μ1:1,250 SUBJECT PROPERTY INST W:\Engwork\Planw\2014 projects\mpa lemarchant road.mxd

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1 A O BUCKMASTER'S CIR R R RM R2 W:\Engwork\Planw\2014 projects\mpa lemarchant road.mxd INST CN RICKETTS RD A SUBJECT PROPERTY RM RM LEMARCHANT RD RD BRAZIL ST RM RD μ1:1, RD CABOT ST RD MONROE ST

2 Date: January 15, 2014 To: Chair and Members of the Planning and Development Standing Committee Re: PDE File Number: LEMARCHANT ROAD, Ward 5 Proposed Rezoning to Apartment Medium Density (A2) and Development of a 64-Unit Apartment Building RJC Services for PAR Holdings Ltd. The City has received an application from RJC Services, on behalf of PAR Holdings Ltd. to have property at 120 LeMarchant Road (formerly Harrington School and more recently Lawrence College) rezoned from the Residential Mixed (RM) Zone to the Apartment Medium Density (A2) Zone. The purpose of the rezoning is to accommodate development of a six storey condominium apartment building containing 64 dwelling units. Development will involve removal of the existing building and construction of a new building. Offstreet parking will be provided in two basement levels accessible from LeMarchant Road. To accommodate the rezoning, an amendment to the Municipal Plan will be required. Staff recommend that this application be considered. BACKGROUND The subject property has an approximate area of 6,485 square metres (1.6 acres), frontage on LeMarchant Road and Ricketts Road, and a depth of 94 metres (310 feet). The property is terraced into three levels: the lower level is the site of the two storey former school building; the middle level is the principal parking area for this building and is level with the upper storey of the existing building; the top level is a gravel parking lot, several metres below the grade of Ricketts Road. On the opposite side of LeMarchant Road, and to the north on the same side of LeMrachant Road is a mixture of houses that have been converted to offices; typical building height is two storeys and the zoning is Residential Mixed (RM). Immediately abutting the subject property to the south is the three-storey Collegian Condominiums building in the Apartment Medium Density (A2) Zone and Residential High Density District. Further south is St. Clare s Hospital. West of the subject property, on the opposite side of Ricketts Road, is a residential rowhousing complex which is owned by NL Housing and in the Residential Medium Density (R2)

3 Zone. North of the subject property on Ricketts Road is a collection of nine 2-storey rowhouses built within the past decade and zoned R2. COMMENTS Planning Considerations St. John s Municipal Plan St. John s Development Regulations Current Commercial General District Residential Mixed (RM) Zone Proposed Residential Medium Density District Apartment Medium Density (A2) Zone 1. The subject property is in the Commercial General District. To accommodate a rezoning to A2, it would be necessary to amend the Municipal Plan by redesignating this property to the Residential Medium Density District, subject to a Land Use Assessment Report (LUAR). The applicant s submission already addresses most items which would be required for a LUAR. 2. An overall objective of the Municipal Plan is to encourage compact urban form by accommodating development with higher densities and infill development. A residential objective of the Municipal Plan is to maintain neighbourhood character and quality of life in residential neighbourhoods. This area contains a variety of land uses and building forms. The proposed six-storey apartment building makes efficient use of land at a time of great demand for new housing. The compatibility of the proposed development with the surrounding neighbourhood could be determined through the LUAR (draft Terms of Reference attached) and public review of this application. Technical Considerations 1. Municipal water and sewer mains are available along the frontage of the subject property to service the proposed development. 2. The proposed development require a Traffic Impact Study by the applicant. This may be undertaken as part of the LUAR, subject to review by City traffic staff. 3. Review and approval of a site development plan, including controlled site access, parking lot layout and landscaping/buffering, would ordinarily be addressed at the time an application for development approval is submitted to the City.

4 CONCLUSION An overall objective of the Municipal Plan is to encourage compact urban form by accommodating development with higher densities and infill development where appropriate, and making better use of municipal infrastructure. This development would be consistent with the Municipal Plan and make good use of this apparently underused commercial site by providing needed housing.. If the Planning & Development Committee concurs, it is recommended that after Council s approval of the attached draft Terms of Reference and subsequent receipt of a satisfactory Land Use Assessment Report, the application be referred to a public meeting chaired by a member of Council. At a later stage, a public hearing chaired by an independent commissioner will be required. This is provided for the consideration of the Committee. Ken O Brien, MCIP Chief Municipal Planner Paul Boundridge, MCIP Planning Coordinator g:\planning and development\planning\kobrien\2014\planning & development lemarchant road - jan (pdb).docx

5 Date: February 11, 2015 To: Chair and Members Planning & Development Committee Re: PDE File Number: LeMarchant Road, Ward 2 Proposed rezoning to A2 Zone to develop a 64-unit apartment building RJC Services for PAR Holdings Ltd RJC Services submitted an application on behalf of PAR Holdings Ltd. on September 19, 2013 to have property at 120 LeMarchant Road (formerly Harrington School and more recently Lawrence College) rezoned from the Residential Mixed (RM) Zone to the Apartment Medium Density (A2) Zone. The purpose of the rezoning is to accommodate development of a six storey condominium apartment building containing 64 dwelling units. Development will involve removal of the existing building and construction of a new building. Off-street parking will be provided in two basement parking levels accessible from LeMarchant Road. At the Regular Meeting of Council held on January 27, 2014 Council agreed to accept the recommendation coming out of the January 21, 2014 meeting of the City s Planning and Development Committee that the applicant be asked to undertake a Land Use Assessment Report (LUAR), at its expense, regarding the application to rezone the property at 120 LeMarchant Road. Council approved the terms of reference for the LUAR for this application at its Regular Meeting held on January 27, Council further agreed that upon submission of the LUAR and its review by City staff, the rezoning application will be advertised in accordance with the public notification requirements of the St. John s Development Regulations, and that the application and LUAR then be referred to a public meeting chaired by a member of Council for discussion. Following the public meeting, the application and LUAR will be referred to a Regular Meeting of Council for consideration. On July 7, 2014 a draft LUAR was received from the applicant. Included in the draft LUAR was a Fact Sheet indicating that the proposed development would have a Gross Floor Area (GFA) of m² and a Floor Area Ratio (FAR) of 2.0. The maximum allowable FAR in the A2 Zone is 1.5.

6 The draft LUAR was reviewed by staff and found to be unsatisfactory and in need of revision. The applicant was advised of this, met with staff, and subsequently informed the City in writing (refer to attached February 10, 2015 letter) that the application is being amended to request rezoning of the subject property to the Apartment High Density (A3) Zone. This will be reflected in the revised LUAR which the applicant is preparing and does not mean an increase in building height, floor area or density. If the Planning and Development Committee and Council are in agreement, the Terms of Reference for the LUAR which it approved on January 27, 2014 can continue to serve as the Terms of Reference for the amended rezoning application; and once a satisfactory LUAR has been received for the amended application, it can be advertised for public review and discussion at a public meeting chaired by a member of Council. This is provided for the information and consideration of the Planning and Development Committee. Ken O Brien, MCIP Chief Municipal Planner PDB/dlm Attachment G:\Planning and Development\Planning\2015\Planning & Development Committee\Planning & Development Lemarchant Road Feb (pdb).docx

7 DECISION/DIRECTION NOTE Title: Rezone to Apartment High Density (A3) Zone to Develop a 64-Unit Apartment Building St. John s Municipal Plan Amendment Number 135, 2015, and St. John s Development Regulations Amendment Number 624, 2015 PDE File No: REZ /EAR LeMarchant Road RJC Services for PAR Holdings Ltd. Date Prepared: October 22, 2015 Report To: His Worship the Mayor and Members of Council Ward: 2 Decision/Direction Required: That Council adopt, in principle, St. John s Municipal Plan Amendment Number 135, 2015 and St. John s Development Regulations Amendment Number 624, 2015, for 120 LeMarchant Road. Staff will then send the amendments to the Department of Municipal and Intergovernmental Affairs for a provincial release. Discussion Background and Current Status: RJC Services, on behalf of PAR Holdings Ltd., has applied to have property at 120 LeMarchant Road (formerly Harrington School) rezoned from the Residential Mixed (RM) Zone to the Apartment High Density (A3) Zone. This is to accommodate development of a condominium apartment building containing 64 dwelling units. This would include removal of the existing building and construction of a new building. Off-street parking will be provided in two basement levels accessible from LeMarchant Road. A Municipal Plan amendment will be required. At its Regular Meeting on January 27, 2014, Council accepted the recommendation of the January 21, 2014 Planning and Development Committee meeting that the applicant undertake a Land Use Assessment Report (LUAR), at its expense, for the application to rezone the property at 120 LeMarchant Road. Council further agreed that upon submission and review of the LUAR, the rezoning application would then be advertised for public review and at a public meeting, chaired by a member of Council. On October 14, 2015 the public meeting, chaired by Councillor Puddister, was held. Nine members of the general public were in attendance. Issues which were discussed included: traffic impacts; building height; adequacy of proposed off-street parking; and on-street parking demand in the area. The meeting minutes are attached. City of St. John s PO Box 908 St. John s, NL Canada A1C 5M2

8 Decision/Direction Note Page LeMarchant Road Key Considerations/Implications: 1. Budget/Financial Implications: The implications of this issue impact two key areas: a) Ongoing costs savings in the delivery of municipal services and increased efficiency in use of municipal infrastructure systems, and b) Positive fiscal impact in terms of municipal tax revenues. Accommodating higher density residential development allows for a greater number of dwelling units to be built on a parcel of land. This contributes to the municipal tax base and reduces, on a unit-by-unit basis and on the basis of street frontage, the cost to provide public services. In addition, there is a cost to appoint a commissioner to conduct a public hearing and issuing public notices. 2. Partners or Other Stakeholders: N/A 3. Alignment with Strategic Directions/Adopted Plans: This would be consistent with two Strategic Directions: Neighbourhoods Build our City Fiscally Responsible This is consistent with the objective of the Municipal Plan to: Encourage compact urban form to reinforce older areas of St. John s, to reduce the cost of municipal services, and to ensure orderly development in new areas. 4. Legal or Policy Implications: This would be consistent with longstanding municipal planning policy commitments to: Encourage increased density in all areas where appropriate. Increase densities in residential areas where feasible and desirable. 5. Engagement and Communications Considerations: Following receipt of a provincial release, a Public Hearing chaired by an independent commissioner is required.

9 Decision/Direction Note Page LeMarchant Road 6. Human Resource Implications: Staff will work overtime hours for the public hearing. 7. Procurement Implications: N/A 8. Information Technology Implications: N/A 9. Other Implications: There is a former public street (contains a municipal storm sewer) which is proposed for use as a vehicular access to the subject property; this is also used by adjoining property owners to access their respective parking areas. Approval of this rezoning and development project may require upgrading of this street. Recommendations: It is recommended that Council adopt-in-principle the proposed amendments. Staff will then forward them to the Department of Municipal and Intergovernmental Affairs with a request for Release. Prepared by//signature: Paul Boundridge, MCIP Planning Coordinator Signature/Date: Approved by/date/signature: Ken O Brien, MCIP Chief Municipal Planner Signature/Date: PDB/dlm Attachments: 1. Location Plan 2. Copy of Resolutions 3. Minutes of October 14, 2015 public meeting. G:\Planning and Development\Planning\2015\Mayor and Council\Mayor LeMarchant Rd Oct (pdb).docx

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