c. The location of the existing multiple dwelling on Part 2, Plan 53R-3813 shall be permitted.

Transcription

1 Presented To: Planning Coittee Request for Decision Greater udbury Housing Corporation - Applications for Official Plan Aendent and rezoning in order to perit an eight-storey, 60-unit ultiple dwelling, 7 Bruce Avenue, udbury Presented: onday, ov 21, 16 Report Date onday, Oct 31, 16 Type: File uber: Public Hearings 751-6/16-18 & 701-6/16-11 Resolution Resolution regarding Official Plan Aendent: THAT the City of Greater udbury approves the application by Greater udbury Housing Corporation to aend the City of Greater udbury Official Plan to provide a site-specific exception fro the policies of ection of the Official Plan in order to perit a high density residential use with a axiu net density of 260 units per hectare on lands described as Part of PI , Parts 1 & 2, Plan 53R-3813 in Lot 5, Concession 5, Township of cki. Resolution regarding Zoning By-law Application THAT the City of Greater udbury approves the application by Greater udbury Housing Corporation to aend Zoning By-law Z by changing the zoning classification fro "R4.D216", High Density Residential to "R4.D260(), High Density Residential pecial on lands described as Part of PI , Parts 1 & 2, Plan 53R-3813 in Lot 5, Concession 5, Township of cki subject to the following conditions: 1. That the aending by-law include the following site-specific provisions: igned By Report Prepared By auro anzon enior Planner Digitally igned Oct 31, 16 Reviewed By ric Taylor anager of Developent Approvals Digitally igned Oct 31, 16 Recoended by the Division Jason Ferrigan Director of Planning ervices Digitally igned Oct 31, 16 Recoended by the Departent Tony Cecutti General anager of Infrastructure ervices Digitally igned Oct 31, 16 Recoended by the C.A.O. d Archer Chief Adinistrative Officer Digitally igned ov 9, 16 a. A iniu 0.5 parking space per dwelling unit shall be required for a ultiple dwelling located on Part 1, Plan 53R-3813; b. The required court shall be a iniu 11 etres between buildings; c. The location of the existing ultiple dwelling on Part 2, Plan 53R-3813 shall be peritted. Finance Iplications If approved, staff estiate approxiately $45,000 in building perit fees based on rates in effect as of this report. In addition, Greater udbury Housing Corporation would have to request the property to be a

2 unicipal capital facility and then the property taxes would be exept. Also, there would be no developent charges applicable to this developent as Greater udbury Housing Corporation is owned by the City. AFF RPORT Applicant: Greater udbury Housing Corporation Location: Part of PI , Parts 1 & 2, Plan 53R-3813 in Lot 5, Concession 5, Township of cki (7 Bruce Avenue, udbury) ite Description and urrounding Land Uses: The subject property fors the westerly portion of a large residential parcel owned by the Greater udbury Housing Corporation (GHC) on the south side of Bruce Avenue. The area is fully serviced by unicipal sewer and water. Bruce Avenue is designated as a Local Road and is constructed to an urban standard with a sidewalk on the north side. The subject land has a total area of 1.21 ha, with 163 of street line on Bruce Avenue and an approxiate depth of 112. The easterly portion of the site described as Part 2, Plan 53R-3813 is occupied by a 17-storey, 250-unit ultiple dwelling known as Baloral Apartents. A surface parking lot provides 86 on-site parking spaces. The vacant westerly portion described as Part 1, Plan 53R-3813 is the location of the proposed 8-storey ultiple dwelling. A City-owned park abuts the subject property to the south and southwest. urrounding residential uses coprise various ediu density housing developents including the following: 150-unit row dwelling coplex owned by GHC abutting to the east ( Bruce Avenue); A private non-profit housing developent coprising a total of 14 units in two buildings located to the southwest ( Bruce Avenue); A 60-unit row housing co-operative located opposite Baloral Apartents (Unicorn on-profit Hoes Bruce Avenue); A 40-unit row housing co-operative located opposite the vacant portion of the subject land (Lighthouse on-profit Hoes Bruce Avenue). Official Plan and Zoning By-law: Official Plan Living Area policies The subject property is designated as Living Area 1 in the City of Greater udbury Official Plan. A range of housing types are peritted subject to the rezoning process. ection of the Official Plan provides that ediu and high density housing should be located on sites in close proxiity to Arterial Roads, public transit, ain eployent and coercial areas, open space areas, and counity/recreational services. uch uses shall be located in areas with adequate servicing capacity and a road syste that can accoodate growth. ites should be of a suitable size to provide adequate landscaping and aenity features. In reviewing applications for rezoning in Living Areas, the following criteria under ection of the

3 Official Plan are to be considered: suitability of the site to accoodate the proposed density and building for; physical copatibility with the surrounding neighbourhood in ters of scale, assing, height, siting and setbacks; adequate on-site parking; and, traffic ipact on local streets. The plan provides that high density housing is peritted to a axiu of 150 units per hectare. The proposed developent would result in a density of 260 units per hectare and as such the owner has applied to aend the Official Plan. Residential intensification ection 3.3 of the Plan addresses residential intensification in settleent areas and provides that opportunities for intensification will be supported on lands: a) that are no longer viable for the purpose for which they were intended, such as older industrial areas; b) where the present use is aintained but the addition of residential uses can be accoplished in a copleentary anner; c) that are vacant and/or underutilized within previously developed areas; and, d) in fully-serviced Living Areas that could accoodate infill developents. Any changes to the land use structure through intensification will be assessed so that the concerns of the counity and the need to provide opportunities for residential intensification are balanced. Priority will be placed on eeting housing targets by eans of intensification within existing established urban areas. In particular, intensification will be encouraged on ajor Arterial Roads in close proxiity to ployent Areas and public transit. Confority with the Official Plan is based on a review of the above noted considerations. Zoning By-law The subject land is currently zoned "R4.D216", High Density Residential, which perits high density residential uses to a axiu net density of 216 dwelling units per hectare. The axiu building height is 63 etres, approxiately equivalent to a -storey building depending on the design. Application: 1. To aend the City of Greater udbury Official Plan to provide a site-specific exception fro the policies of ection of the Official Plan (Living Area I - Counities) in order to perit a high density residential use exceeding the axiu net density of 150 units per hectare. 2. To aend By law Z being the City of Greater udbury Zoning By-law fro "R4.D216", High Density Residential to "R4.D260(), High Density Residential pecial. Proposal: Applications for Official Plan Aendent and rezoning in order to perit an 8-storey, 60-unit ultiple dwelling with a residential density of approxiately 260 units per hectare. ite-specific relief is requested for parking, the required court (separation distance) between buildings, and the nuber of bicycle parking

4 spaces. Departental/Agency Circulation: Developent ngineering advised that servicing requireents will be addressed in greater detail at the site plan stage should the developent proceed. Roads and Transportation do not object to a reduced parking standard of 0.5 spaces per unit following a review of the GHC parking analysis and other data on seniors parking rates in Ontario. Building ervices have noted the various site-specific relief required to accoodate developent. Public Consultation: The statutory notice of the public hearing was provided by newspaper along with a courtesy ail-out to property owners and tenants within a iniu of 1 etres of the property. The applicant was advised of the City s policy recoending that applicants consult with their neighbours, ward councillor and key stakeholders to infor area residents on the application prior to the public hearing. As of the date of this report, no phone calls or written subissions have been received by Planning ervices. GHC conducted a neighbourhood inforation eeting on Thursday, August 25, 16 at 7 Bruce Avenue. Planning Considerations: Residential density High density residential developent is concentrated in the forer City of udbury. As a basis of coparison, the following is a list of existing ulti-residential buildings exceeding 150 units per hectare: ae: Location: Units: Density: t. Andrew's Place 111 Larch treet du/ha Baloral Apartents 7 Bruce Avenue du/ha Christ the King Centre 12 lgin treet du/ha Birchglen 1601 Paris treet du/ha Ruball Terrace 1960 Paris treet du/ha Rockview Towers 1250 Rasey View Court du/ha The proposed net density of 260 du/ha would be lower than the existing density of the developed portion of the site (Baloral Apartents). It would also be less than siilar non-profit housing facilities in the Downtown core, such as t. Andrew s Place and Christ the King Centre. The density is felt to be appropriate fro a land use perspective based on the following observations relating to the site and the developent: Located in an existing node of ediu and high density housing; Directly abuts an existing ulti-storey apartent building; Direct access to public transportation;

5 Built for Central city location and general proxiity to services; Close to parks and recreation facilities; Addresses an iportant housing need in the counity. The applicant is proposing an eight-storey ultiple dwelling that will have a reduced court between the new developent and the existing high-rise building at 7 Bruce Avenue (11.5 where 21.6 is required). Building ervices have noted the relief required for this reduced separation distance. The building height is felt to be appropriate given the proxiity to the 17-storey tower, which is one of the tallest buildings in the City. It is further noted that the existing R4 zoning perits a axiu height of 63 etres as-of-right, which well exceeds an eight-storey building. There is also sufficient separation distance to existing housing. Other than parking, density and the required court, no other site-specific relief is required to accoodate developent. Parking a. Vehicular parking Parking on GHC properties is onitored and based on a peritting syste. GHC provided a parking analysis outlining the deand and supply of parking spaces on their properties throughout the City. The results indicate that parking deand is considerably lower than the iniu by-law requireent of 1.5 spaces per apartent dwelling unit. The analysis presented the following key findings: Average nuber of parking spaces provided across all properties is 0.63 spaces per unit; Average parking deand across all properties is 0.26 vehicle per unit; Only 24% of seniors on the wait list for Rent Geared to Incoe (RGI) housing indicate a need for a parking space. For the purposes of verification, vehicle counts of tenant and visitor parking were conducted by the applicant three ties a day (8:00 a 1:00 p 7:00 p) over the course of three days at 7 Bruce Avenue (250-unit building abutting proposed developent) and 1052 Belfry Avenue (101-unit seniors building in ew udbury). Both properties have legal non-coplying status related to the nuber of parking spaces, which are below the current day standard. The results of the survey indicate surplus parking capacity at both sites, where the axiu nuber of vehicles counted at any one tie was less than the total nuber of parking spaces available on-site. taff are satisfied that the applicant has provided planning justification for a reduced parking standard based on the deand and supply of parking within their property portfolio. b. Bicycle parking Required bicycle parking can be provided on racks in outdoor areas or in a lockable enclosed storage space. The applicant is requesting relief for the nuber of bicycle parking spaces, proposing only six spaces where 30 are required. o justification is provided for the reduction in bicycle parking spaces. If the rationale for providing vehicular parking relief is based in part by ephasizing public transit usage and odes of active transportation, the iniu nuber of bicycle parking spaces should be provided. As such, staff do not support a reduction in the aount of bicycle parking. Provincial Policy tateent

6 As reflected by Official Plan policies, the 14 Provincial Policy tateent ephasizes the provision of a broad range of housing for all household types, with a particular ephasis on affordable housing. The application is consistent with the Provincial Policy tateent as it relates to housing and residential intensification in appropriate locations. Planning ervices recoends that the applications for Official Plan and zoning aendents be approved subject to the conditions outlined in the Resolution section of this report.

7 Appendix 1 Departental & Agency Coents File: 701-6/16-11 & 751-6/16-18 R: Applications for Official Plan Aendent and Rezoning Greater udbury Housing Corporation Part of PI , Parts 1 & 2, Plan 53R-3813 in Lot 5, Concession 5, Township of cki (7 Bruce Avenue, udbury) Developent ngineering Developent ngineering has reviewed the above noted application to aend the Official Plan in order to provide the exception to ection of the Official Plan, Living Area 1 Counities, to perit a high density residential use exceeding the axiu net density and to change the zoning classification fro R4.D216, High Density Residential to R4.D260(), High Density Residential pecial to perit an 8-storey, 60-unit residential dwelling with a density of 260 units per hectare. unicipal water and sanitary sewer are available along Bruce Avenue. A water capacity analysis at this location reveals an available fire flow of 197 L/s; additional works will be required to provide adequate fire suppression as deterined by the Fire Underwriters urvey. Developent ngineering has no objection provided this project proceeds by way of ite Plan Control. The ite Plan Control Agreeent will address such things as fire flow, storwater anageent and grading. Roads and Transportation Greater udbury Housing Corporation (GHC) have subitted a eo describing the current parking usage rates at a variety of their properties throughout the City of Greater udbury. Based on the analysis that was copleted, the average parking deand across GHC properties is 0.26 vehicles per unit. A review of seniors housing parking rates in other unicipalities in Ontario but outside of the Greater Toronto Area was also copleted. It was found that a parking rate of 0.5 parking spaces per unit is in line with what is required in other parts of the province. Based on the eo subitted by GHC and a review of senior housing parking rates across the province, we have no objections to this application. Building ervices inor variances will be required for the following: 116 parking spaces where 465 are required; required court between buildings of 11.5 where 21.6 are required; 6 bicycle parking spaces where 30 spaces are required.

8 va Bruce Bruce 28 ecord I Aberdale R D 775 D R3-1.D B775 B F A A 775 F OP 88 R3-1.D A 775 F 775 H775 H 775 G A LOT 6 94 LOT 5 CO 5 CO R1-5 OP R4.D216 R3.D65 icolet R2-2 Lighthouse Co-Op R3-1.D25 Unicorn Co-Op P 736 P Ryan Heights Pris Co-Op Ryan Heights R3-1.D27 R3-1 OP LOT 6 CO I LOT 5 CO Lasalle R Frood Rio Growth and Developent Departent orin R2-3 Burton Cabot Albany evern Kelsey Bessie Trent elkirk nowdon ecord thel Bruyere Boivin Aberdale Ryan Heights Dell orin t George King olin otre Dae ubject Property being part of PI , Parts 1 & 2, Plan 53R-3813, Lot 5, Con 5, Twp. of cki 7 Bruce Avenue, udbury, City of Greater udbury T ketch /16-18 & 701-6/16-11 Date:

9 UC BRIA HIG HT JOPH OLI BRUYR AV Junction Creek PRRAULT KIG AG x2 50 x A) HYDROLOGIC / HYDRAULIC AALYI - XIIG CODITIO T D A 5% FORD ARA R.34 B& GU TT D W 25 CO C.I..C UR B.1) TOTAL RUOFF LAVIG TH IT TV P W OD AT I W G R U R FA C =4 1) LAD U DIRIBUTIO TRAIL ATR CITY OF UDBURY HOUIG CORPORATIO CI TY OF A T R U B.2) HYDROAPH AT OUTFALL 1 & OUTFALL 2 DB UR UR CO Y 32 T ITT ITR.50 ATIV POPL OF UDBURY AG DRAI B) HYDROLOGIC / HYDRAULIC AALYI - PROPOD RUOFF CODITIO HYDROLOGIC / HYDRAULIC AALYI L AI TR XIIG GARD OUTFALL XIIG IT CODITIO ) ZOIG, CAL: 1:250 3) DITY HYD # A T 26. D.I 36 GA I I IT X U 0 25 W 26,A ) OP PAC CALCULATIO 0.4 W A IV A 1 A C CO AD, LG., AC LIIT OF IT ARA = 0.43 ha L 2% TR AI A C 5% R 81 TT GU 5.0 UR B& 30 CTIO A-A CAL: pg 8) LOADIG PAC 1:250 HOR. 1:50 VRT. 5-YAR W. L. TR AIL ) BICYCL RACK, L TV W 2 5 D.I CO C.C 7) PLATIG CHDUL AD, A 3.6 TV K, 15 ID WA L A 1.5 A A ATR CITY OF UDBURY HOUIG CORPORATIO H A ) PARKIG RQUIRT B.. 4) LOT COVRAG 5% A. A D C PA BDROCK RT G. D L B CI TY O FG DOW POUT, TYP. R AT R DIT COTROL FC U DB UR Y ILT BARRIR 100-YAR FLOW PATH XIIG GARD ITR ITTT 32 ROOF ORAG 5-YAR - AX. 50 A 6.5 ATIV POPL OF UDBURY TH GIR' CRTIFICATIO UBIIO FOR ALL WORK COPLTD I TH UICIPAL RIGHT OF WAY AD ALL PIP WORK CORUCTD O PRIVAT PROPRTY HALL B I COFORAC WITH TH CITY' CRTIFICATIO RQUIRT. BRUC AVU PARAT DRAWIG "WATR LOT RVIC" DATD OCTOBR 30, FOR DTAIL AD OT. TO XIIG OR WR Y PROPOD IT CODITIO OT: ATR UDBURY HOUIG CORPORATIO DRAIA G COU R.50, CAL: 1:250 IT BCH ARK (B..) FAR I BDROCK LVATIO = OT: TH ILTATIO COTROL HALL RAI I PLAC UTIL ALL DIURBD ARA O TH IT HAV B ABILIZD. ALL DIT AD ROIO COTROL AUR HALL B IPCTD DAILY TO UR THAT THY AR FUCTIOIG PROPRLY AD AR AITAID AD/OR UPDATD A RQUIRD. IF TH DIT AD ROIO COTROL AUR AR OT FUCTIOIG PROPRLY, O FURTHR WORK HALL OCCUR UTIL TH DIT AD/OR ROIO PROBL I ADDRD. AFFORDABL HOUIG PROJCT. A. Kirchhefer Liited Consulting ngineer and Planner udbury, Ontario QU PLUG, 150 H 3-70 A TOP /W IV / IV /W IV IV BOD LOCATIO PLA, CAL 1:10, DLL GORG CLITO KIG LAFOR AV GORG LAWRC LA DLL KHO AV JA AV OR LGAULT BR AV TDA I OR TV AV CA CO IV A DLL AV 5 26 C,A D A 5% LG IT QU LIZABTH P BOIVI THL WILA V A CHARL, 2 LIIT OF IT ARA = 0.43 ha 0 0.5, % AD LG., A.I.,D W A. A A AD, LG., AC 2% 0.4 DITH ATR CITY OF UDBURY HOUIG CORPORATIO A.5,1 LK WA ID. C CO A DIG OR H RYA HIGHT LIGHTHOU CO-OP DO OW AV W A 15, A. 0.6 TOP % IV LAD: 250 COC. A D LG IV , TOP LAD: 25 COC. 00 H TOP / IV /W IV / IV H A T 4.58 AV HUBR CRT GA I I X UIT CABRIA ARA UICOR CO-OP L 5+ RT PA BDROCK.27 RT O 36 T G. D L B ABRDAL C IC VB CR T VC HYD (3-58) A # RD 2

10 PHOTO 1 7 BRUC AVU, UDBURY VIW OF VACAT PORTIO OF UBJCT LAD FRO RT LI PHOTO 2 7 BRUC AVU, UDBURY ULTIPL DWLLIG O ARLY PORTIO OF LOT (BALORAL APARTT) 751-6/16-18 & 701-6/16-11 PHOTOAPHY OCTOBR 21, 16

11 PHOTO 3 BRUC AVU, UDBURY VIW OF O-RT PARKIG AD CO-OP LOCATD OPPOIT BALORAL APARTT PHOTO 4 7 BRUC AVU, UDBURY VIW OF UBJCT LAD FRO OUTHRLY PORTIO OF PARKIG ARA FACIG W 751-6/16-18 & 701-6/16-11 PHOTOAPHY OCTOBR 21, 16

12 PHOTO 5 7 BRUC AVU, UDBURY PARKIG ARA FOR ABUTTIG APARTT BUILDIG PHOTO BRUC AVU, UDBURY DIU DITY HOUIG LOCATD OUTHW OF UBJCT LAD 751-6/16-18 & 701-6/16-11 PHOTOAPHY OCTOBR 21, 16

13 Boivin Avenue Files: 751-6/16-18 and 701-6/ Bruce Avenue, udbury 11 Orthophotography ¹ ecord Court Aberdale Court icolet treet ubject Property Cabrian Heights Drive Bruce Avenue orin Avenue elvin Avenue Tedan Avenue etres t Lawrence treet Dell treet t George treet