The 150 mm diameter watermain along Jessie Street provides sufficient pressures under Maximum Day Demand and under Maximum Hour Demand and provides a Fire Flow of 108.0 L/s at a residual pressure of 20.0 psi (elevation 262.0m). The 200 mm diameter watermain along Patricia Street provides sufficient pressures under Maximum Day Demand and under Maximum Hour Demand and provides a Fire Flow of 104.6 L/s at a residual pressure of 20.0 psi (elevation 257.0 m). Should higher Fire Flows be required, the owner will be responsible for upgrading the water supply system. The developer will be responsible for the installation of hydrants required to meet the minimum separation distance for hydrants in higher density areas of 90 m. A 525 mm diameter sanitary sewer is existing along Jessie Street and a 200 mm diameter sanitary sewer is existing along Patricia Street. Wastewater is conveyed southwesterly to the Jacob Lift Station and pumped to the Walden Wastewater Treatment Plant. Capacity issues are known to exist in the gravity system downstream of the proposed development; as such, cost contributions for upgrades to the sanitary sewer system may be required. We have no objection to changing the zoning classification from "I", Institutional to "R1-5", Low Density Residential One and "R3", Medium Density Residential in order to permit five (5) single residential use lots fronting on Patricia Street, created by way of consent, conversion of the existing surplus school building into 29 dwelling units, and construction of a new three-storey 26 unit building in the in the northeasterly portion of the property. We ask that development of the medium density area proceeds by way of Site Plan Control. Site Plan Control will address development issues including but not limited to sanitary sewer servicing, fire flow, and stormwater management. Roads and Transportation The application for the creation of 60 dwelling units is expected to generate approximately 430 vehicle trips on an average weekday. A Traffic Impact Study submitted with the application indicates that the existing road network can accommodate the development without the need for improvements. Staff is currently reviewing the report and will be providing comments to the applicant.
reviewing the report and will be providing comments to the applicant. As a condition of approval, it is recommended that the owner complete the Traffic Impact Study and agree to participate in the cost of any improvements or upgrading identified in the study to the satisfaction of the General Manager of Infrastructure Services. We also require that the east side of Jessie Street and the north side of Patricia Street, adjacent to the property, be upgraded to an urban standard. Drainage Section No concerns. Building Services Upon review we can advise that Building Services has no objection to the proposed amendment. Nickel District Conservation Authority Please be advised that the Nickel District Conservation Authority has reviewed the above noted application and has no concerns or objection to same. However, please be advised that a portion of the subject property is located in a designated flood plain. Any development in the flood plain area will require an application to the NDCA.
Neighbourhood Consultation:
The proponents have scheduled a neighbourhood meeting on February 20, 2013 at 7:00 pm in the gymnasium of the former Jessie Hamilton School. The applicant has also canvassed the neighbourhood door-to-door during the period February 6 - 8, 2013. As of the date of this report, a number of phone calls and letters of concern have been received by Planning Services. A petition has also been submitted. The main concerns are summarized as follows: traffic impact on local roads; local roads not urbanized; proposed use not compatible with low density neighbourhood (predominantly single detached dwellings); development will lower property values; and, land should be developed for single detached dwellings only.
Planning Considerations:
Adaptive reuse can be a feasible form of redevelopment. It is based on the notion that a surplus building can be repurposed for a new use without the need for outright demolition, provided redevelopment occurs in complementary manner. Adaptive reuse also represents good land use planning, as it involves the recycling of building materials, produces less waste for landfill sites, accommodates residential intensification, and also reduces the risk of dereliction, particularly if there are few viable options for redevelopment. Neighbourhood-based institutional uses such as former elementary schools present special concerns related to land use compatibility, since most of these uses are embedded in established residential areas. In this case, additional intensification is proposed in the form of a new 26-unit building. Land use compatibility The applicant has limited the scale of the development in recognition of the neighbourhood setting. Land
use compatibility is maintained based on the following considerations: The maximum height of the buildings will not exceed 11 metres (36 ft.), which is also the maximum height permitted for single detached dwellings in the R1-5 zone. The new apartment building will not be higher than the reconstructed school building based on its siting at a lower elevation. The westerly (front) elevation of the new building facing Jessie Street will appear as two storeys; the rear of the building will comprise three storeys with main floor walk-outs. An existing wooded area provides significant screening and buffering for abutting single detached dwellings to the southeast on Patricia Street. This large buffer area can be retained as a site-specific zoning provision, and would be implemented as part of the Site Plan Control Agreement. The large site allows the new building to be set back some distance from existing low density residential uses with no negative impact related to shadowing, sight lines and privacy. A significant portion of the site (approximately 70%) is maintained as landscaped open space and green space. The rezoning sketch illustrates 87 parking spaces where a minimum 83 spaces are required. All parking requirements can be accommodated on-site. There is ample site area to provide additional parking if needed. Existing parking along Jessie Street will be eliminated and replaced with landscaping. Density Official Plan policy requires that the proposed density be appropriate within the context of the specific location. 1. Single detached dwellings The proposed lots on Patricia Street exceed the minimum requirements related to lot frontage and area under the applicable zoning (R1-5 for single residential use). The size and configuration of the new lots are consistent with the existing lot fabric in the area. As a condition of approval, it is recommended that the applications be permitted to proceed by way of the consent process. 2. Medium density residential use The total area of the R3 portion of the site is approximately 2.48 ha based on the applicants sketch. Two buildings containing a total of 55 dwelling units results in a residential density of 22 units per hectare. This is well-below the maximum density of 36 units per hectare permitted under the Official Plan in low density neighbourhoods (singles, semis and duplexes). It is further noted that medium density sites typically allow up to 90 units per hectare. The low density results from the expansive site, a significant portion of which will remain undeveloped. The applicant has proposed a residential density (i.e., number of units) that addresses land use compatibility concerns. Traffic impacts The local road network is not constructed to a full urban standard. A portion of Hillcrest Drive between Mikkola Road and Polvi Avenue has a sidewalk on the north side of the road. Newer developments such as Dillons Trail have curb and gutter but no sidewalk. The proponents submitted a Traffic Impact Study (TIS) which determined that the local road network can accommodate the redevelopment without the need for improvements (Tranplan Associates). The study
indicated that 90% of the traffic generated by the new use will utilize the signalized intersection at Hillcrest Drive and Municipal Road 55. With the permission of the applicant, the Traffic Impact Study was made available to residents who requested a copy through Planning Services. Supplemental to the TIS, the traffic consultant provided a comparative analysis which demonstrated that the traffic generated by the proposed residential use (55 apartment units and 5 single detached dwellings) will be significantly less than the traffic generated by the former institutional use (elementary school) during peak periods. Based on the scale of development and the resultant traffic impacts, the applicant is not required to upgrade the local road network to an urban standard. The redevelopment of the site itself, however, shall meet current engineering standards. As a condition of approval, Roads and Transportation staff are recommending that the east side of Jessie Street and the north side of Patricia Street abutting the subject land be upgraded to an urban standard. These upgrades can be incorporated into the Site Plan Control Agreement if this application is approved. Other considerations A review of building permit data indicates that there has been no new construction of apartments in Lively since 1999, when the Meadowbrook complex was constructed. The redevelopment expands the range of housing options in the community, which is particularly important with an aging demographic. Alternative forms of housing allow seniors to downscale and remain in their community of choice, rather than relocating to more urbanized areas of Sudbury where the vast majority of medium and high density residential developments are located. A majority of units will be accessible and therefore ideal for seniors and persons with disabilities (80% in renovated school and 100% in new building). The applicant has confirmed that there are no restrictive covenants on title to the property. The proposal is also consistent with the Provincial Policy Statement (2005), most notably the following provisions: Section 1.1.1.b: Healthy, liveable and safe communities are sustained by accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses to meet long-term needs; Section 1.1.1.f: The municipality shall improve accessibility for persons with disabilities and the elderly by removing and/or preventing land use barriers which restrict their full participation in society; Section 1.1.3.3: Planning authorities shall identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs; Section 1.1.3.5: Planning authorities shall establish and implement minimum targets for intensification and redevelopment within built-up areas; Section 1.1.3.7: New development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities; Section 1.4.3: Planning authorities shall provide for an appropriate range of housing types and densities to
meet projected requirements of current and future residents of the regional market area.
Summary
Planning Services staff are satisfied that the proposed residential use of the site is appropriate given the location within an established residential area. It is also consistent with the underlying land use designation (Living Area 1). No negative land use conflicts are envisioned, as there is ample site area to accommodate the proposed development, including the provision of adequate on-site parking and effective screening and buffering. The overall residential density would be lower than what is permitted in new low density subdivisions. Staff have reviewed and are generally satisfied with the recommendations of the Traffic Impact Study. The adaptive reuse of the existing building, and the additional intensification that can be accommodated on the large site, are consistent with Official Plan policies and the Provincial Policy Statement (2005). Site-specific zoning provisions can be utilized to limit the scale of development. The proposal represents good land use planning and is recommended for approval subject to the above noted conditions.
M3 (1
0)
200 200
M5 M3
17
P
1
2 6 10
18 22
R1-5
67 3 7 11 15 19 23 27 35 39 43 31 47 51 63 55 59 132
DILLON'S
26 30 3438 424650 54 58 62
66
Junction Creek
M3
C1
134136
140 142 141
R1-5
146 150
R1-5
121 123 17
14 133 135 18 64
145 149
HILLCREST
155
156 160 164 166 159163 167 100 102 7 6
5 R 1-
48 50 47 49
66 70 74 76 78 73 108 77
82
86 88 92 96 85 91
JESSIE
R1-5
MIKKOLA
R1-5
63 65 30 100 104
92 96
29
114
R1-5
81
LAURA
16
95 99 101 136
118 122
91
95 41 43 45 47
103 105 107 48
111 113 119 123 125 127 129
PATRICIA
128
132
I
166 168 172 174 176 173 95
133
141 145
147 7
ANN
5 50 56
149
2 6
159 163 167
R1-5
53
14
61
RU
10
R1-5
171
175
101
109
Junction Creek
65
164 170
R1-5
Junction Creek Meatbird Creek MAGI LL
Kelly Lake
MIKKOLA
JESSIE
N MU
IC
PATRICIA
FIELD
KA
LA NTO
HI LL VI EW
L IPA
O LL 55 AD RO
FIELDING
YD
Growth and Development Department
TO
LA
VA G
NI NI
17
Subject Property being PINs 73375-0518 & 73375-0123, Parcels 16797 & 15784, Lot 51, Plan M-442, Lot 4, Concession 4, Township of Waters, 16 Jessie Street, Lively, City of Greater Sudbury
Junction Creek
Sketch 1 NTS
751-8/12-4 Date: 2012 06 28
751-8-12-004 location sketch 1/1
751-8-12-004 site plan 1/1
751-8-12-004 elevations proposed 1/1
751-8-12-004 elevations existing buildings 1/1
PHOTO 1
16 JESSIE STREET, LIVELY VIEW OF SCHOOL BUILDING FROM JESSIE STREET
PHOTO 2
8 JESSIE STREET, LIVELY SINGLE DETACHED DWELLING ABUTTING NORTH 751-8/12-4 PHOTOGRAPHY DEC 5, 2012
751-8-12-004 Photos 1/4
PHOTO 3
16 JESSIE STREET, LIVELY SINGLE DETACHED DWELLINGS ON JESSIE STREET OPPOSITE SCHOOL
PHOTO 4
16 JESSIE STREET, LIVELY EASTERLY VIEW OF SCHOOL SIDE YARD 751-8/12-4 PHOTOGRAPHY DEC 5, 2012
751-8-12-004 Photos 2/4
PHOTO 5
16 JESSIE STREET, LIVELY SOUTHERLY VIEW TOWARDS PATRICIA STREET AND LOCATION OF PROPOSED R1 LOTS
PHOTO 6
16 JESSIE STREET, LIVELY APPROXIMATE LOCATION OF PROPOSED NEW BUILDING
751-8/12-4 PHOTOGRAPHY DEC 5, 2012
751-8-12-004 Photos 3/4
PHOTO 7
16 JESSIE STREET, LIVELY VIEW OF WOODED AREA ALONG EASTERLY BOUNDARY OF PROPERTY
751-8/12-4 PHOTOGRAPHY DEC 5, 2012
751-8-12-004 Photos 4/4
File: 751-8/12-4 16 Jessie Street, Lively
HIG HW AY 1 7
Subject Property
HILLCREST DRIVE
LAURA AVENUE
PATRICIA STREET
JESSIE STREET
ANN
COU
RT
751-8-12-004 aerial photo 1/1
25
50
100 Metres
150
200
751-8-12-004 letter of support 1/1
751-8-12-004 letters of concern 1/91

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Seeley Homes Planning Committee Report

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Presented To: Planning Committee

Request for Decision

Presented: Report Date Type: File Number:

the consent process.

Official Plan Conformity:

Site Description & Surrounding Land Uses:

Departmental & Agency Comments:

140 142 141

156 160 164 166 159163 167 100 102 7 6

103 105 107 48

111 113 119 123 125 127 129

159 163 167

Junction Creek Meatbird Creek MAGI LL

Growth and Development Department

751-8/12-4 Date: 2012 06 28

751-8-12-004 location sketch 1/1

751-8-12-004 site plan 1/1

751-8-12-004 elevations proposed 1/1

751-8-12-004 elevations existing buildings 1/1

16 JESSIE STREET, LIVELY VIEW OF SCHOOL BUILDING FROM JESSIE STREET

751-8-12-004 Photos 1/4

751-8-12-004 Photos 2/4

16 JESSIE STREET, LIVELY APPROXIMATE LOCATION OF PROPOSED NEW BUILDING

751-8/12-4 PHOTOGRAPHY DEC 5, 2012

751-8-12-004 Photos 3/4

751-8/12-4 PHOTOGRAPHY DEC 5, 2012

751-8-12-004 Photos 4/4

File: 751-8/12-4 16 Jessie Street, Lively

751-8-12-004 aerial photo 1/1

751-8-12-004 letter of support 1/1

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