seeley homes planning committee report

7/29/2019 Seeley Homes Planning Committee Report

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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 To: Plan

Presented: Mon

Report Date Tues

Type: Publ

File Number: 751-

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", LowDensity 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 toenable 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 multipledwelling 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 ByMauro Manzon

Senior Planner

Digitally Signed Feb

Reviewed By

Eric Taylor

Manager of Developm


Recommended by th

Paul BaskcombDirector of Planning S


Recommended by th

Bill Lautenbach

General Manager of G

Development


Recommended by t

Doug NadoroznyChief Administrative O



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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 L

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", In

"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 pr

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 prop

Official Plan Conformity:

Living Area policies

The subject land is designated as Living Area 1, which permits a range of residential uses

neighbourhood-based institutional uses such as the former elementary school. In reviewin

rezoning in Living Areas, the following criteria under Section 3.2.1 of the Official Plan are

suitability of the site to accommodate the proposed density and building form;

physical compatibility with the surrounding neighbourhood in terms of scale, massing, h

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 there


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Site Description & Surrounding Land Uses:

The subject property comprises a former school site located in the easterly section of the

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 an

flankage on Patricia Street. The site is occupied by a vacant school building with an appro

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 ar

to be developed. The school building is situated at a slightly higher elevation than the sch

east and south.

A wooded area with mature vegetation forms a large buffer along the northeasterly and eboundaries. A single detached dwelling directly abuts the school building to the north (8 J

Three single detached dwellings on Patricia Street abut the property to the southeast. The

benefit from a significant buffer formed by the wooded area. Single detached dwellings co

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 an

are existing along Patricia Street at the location of the proposed single detached dwelling

A water capacity analysis was conducted for the site. The 150 mm diameter watermain a

provides sufficient pressures under Maximum Day Demand and under Maximum Hour De

provides a Fire Flow of 108.0 L/s at a residual pressure of 20.0 psi (elevation 262.0m). Th

diameter watermain along Patricia Street provides sufficient pressures under Maximum D

under Maximum Hour Demand and provides a Fire Flow of 104.6 L/s at a residual pressu(elevation 257.0 m). Should higher Fire Flows be required, the owner will be responsible f

water supply system. The developer will be responsible for the installation of hydrants req

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 diamete

existing along Patricia Street. Wastewater is conveyed southwesterly to the Jacob Lift Sta

to the Walden Wastewater Treatment Plant. Capacity issues are known to exist in the gra

downstream of the proposed development; as such, cost contributions for upgrades to thesystem may be required.

We have no objection to changing the zoning classification from "I", Institutional to "R1-5"

Residential One and "R3", Medium Density Residential in order to permit five (5) single re

fronting on Patricia Street, created by way of consent, conversion of the existing surplus s

29 dwelling units and construction of a new three storey 26


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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

participate in the cost of any improvements or upgrading identified in the study to the satis

General Manager of Infrastructure Services.We also require that the east side of Jessie Street and the north side of Patricia Street, ad

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 amen

Nickel District Conservation Authority

Please be advised that the Nickel District Conservation Authority has reviewed the above

and has no concerns or objection to same.

However, please be advised that a portion of the subject property is located in a designat

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

gymnasium of the former Jessie Hamilton School. The applicant has also canvassed the

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 re

Services. A petition has also been submitted. The main concerns are summarized as follo

traffic impact on local roads;

local roads not urbanized;

proposed use not compatible with low density neighbourhood (predominantly single det

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 s

can be repurposed for a new use without the need for outright demolition, provided redev

complementary manner Adaptive reuse also represents good land use planning as it inv


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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

permitted for single detached dwellings in the R1-5 zone.

The new apartment building will not be higher than the reconstructed school building baa lower elevation. The westerly (front) elevation of the new building facing Jessie Street w

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

dwellings to the southeast on Patricia Street. This large buffer area can be retained as a s

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 deuses with no negative impact related to shadowing, sight lines and privacy.

A significant portion of the site (approximately 70%) is maintained as landscaped open s

space.

The rezoning sketch illustrates 87 parking spaces where a minimum 83 spaces are requ

requirements can be accommodated on-site. There is ample site area to provide addition

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

location.

1. Single detached dwellings

The proposed lots on Patricia Street exceed the minimum requirements related to lot fron

under the applicable zoning (R1-5 for single residential use). The size and configuration o

consistent with the existing lot fabric in the area. As a condition of approval, it is recomme

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 applican

buildings containing a total of 55 dwelling units results in a residential density of 22 units pwell-below the maximum density of 36 units per hectare permitted under the Official Plan

neighbourhoods (singles, semis and duplexes). It is further noted that medium density sit

up to 90 units per hectare.

The low density results from the expansive site, a significant portion of which will remain u

applicant has proposed a residential density (i e number of units) that addresses land us


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indicated that 90% of the traffic generated by the new use will utilize the signalized interse

Drive and Municipal Road 55. With the permission of the applicant, the Traffic Impact Stu

available to residents who requested a copy through Planning Services.

Supplemental to the TIS, the traffic consultant provided a comparative analysis which dem

traffic generated by the proposed residential use (55 apartment units and 5 single detach

be significantly less than the traffic generated by the former institutional use (elementary

peak periods.

Based on the scale of development and the resultant traffic impacts, the applicant is not r

the local road network to an urban standard. The redevelopment of the site itself, howeve

current engineering standards. As a condition of approval, Roads and Transportation staf

recommending that the east side of Jessie Street and the north side of Patricia Street abu

land be upgraded to an urban standard. These upgrades can be incorporated into the Sit

Agreement if this application is approved.

Other considerations

A review of building permit data indicates that there has been no new construction of ap

since 1999, when the Meadowbrook complex was constructed.

The redevelopment expands the range of housing options in the community, which is pa

with an aging demographic.

Alternative forms of housing allow seniors to downscale and remain in their community o

than relocating to more urbanized areas of Sudbury where the vast majority of medium an

residential developments are located.

A majority of units will be accessible and therefore ideal for seniors and persons with dis

renovated school and 100% in new building).

The applicant has confirmed that there are no restrictive covenants on title to the proper

The proposal is also consistent with the Provincial Policy Statement (2005), most notably

provisions:

Section 1.1.1.b: Healthy, liveable and safe communities are sustained by accommodatin

range and mix of residential, employment (including industrial, commercial and institution

recreational and open space uses to meet long-term needs;

Section 1.1.1.f: The municipality shall improve accessibility for persons with disabilities a

removing and/or preventing land use barriers which restrict their full participation in socie

Section 1.1.3.3: Planning authorities shall identify and promote opportunities for intensif

redevelopment where this can be accommodated taking into account existing building sto

including brownfield sites and the availability of suitable existing or planned infrastructure


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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 approp

location within an established residential area. It is also consistent with the underlying lan

(Living Area 1). No negative land use conflicts are envisioned, as there is ample site area

the proposed development, including the provision of adequate on-site parking and effect

buffering. The overall residential density would be lower than what is permitted in new low

subdivisions. Staff have reviewed and are generally satisfied with the recommendations oStudy.

The adaptive reuse of the existing building, and the additional intensification that can be a

the large site, are consistent with Official Plan policies and the Provincial Policy Statemen

Site-specific zoning provisions can be utilized to limit the scale of development. The prop

good land use planning and is recommended for approval subject to the above noted con


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Growth and DeveloDepartment


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PHOTO 1 16 JESSIE STREET, LIVELY VIEW OF SCHOOL BUILDING FR

JESSIE STREET


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PHOTO 3 16 JESSIE STREET, LIVELY SINGLE DETACHED DWELLINGS

JESSIE STREET OPPOSITE SCHOOL


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PHOTO 5 16 JESSIE STREET, LIVELY SOUTHERLY VIEW TOWARDSPATRICIA STREET AND LOCATION OF PROPOSED R1 LOTS


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PHOTO 7 16 JESSIE STREET, LIVELY VIEW OF WOODED AR

ALONG EASTERLY BOUNDARY OF PROPERTY

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Subject Proper

HIGHWAY17

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LAURAAVENUE

HILLCREST DRIVE

File: 751-8/12-416 Jessie Street,Lively


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


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751-8-12-004 letters of concern 1/91


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seeley homes planning committee report

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