Request for Decision STAFF REPORT. Recommendation. Applicant: Location: Presented: Monday, Dec 10, Report Date Tuesday, Nov 27, 2012

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1 Request for Decision Application for rezoning in order to permit a duplex dwelling, Part of PIN , Francis Street and 4740 Serenna Drive, Hanmer Ontario Limited Presented To: Planning Committee Presented: Monday, Dec 10, 2012 Report Date Tuesday, Nov 27, 2012 Type: File Number: Public Hearings 751-7/12-16 & 751-7/12-17 Recommendation Recommendation #1: THAT the City of Greater Sudbury approve the application by Ontario Limited to amend Zoning By-law Z by changing the zoning classification from "", Low Density Residential One to "R2-1", Low Density Residential Two on those lands described as Part of PIN being proposed Lot 9, Phase 3B, Katmic Subdivision in Lot 1, Concession 3, Township of Hanmer subject to the following condition: a. That the amending by-law not be adopted until such time that Phase 3B, Katmic Subdivision has been registered or a plan of survey is submitted outlining the lands to be rezoned. Recommendation #2: THAT the City of Greater Sudbury approve the application by Ontario Limited to amend Zoning By-law Z by changing the zoning classification from "", Low Density Residential One to "R2-1", Low Density Residential Two on those lands described as PIN , Lot 15, Plan 53M-1378 in Lot 1, Concession 3, Township of Hanmer. Signed By Report Prepared By Mauro Manzon Senior Planner Digitally Signed Nov 27, 12 Reviewed By Eric Taylor Manager of Development Services Digitally Signed Nov 27, 12 Recommended by the Division Paul Baskcomb Director of Planning Services Digitally Signed Nov 27, 12 Recommended by the Department Bill Lautenbach General Manager of Growth and Development Digitally Signed Nov 27, 12 Recommended by the C.A.O. Doug Nadorozny Chief Administrative Officer Digitally Signed Nov 28, 12 STAFF REPORT Applicant: Ontario Limited Location: 1. Part of PIN being proposed Lot 9, Phase 3B, Katmic Subdivision in Lot 1, Concession 3, Township of Hanmer (Francis Street, Hanmer)

2 2. PIN , Lot 15, Plan 53M-1378 in Lot 1, Concession 3, Township of Hanmer (4740 Serenna Drive, Hanmer) Application: To amend By-law Z being the City of Greater Sudbury Zoning By-law from "", Low Density Residential One to "R2-1", Low Density Residential Two. Proposal: Application for rezoning in order to permit a duplex dwelling on two (2) lots within the Katmic Subdivision. The owner is proposing a second dwelling unit in the form of a basement apartment. Official Plan Conformity: The subject property is designated as Living Area I in the City of Greater Sudbury Official Plan. In low density neighbourhoods, single detached, semi-detached and duplex dwellings are permitted to a maximum net density of 36 units per hectare. In reviewing applications for rezoning in Living Areas, the following criteria under Section of the Official Plan are to be considered: suitability of the site to accommodate the proposed density and building form; physical compatibility with the surrounding neighbourhood in terms of scale, massing, height, siting, and setbacks; adequate on-site parking; and, traffic impact on local streets. Conformity with the Official Plan is based on a review of the above noted considerations. Site Description & Surrounding Land Uses: The subject properties comprise a registered lot (4740 Serenna Drive) and a draft approved lot (proposed Lot 9, Phase 3B, Francis Street) in the Katmic subdivision in the community of Hanmer. The area is fully serviced by municipal water and sanitary sewer. Lot 15, Plan 53M-1378 (4740 Serenna Drive) has a total area of m2 (6,378 sq. ft.), with 15.5 m (51 ft.) of frontage and a depth of 38 m (125 ft.). A dwelling is currently under construction. A single detached dwelling abuts to the north. The corner lot immediately to the south is vacant. Proposed Lot 9, Phase 3B on Francis Street forms an irregular-shaped lot with a total area of m2 (20,613 sq. ft.), with m (170 ft.) of frontage and an approximate depth of 37 m (121 ft.). The lot backs onto single detached dwellings on Gilbert Street. Adjacent vacant lands are zoned for single residential use. Departmental & Agency Comments: Development Engineering Development Engineering has reviewed the above noted application. The water and sanitary services are not currently available on this portion of Francis Street but will be available. The property on Serenna Drive is currently serviced with municipal water and sanitary sewer. If any upgrading of the existing services is required, all associated costs would be borne entirely by the owner. The driveway of the Francis Street Application must be at the west end of the lot, not as shown on the

3 submitted sketch. This is due to the fact that the roadway is constructed only at the westernmost portion of the lot. This will be a requirement of the Building Permit. We have no objection to changing the zoning classification from "", Low Density Residential One to "R2-1", Low Density Residential Two to permit duplex dwellings on the noted lands. Transportation Engineering No concerns. Building Services There is a building permit application in place (Permit # ) for 4740 Serenna Drive for a single family dwelling. Therefore, Building Services has the following comments relating to the application for rezoning. 1. The applicant is advised that if the rezoning is approved, revised drawings will be required for the proposed duplex dwelling at 4740 Serenna Drive to the satisfaction of the Chief Building Official. 2. Applications for building permits will also be required for any and all future duplex dwellings for the subject properties on the proposed Phase 3B Katmic Subdivision once registered. 3. Drawings prepared by a qualified designer are to be submitted showing floor layout, exit requirements, fire separations and all health and life safety requirements for the duplex dwellings. Neighbourhood Consultation: Due to the minor nature of the application, a neighbourhood meeting was not conducted prior to the public hearing. As of the date of this report, no written submissions have been received by Planning Services. One phone call objecting to the application has been received. Background: The Katmic Subdivision received draft approval on March 21, 1995 (File 780-7/94008). The original draft plan consisted of 79 lots for single residential use. Two phases were registered in August 2002 (12 lots) and May 2006 (18 lots). In June 2007 the draft plan was amended to 63 lots for single residential use. A phase was subsequently registered in October 2009 (16 lots). Registration of Phase 3B (easterly extension of Francis Street) is imminent. Planning Considerations: Suitability of site Both lots have sufficient site area to accommodate a duplex dwelling as follows: For Lot 15 on Serenna Drive, adding a second dwelling unit results in a residential density of 34 units per hectare, which does not exceed the maximum density of 36 units per hectare permitted in low density residential areas. The lot area per unit is 296 m2 (3,186 sq. ft.), where a minimum of 230 m2 (2,476 sq. ft.) per unit is required for a duplex dwelling. For proposed Lot 9 on Francis Street, the residential density would be 11 units per hectare, which is well below the maximum density permitted in the Official Plan. The lot area per unit is 958 m2 (10,312 sq. ft.)

4 due to the very large lot. The existing physical character of the area will not be negatively impacted given the proposed built form, which will resemble a single detached dwelling. The design is similar in style to adjacent dwellings. A building height of one-storey is maintained. No traffic impacts or land use conflicts are envisioned with this proposal. Parking A duplex dwelling requires two (2) parking spaces, which shall not be located in any required exterior yard. Both required parking spaces must be accessible at all times, without the need to move another vehicle. The minimum width of a parking space is 2.75 m (9 ft.). In both cases, there is sufficient width in the interior side yards to provide required parking in conformity with the Zoning By-law. Lot 15 on Serenna Drive has 5.5 m (18 ft.) in the northerly side yard, and proposed Lot 9 on Francis Street has 41 m (134.5 ft.) based on the submitted rezoning sketches. There are no concerns related to the provision of adequate parking. Zoning conformity The rezoning sketches indicate general conformity with R2-1 zoning provisions. No site specific relief is required. Appeal rights As indicated on the public notice issued in advance of the hearing, there is no right of appeal if Council approves this application. Pursuant to Section 34 (19.1) of the Planning Act, there is no appeal of a zoning by-law passed to permit the erecting, locating or use of two residential units in a detached house, semi-detached house or rowhouse situated in an area where residential use, other than ancillary residential use, is permitted. Summary The owner is advised that the building permit for 4740 Serenna Drive will have to be modified if the zoning is approved. Furthermore, the amending by-law for proposed Lot 9 on Francis Street cannot be brought forward until such time that Phase 3B is registered or a plan of survey is provided in order to enact the amending by-law. Planning Services recommends that the applications for rezoning be approved.

5 DESPATIE H13 GUY DESPATIE SERENNA GILBERT GABRIELLE LAFONTAINE GILBERT NOTRE DAME FD FRANCIS SERENNA R3.D CHRISTA CHRISTA Growth and Development Department Ü COLETTE GATIEN FRANCIS JACQUELINE CHRISTA ST ISIDORE Subject Property being Part of PIN , Lot 1, Concession 3, Township of Hanmer, Francis Street, Hanmer, City of Greater Sudbury MARTHA location sketch 1/1 MUNICIPAL ROAD 80 (OLD HIGHWAY 69) Sketch /12-16 NTS Date:

6 site plan 1/1

7 lot survey 1/1

8 GUY DESPATIE SERENNA DESPATIE GILBERT LAFONTAINE GILBERT H FD FRANCIS SERENNA R3.D CHRISTA CHRISTA MORRIE Growth and Development Department Ü COLETTE LUCILLE GATIEN FRANCIS JACQUELINE CHRISTA GABRIELLE ST ISIDORE Subject Property being PIN , Lot 15, Plan 53M-1378, Lot 1, Concession 3, Township of Hanmer, 4740 Serenna Drive, Hanmer, City of Greater Sudbury MARTHA location sketch 1/1 MUNICIPAL ROAD 80 (OLD HIGHWAY 69) Sketch /12-17 NTS Date:

9 site plan 1/1

10 lot survey 1/1

11 Belanger elevation 1/1

12 Photo SERENNA DRIVE, HANMER VIEW OF LOT 15, PLAN 53M-1378 SHOWING DWELLING UNDER CONSTRUCTION Photo 2 SERENNA DRIVE, HANMER SINGLE DETACHED DWELLINGS ON EAST SIDE OF SERENNA DRIVE 751-7/12-16 & 751-7/12-17 Photography Nov 16, photos 1/3

13 Photo 3 SERENNA DRIVE, HANMER SINGLE DETACHED DWELLINGS OPPOSITE LOT 15 ON SERENNA DRIVE Photo 4 FRANCIS STREET, HANMER VIEW OF PROPOSED LOT 9, PHASE 3B 751-7/12-16 & 751-7/12-17 Photography Nov 16, photos 2/3

14 Photo 5 FRANCIS STREET, HANMER VIEW OF PLAYGROUND ON BLOCK 16 AND ADJACENT VACANT LANDS 751-7/12-16 & 751-7/12-17 Photography Nov 16, photos 3/3