Request for Recommendation

Transcription

1 Request for Recommendation Application for site specific rezoning in order to permit a four-storey multiple dwelling with 55 units in a C2, General Commercial zone, 6150, 6160, 6166 Highway 69 North & 4583 Notre Dame Ave., Hanmer - Corporation développement communautaire Presented To: Planning Committee Presented: Tuesday, Mar 03, 2009 Report Date Friday, Feb 13, 2009 Type: Public Hearings File Number: 751-7/08-16 Recommendation That the application by Corporation développement communautaire to amend By-law being the Comprehensive Zoning By-law for the (former) Towns of Valley East and Onaping Falls by changing the zoning classification of lands described as Parcels 13420, 13181, 13397, 8722 S.E.S., Lots 23, 24 & 25, Plan M-191 in Lot 1, Concession 3, Township of Hanmer from "C2", General Commercial to "C2-Special", General Commercial Special be approved subject to the following conditions: a. That prior to the adoption of the amending by-law, the owner shall enter into a Site Plan Control Agreement with the City. b. That the amending by-law include the following provisions: i) In addition to the uses permitted in a C2 zone, a multiple dwelling containing a maximum 55 dwelling units shall also be permitted; Signed By Report Prepared By Mauro Manzon Planner Digitally Signed Feb 18, 09 Reviewed By Art Potvin Manager of Development Services Digitally Signed Feb 18, 09 Recommended by the Division Bill Lautenbach Acting General Manager of Growth and Development / Planning Director Digitally Signed Feb 18, 09 Recommended by the C.A.O. Doug Nadorozny Acting Chief Administrative Officer Digitally Signed Feb 18, 09 ii) That a minimum of one (1) parking space per dwelling unit shall be provided; and, iii) Any exceptions required to implement the final approved site plan. STAFF REPORT Applicant: Corporation développement communautaire (Agent: André Thibert) Location:

2 Parcels 13420, 13181, 13397, 8722 S.E.S., Lots 23, 24 & 25, Plan M-191 in Lot 1, Concession 3, Township of Hanmer (6150, 6160, 6166 Highway 69 North & 4583 Notre Dame Avenue, Hanmer) Application: To amend By-law being the Comprehensive Zoning By-law for the (former) Towns of Valley East and Onaping Falls from "C2", General Commercial to "C2-Special", General Commercial Special. Proposal: Application for site specific rezoning in order to permit a four-storey multiple dwelling with 55 units on the site of the former Hanmer Hotel (6166 Highway 69 North). An existing commercial building (6160 Highway 69 North) and single detached dwelling (6150 Highway 69 North) are to be retained. An existing single detached dwelling abutting to the north will be removed (4583 Notre Dame Avenue). Official Plan Conformity: The subject property is designated as Mixed Use Commercial in the City of Greater Sudbury Official Plan. The area is also identified as one of three main commercial nodes within the Valley East Urban Area. The Plan supports residential uses in Mixed Use Commercial nodes, which are seen as ideal locations for residential intensification. Given the proximity to public transit and community services, major arterial roads are also viewed as highly appropriate locations for medium density development. The Plan encourages the redevelopment of vacant commercial buildings in order to achieve these objectives. Requirements to be reviewed include adequate sewer and water capacities, sufficient on-site parking, stormwater management, and effective landscaping and buffering. Consideration is also extended to the traffic carrying capacity of adjacent roadways, and any potential road improvements that may be required. New access to arterial roads is typically restricted where there are reasonable alternatives, and lot consolidation is encouraged. The application conforms to the intent of the Official Plan subject to a review of the above noted planning considerations. Site Description & Surrounding Land Uses: The subject lands are located at the intersection of Municipal Road 80 (Highway 69 North) and Notre Dame Avenue in the community of Hanmer. The area has historically served as the Town Centre of Hanmer. The subject lands comprise one (1) parcel and three (3) lots of a registered plan of subdivision, which together form an entire block face on the north side of Municipal Road 80 between Lafontaine Street and Notre Dame Avenue. The entire site offers 5 649m2 (0.6 ha) of area, with 40.5m of frontage on Lafontaine Street and 111m of flankage on Municipal Road 80. There is approximately 60.7m of road frontage on Notre Dame Avenue along the easterly limit of the property. The site is currently occupied by four main buildings: 1. The former Hanmer Hotel is situated in the southeast corner of the property. The building is vacant and approaching a derelict state, and will be demolished as part of this project. 2. Immediately north, a single detached dwelling occupies Lot 25. This house will be removed in order to provide parking for the development. 3. A one-storey commercial building with 290m2 of floor area is found on Lot 24, abutting west of the hotel.

3 This building accommodates a convenience store and a restaurant, and will be retained. 4. A single detached dwelling occupies Lot 23 at the corner of Lafontaine Street and MR 80. The dwelling will also be retained, and the northerly portion of the lot will be utilized for parking. (Note: This description is based on the proponents preliminary plans.) Low density residential uses are located north, east and west of the subject lands. A service station is situated at the southwest corner of Dennie Street and MR 80. Departmental & Agency Comments: Development Engineering Development Engineering has reviewed the above noted application. This site is presently serviced with municipal water and sanitary sewer. We will make detailed comments regarding this application as part of the Site Plan Control Agreement process. This will include a review of the proposed site servicing. We have no objection to changing the zoning classification from "C2", General Commercial to "C2 Special", General Commercial Special to permit a four-storey dwelling with 55 units. Transportation Engineering Further to your memo dated January 9, 2009, received in our office on January 14, 2009, Roads and Transportation Staff have reviewed this application and can provide the following comments: We are concerned with the possibility of overflow parking occurring on the abutting roads. We recommend that adequate parking be provided on site to accommodate the proposed use. We also require that no encroachments occur within the sight triangle. Building Services We have reviewed your memo dated January 9, 2009, regarding the above noted rezoning application and can advise that we have no objections to the application; however, further comments will be made at the site plan stage with respect to the Ontario Building Code requirements. Background: The subject lands have been acquired by the Corporation développement communautaire in order to develop a four-storey multiple dwelling containing 55 units. The owner s agent has indicated that the site will be retained under single ownership. Planning Considerations: The application is evaluated based on the proposed land use, which in this case is a multiple dwelling with 55 apartment units. The review is focussed on the following: the appropriateness of the proposed land use within the context of the surrounding area; and, technical matters related to the development of the site, such as parking and setbacks. Proposed land use

4 The owner is proposing redevelopment on a prominent site within a designated mixed use commercial node in the Valley East Urban Area, which also serves as the Town Centre of Hanmer. From a broad land use perspective, the application is supported based on the following considerations: The area forms a key location for revitalization efforts. Primary arterial roads are preferred locations for medium density uses and residential intensification. The subject property offers close proximity to commercial uses, community services and public transit. The site remains under utilized and is well-suited to redevelopment and residential intensification. The resultant residential density is approximately 92 units per hectare, which is appropriate within a mixed use commercial node. Compatibility with adjacent low density uses can be achieved through the site plan control process. Residential development is encouraged in core areas, as supported by Council policy, including an exemption from development charges. The project addresses various housing objectives, such as the need for increased multiple residential development and the diversification of the supply of new housing. Parking From a planning perspective, parking is a key issue related to this application. The provision of parking is constrained by the retention of an existing commercial building and single detached dwelling on the property. As such, the proponent can provide only 49 spaces where 83 are required under current by-law standards (1.5 spaces per dwelling unit). The presence of commercial uses with fairly significant parking demands of their own (convenience store and restaurant) further complicates the situation. By-law contains a parking standard for senior citizen s dwellings of 0.5 parking spaces for the first 30 units, plus 0.25 parking spaces for each additional unit. This standard, however, is more appropriately applied to a retirement home or assisted-care facility, where residents occupy guest rooms, share common living areas, and are less likely to have vehicles. If this standard were applied to the current proposal, 21 parking spaces would be required, which is clearly inadequate for a 55-unit apartment building. Planning Services recommends a minimum standard of one (1) parking space per unit. This provides significant relief from parking requirements, which can be supported based on the location of the building in a core area, its direct access to public transit, and the proximity to services. This would require the proponent to reconfigure the parking layout in order to provide a few additional spaces. Such matters, including confirmation of the parking requirements for existing commercial uses, can be addressed at the more detailed site plan control stage. Other site plan matters The preliminary site plan indicates that other site specific relief is required as part of the rezoning process, most notably: a setback of 7.7 metres on MR 80 where 15 metres are required for residential buildings on primary arterial roads; a setback of 0.8 metre on Notre Dame Avenue where 3 metres are required, for what appears to be a main floor vestibule entrance as illustrated on the architectural renderings for the project; a raised amenity area which appears to slightly encroach into the sight triangle; and, lot coverage and landscaped open space requirements which remain undetermined. There may be additional relief required depending on the final building plans for the site. For this reason,

5 Planning Services recommends that the Site Plan Control Agreement be finalized prior to the enactment of the amending by-law. This allows all site specific exceptions to be captured as part of the rezoning process, and would eliminate the need for minor variances at the building permit stage. Neighbourhood consultation A neighbourhood information session was conducted on February 11, 2009 by the agent for this application, utilizing the City s mailing list. As of the date of this report, two phone calls were received seeking clarification on the project and the planning process. One written submission was also received via fax requesting additional information (included as an attachment). Summary In general, the proposal addresses a number of planning objectives that are supported by the Official Plan. The project is also aligned with policies established by Council, such as the revitalization of core areas and the provision of affordable housing. Issues related to parking and other site matters can be addressed at the more detailed site planning stage. Planning Services Division recommends that the application for rezoning be approved subject to the above noted conditions.

6 location sketch 1/1

7 site plan 1/1

8 Photo HWY 69 N., HANMER - NORTHEASTERLY VIEW OF FORMER HOTEL Photo HWY 69 N., HANMER - VIEW OF ADJACENT HOTEL PARKING AREA 751-7/08-16 Photography Dec 12, Photos 1/4

9 Photo HWY 69 N., HANMER - VIEW OF HOTEL FROM NOTRE DAME AVENUE Photo NOTRE DAME AVE., HANMER - VIEW OF DWELLING TO BE REMOVED (LOT 25) 751-7/08-16 Photography Dec 12, Photos 2/4

10 Photo HWY 69 N., HANMER - VIEW OF COMMERCIAL BUILDING (LOT 24) Photo HWY 69 N., HANMER - VIEW OF ADJACENT PARKING AREA (LOT 24) 751-7/08-16 Photography Dec 12, Photos 3/4

11 Photo HWY 69 N., HANMER - VIEW OF DWELLING TO BE RETAINED (LOT 23) 751-7/08-16 Photography Dec 12, Photos 4/4

12 letter from citizen 1/1