SARNIA CITY COUNCIL. March 9, :00 p.m. COUNCIL CHAMBERS, CITY HALL SARNIA, ONTARIO AGENDA

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1 SARNIA CITY COUNCIL March 9, :00 p.m. COUNCIL CHAMBERS, CITY HALL SARNIA, ONTARIO Page AGENDA Closed Meeting - 2:30 p.m. Under sections 239 (2) (c), (e), and (f) of the Municipal Act, consideration will be given to a proposed or pending acquisition or disposition of land by the municipality or local board, litigation or potential litigation, including matters before administrative tribunals, affecting the municipality or local board, and advice that is subject to solicitor-client privilege, including communications necessary for that purpose with respect to the Bayside Mall. REPORT OF THE CLOSED MEETING Disclosures of Pecuniary Interest (Direct or Indirect) and the General Nature Thereof PUBLIC MEETINGS :00pm - Director of Planning and Building, dated March 9, 2015, regarding Rezoning Application of Vidal Street S. Owners/Applicants: Henry Mehta Agent: E. Hope Gilkes-Bradford (see By-Law #1) 1. That Sarnia City Council APPROVE Rezoning Application of 2002, as follows: a) Zoning Map Part 66 of Zoning By-law 85 of Page 1 of 83

2 Page 2002 of the City of Sarnia is hereby amended by changing the Zone symbol for the lands described in Schedule A of this By-law from: Light Industrial 1 (LI1) to Light Industrial 1-14 Zone (LI1-14). b) Zoning By-law 85 of 2002 is hereby amended by the addition of Section as follows: LI1-14 (See Zoning Map Part 66) Permitted Uses (1) Those uses permitted in Section 26.1 (2) Pharmacy (3) Medical center/clinic Site Zone Regulations (1) Those regulations set out in Section 26.2 shall apply. 2. That Sarnia City Council authorize the Mayor and Clerk to sign the By-law to implement Zoning By-law Amendment Application No of 2002 to change the existing Light Industrial (LI1) to Light Industrial 1-14 Zone (LI1-14) on the lands municipally known as 373 Vidal St S :45pm - Director of Planning and Building, dated March 9, 2015, regarding Rezoning and Official Plan Amendment Application No s: of 2002 and OPA No. 55 Applicants: Alex Jongsma & Ken Poore Location: The Old Sarnia General Hospital Site (area bounded by Mitton, Essex, Mackenzie & Bright Streets) (see By-Laws #2, #3, and #4) 1. That Rezoning Application No of 2002 and Official Plan amendment #55 to the 2001 Official Plan and #2 to the 2014 Official Plan be APPROVED as follows: Page 2 of 83

3 Page A Official Plan i. That Schedule A, is amended by redesignating the lands municipally known as 220 Mitton Street and 327 George Street from Urban Residential to Office Commercial. ii. That Section is deleted which permits the Former Sarnia General Hospital Lands to be leased to Bluewater Health for staff parking. iii. That section be added as follows: Site and Area Specific Office Commercial Policies The lands municipally known as 220 Mitton Street and 327 George Street shall be predominantly used for general office and medical centre/clinics as follows: a) a maximum net floor area of 12,163m2 b) a maximum net floor area for pharmacy uses of 1,675m2 c) a maximum combined net floor area for retail, restaurant and personal service establishments of 465m2 B Official Plan i. That Map 7, Land Use Plan, is amended by redesignating the lands municipally known as 220 Mitton Street and 327 George Street from Urban Residential to Mixed Use. ii. That Chapter 9, Site and Area Specific Policies, is amended by deleting Site and Area Specific Policy No. 10 as it pertains to the Former Sarnia General Hospital Lands that permit parking areas on the lands to be leased to Bluewater Health for staff parking. Page 3 of 83

4 Page iii. That Chapter 9, Site and Area Specific Policies, is amended by adding Site and Area Specific Policy No. 46 for the lands known as 220 Mitton Street and 327 George Street, as follows: Mitton Street and 327 George Street The predominant use of land shall be for general office and medical centre/clinic uses subject to the following: a) maximum net floor area of 12,163m2 b) a maximum net floor area for pharmacy uses of 1,675m2 c) a maximum combined net floor area for retail, restaurant and personal service establishments of 465m2 C. Zoning Amendment That Council APPROVES Zoning By-Law 85 of 2002 as follows: 1. That Schedules A and B attached hereto (being a description of the lands affected by this Bylaw) are hereby declared to form part of this Bylaw; 2. That Schedule A of Zoning By-law 85 of 2002 (Zoning Map Part 43 & 54) be amended by changing the zone symbol for the area shown on Schedules A and B from Interim Use 1-2 (IU1-2) Zone to Office Commercial Zones , , & 17-4 (OC1-17-1, OC1-17-2, OC & OC1-17-4); 3. That Section 21.3 be amended by adding new subsection as follows: OC (See Zoning Map Part 43) Permitted Uses The lands may be used for the following uses only: (1) Accessory uses and buildings Page 4 of 83

5 Page (2) Medical centres/clinics (3) Offices (4) Pharmacies Site Zone Regulations 1. Net Floor Area (max): 1,675 m2 2. Building Height (max): 9m 3. Minimum setback from Essex Street:7.5 metres; 4. Vehicular Access: A maximum of one (1) off Essex Street 5. Parking: a minimum of 380 parking spaces applied over all OC1-17 Zones 6. Signage: no illuminated or back-lit signage shall be permitted on any building face adjacent to Essex Street. Free-standing signs will only be permitted adjacent to George and Mitton Streets 7. All other regulations set out in Section 21.2 shall apply OC (See Zoning Map Part 43) Permitted Uses The lands may be used for the following uses only: (1) Accessory uses and buildings (2) Ambulance Dispatch facilities (3) Colleges and universities (4) Commercial schools (5) Community centres (6) Convenience stores (7) Crisis care facility (operated by a government agency) (8) Day care centres (9) Group Homes (10) Medical centres/clinics (11) Minor institutions (12) Offices (13) Parking lots and parking structures (14) Personal service establishments (15) Public parks/open space (16) Residential (17) Restaurants Page 5 of 83

6 Page (18) Retail establishments Site Zone Regulations 1. Net Floor Area (max): 6,893 m2 2. Building Height (max): As existing on the date of the passing of this by-law 3. Maximum combined floor area for Convenience stores, Personal service establishments, Retail establishments and restaurants Uses of 465 m2 4. Maximum space for Medical Centre/clinic Uses shall be 50% of the Floor Area; 5. Vehicular Access:A maximum of one (1) off Essex Street 6. Parking: a minimum of 380 parking spaces applied over all OC1-17 Zones 7. Signage: no illuminated or back-lit signage shall be permitted on any building face adjacent to Essex Street. Free standing signs will only be permitted adjacent to George Street 8. All other regulations set out in Section 21.2 shall apply OC (See Zoning Map Part 43) Permitted Uses The lands may be used for the following uses only: (1) Accessory uses and buildings (2) Colleges and universities (3) Commercial schools (4) Community centres (5) Offices (6) Medical centres/clinics Site Zone Regulations 1. Gross Floor Area (max):1,920 m2 within the existing building 2. Building Height (max): As existed on the date of the passing of this by-law 3. Vehicular Access: No access is permitted off Essex Street, and a maximum of one (1) off Mackenzie Street Page 6 of 83

7 Page 4. Parking: a minimum of 380 parking spaces applied over all OC1-17 Zones 5. Signage: no illuminated or back-lit signage shall be permitted on any building face adjacent to Essex Street or Mackenzie Street. Free standing signs will only be permitted adjacent to George Street. 6. All other regulations set out in Section 21.2 shall apply OC (See Zoning Map Part 54) Permitted Uses The lands may be used for the following uses only: 1. Accessory uses and buildings 2. Crisis Care facility operated by a government agency 3. Medical centres/clinics 4. Offices Site Zone Regulations 1. Gross Floor Area (max):1,920 m2 2. Building Height (max): 9m 3. Landscape Strip (min): 0m along George Street and 7.5m along Bright Street 4. Vehicular Access: Maximum of one (1) off Bright Street 5. Parking a minimum of 380 parking spaces applied over all OC1-17 Zones; 10 spaces in this site zone shall be reserved for the George Street EMS station 6. Signage no illuminated or back-lit signage shall be permitted on any building face adjacent to Bright Street. Free standing signs will only be permitted adjacent to George Street and Mitton Street. (7) All other regulations set out in Section 21.2 shall apply. BY-LAWS For 1st, 2nd and 3rd A By-Law to Amend Zoning By-law 85 of Page 7 of 83

8 Page Readings: For 1st, 2nd and 3rd Readings: For 1st, 2nd and 3rd Readings: For 1st, 2nd and 3rd Readings: For 1st, 2nd and 3rd Readings: 2002 Re: Henry Mehta and E. Hope Gilkes-Bradford regarding 373 Vidal Street S. Methadone Clinic A By-Law to amend the Official Plan for the City of Sarnia Re: Sarnia General Hospital Site -220 Mitton Street and 327 George Street (see Public Meeting #2) A By-Law to amend the Official Plan for the City of Sarnia Re: 220 Mitton Street and 327 George Street (see Public Meeting #2) A By-Law to Amend Zoning By-law 85 of 2002 Re: Old Sarnia General Hospital Site bounded by Mitton, Essex, Mackenzie & Bright Streets Mitton St. N. & 327 George St. Applicants: Alex Jongsma & Ken Poore Sarnia Health Campus proponents (see Public Meeting #2) A By-law to Confirm the Proceedings of Council at its Meeting held on March 9, 2015 ADJOURNMENT Page 8 of 83

9 Public Meeting #1 - March 9, 2015 THE CORPORATION OF THE CITY OF SARNIA People Serving People PLANNING AND BUILDING DEPARTMENT OPEN SESSION REPORT TO: FROM: Mayor Bradley and Members of Sarnia City Council P. Jane Cooper, Director of Planning and Building DATE: March 9, 2015 SUBJECT: Rezoning Application of Vidal Street S. Recommendation It is recommended: 1. That Sarnia City Council APPROVE Rezoning Application of 2002, as follows: a) Zoning Map Part 66 of Zoning By-law 85 of 2002 of the City of Sarnia is hereby amended by changing the Zone symbol for the lands described in Schedule A of this By-law from: Light Industrial 1 (LI1) to Light Industrial 1-14 Zone (LI1-14). b) Zoning By-law 85 of 2002 is hereby amended by the addition of Section as follows: LI1-14 (See Zoning Map Part 66) Permitted Uses (1) Those uses permitted in Section 26.1 (2) Pharmacy (3) Medical center/clinic Site Zone Regulations (1) Those regulations set out in Section 26.2 shall apply. 2. That Sarnia City Council authorize the Mayor and Clerk to sign the By-law to implement Zoning By-law Amendment Application No of Page 9 of 83

10 Public Meeting #1 - March 9, to change the existing Light Industrial (LI1) to Light Industrial 1-14 Zone (LI1-14) on the lands municipally known as 373 Vidal St S. Background REZONING APPLICATION: of 2002 OWNERS/APPLICANTS: Henry Mehta AGENT: E. Hope Gilkes-Bradford LOCATION: 373 Vidal Street South AREA OF SUBJECT LAND: Approximately 0.55ha (1.36ac) OFFICIAL PLAN: Light Industrial CURRENT ZONING: Light Industrial 1 (LI1) ZONE CHANGE REQUESTED: From LI1 to a site-specific LI1 zone to permit pharmacy and medical center/clinic uses on the subject lands PUBLIC MEETING DATE: March 9, 2015 Proposal The plaza on the subject lands comprises a number of units that are currently occupied by a range of uses including a pharmacy, medical clinics and general offices. During the review of a building permit to alter an existing unit to create a new medical clinic use, it was noted by Staff that such uses are not permitted on the lands. The owner was therefore advised to submit appropriate applications. Staff also noted that the Light Industrial-1 zoning does not permit pharmacies, one of which is located on the site and has been operating for several years. An application to add these uses to the list of permitted uses on the subject lands was submitted on January 16, The applicant has indicated that future medical center/clinics within the plaza could include the prescribing of methadone. No new buildings are proposed. Site and Surrounding Area The subject lands as shown on Appendix 1 are located on the south-west corner of Vidal Street South and Confederation Street. The parcel is irregular in shape and has frontages of approximately 24m (79 ) on Vidal Street South, 115m (366 ) on Confederation Street and 87m (287 ) on Queen Street, and has an area of approximately 0.55ha (1.36ac). The property contains an existing two-storey office plaza constructed in the 1960 s. A range of uses currently occupy the plaza including a pharmacy, medical center/clinics and general offices. Within the immediate context, the following uses surround the site: North: across Confederation Street are a series of single detached dwellings and a legal non-conforming local commercial use; Page 10 of 83

11 Public Meeting #1 - March 9, 2015 South: abutting the site is a two-storey service club and industrial uses; East: West: across Vidal Street South is a light industrial office building; and across Queen Street is a light industrial office plaza. Policy Framework The subject lands are designated Light Industrial by the City Official Plan which permits manufacturing, warehousing, offices and associated retail and ancillary uses. These areas are protected by the Official Plan in support of clusters of business and economic activities and to implement the Petrochemical Industrial Land designation in the County Official Plan that forms part of an Employment Area under the Provincial Policy Statement (PPS). Retailing as a primary use is not permitted in Employment Areas under the PPS. The County and City Official Plans direct these uses to commercial designations. Under section of the 2001 Official Plan and of the 2014 Official Plan, general office, commercial and institutional uses are secondary uses that may be permitted in the Light Industrial designation provided they do not inhibit the industrial use function of the Employment Area. The Official Plan also requires that secondary uses to be located on an Arterial or Collector Road. Vidal Street South and Confederation Street are both designated as Arterial Roads. Comments The subject lands are located on the southwest corner of Vidal Street South and Confederation Street and abut a stable residential area to the north. The industrial plaza was constructed in the 1960s and has contained a variety of general office, medical center/clinics and similar type uses over the years. Until the building permit submission, no formal review of the site had been undertaken by City staff. Once staff became aware of the unauthorized uses on the site through this process, zoning by-law amendment applications were requested and submitted and a formal review of the appropriateness of the uses was undertaken. Given the office type uses proposed, the location of the site on the periphery of the Employment Area, and the physical character of surrounding land use patterns, staff do not anticipate that regularizing pharmacy and medical clinic uses on the site would introduce inappropriate and conflicting land uses into this portion of the Employment Area. As such, the uses would not be inconsistent with the Provincial Policy Statement, County of Lambton Official Plan and City of Sarnia Official Plan. Regulating Methadone Treatment under the Planning Act The applicant has indicated that a future use on the site could include medical center/clinics that prescribe methadone to compliment the Page 11 of 83

12 Public Meeting #1 - March 9, 2015 pharmacy that has been dispensing methadone for about five years. Staff has reviewed the regulatory response of a number of municipalities to the opening and locating of methadone clinics and pharmacies over the past few years. In assessing these operations, staff has assessed the approaches used by the City of London, City of Windsor, City of Woodstock, City of Hamilton, City of Kitchener and City of Brantford. Planning Act instruments can only be used to address specific, identifiable land use planning issues. As such, to specifically define and regulate methadone clinics and dispensing pharmacies, Council must be satisfied that the use, intensity and land use impacts of such facilities are distinct and different from other medical center/clinics and pharmacies. While London, Windsor and Woodstock have recently amended their zoning by-laws to separate methadone management uses, regulate their locations and introduce separation distances, the Ontario Human Rights Commission has expressed concern that this approach may discriminate against people with addictions who rely on methadone services and are currently investigating these by-laws. It is noted that this proposed location would conform to the locational criteria considered in these cities by-laws. In contrast, Hamilton and Kitchener have determined that distinguishing methadone facilities from medical centers/clinics and pharmacy uses through zoning is beyond the authority of the Planning Act. In response, these Cities have developed a collaborative community-based approach and organized teams of municipal by-law enforcement staff, public health, police and representatives of other agencies to work with methadone clinics, pharmacies and neighbors to improve community understanding. In their review, the City of Brantford stated In consideration of Ontario Municipal Board decisions falling on both sides of the issue, and the strong warnings from the Human Rights Commission, there is not enough certainty at this point to indicate that using land use planning tools to regulate Methadone Clinics can be considered a best practice that the City of Brantford should follow. Brantford has taken no action to regulate clinics to date and continues to monitor the approaches used by other municipalities. Like Hamilton and Kitchener, City Planning Staff are of the opinion that methadone management facilities fall within the existing Zoning By-law definitions for medical centres/clinics and pharmacies, thus any such permitted use in the City could include the prescribing and dispensing of methadone. Zoning By-laws cannot regulate the type of medication prescribed by a licensed doctor within a medical office or clinic. Furthermore, zoning cannot be used as a tool to control perceived behavioural issues as that would constitute people zoning. There is no evidence to suggest that methadone clinics and pharmacies are distinctly different or used more Page 12 of 83

13 Public Meeting #1 - March 9, 2015 intensely from a land use perspective than other clinics and pharmacies. Any concerns with the service delivery standards or protocols used by a licensed doctor or pharmacist are beyond the City s jurisdiction as these are regulated by the College of Physicians, College of Pharmacists and the Ministry of Health. Conclusion Having regard to the proposed uses in the context of the site and its surroundings, Staff is of the opinion that this application seeking to permit pharmacy and medical centre/clinic uses in this location generally satisfies the Provincial Policy Statement, County of Lambton Official Plan and City of Sarnia Official Plan policies for the Light Industrial designation without impacts on the broader Employment Area. Rezoning would recognize existing uses on the subject lands and provide for the prescribing of methadone as part of the medical centre/clinic use. Consultation This application was circulated to all landowners within 120m (400 ) of the subject lands and notification was placed in the civic corner. The application was circulated to all City Departments and appropriate outside agencies for their comment, including Sarnia Police Services. At the time of the preparation of this report, no comments or objections have been received. Should any comments be received, they will be reported to Council. Financial Implications None. Reviewed by: Approved by: P. Jane Cooper Director of Planning and Building Margaret Misek-Evans City Manager Prepared by: Kevin Edwards, Planning Manager Attachments: Appendix A: Land Use Map Page 13 of 83

14 Public Meeting #1 - March 9, 2015 Appendix A Land Use Map Page 14 of 83

15 THE CORPORATION OF THE CITY OF SARNIA People Serving People PLANNING AND BUILDING DEPARTMENT OPEN SESSION REPORT TO: FROM: Mayor Bradley and Members of Sarnia City Council P. Jane Cooper Director of Planning and Building DATE: March 9, 2015 SUBJECT: Rezoning and Official Plan Amendment Application No s: of 2002 and OPA No. 55 Applicants: Alex Jongsma & Ken Poore Location: The Old Sarnia General Hospital Site (area bounded by Mitton, Essex, Mackenzie & Bright Streets) Recommendation: It is recommended: 1. That Rezoning Application No of 2002 and Official Plan amendment #55 to the 2001 Official Plan and #2 to the 2014 Official Plan be APPROVED as follows: A Official Plan i. That Schedule A, is amended by redesignating the lands municipally known as 220 Mitton Street and 327 George Street from Urban Residential to Office Commercial. ii. iii. That Section is deleted which permits the Former Sarnia General Hospital Lands to be leased to Bluewater Health for staff parking. That section be added as follows: Site and Area Specific Office Commercial Policies The lands municipally known as 220 Mitton Street and 327 George Street shall be predominantly used for general office and medical centre/clinics as follows: Page 15 of 83

16 B Official Plan a) a maximum net floor area of 12,163m 2 b) a maximum net floor area for pharmacy uses of 1,675m 2 c) a maximum combined net floor area for retail, restaurant and personal service establishments of 465m 2 i. That Map 7, Land Use Plan, is amended by redesignating the lands municipally known as 220 Mitton Street and 327 George Street from Urban Residential to Mixed Use. ii. iii. That Chapter 9, Site and Area Specific Policies, is amended by deleting Site and Area Specific Policy No. 10 as it pertains to the Former Sarnia General Hospital Lands that permit parking areas on the lands to be leased to Bluewater Health for staff parking. That Chapter 9, Site and Area Specific Policies, is amended by adding Site and Area Specific Policy No. 46 for the lands known as 220 Mitton Street and 327 George Street, as follows: Mitton Street and 327 George Street The predominant use of land shall be for general office and medical centre/clinic uses subject to the following: a) maximum net floor area of 12,163m 2 b) a maximum net floor area for pharmacy uses of 1,675m 2 c) a maximum combined net floor area for retail, restaurant and personal service establishments of 465m 2 C. Zoning Amendment That Council APPROVES Zoning By-Law 85 of 2002 as follows: 1. That Schedules A and B attached hereto (being a description of the lands affected by this By-law) are hereby declared to form part of this By-law; 2. That Schedule A of Zoning By-law 85 of 2002 (Zoning Map Part 43 & 54) be amended by changing the zone symbol for the area Page 16 of 83

17 shown on Schedules A and B from Interim Use 1-2 (IU1-2) Zone to Office Commercial Zones , , & 17-4 (OC1-17-1, OC1-17-2, OC & OC1-17-4); 3. That Section 21.3 be amended by adding new subsection as follows: OC (See Zoning Map Part 43) Permitted Uses The lands may be used for the following uses only: (1) Accessory uses and buildings (2) Medical centres/clinics (3) Offices (4) Pharmacies Site Zone Regulations 1. Net Floor Area (max): 1,675 m 2 2. Building Height (max): 9m 3. Minimum setback from Essex Street:7.5 metres; 4. Vehicular Access: A maximum of one (1) off Essex Street 5. Parking: a minimum of 380 parking spaces applied over all OC1-17 Zones 6. Signage: no illuminated or back-lit signage shall be permitted on any building face adjacent to Essex Street. Free-standing signs will only be permitted adjacent to George and Mitton Streets 7. All other regulations set out in Section 21.2 shall apply OC (See Zoning Map Part 43) Permitted Uses The lands may be used for the following uses only: (1) Accessory uses and buildings (2) Ambulance Dispatch facilities (3) Colleges and universities (4) Commercial schools (5) Community centres (6) Convenience stores (7) Crisis care facility (operated by a government agency) (8) Day care centres (9) Group Homes (10) Medical centres/clinics (11) Minor institutions Page 17 of 83

18 (12) Offices (13) Parking lots and parking structures (14) Personal service establishments (15) Public parks/open space (16) Residential (17) Restaurants (18) Retail establishments Site Zone Regulations 1. Net Floor Area (max): 6,893 m 2 2. Building Height (max): As existing on the date of the passing of this by-law 3. Maximum combined floor area for Convenience stores, Personal service establishments, Retail establishments and restaurants Uses of 465 m 2 4. Maximum space for Medical Centre/clinic Uses shall be 50% of the Floor Area; 5. Vehicular Access:A maximum of one (1) off Essex Street 6. Parking: a minimum of 380 parking spaces applied over all OC1-17 Zones 7. Signage: no illuminated or back-lit signage shall be permitted on any building face adjacent to Essex Street. Free standing signs will only be permitted adjacent to George Street 8. All other regulations set out in Section 21.2 shall apply OC (See Zoning Map Part 43) Permitted Uses The lands may be used for the following uses only: (1) Accessory uses and buildings (2) Colleges and universities (3) Commercial schools (4) Community centres (5) Offices (6) Medical centres/clinics Site Zone Regulations 1. Gross Floor Area (max):1,920 m 2 within the existing building Page 18 of 83

19 2. Building Height (max): As existed on the date of the passing of this by-law 3. Vehicular Access: No access is permitted off Essex Street, and a maximum of one (1) off Mackenzie Street 4. Parking: a minimum of 380 parking spaces applied over all OC1-17 Zones 5. Signage: no illuminated or back-lit signage shall be permitted on any building face adjacent to Essex Street or Mackenzie Street. Free standing signs will only be permitted adjacent to George Street. 6. All other regulations set out in Section 21.2 shall apply OC (See Zoning Map Part 54) Permitted Uses The lands may be used for the following uses only: 1. Accessory uses and buildings 2. Crisis Care facility operated by a government agency 3. Medical centres/clinics 4. Offices Site Zone Regulations 1. Gross Floor Area (max):1,920 m 2 2. Building Height (max): 9m 3. Landscape Strip (min): 0m along George Street and 7.5m along Bright Street 4. Vehicular Access: Maximum of one (1) off Bright Street 5. Parking a minimum of 380 parking spaces applied over all OC1-17 Zones; 10 spaces in this site zone shall be reserved for the George Street EMS station 6. Signage no illuminated or back-lit signage shall be permitted on any building face adjacent to Bright Street. Free standing signs will only be permitted adjacent to George Street and Mitton Street. (7) All other regulations set out in Section 21.2 shall apply. Background: a) OFFICIAL PLAN APPLICATION NO.: 55 b) REZONING APPLICATION NO.: of 2002 c) OWNER: City of Sarnia Page 19 of 83

20 d) APPLICANT: Alex Jongsma & Ken Poore e) LOCATION: The former Sarnia General Hospital Site (area bounded by Mitton, Essex, Mackenzie & Bright Streets and identified municipally as 220 Mitton and 327 George Streets f) AREA OF SUBJECT LANDS: 3.04 ha (7.5 acres) g) OFFICIAL PLAN DESIGNATION: Urban Residential h) 2001 OFFICIAL PLAN AMENDMENT: Urban Residential to Office Commercial i) 2014 OFFICIAL PLAN AMENDMENT: Urban Residential to site-specific Mixed Use j) CURRENT ZONING: Interim Use 1-2 (IU1-2) k) ZONE CHANGE REQUIRED: It is proposed that the Interim use 1-2 (IU1-2) Zone be changed to a site-specific Office Commercial zone to permit a number of different uses. l) PUBLIC MEETING DATE: March 9, 2015 Location and Area Development The area of the site is approximately 3.04 ha (7.5 acres) and is bounded by Essex Street to the North, Mackenzie Street to the east, Bright Street to the south and Mitton Street North to the west. George Street bisects the site. The surrounding uses are shown on Appendix A: NORTH single detached dwellings along Essex Street with a medical office building located at the intersection with Mitton Street; EAST single detached dwellings with a medical office at the north-east intersection of George and Mackenzie Streets. The County of Lambton Emergency Ambulance dispatch garage and a residential dwelling are located along the south-east boundary of the site; SOUTH single detached dwellings on Bright Street with a mixture of retail, service commercial and medical clinics are located along the Mitton Street Corridor; and WEST medical offices, and office commercial uses along the west side of Mitton Street. A mixture of single detached and multiple unit residential is located further west along George and Essex Streets. Page 20 of 83

21 History & Site Characteristics The subject lands contain the former Sarnia General Hospital originally developed in the 1890s. Over the years, the hospital complex went through a number of upgrades, additions and expansions until its closing a few years ago. At the time of decommissioning, the main complex consisted of the east, west and north wings. The other buildings that formed the hospital complex are the three storey former nurses residences located along Essex Street, the former single storey EMS building at the south-east corner of Mitton and George Streets, and the single storey former Lambton County Health Unit and Hospital Records building fronting onto George Street. Following the decision to consolidate Sarnia s two hospitals on the former St. Joseph s Hospital site, a community working group was established to determine the future redevelopment parameters of the Sarnia General Hospital site. Several focus groups were convened by the City and a number of alternatives were considered. A final concept was put forward and adopted by City Council that re-designated the site from Institutional to Residential in the Official Plan. In addition, the zoning by-law was changed to an Interim Use 1-2 (IU1-2) Zone (a holding zone) to facilitate future urban residential uses. Bluewater Health formally vacated the subject lands in January 2012 and the property has since remained vacant. Hospital services are now provided wholly on the Norman Street site. In July 2014, the City issued an Request for Proposals (RFP) seeking proposals to redevelop the site. Only one proposal was submitted. A group identifying themselves as the Sarnia General Health Campus proponents submitted a proposal, which was accepted by Council, seeking to repurpose the site into a health campus. The City has entered into an agreement of purchase and sale with the proponents, a condition of which is to secure planning approvals necessary to permit the health campus concept. Proposal On November 26 th, 2014, the Applicants submitted Official Plan Amendment and Zoning By-law applications to change the Official Plan designation and zoning category of the former Sarnia General Hospital (SGH) site to allow for the redevelopment of the site and re-purposing of some of the existing buildings. The following uses are proposed: Accessory uses and buildings, Ambulance dispatch facilities, Colleges and universities, Commercial schools, Community centres, Convenience stores, Crisis care facility (operated by a government agency), Day care centres, Group Homes, Medical centres/clinics, Minor institutions, Offices, Parking lots and parking structures, Personal service establishments, Pharmacies, Public parks/open space, Residential, Restaurants and Retail establishments. Page 21 of 83

22 The group s proposal seeks a reduction of the overall Gross Floor Area (GFA) from 20,623 m2 (222,000 sq. ft.) to approximately 12,163 m 2 (130,925 sq. ft.) as follows: the conversion of the existing former nurses residence on Essex Street; the removal of the former EMS building at the south-east corner of Mitton and George Street; the retention of the former Health Unit building on George Street and the construction of a 929m 2 (10,000 sq. ft.) addition onto it; the removal of the North and West Wings of the former hospital; the construction of a 1,675m 2 (18,030 sq. ft.) one story building on part of the north wing site; and the retention of the former East Wing of the hospital. The applicants have indicated that the redevelopment is intended to function as a health care campus, providing a mix of medical centres/clinics, general offices, and associated pharmacy, laboratory and accessory retail uses. The submitted Concept Plan is attached as Appendix B. Policy and Legislative Framework Provincial Policy Statement The Provincial Policy Statement (PPS), 2014 provides policy direction on matters of provincial interest. City Council s planning decisions must be consistent with the PPS. These policies set the foundation for regulating the development and use of land and support the goal of enhancing the quality of life for all Ontarians. Key policy objectives include: efficient development and land use patterns that sustain the financial well-being of Ontario and its municipalities; a good range and mix of residential, employment (industrial, commercial, institutional), recreational and open space uses; planning that avoids environmental, health and safety problems; an avoidance of development patterns that prevent the efficient expansion of settlement areas into areas adjacent or close to established settlement areas; cost effective development standards that help to minimize land consumption and servicing costs; better access for persons that have disabilities and the elderly; and ensuring that infrastructure and public service facilities are available for current and projected needs. The County s Official Plan The County of Lambton Official Plan provides a regional framework for managing growth. The site is designated as Urban Centre on Map 1 of the Page 22 of 83

23 County s OP, entitled Growth Strategy which permits a wide range of residential, institutional, commercial and industrial land uses. Policy states: Patterns of development will be established so as to minimize disruption to existing residential uses, protect the physical character and vitality of established neighbourhoods and communities, and to conserve cultural and natural heritage features and resources City of Sarnia Official Plan The 2001 City of Sarnia Official Plan remains in effect until the appeal period for the newly adopted 2014 Official Plan has lapsed on February 26, Under the 2001 Official Plan the subject site is designated as Urban Residential on Schedule A. Urban Residential areas are intended to accommodate residential dwelling units. The intent of the Residential policies of the Official Plan is to ensure that residential areas are maintained as stable, existing physical character is reinforced, and stable areas are protected from the negative impacts of intensification in areas designated for growth. As the submitted proposal would not enable the implementation of the Urban Residential designation, a site-specific Office Commercial designation is required City of Sarnia Official Plan While a new Official Plan has been adopted by Sarnia Council and approved by the County of Lambton, at the time of preparation of this report, the appeal timeframe of the County approval has not yet lapsed, thus both Official Plans apply. The adopted 2014 Official Plan has kept the Urban Residential designation on the lands. As the submitted proposal would not enable the implementation of the Urban Residential designation, a site-specific Mixed Use designation is required. For Mixed Use Areas, section states: Lands designated as mixed use generally reflect corridors and commercial hubs. These areas are dominated by community-scale commercial uses that have grouped along major streets or have developed in a nodal configuration around specific intersections. Through the mixed use designation, it is the intent of this Plan to: a) provide convenience retail, office and service functions to serve the daily and weekly needs of surrounding communities and neighbourhoods; and b) revitalize existing commercial areas as local focal points for pedestrian activity and transit routes. Page 23 of 83

24 The proposed site-specific Official Plan Amendment as set out in the Recommendation section of this report would require that the mix of uses on the lands be predominantly for general office and medical centre/clinic uses. Section 4.6.4(4) sets out the general development criteria in these areas: All mixed-use development in the City necessitates a design that integrates new and existing buildings, as well as building façade treatment. Development shall: a) locate and mass new buildings to provide a transition between areas of different intensity and scale through means such as providing appropriate setbacks and/or stepping down heights, particularly close to lower-scale stable residential area designations; b) locate and mass new buildings to limit shadow impacts on adjacent stable residential areas, particularly during the spring and fall equinoxes; c) locate and mass new buildings to frame the edge of streets and parks to maintain sunlight and comfortable wind conditions for pedestrians on adjacent streets, parks and open spaces; d) provide an attractive, comfortable and safe pedestrian environment; e) ensure access to schools, parks, community centres, libraries, and childcare; f) take advantage of nearby transit services; g) provide good site access and circulation and an adequate supply of parking, including bicycle parking, for residents and visitors; h) locate and screen service areas, ramps and garbage storage, and rooftop mechanical areas to minimize the impacts on adjacent streets and residences; and i) provide indoor and outdoor amenity space for building residents in every significant multi-use residential development. Zoning By-law The site in its entirety is zoned Interim Use 1-2 (IU1-2). The IU1-2 Zone is a holding zone classification that only permits existing uses. A rezoning of the site to site-specific Office Commercial zone is required. Site Plan Control Should Council approve the Official Plan and Zoning Amendment applications, the applicants would be required to submit an application for Site Plan Control for the redevelopment of the site. For clarification, this process requires the Site Plan Development Review Committee to review Page 24 of 83

25 technical details such as servicing, fire routes, compliance with parking and access standards, vehicular and pedestrian circulation, landscaping details, lighting and drainage etc., prior to the developer entering into an Agreement with the City for the development of the site. Staff will be applying the criteria established by 4.6.4(4): Mixed Use Development Criteria and Section 5.2.1: Guidelines for New Development in the 2014 Official Plan to guide review and decision-making processes when evaluating future Site Plan Control applications. If an applicant or member of the public is dissatisfied with any condition recommended by the Site Plan Review Committee, they may request a referral of the site plan to Council. Studies/Statements/Reports The applicant has provided a planning rationale (Appendix D), a traffic impact statement and a concept plan in support of the applications. Community Consultation In preparation of this report, staff arranged two (2) community consultation meetings at the Lochiel Kiwanis Community Centre where the applicants presented the proposals and responded to questions of area residents. Planning staff participated in the presentation, question and answer periods. The first meeting was held on December 17, 2014 and approximately 85 residents attended. Meeting notes are attached as Appendix E. Issues and comments raised included: concern with what uses are to be located in the buildings and the total square footage of each use; concerns with the market feasibility of the proposal and the anticipated timelines and completion date for the project; concern whether the zoning can be restricted to the submitted proposal plan only, and what controls apply once the rezoning is granted; concern that the proposal would be unable to contain all of the parking on the site resulting in overflow impacts on surrounding streets; concern that the proposal would result in the extension of commercial uses north along Mitton Street to London Road; a desire to have low density residential uses as set out in the current Official Plan instead of redesignating for commercial and medical uses; clarification on the nature of the Crisis Care facility (withdrawal management facility) and its impact on property values; concern with the intended use of the former nursing residence and a desire to remove any residential conversion permissions from the list of permitted uses; Page 25 of 83

26 the need for the City to hold developers accountable to ensure development is maintained in accordance with approved site plans; a desire that the Bright Street frontage be single detached residential; a concern about traffic flow in and around the site and a desire to eliminate accesses onto Bright Street and Essex Street; concerns about locating any parking between the south side of the EMS building and Bright Street; and a desire for another community consultation meeting to accommodate people who were unable to attend this meeting. A second meeting was held on February 10, 2015, and was attended by approximately 33 residents. The applicants provided an update to the proposal outlining changes made and responded to public questions. Meeting notes are attached as Appendix E. Additional comments and issues raised at this meeting included: general support for the Health Campus concept provided it does not adversely impact surrounding residential areas; concern with the location of loading docks, garbage collection, light pollution and extended hours of operation of some uses; details of the Purchase and Sale Agreement with the City; concern with the location of parking for the specific uses and parking needs and calculations for the entire site; questions concerning the location of dedicated parking for the EMS use; the justification for increased commercial uses in light of the existing high commercial vacancy rates; timeline for demolition and remediation; and concern with the applicant s long term interest with the site. Staff notes that some of the issues and concerns raised above are technical in nature and can be addressed by the Site Plan Approval process. Comments: Both the 2001 and the 2014 Official Plans designate the subject lands as Urban Residential and zones the Site Interim Use 1 (IU1). The intent was to allow for the lands to be redeveloped for residential uses after the hospital vacated the site. However, as stated above, the response to the City s Request For Proposal proposes the development of a health campus. Given this would require a departure from the intended residential uses permitted by the OP and Zoning, it was decided that the proposal be presented to the community to gather their comments, before staff provided its planning evaluation. Page 26 of 83

27 The two public meetings arranged by staff provided a better understanding of the issues and concerns to be addressed in the evaluation of the proposal. To determine the appropriateness of the proposed OP and Zoning changes staff have evaluated the proposal within the context of the following questions: a) Is a site-specific Office Commercial/Mixed Use designation appropriate in this location? b) How should the scale and location of each of the proposed uses be contained to achieve compatibility with the surrounding residential neighbourhood? a) Is a site-specific Office Commercial/Mixed Use designation appropriate in this location? In reviewing the merits of the proposal, staff had consideration for the Urban Residential, Office Commercial and Mixed Use Area policies as set out in the Official Plans. For many years, the Sarnia General Hospital site represented an institutional land use anchor that benefited the entire City and region. While the site and buildings were generally oriented toward Mitton and George Streets, it was developed prior to Planning Act controls at a scale that provided insufficient parking causing issues with traffic flow, on-street parking and a site configuration that had direct and persistent impacts on the surrounding stable residential neighbourhood. The northern boundary of the Mitton Village retail commercial district is at George Street. Over the years, a number of residential properties north along Mitton Street and along both sides of George Street have been converted to medical offices and other related uses due to their proximity to the former Hospital. The balance of the neighbourhood has remained as a stable residential area. Essex, Bright and MacKenzie Streets are all characterized by single detached and converted dwellings. Given the size of the site, its historic use for regional medical institutional purposes, its central location within the City and proximity to transit, Staff support the proposed redesignation provided it takes a structured approach to ensure the primary uses on the site remain for medical centre/clinic and general office uses over the long-term. Redevelopment must be oriented toward Mitton and George Streets, and be of a size, scale and configuration to ensure compatibility is achieved with the surrounding stable residential neighbourhood. During the community consultations, concerns were raised that the proposed location of the pharmacy would result in an extension of the Mitton Street Page 27 of 83

28 retail commercial district north of George Street. Given the abundance of vacant retail commercial buildings and land in the City and surrounding area, staff is of opinion that controls should be put in place to limit the amount of accessory retail space permitted on the site to a maximum of 465m 2 (5,000ft 2 ). Staff has taken the view that locating a Pharmacy on this site with a maximum floor area of up to 1,675m 2 (18,030ft 2 ) would be appropriate given the size and scale of health campus envisioned. Alternatively, if the applicant proposed a smaller pharmacy, then the residual floor area could be allocated for other uses. b) How should the scale and location of each of the proposed uses be contained to reduce adverse impacts on the surrounding residential neighbourhood? To address the issues and concerns identified above, Staff s recommendation is to determine the permitted uses, maximum floor area and parking requirements and to divide the site into development zones so that each zone can be assigned different rules (as set out in the proposed Zoning Bylaw amendment) to meet the objectives of the submitted proposal whilst minimizing the impacts these uses would have on surrounding land use patterns and adjacent residential uses and amenity. Hierarchy of Uses Based on the applicant s submission, the redevelopment is planned to be primarily office commercial and not retail commercial. As such, Staff has in consultation with the applicant, classified the uses proposed into two categories Primary Uses, and Secondary Uses (uses that are intended to be small-scale and ancillary to the primary uses). This hierarchy of uses is set out below: Table 1 Hierarchy of Uses Primary Uses Medical centres/clinics Minor institutions Offices Pharmacies Colleges and universities Commercial schools Crisis Care facility (operated by a government agency) Secondary Uses Accessory uses and buildings Ambulance dispatch facilities Community centres Convenience stores Day care centres Group Homes Personal service establishments, Residential (excluding conversions) Restaurants Retail establishments Service establishments. Page 28 of 83

29 Primary Uses Secondary Uses Parking lots and parking structures, Public parks/open space Development Zones The applicant s submission identifies a maximum combined floor area of approximately 12,163m 2 (130,921ft 2 ) for all proposed buildings. To prevent secondary uses from becoming primary uses, staff recommends that the site be divided into different Zones that establish specific uses, maximum gross floor area restrictions, heights and Special Regulations for each Zone. The proposed Zones are shown on Appendix C. The following Table provides a summary: Table 2 Zones, Permitted Uses, Gross Floor Areas and Heights ZONE PERMITTED USES MAX. GROSS FLOOR AREA 1 Accessory uses and buildings, 1,675 m 2 Medical centres/clinics, Offices, (18,030ft 2 ) Pharmacies 2 Accessory uses and buildings, Ambulance dispatch facilities, Colleges and universities, Commercial schools, Community centres, Crisis care facility (operated by a government agency), Day care centres, Group Homes, Medical centres/clinics, Minor institutions, Offices, Parking lots and parking structures, Public parks/open space, residential uses Convenience stores, Personal service establishments, Restaurants and Retail establishments. 3 Accessory uses and buildings, Colleges and universities, Commercial schools, Community centres, Medical centres/clinics and Offices 4 Offices, Medical centres/clinics & Crisis care facility (operated by a government agency) 6,893m 2 (74,195ft 2 ) 465 m 2 (5,005ft 2 ) 1,920 m 2 (20,667ft 2 ) 1675 m 2 (18,030ft 2 ) HEIGHT 9m (29.5 ) As existing As existing 9m (29.5 ) Page 29 of 83

30 ZONE PERMITTED USES MAX. GROSS FLOOR AREA TOTAL 12,163 m 2 (130,921ft 2 ) HEIGHT In addition, together with the site regulations applicable for the Office Commercial 1 (OC1) zone, each Zone would have the following Special Zone regulations. 1. ZONE 1 Other Special Zone Regulations a minimum setback from Essex Street of 7.5 metres (24.6 ); a minimum of 380 parking spaces applied over all OC1-17 Zoned properties ; and a maximum of one (1) vehicular access points from Essex Street. 2. ZONE 2 Other Special Zone Regulations maximum combined net floor area for Convenience stores, Personal service establishments, Restaurants and Retail establishments of 465 m 2 (5,005ft 2 ); maximum net floor area for Medical Centre/clinic uses shall be no more than 50%; a maximum of one (1) vehicular access point from Essex Street; and a minimum of 380 parking spaces applied over all OC1-17 Zoned properties. 3. ZONE 3 - Other Special Zone Regulations the maximum floor area reflects the existing building; no vehicular access points are permitted from Essex Street and a maximum of one (1) from MacKenzie Street; and a minimum of 380 parking spaces applied over all OC1-17 Zoned properties. 4. ZONE 4 - Other Special Zone Regulations a maximum of one (1) vehicular access point from Bright Street; a 0m landscape strip along George Street and a minimum 7.5m landscape strip adjacent to Bright Street to reflect existing standards. a minimum of 380 parking spaces applied over all OC1-17 Zoned properties. In addition, concerns were raised by residents with respect to signage and its impact on surrounding residential amenity. To address this, Staff recommend that no illuminated or back-lit signage be permitted on any building frontage or façade facing Essex, Mackenzie and/or Bright Streets. Furthermore, free standing signs would only be permitted along George and Page 30 of 83

31 Mitton Streets. No internal illuminated signage that is externally visible would be permitted between 9:00 p.m. and 7:00 a.m. Use and Amenity The overall gross floor area of the site would be reduced from 20,624m 2 (222,000ft 2 ) to approximately 12,163 m 2 (130,921 sq. ft.) or 42%. The tallest building within the complex would be the existing 5-storey building located along George Street. This location ensures that the visual bulk of the development is interior to the site and has minimal impact on the surrounding neighbourhood. The applicants have indicated that the redevelopment of the site with the refocusing of the buildings, vehicular and pedestrian activity onto Mitton and George Streets along with landscaped setbacks, plazas and gardens would support the campus setting concept and would enable additional landscaping along the boundaries of the site to mitigate the visual impact of the development. The minimum 7.5m (24.6 ) landscape strip along Bright Street would be maintained. As previously stated, should Official Plan and Zoning amendments be approved, the site layout will be subject to a new Site Plan Development Control Agreement between the City and the Applicant. During this process, staff will be working with the applicant along with input from neighbourhood residents, to ensure that the proposed development is undertaken in a sensitive manner. Special attention will be given to the function and design of amenity spaces, pedestrian access, landscape design and function, lighting, accessibility issues, coordinated and shared parking, service areas and access to loading areas. As well, additional landscaping and planting of shade trees in setbacks will be sought to create a strong landscaped buffer along the street face of the site. Traffic, Access & Parking Through the application process, residents have consistently requested that George and Mitton Streets provide sole access to the site to ensure all activities on the site are directed away from the surrounding residential uses. In support of the application, a Planning Rationale and Traffic Impact Statement were submitted. They note that the former Sarnia General Hospital had approximately 20,624m 2 (222,000ft 2 ) of space and was operational 24 hour a day, 356 days a year. 294 parking spaces were provided on site to accommodate its 1,200 employees, contractors, consultants, service providers and visitors. This arrangement often led to conflicts with surrounding land uses. Page 31 of 83

32 The proposed new health campus would reduce the floor area to approximately 12,163m 2 (130,921ft 2 ) and the number of parking spaces will be increased to 380. In addition, the applicant has indicated that the majority of the proposed uses would be limited to regular business hours and no paid parking is proposed. Two of the vehicle accesses onto Essex Street along with the loading area would be eliminated. Access to the parking area from Mackenzie Street would be relocated further south closer to George Street. In addition, the applicants have proposed to use Mitton and George Streets for accesses to loading spaces. The proposed parking areas next to the former nurses residence and from Bright Street are intended to be designated as Employee Parking only. Finally, it is proposed to allocate ten spaces to the west of the existing EMS building for the exclusive use of the County of Lambton Emergency Medical Services Department. Staff have reviewed the proposed parking justification within the context of parking requirements as set out in the Zoning By-law for the proposed range of uses planned for the health campus concept. A minimum of 380 parking spaces are shown on the submitted plan. The parking requirement for Zones 1 and 4 reflect the specific requirements for Pharmacies (48 spaces) and Crisis Care Facility (8 spaces), thus 56 of the total 380 parking spaces would be assigned to these uses. In respect to Zones 2 and 3, the applicants propose a mix of uses not yet determined. As such, the parking requirements for these Zones may range from the least intensive use (offices at 1 space per 30m 2 ) to the higher demand medical centre/clinics that require 1 space per 15m 2. Based on the proposed floor area for Zone 2 and 3, a minimum of 248 parking spaces to a maximum of 470 parking spaces are required over the site. The proposed 324 parking spaces would fall within this range. Staff can support this parking requirement subject to floor area limitations and that parking for any use is provided over the site in its entirety. Furthermore, in recognition that higher medical centre/clinic parking needs may compromise and exacerbate the supply of on-site parking. Staff recommend that a maximum net floor area for medical centre/clinic uses in Zone 2 (the existing 5-storey building) be limited to 50% thereby reducing the need for additional parking spaces. Together with the floor area restriction above, staff considers that given the central location of the site, its proximity to public transit, the inclusion of bicycle and moped/motorcycle parking, and having regard to the overall reduction in gross floor area and activity associated with the site, that the Page 32 of 83

33 total 380 parking spaces proposed across the whole site would be appropriate. Conclusion The subject proposal seeks to amend the City of Sarnia Official Plan and Zoning By-law to enable the planned health campus development consisting of approximately 12,163m 2 (130,921ft 2 ) of floor space. In assessing the merits of the proposal, staff considered the suitability of the proposed uses for the site and its impacts on the surrounding area. New development of this size and scale would inevitably impact on the surrounding area, however this is a redevelopment proposal that will have the net effect of reducing the total floor area by over 42%, introducing less intensive uses relative to the former Hospital, and providing more on-site parking. With suitable controls placed on the extent of the development, as set out in this report, adverse impacts can be satisfactorily mitigated. The application of defined zones that set out clear and precise rules and regulations pertaining to permitted uses, maximum floor areas, heights, and special zone regulations are the primary development control measures to achieve this. In Staff s view, the development would efficiently use the City s existing urban infrastructure and provide for an appropriate re-purposing and redevelopment of a vacant, unattractive and blighted site for a collection of uses intended to serve local needs and the larger community. The subject applications are consistent with the Provincial Policy Statement and conform to the County and City Official Plans, and address key areas of public interest. Consultation: This proposal was circulated to area property owners within 150 meters of the subject property and City staff arranged two community consultation meetings at the Lochiel Kiwanis Community Centre. Comments received are attached as Appendices E & F. The submitted plan was circulated to City Departments and appropriate outside agencies for their comment. Comments received at the time this report was prepared are attached. Financial Implications: None Page 33 of 83

34 Reviewed by: Approved by: P. Jane Cooper Director of Planning and Building Margaret Misek-Evans City Manager This report was prepared by Max Williams - Planner II Attachments: Appendix A Land Use Map Appendix B Concept Plan Appendix C Proposed Zones Appendix D Planning Rationale Appendix E Community Consultation Meeting Notes Appendix F Written Comments from Area Residents Page 34 of 83

35 Appendix A Land Use Map Page 35 of 83

36 Appendix B Concept Plan Page 36 of 83

37 Appendix C Proposed Zones Page 37 of 83

38 Appendix D Planning Rationale Sarnia General Health and Wellness Campus Storm-Water Sewer-Water Statement The former Sarnia General Hospital property contained a total of 222,000 square feet with 220 beds, full laundry, janitorial and cafeteria services. It operated 24 hours per day, 7 days per week, 365 days per year. In addition to the beds, the hospital operated numerous clinics for both physical and mental health, out-patient, x-ray and imaging, laboratories/diagnostic services and a very busy emergency department. The hospital employed about 1,200 people directly with countless other contractors, consultants, service providers and visitors attending the site on a daily (and often, nightly) basis. Hospitals are amongst the most intense uses imaginable. By the nature of their use, sewer effluent from hospitals is extreme. Waste water from janitorial, laundry and cafeteria uses alone would be well in excess of anything that can be imagined from the new development. Add in the human waste from the 24/7 nature of the hospital operation and it is clear that any new development will have not have anywhere near the impact on sewer waste that the previous operation had. The new development will contain slightly less roof area and slightly more parking area than the previous use. It is likely to contain more green or landscaped space than the previous use. It is our vision that increased use of native planting materials in landscaped areas will make better use of available rainfall thereby reducing both the reliance on domestic water consumption and the need for any changes to existing storm-water catchment. Overall, storm-water discharge from the site will be similar or slightly reduced as compared to the prior use. Discharge of wastewater to the sanitary sewer will be significantly reduced. Page 38 of 83

39 Sarnia General Health and Wellness Campus- Project Overview - November, 2014 The Sarnia General Proponents Group has developed a plan for the redevelopment of the former Sarnia General Hospital as a health Care Campus, providing a mix of health-care uses, medical offices, clinics and associated pharmaceutical, laboratory and retail uses. General office uses will also be a welcome component of the finished product. The proposal will result in the removal of close to 100,000 square feet of the existing buildings and the new construction of approximately 27,000 square feet. Overall, the square footage will be reduced from 222,000 to about 124,000. Site and building design are important components of our re-development vision, seeking to enhance the image of the property, rehabilitate the currently decaying site and re-invigorate the surrounding area while also serving to increase the compatibility of the lands with the neighbouring properties. On completion, the City can expect to see up to four buildings in a campuslike setting covering both blocks of the hospital property. Current plans include the retention of the East wing, the former nurse s residence, and the former Lambton Health Unit which is located on the South block. All three of these buildings are fine examples of mid-century architecture that can be brought back to their former glory under the skilled direction of our professional architecture and design team. New cladding, glazing, metalwork and other applied design elements will give the campus a distinctive, unified look that will modernize and update the building envelopes while being sensitive to the historic architecture of the buildings. Internally, the buildings will have all new heating, cooling, plumbing and wiring. Interior layouts and design will be flexible and light-filled, featuring all new surfaces from floor to ceiling. New construction will include a 10,000 square foot addition on the former Health Unit building and an 18,000 square foot one floor building to be located on Mitton Street near the existing main hospital entrance. The overall height will be substantially reduced with the probable removal of the North and West wings along with the decaying incineration stack. The reduced height will make the property more pedestrian-friendly and aesthetically pleasing, thereby enhancing the residential amenity and overall appeal of the area. Other demolition includes all of the industrial loading docks, boiler rooms, etc. in the centre of the main block and the former EMS building at the South-east corner of Mitton and George streets. Page 39 of 83

40 Historic traffic and parking congestion in the area will be significantly reduced with the addition of close to 75 parking spots on the site. This will be achieved by means of a more efficient layout, a reduced number of access points and better directional signage. Existing parking facilities will be re-done with new curbing, paving and the installation of new energy-efficient lighting that will be designed in such a way as to significantly reduce light pollution onto abutting properties. We also intend to include secure bike corrals on the campus and will work with Sarnia Transit to enhance our move towards the promotion of healthier life-styles. Additional berming, fencing and soft landscaping materials will further enhance the property and neighbourhood. These initiatives, combined with improved access and availability to on-site parking along with the much less intense use of the site will reduce the reliance on street parking and enhance traffic flow through the area. It is our objective to complete the project in a manner that is at once sensitive to the needs of the neighbours and mindful of the important role that this property can and will play in the revitalization of the heart of our City. Page 40 of 83

41 Sarnia General Health and Wellness Campus Traffic Statement The former Sarnia General Hospital property contained a total of 222,000 square feet with 220 beds and parking for just 294 vehicles. It operated 24 hours per day, 7 days per week, 365 days per year. In addition to the beds, the hospital operated numerous clinics for both physical and mental health, out-patient, x-ray and imaging, laboratories/diagnostic services and a very busy emergency department. The hospital employed about 1,200 people directly with countless other contractors, consultants, service providers and visitors attending the site on a daily (and often, nightly) basis. Hospitals are amongst the most intense uses imaginable. By stark contrast, the new campus development will have only about 124,000 square feet, yet 75 more parking spots. Few of the tenants, if any, will operate on a 24 hour a day, seven day a week basis. Historic traffic and parking congestion in the area will be significantly reduced with the addition of close to 75 parking spots on the site. This will be achieved by means of a more efficient layout, a reduced number of access points and better directional signage. Existing parking facilities will be re-done with new curbing, lighting, directional signage and paving. At least one of the parking/loading access points on Essex will be eliminated Additionally, enhanced transit services and the inclusion of secure bike corrals will promote a healthier life-style and less reliance on parking. Summary points; -Space reduced by almost 100,000 square feet -Parking increased by 75 spots -enhanced lay out -reduced access points -overall reduced hours of operation -much more static, less intense uses Page 41 of 83

42 Appendix E Community Consultation Meeting Notes COMMUNITY CONSULTATION MEETING NOTES FOR THE DECEMBER 17,2014 MEETING City of Sarnia - Planning & Building Department 255 Christina Street North P.O. Box 3018, Sarnia ON N7T 7N2 Tel Fax Site Location: 220 Mitton Street/327 George Street Meeting: Lochiel Kiwanis Community Centre 180 College Avenue North, Sarnia, ON Applications: OPA No. 55 & ZBA No of 2002 Date: December 17, 2014 Present: Applicants: City of Sarnia: Alex Jongsma, Ken Poore, Marty Raaymakers, Jane Cooper, Kevin Edwards, Eric Hyatt, Max Williams & Marg Misek Evans City Manager Public: Approximately 85 Handouts: Agenda, Site Plan, Comment Sheet Introduction Mr. Max Williams (Planner II), welcomed the public to the meeting, introduced the Official Plan and Rezoing Applications, and indicated that the applications would be presented to Council in the first quarter of the new year. He introduced Kevin Edwards (Planning Manager) and Jane Cooper (Director of Planning and Building). Mr. Williams introduced members of the proposal team. Max indicated agendas and comment sheets are available at the back. He explained that the intent of the community consultation meeting was to consider proposed changes to the General Hospital site, and that planning staff are present to discuss the timeline and process of the application. Mr. Williams indicated no decisions have been made with the application at this time, and reminded that the meeting is with regard to the rezoning and official plan amendments applications only. Page 42 of 83

43 Jane Cooper outlined the planning process for the specific applications. An Official Plan Amendment is required to change the designation in the City of Sarnia Official Plan from Urban Residential to Office Commercial. A Zoning By-law Amendment is required to implement the Official Plan policies, establish the permitted uses and site regulations such as setbacks, gross floor area, landscape areas, number of parking spaces, access points, etc. At this time no decisions have been made with regard to the applications. She explained that the applications have been circulated internally for review and that after this meeting the comments received will be compiled and reviewed by the planning department as part of the overall review. The public will be notifed at least 20 days in advance of any consideration by Council. Once the application is infront of council the applicaition may be approved or not, and an appeal process is available. If the Official Plan and Zoning Amendment applications are approved by Council and the permitted uses and site regulations are set, the proposal will then have to be reviewed by the Site Plan Development Review Committee to review technical details such as servicing, fire routes, compliance with parking and access standards, vehicular and pedestrian circulation, landscaping details, lighting and drainage etc., prior to the developer entering into an Agreement with the City for the development of the site. Jane introduced Debra Hook (Bluewater Health) to discuss any specific Withdrawal Management - Crisis Care questions. Applicant Presentation Marty Raaymakers introduced the Health Campus concept and the ownership group (which comprise of himself, Alex Jongsma, Ken Poore, Mark Lumley and Charles Dally) and a description of their particular expertise. He stated that the intent was to repurpose and revitalize the site in a manner that respects the history of the former Hospital and would include a memorial site. Marty than introduced Alex Jongsma. Alex Jongsma explained the proposed mix of uses within the concept. He stated it would result in the removal of 100,000 ft2 of existing buildings and the construction of 27,000ft2, thereby reducing the total overall building gross floor area from 220,000ft2 to approximately 131,000ft2. Four buildings are proposed to be renewed with improved facades consisting of new cladding, glazing and other elements consistent with a Health campus atmosphere in a manner that maintains the architectural style of the existing buildings. New construction would include a 10,000ft2 addition to the former Records Building on the south side of George Street and a 18,000ft2 new one-storey Page 43 of 83

44 building approximately where the North Wing is currently located. He stated that historic traffic and congestion would be reduced with the addition of approximately 50 new parking spaces, a better site layout, and the removal of accesses onto surrounding residential streets. Improvements would also include lighting, curbs, paving, bike parking, and transit access to promote healthy lifestyles. These along with a less intensive use of the site should improve traffic flows within the area. Questions & Answers What is going to be in the buildings? Mr. Jongsma stated that no tenants have been secured at this point, however there appears to be a need to accomodate Local Health Integration Network (LHIN) type associations and agencies. Could you please elaborate on the Memorial Garden? Mr. Jongsma stated that the Memorial Garden is still in the early development stage, however the early concept would be to place it on the northeast corner of Mitton and George Street. Could the location of the 10,000 sq. ft records building addition be relocated to the north portion of the site and the Bright St. portion designated for residential? Mr. Jongsma stated that this building currently exists and would be expanded. He reitereated that building area overall would be reduced with the proposed development. When would you expect the redevelopment to be completed? Mr. Jongsma stated that it is difficult to predict exactly when the redevelopment would be opened at this point as tenants drive these timelines. Will any of the adjacent streets be looked at for improvements? Mr. Jongsma indicated that site circulation would be improved. It is not anticipated that there would be any off-site improvements at this point. Could you elaborate on the comment that there will be improved access? On your plan, all of the existing access points would be retained. Mr. Lumley stated that it is intended that most of the traffic be directed onto George Street and Mitton Street, with accesses onto the adjacent streets reduced to auxillary uses. Mr. Lumley stated that no access points would be Page 44 of 83

45 provided onto Bright Street. It was later clarified that the existing access points may be maintained. Jane Cooper indicated that City Engineering Department would review the application regarding traffic flows, etc. Hearing your concerns with regard to traffic is good and we suggest you share them with us as they will help in the review. Who currently owns the buildings and the land? Marg Evans, City Manager, stated that the applicants are not involved in the ownership issues between the City and Bluewater Health. Mr. Jongsma agreed that the intent is for the applicants to purchase the buildings and the land. I live behind the EMS building on Bright Street in a family home for years, I do not want the area between the EMS building and Bright Street to be paved so it can be used for parking. Mr. Jongsma stated that it is too early at this time to predict the use of that portion of the site. Are you suggesting that street parking be removed, are you planning to contain all parking within the site? Is parking going to be paid, or is it just for campus use? Mr. Jongsma stated that they cannot control the city streets and on-street parking. Kevin Edwards advised that parking requirements are based on use and square footage, and as the application proceeds, these requirements would be reviewed. Mr. Jongsma stated the applicants have not considered whether the spaces would be paid or not. What type of traffic flow are you projecting for the use of this site? We currently have no tenants at this time, however the former emergency department hospital use cannot be compared to 9-5 office use type development. I like the drawings and the proposed concept, however what type of impact would this have on adjacent property values? Mr. Jongsma stated that no evaluation has been completed but it is hard to imagine that property values would decrease compared to what is there now. Page 45 of 83

46 Planning Staff notes that this is not a planning matter that can be considered. Does the City have a timetable for the sequence of the process? Ms. Cooper stated that there is no fixed timeframe as the process is dependent on a range of variables including meetings, comments, and external reviews. Mr. Williams is the assigned file manager and will review and compile all details of the application with a basic review to take place in the new year and comments/concerns discussed with the applicants. Following this, the applicants to review and address the comments and get back to the Planning Department prior to the expiration of the offer. Staff are aiming for an early March Council meeting, but there can be no guarantees at this stage. This meeting is the first phase of the process and we want to hear your comments and concerns. The applications will go when they re ready. In the year 2000, a concept was approved in the city official plan to direct the redevelopment of the site for residential uses. There was a lot of community participation and was recommended by the planning department. Are you willing to tinker with the Official Plan? Ms. Cooper stated that applications can be made to change the Official Plan and will be decided on their own merits. However seeing the site as it currently is, the proposed revitalization is a good start and is something that we hope we can support. We want to take this site and bring it back to life as soon as possible. Ken Poore stated that a Montieth Brown report prepared for the City in 2011 suggested a redevelopment of the site for medium and high-density residential uses. Are you building a teaching facility at the health care campus? You re proposing office space, not specifically a medical space. It is not planned as a teaching facility however medical uses are being sought. If the use complies with the zoning, than it may be used for that purpose. Please outline what the colours mean on the site plan? Could Debra Hook please discuss the Crisis Care issue? Mr. Poore identified the particular uses proposed for each building on the site plan, indicated which buildings would be demolished and retained. Page 46 of 83

47 He stated that Ms. Hook is not involved with the application however she was contacted to attend to answer questions if any arrived. He stated that Crisis Care is a term used under the City Zoning By-law that corresponds with withdrawl management. This would be a bigger version of what s on Exmouth St. adjacent to Bank of Montreal (former bowling alley), is that a fair comparision? Mr. Jongsma stated that the development mentioned would be a fair comparison. If the uses sought are approved on the site by these applications and the concept plan we re being shown fails and the property is resold, how can we ensure that the rezoning is restricted to this plan? Ms. Cooper stated that the site is vacant and people have come forward with proposals to change the official plan and zoning. She stated that vacant buildings and land in the heart of cities is destabilizing and needs to be strengthened with uses that work. As people are willing to undertake that work to bring life, employment and benefits to the neighbourhood, its something we should encourage as a city. Mr. Edwards discussed the list of proposed uses and noted that through the process the applications will be reviewed as to what is appropriate. While the City has no authority to impose conditional zoning (meaning the City can t tie an approval to any particular set of plans or conditions), zoning can be crafted to identify specific buildable areas and the gross floor area of specific uses can be capped to control the predominance of uses. Specific zoning regulations such as setbacks, heights and landscape strips can also be employed to ensure that any development properly functions and protects surrounding stable uses. If the proposal before us doesn t get developed and someone new comes in, would it would be considered as an entirely new application? Can this approval be restricted to the specific application, and if the development does not process, refer back to the existing zoning? Mr. Edwards stated that if the Official Plan and Zoning amendments are approved and the development does not proceed, the zoning amendment would still be in place and any development could proceed within the parameters of that approval. However, if a future applicant would like to change the parameters approved by Council, than new applications would be required. Page 47 of 83

48 A resident commented that they would rather live adjacent to a boarded up building than a use that they do not approve of, as they fought forever to get the area designated for low density residential. No response. How can we do this without adversely affecting the residential zoning and the neighbours around the site? This has not yet been addressed yet. I want a statement from planning about the effects on the adjacent residential area. Ms. Cooper clarified that the no decisions have been made concerning the application and the purpose of the meeting is to hear the community s comments so they can be considered through staff s assessment; impacts on residential amenities are a key aspect when reviewing a development proposal. What is the intent of the use for the former nursing residence? What building is proposed to be converted to residential? Can conversion to residential uses be deleted from the application? Mr. Jongsma stated that no existing buildings are proposed to be converted to residential. it is intended to use the former nursing residence for office uses. The Residential conversion uses could be deleted from the application. The street entrance to Essex Street may be closed? That is an option, however some people may like street access. Could Bluewater Health discuss withdrawl management, we have a huge problem in the City and we do not manage it well? Ms. Hook stated that at this stage, Bluewater Health has made a proposal to LHIN to build a withdrawl management facility however no location has been selected. She stated that such a facility would be similar to one located in a residential area in Ottawa, contain a certain number of beds, and operate 24/7. There would be people coming and going, however she noted that any facility would be designed to be discrete with proper fencing, access points, etc. At what hours would access be, would this be restricted? People here probably remember the indicent which occurred locally here a few years ago. Would there be security for anyone coming and going? Ms. Hook stated that it would be a 24/7 facility and there would be no lockdown overnight. The entrance would be discrete and development of the facility would take this into account. She noted that in her experience, users of such facilities aren t dangerous and don t want to be seen. Page 48 of 83

49 A resident asked what effect would a withdrawl management facility have on my property value? Staff advise that property values are not a planning matter that can be considered. It is important for the planning department and developers to be honest with us about the development proposal. It was suggested traffic flow would be reduced, and hours would be 9-5. This does not appear to be the case? Mr. Poore stated that traffic flows would be changed to reduce impacts on surrounding residential areas and loading docks would be closed off of Essex Street. He reiterated that no tenants have been secured, however he is of the opinion that the majority of tenants would be interested in a 9-5 type operation. He stated that the developer could give consideration to delinating staff parking areas from public parking areas. He restated that approximately 100,000 sq. ft of building area would be removed and additional parking spaces would be created with access from George Street. Have any market feasibility studies been completed to determine whether the development concept will even work? Mr. Jongsma stated that he does not have a feasibility study to share at this time. So if the zoning is changed and the demand isn t there, you can sell the property to anyone else with the new zoning, and we have no control over development? Youre asking us to support a rezoning of the site without tenants? If the development proposal as shown fails, the zoning should return to low density residential. No response. The city needs to hold developers to what is approved, this has not been the case in the past, no landscaping has been provided along Bright Street as was promised. No response. Does the Ministry of Health have to sign off on this? Mr. Edwards said that his understanding is that as the former hospital has been officially closed, it is no longer a hospital under the Public Hospitals Act and not subject to MOH sign-off. Page 49 of 83

50 Alex, is it safe to say that a major tenant can act as an attractor? Mr. Jongsma agreed. If zoning is changed and there is no anchor, why change the by-law until you have a tenant? Mr. Edwards stated that obtaining planning approvals in this manner is rather common. Mr. Poore stated that it s difficult to secure tenants without proper zoning in place. The red and green list in the applicants presentation, what does this identify? Does the rezoning include everything on the screen or just the green items? Mr. Poore explained that the list on the screen reflects all of the uses in the GC2 zoning category. The uses in red are those that are proposed to be eliminated on the site; the rezoning would only be to permit the items shown as green. If this gets approved, the land is sold and this proposal does not go through, who is going to tear down the hospital, what would it cost, and when would it happen? Mr. Jongsma stated that the intent is to move forward with the proposal. How large of a notification area are you using, at this meeting we are missing people due to Christmas, Florida, etc., we want to ensure everyone is involved. Ms. Cooper stated that a 150m (492 ) consultation radius from the subject lands has been applied. Normally the City would circulate within 120m (400 ) radius. Next Steps Ms. Cooper thanked the applicants and the community for coming to the community consultation and voicing their comments and concerns regarding the development proposal. Meeting adjourned at 8:35 pm. Prepared by Eric Hyatt - Planning Technician City of Sarnia Planning Department Page 50 of 83

51 COMMUNITY CONSULTATION MEETING NOTES FOR THE FEBRUARY 10, 2015 MEETING Handouts: SGH Campus Proposal Information Sheet (Applicant)Comment Sheet Introduction Mr. Max Williams (Senior Planner) introduced the meeting as a follow up to the previous meeting held December 17, 2014 to discuss any changed to the application. Max indicated the application will be going to council March 9, Applicant Presentations Mr. Kenn Poore, introduced the 4 additonal members of the group to the public. Mr. Poore provided a brief recap of the December 17 th meeting. The applicants indicated the presentation will be available on the City of Sarnia website by tomorrow, February 11, The groups proposal for a health campus will result in the removal of 100,000 ft 2 of existing buildings and the construction of 27,000ft 2, thereby reducing the total overall building gross floor area from 220,000ft 2 to approximately 131,000ft 2. Four buildings are proposed to be renewed with improved facades consisting of new cladding, glazing and other elements consistent with a health campus atmosphere in a manner that maintains the architectural style of the existing buildings. New construction would include a 10,000ft 2 addition to the former Records Building south of George Street and a 18,000ft 2 new one-storey building approximately where the North Wing currently is. He stated that historic traffic and congestion would be reduced with the addition of approximately 90 new parking spaces, a better site layout, and the removal/restriction of accesses onto surrounding residential streets. Improvements would also include lighting, curbs, paving, bike parking, and transit access to promote healthy lifestyles. These along with a less intensive use of the site should improve traffic flows within the area. Mr. Poore indicated that most of the potential tenants do not have 24/7 operations. Question & Answer Page 51 of 83

52 Where abouts would the tenants with 24/7 hours be located on the site, and how would garbage collection, light pollution be controlled on-site? All on-site lighting would be improved energy efficient lighting. Currently no tenants are signed. Reduce and control the access points on Essex Street to minimize the impact on adjacent residential use with the understanding that this area has had substantial traffic impacts. Restricted access points located on Essex and Bright directing public access to George Street. No decision as of yet on 24/7 tennants within the development, any particular location they would be located? Nothing firm as of yet, discussions have taken place with Bluewater Health re: Withdrawl Management located within the interior of the development. Question Re: Purchase of Sale Group submitted agreement with both City and Bluewater Health. Neighbour read portions of a news article from 2007, does you taking over the property eliminate them from the costs outlined in this article, Concerns that the City would be relied upon for remediation costs of the site. Do not need another River City issue. Agreement includes compelted remediation of the site, responsibilities of the Ministry of Health and Long Term Care. Marg Evans, spoke indicating an agreement is in place with the group ensuring remediation of the site at their expense, money is held in trust currently, additional bonds would be required for the development of the site. (within agreement with the city). What is the existing in the City of Sarnia By-law? Currently zoned UR-1, was zoned institutional at one point and was changed in approximately A portion fronting onto Mitton is General Commerical. Where would a shipping/receiving/waste removal, location be onsite? The hope is to use the existing dock loading area on Mitton Street for delieveries, maintainence, etc. No intention to put a commercial exit onto Essex Street unless required by Engineering/Fire. Restricted access parking would be on Essex Street, not commercial. Page 52 of 83

53 Where would parking be located for commercial pharmacy use, not a lot of existing in front area of site, where pharmacy is proposed. Mr. Williams indicated that intial review has shown parking requirements would be met on the site, but location not in vicinity of amenities. Mr. Longo, asked for a breakdown of parking spaces based on use. Calculation resulted in 700+ parking spaces for areas/uses. Expressed cocnerns re: closed access points, however plans are conceptual. Mr. Williams stated that a a basic review based on site area and proposed development parking could be located on-site. Ms. Cooper, indicated that the purpose of the application is, the applicant presents a proposal, the planning department reviews the proposed uses, etc. on behalf of the council. Parking, uses, layout need to satisfy the department that the uses can be located on the site. Does it impact neighbours, amount of parking is satisfactory. Applicants received comments from Dec, 17 th meeting, reviewed and revised the plans based on those concerns. Mr. Longo, Letter of Credit is required for remediation, does agreement prevent the property being flipped to a new owner, after city approvals are received. Mr. Poore, no, that is not a part of the agreement. Ms. Cooper, indicated that public could be involved within the Site Plan process if this were to occur. Site Plan process allows us to require specific conditions. Currently, on this piece of land is demolition and replacement, practical, feasible and possible on-site. If plans do change, the public would be notified. Mr. Williams indicated that if the SPRC is not satisfied it could be deferred to council. Can this particular zoning change be restricted to your proposal, so that if the proposal does not proceed it returns to UR1? Mr. Williams, zoning cannot restrict zoning to a person/applicant. We have no authority to restrict to an applicant, only to land. When planning, you determine how much is commercial space, and how it fits into overall Sarnia commercial space, currently 900,000 ft2, healthy is 100,000, this will add to the space. Do we need more space, or another park? Mr. Mitro, development will not proceed beyond parking which can be accommodated on-site, based on proposed uses of application. Page 53 of 83

54 You cannot have an intensive use, your statement have indicated that. Plan shows maximum sizes, but proposal could vary but be controlled. What happens to existing pharmacy in Mitton Village? Commercial will cross George Street? Cannot answer that as not a spokeman for Shoppers. How much land/parking will be dedicated for EMS location? No exit out to Bright Street? That will need to be looked at, current design does appear to be inefficient, and should be reviewed. Ms. Cooper, discussion has begun with the County/EMS re: parking requirements. They have asked for an additional 10 spaces, per an old Site Plan Control Agreement. Mr. Longo the general commercial is south of George Street? Could continue to inch up the road to London? Mr. Williams, yes, currently south of George Street. Ms. Cooper this a brownfield site in proximity to downtown, development of the site could benefit the City. Mr. Poore indicated that GC2 extends to George/Mitton. The proposal plans to reduced the amount of permitted uses in the GC2 for the site. Permitted retail would be for medically oriented uses. Pharmacy hand in hand with medical use. Residential conversion of existing buildings? You don t need that. It is a permissible use in just about every zone. Would be willing to delete if Plannig has no concerns. Expressed concern about increased commercial use when a high rate of commercial vacancy exists. Existing Drs. Offices on Mitton are part of the parking issue on Mitton Street. Mr. Poore, you could if the City/Hopsital were to develop as residential, and sell to the public. What would the time extents of remediation/demolition be? Understand neighbourhood concerns, however feel as though this could be a quicker method to remediate the land as opposed to residential. 2-6 months demo/remediation, construction could be simoulaneous in some portions. Could be 1.5 to 2 years in time. Page 54 of 83

55 Any confirmed tenants signed yet? No, not as of yet. Would the space be leased, sold? Hope is all to be leased. Parking is the biggest concern in the area, will if be free, charged? Currently no intention to charge for parking, this heard at the last meeting it woul push parking onto the street. Province has walked away, I would like to see the site remediated as this is the only proposal available, I believe respectful business people, don t walk away and lets work together to get this done. Page 55 of 83

56 Is a traffic study a requirement for the development? The applicant has provided a traffic assessment, not a full impact study, Engineering has reviewed and are satisfied based on the submitted proposal. Meeting adjourned at 8:05 pm. Prepared by Eric Hyatt Planning Technician City of Sarnia Planning Department Page 56 of 83

57 Appendix F Written Comments from Area Residents From: Wendy Hoy Bright [mailto:wendyhoy@golden.net] Sent: February :31 PM To: Kevin Edwards Subject: Applications NOs of 2002 and OPA # 55 Old Sarnia General Hospital Dear Kevin, Thank you for the notification of hearing of Monday March 9 regarding this application, which property involved is situate near to my property at 117 Bright Street, Sarnia. I am unable to attend the meeting; however would like to mention to Council via this that I have concern with one usage mentioned on the application and that being Group Homes. Group Homes would not, in my opinion, be a good addition to premise which also would/might house Day Care, Community Center, or Student facilities such as Colleges and Universities. My concern would be that Group Home usage under that nomenclature might entail a criminal element; such as delinquents or underage persons in trouble with drugs or the law or pedophiles. I would be amenable to the term Supported Living for Handicapped as an option to Group Home. This concern stems from my awareness of drug dealers in the Bright St. area; a pernicious problem which the Sarnia Police are trying to eradicate to the best of their ability. I am otherwise in full support of the development as proposed by Alex Jongsma and Ken Poore in this application. I believe it will be a great improvement to the neighbourhood, bringing jobs and commercial interest with corollary demand for housing in the area. This should create an increase in property values. Thanking you in advance for consideration and sharing of my thoughts with Council, Sincerely, Wendy Bright owner, 117 Bright Street, Sarnia Page 57 of 83

58 From: Erl Kohn Sent: February :02 AM To: City Manager Subject: Mitton and George St Hospital Rezone I object to the rezoning application of the Mitton St hospital site. I ask that you not rezone this site. I live nearby. The proposal is for general business uses, of which the city has many properties that are currently vacant. I have a concern that Sarnia is developing too much commercial property and the vacancy rate is too high to support further developments. Older buildings are being torn down because of the over capacity, e.g the old Kresge property and the confederation building supply. There are probably others. There are vacancies where the old LCBO was, etc. etc. Adding more commercial space will be a poor investment for the city. Additional future problems are likely in the area. Erl Kohn 198 Maria St., Sarnia, Ontario Canada, N7T 4T1 home cell Page 58 of 83

59 By-Law #1 - March 9, 2015 BY-LAW NUMBER OF 2015 OF THE CITY OF SARNIA A By-Law to Amend Zoning By-law 85 of 2002 (Re: Henry Mehta and E. Hope Gilkes-Bradford regarding 373 Vidal Street S. Methadone Clinic) WHEREAS it is deemed expedient that The Corporation of the WHEREAS it is deemed expedient that The Corporation of the City of Sarnia amend By-law Number 85 of 2002 of the City of Sarnia; and WHEREAS the provisions of this By-law conform to the City of Sarnia Official Plan (as amended); and NOW THEREFORE the Municipal Council of The Corporation of the City of Sarnia enacts as follows: 1. That Schedule A attached hereto (being a description of the lands affected by this By-law) are hereby declared to form part of this By-law. 2. Zoning Map Part 66 of Zoning By-law 85 of 2002 of the City of Sarnia is hereby amended by changing the Zone symbol for the lands described in Schedule A of this By-law from: Light Industrial 1 (LI1) to Light Industrial 1-14 Zone (LI1-14). 3. Zoning By-law 85 of 2002 is hereby amended by the addition of Section as follows: Page 59 of 83

60 By-Law #1 - March 9, LI1-14 (See Zoning Map Part 66) Permitted Uses (1) Those uses permitted in Section 26.1 (2) Pharmacy (3) Medical centre/clinic 4. Subject to Subsections 34[19], [21] and [30] of the Planning Act, R.S.O., this By-law comes into force and effect on the day it is finally passed. By-Law Read a First, Second and Third time this 9 th, day of March, 2015 Mayor City Clerk Page 60 of 83

61 By-Law #1 - March 9, 2015 Schedule A Zoning Limit Page 61 of 83

62 By-Law #2 - March 9, 2015 BY-LAW NUMBER OF 2015 OF THE CITY OF SARNIA A By-Law to amend the Official Plan for the City of Sarnia (Re: Sarnia General Hospital Site -220 Mitton Street and 327 George Street) WHEREAS it is deemed expedient that The Corporation of the City of Sarnia adopts Amendment No. 55 to the new Official Plan for the City of Sarnia. NOW THEREFORE the Municipal Council of The Corporation of the City of Sarnia in accordance with the provisions of Sections 17 and 21 of the Planning Act, R.S.O. 1990, c.p.13, as amended, hereby enacts as follows: 1. That Amendment No. 55 to the new Official Plan for the City of Sarnia, comprising the explanatory text is hereby adopted. 2. That the Clerk is hereby authorized and directed to make application to the County of Lambton for approval of the aforementioned Amendment No. 55 to the new Official Plan for the City of Sarnia, and to provide such documentation as is required pursuant to Subsection 17(7) of the Planning Act, R.S.O. 1990, c.p.13, as amended. 3. This By-law shall come into force and take effect on the day of the final passing hereof. Page 62 of 83

63 By-Law #2 - March 9, 2015 By-Law Read a First, Second and Third time this 9 th March, 2015 day of Mayor City Clerk Page 63 of 83

64 By-Law #2 - March 9, 2015 AMENDMENT NO. 55 TO THE OFFICIAL PLAN FOR THE CITY OF SARNIA Page 64 of 83

65 By-Law #2 - March 9, 2015 AMENDMENT NO. 55 TO THE OFFICIAL PLAN FOR THE CITY OF SARNIA INDEX PAGE County Approval 1 Adoption and Certification 2 PART A - THE PREAMBLE Title Relevant Parts Purpose Location Basis 3 PART B - THE AMENDMENT Details of the Amendment Implementation and Interpretation Effect 5 PART C - THE APPENDICES 7 APPENDIX I: APPENDIX II: APPENDIX III: APPENDIX IV: SCHEDULE A - LOCATION OF SITE PLANNING ANALYSIS (with attachments) PUBLIC MEETING Excerpt of the Minutes of Council Meeting PUBLIC NOTIFICATION Page 65 of 83

66 By-Law #2 - March 9, 2015 AMENDMENT NO. 55 TO THE OFFICIAL PLAN FOR THE CITY OF SARNIA 1 AMENDMENT NO. 55 TO THE OFFICIAL PLAN FOR THE CITY OF SARNIA This AMENDMENT NO. 55 to the new Official Plan for the City of Sarnia, which has been adopted by the Council of the Corporation of the City of Sarnia, is hereby approved in accordance with Sections 17 and 21 of the Planning Act, R.S.O. 1990, as Amendment No. 55 to the Official Plan for the City of Sarnia. Date Dave Posliff Manager of Planning and Development County of Lambton Page 66 of 83

67 By-Law #2 - March 9, 2015 AMENDMENT NO. 55 TO THE OFFICIAL PLAN FOR THE CITY OF SARNIA 2 ADOPTION The attached explanatory text, constituting Amendment No. 55 to the Official Plan for the City of Sarnia was adopted by the Council of the Corporation of the City of Sarnia by By-law Number in accordance with the provisions of Sections 17 and 21 of the Planning Act, R.S.O. 1990, as amended, on the day of MAYOR CLERK CERTIFICATION I hereby certify that this document is the Duplicate Original of Amendment No. 55 to the Official Plan for the City of Sarnia, as adopted by By-law No. of the Corporation of the City of Sarnia on the day of CLERK Page 67 of 83

68 AMENDMENT NO. 55 TO THE OFFICIAL PLAN FOR THE CITY OF SARNIA 3 PART A - THE PREAMBLE A 1.0 TITLE The title of this amendment is Amendment 1 to the Official Plan for the City of Sarnia, hereinafter called Amendment No. 55. A 2.0 RELEVANT PARTS By-Law #2 - March 9, 2015 PART A - PART B - PART C - THE PREAMBLE does not constitute part of this amendment. THE AMENDMENT constitutes Amendment No. 55 to the Official Plan for the City of Sarnia. THE APPENDICES which is also attached does not constitute part of this amendment and is comprised of the following: Appendix I Appendix II Appendix III Appendix IV - Schedule A Location of Site - Planning Report to Council - Public Meeting (Excerpt of the Minutes of Council Meeting) - Public Notification A 3.0 PURPOSE The Applicants are requesting an amendment to the new City of Sarnia Official as it affects the subject site by amending the official plan designation to permit mixed land uses. A 4.0 LOCATION The subject site which has an area of approximately 3.04 ha (7.5 acres) and is bounded by Essex Street to the North, Mackenzie Street to the east, Bright Street to the south and Mitton Street North to the west. It is identified municipally as 220 Mitton and 327 George Streets Page 68 of 83

69 By-Law #2 - March 9, 2015 AMENDMENT NO. 55 TO THE OFFICIAL PLAN FOR THE CITY OF SARNIA 4 A 5.0 BASIS The proposed change in land use designation is in keeping with the fundamental concept in municipal planning that development should be permitted in designations and zones that will not negatively impact surrounding residential neighbourhoods in the City. The subject proposal seeks to amend the City of Sarnia Official Plan and Zoning By-law to enable the planned health campus development consisting of approximately 12,163m 2 (130,921ft 2 ) of floor space. In assessing the merits of the proposal, staff considered the suitability of the proposed uses for the site and its impacts on the surrounding area. New development of this size and scale would inevitably impact on the surrounding area, however this is a redevelopment proposal that will have the net effect of reducing the total floor area by over 42%, introducing less intensive uses relative to the former Hospital, and providing more on-site parking. With suitable controls placed on the extent of the development, as set out in this report, adverse impacts can be satisfactorily mitigated. The application of defined zones that set out clear and precise rules and regulations pertaining to permitted uses, maximum floor areas, heights, and special zone regulations are the primary development control measures to achieve this. In Staff s view, the development would efficiently use the City s existing urban infrastructure and provide for an appropriate re-purposing and redevelopment of a vacant, unattractive and blighted site for a collection of uses intended to serve local needs and the larger community. The subject applications are consistent with the Provincial Policy Statement and conform to the County and City Official Plans, and address key areas of public interest. Page 69 of 83

70 By-Law #2 - March 9, 2015 AMENDMENT NO. 55 TO THE OFFICIAL PLAN FOR THE CITY OF SARNIA 5 PART B - THE AMENDMENT All of this part of the document entitled Part B - The Amendment, consisting of the following text and Schedule constitutes Amendment No. 55 to the Official Plan for the City of Sarnia. B 1.0 DETAILS OF THE AMENDMENT The Official Plan will be amended as follows: a) That Schedule A, is amended by re-designating the lands municipally known as 220 Mitton Street and 327 George Street from Urban Residential to Office Commercial. b) That Section is deleted which permits the Former Sarnia General Hospital Lands to be leased to Bluewater Health for staff parking. c) That section be added as follows: Site and Area Specific Office Commercial Policies The lands municipally known as 220 Mitton Street and 327 George Street shall be predominantly used for general office and medical centre/clinics as follows: a) a maximum net floor area of 12,163m2 b) a maximum net floor area for pharmacy uses of 1,675m 2 c) a maximum combined net floor area for retail, restaurant and personal service establishments shall of 465m 2. B 2.0 IMPLEMENTATION AND INTERPRETATION Amendment No. 55 will be implemented and interpreted in accordance with the provisions contained in Section 7.3 of the new City of Sarnia Official Plan. Page 70 of 83

71 By-Law #2 - March 9, 2015 AMENDMENT NO. 55 TO THE OFFICIAL PLAN FOR THE CITY OF SARNIA 6 B 3.0 EFFECT Upon approval of Amendment No. 55 by the County of Lambton, the subject property may be used for uses permitted in the mixed use designation. Page 71 of 83

72 By-Law #2 - March 9, 2015 AMENDMENT NO. 55 TO THE OFFICIAL PLAN FOR THE CITY OF SARNIA 7 PART C - THE APPENDICES (included as forming part of the record) APPENDIX I: SCHEDULE A - LOCATION OF SITE APPENDIX II: APPENDIX III: APPENDIX IV: PLANNING REPORT TO COUNCIL (with attachments) PUBLIC MEETING Excerpt of the Minutes of Council Meeting PUBLIC NOTIFICATION Page 72 of 83

73 By-Law #3 - March 9, 2015 BY-LAW NUMBER OF 2015 OF THE CITY OF SARNIA A By-Law to amend the Official Plan for the City of Sarnia (Re: 220 Mitton Street and 327 George Street ) WHEREAS it is deemed expedient that The Corporation of the City of Sarnia adopts AMENDMENT NO. 2 to the new Official Plan for the City of Sarnia. NOW THEREFORE the Municipal Council of The Corporation of the City of Sarnia in accordance with the provisions of Sections 17 and 21 of the Planning Act, R.S.O. 1990, c.p.13, as amended, hereby enacts as follows: 1. That Amendment No. 2 to the new Official Plan for the City of Sarnia, comprising the explanatory text is hereby adopted. 2. That the Clerk is hereby authorized and directed to make application to the County of Lambton for approval of the aforementioned Amendment No. 2 to the new Official Plan for the City of Sarnia, and to provide such documentation as is required pursuant to Subsection 17(7) of the Planning Act, R.S.O. 1990, c.p.13, as amended. 3. This By-law shall come into force and take effect on the day of the final passing hereof. Page 73 of 83

74 By-Law #3 - March 9, 2015 By-Law Read a First, Second and Third time this day of, 2015 Mayor City Clerk Page 74 of 83

75 By-Law #4 - March 9, 2015 BY-LAW NUMBER OF 2015 OF THE CITY OF SARNIA A By-Law to Amend Zoning By-law 85 of 2002 (Re: Old Sarnia General Hospital Site bounded by Mitton, Essex, Mackenzie & Bright Streets Mitton St. N. & 327 George St. Applicants: Alex Jongsma & Ken Poore Sarnia Health Campus proponents) WHEREAS it is deemed expedient that The Corporation of the WHEREAS it is deemed expedient that The Corporation of the City of Sarnia amend By-law Number 85 of 2002 of the City of Sarnia; and WHEREAS the provisions of this By-law conform to the City of Sarnia Official Plan (as amended); and NOW THEREFORE the Municipal Council of The Corporation of the City of Sarnia enacts as follows: 1. That Schedules A and B attached hereto (being a description of the lands affected by this By-law) are hereby declared to form part of this By-law. That Schedules A and B attached hereto (being a description of the lands affected by this By-law) are hereby declared to form part of this Bylaw; 2. That Schedule A of Zoning By-law 85 of 2002 (Zoning Map Part 43 & 54) be amended by changing the zone symbol for the area shown on Schedules A and B from Interim Use 1-2 (IU1-2) Zone to Office Commercial Zones , , & 17-4 (OC1-17-1, OC1-17-2, OC & OC ); 3. That Section 21.3 be amended by adding new subsection as follows: OC (See Zoning Map Part 43) Permitted Uses Page 75 of 83

76 By-Law #4 - March 9, 2015 The lands may be used for the following uses only: (1) Accessory uses and buildings (2) Medical centres/clinics (3) Offices (4) Pharmacies Site Zone Regulations (1) Net Floor Area (max): 1,675 m 2 (2) Building Height (max): 9m (3) Minimum setback from Essex Street:7.5 metres; (4) Vehicular Access: A maximum of one (1) off Essex Street (5) Parking: a minimum of 380 parking spaces applied over all OC1-17 Zones (6) Signage: no illuminated or back-lit signage shall be permitted on any building face adjacent to Essex Street. Free-standing signs will only be permitted adjacent to George and Mitton Streets (7) All other regulations set out in Section 21.2 shall apply OC (See Zoning Map Part 43) Permitted Uses The lands may be used for the following uses only: (1) Accessory uses and buildings (2) Ambulance Dispatch facilities (3) Colleges and universities (4) Commercial schools (5) Community centres (6) Convenience stores (7) Crisis care facility (operated by a government agency) (8) Day care centres (9) Group Homes (10) Medical centres/clinics (11) Minor institutions (12) Offices (13) Parking lots and parking structures Page 76 of 83

77 By-Law #4 - March 9, 2015 (14) Personal service establishments (15) Public parks/open space (16) Residential (17) Restaurants (18) Retail establishments Site Zone Regulations (1) Net Floor Area (max): 6,893 m 2 (2) Building Height (max): As existing on the date of the passing of this by-law (3) Maximum combined floor area for Convenience stores, Personal service establishments, Retail establishments and restaurants Uses of 465 m 2 (4) Maximum space for Medical Centre/clinic Uses shall be 50% of the Floor Area (5) Vehicular Access:A maximum of one (1) off Essex Street (6) Parking: a minimum of 380 parking spaces applied over all OC1-17 Zones (7) Signage: no illuminated or back-lit signage shall be permitted on any building face adjacent to Essex Street. Free standing signs will only be permitted adjacent to George Street (8) All other regulations set out in Section 21.2 shall apply OC (See Zoning Map Part 43) Permitted Uses The lands may be used for the following uses only: (1) Accessory uses and buildings (2) Colleges and universities (3) Commercial schools (4) Community centres (5) Offices (6) Medical centres/clinics Site Zone Regulations Page 77 of 83

78 By-Law #4 - March 9, 2015 (1) Gross Floor Area (max):1,920 m 2 within the existing building (2) Building Height (max): As existed on the date of the passing of this by-law (3) Vehicular Access: No access is permitted off Essex Street, and a maximum of one (1) off Mackenzie Street (4) Parking: a minimum of 380 parking spaces applied over all OC1-17 Zones (5) Signage: no illuminated or back-lit signage shall be permitted on any building face adjacent to Essex Street or Mackenzie Street. Free standing signs will only be permitted adjacent to George Street. (6) All other regulations set out in Section 21.2 shall apply OC (See Zoning Map Part 54) Permitted Uses The lands may be used for the following uses only: (1) Accessory uses and buildings (2) Crisis Care facility operated by a government agency (3) Medical centres/clinics (4) Offices Site Zone Regulations (1) Gross Floor Area (max):1,920 m 2 (2) Building Height (max): 9m (3) Landscape Strip (min): 0m along George Street and 7.5m along Bright Street (4) Vehicular Access: Maximum of one (1) off Bright Street (5) Parking a minimum of 380 parking spaces applied over all OC1-17 Zones; 10 spaces in this site zone shall be reserved for the George Street EMS station (6) Signage no illuminated or back-lit signage shall be permitted on any building face adjacent to Bright Street. Free standing signs will only be permitted adjacent to George Street and Mitton Street. Page 78 of 83

79 By-Law #4 - March 9, 2015 (7) All other regulations set out in Section 21.2 shall apply. 4. Subject to Subsections 34[19], [21] and [30] of the Planning Act, R.S.O., this By-law comes into force and effect on the day it is finally passed. By-Law Read a First, Second and Third time this 9 th day of March, 2015 Mayor City Clerk Page 79 of 83

80 By-Law #4 - March 9, 2015 Schedule A Zoning Limit Page 80 of 83

81 By-Law #4 - March 9, 2015 Schedule B Zoning Details Page 81 of 83