PLANNING COMMITTEE AGENDA

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1 PLANNING COMMITTEE AGENDA Planning Committee Meeting Monday, March 7, 2016 Tom Davies Square COUNCILLOR FERN CORMIER, CHAIR Lynne Reynolds, Vice-Chair 5:30 P.M. OPEN SESSION, COUNCIL CHAMBER Council and Committee Meetings are accessible. For more information regarding accessibility, please call or DECLARATIONS OF PECUNIARY INTEREST AND THE GENERAL NATURE THEREOF PLANNING COMMITTEE ( ) 1 of 77

2 PUBLIC HEARINGS 1. Report dated February 12, 2016 from the General Manager of Infrastructure Services regarding Alain Beaulieu & Angela Proulx - Application for rezoning in order to permit a second dwelling unit within the basement of the existing single-detached dwelling, 37 Alice Street, Garson. (RESOLUTION PREPARED) Glen Ferguson, Senior Planner 2. Report dated February 12, 2016 from the General Manager of Infrastructure Services regarding Alain & Linda Groleau - Application for rezoning in order to permit two (2), two-storey multiple dwellings with ten (10) units in each building, 5705 Highway 69 North, Hanmer. (RESOLUTION PREPARED) Mauro Manzon, Senior Planner 3. Report dated February 16, 2016 from the General Manager of Infrastructure Services regarding Ontario Inc. - Application for rezoning in order to permit a retirement home containing 160 guest rooms within a five-storey building and a long term care facility containing 275 beds within a three-storey building, Silver Hills Drive, Sudbury. (RESOLUTION PREPARED) Glen Ferguson, Senior Planner Letter of concern dated November 24, 2015 from Naomi Grant, Coaltion for a Liveable Sudbury - Letter of concern dated December 1, 2015 from Elaine Porter, Ramsey Lake Stewardship Committee 4. Report dated February 16, 2016 from the General Manager of Infrastructure Services regarding Ontario Ltd. - Application for Plan of Subdivision in order to permit the development of an industrial subdivision with 13 lots and 7 blocks, Duhamel Road, Lively. (RESOLUTION PREPARED) Alex Singbush, Senior Planner CONSENT AGENDA (For the purpose of convenience and for expediting meetings, matters of business of repetitive or routine nature are included in the Consent Agenda, and all such matters of business contained in the Consent Agenda are voted on collectively. A particular matter of business may be singled out from the Consent Agenda for debate or for a separate vote upon the request of any Councillor. In the case of a separate vote, the excluded matter of business is severed from the Consent Agenda, and only the remaining matters of business contained in the Consent Agenda are voted on collectively. Each and every matter of business contained in the Consent Agenda is recorded separately in the minutes of the PLANNING COMMITTEE ( ) 2 of 77

3 meeting.) ROUTINE MANAGEMENT REPORTS C-1. Report dated February 12, 2016 from the General Manager of Infrastructure Services regarding Belanger Enterprises - Consent referral request for Consent Application B112/2015, St. Agnes Street, Azilda. (RESOLUTION PREPARED) REGULAR AGENDA MANAGERS' REPORTS R-1. Report dated February 10, 2016 from the General Manager of Infrastructure Services regarding Town Centre CIP - Motion to amend at a subsequent meeting. (RESOLUTION PREPARED) (The purpose of this report is to request an amendment to a Planning Committee Decision in Accordance to Article of the Procedure By-law, with respect to the Town Centre CIP Application for the property at Kathleen Street) ADDENDUM CIVIC PETITIONS QUESTION PERIOD AND ANNOUNCEMENTS NOTICES OF MOTION RECESS PLANNING COMMITTEE ( ) 3 of 77

4 ADJOURNMENT PLANNING COMMITTEE ( ) 4 of 77

5 COMITÉ DE PLANIFICATION ORDRE DU JOUR Réunion du Comité de planification 7 mars 2016 Place Tom Davies COUNCILOR FERN CORMIER, PRÉSIDENT(E) Lynne Reynolds, Vice-président(e) 17H 30 SÉANCE PUBLIQUE, SALLE DU CONSEIL Les réunions du Conseil municipal et des comités sont accessibles. Pour obtenir plus de renseignements au sujet de l'accessibilité, veuillez composer le ou faire parvenir un courriel à l'adresse clerks@grandsudbury.ca. DÉCLARATION D INTÉRÊTS PÉCUNIAIRES ET LEUR NATURE GÉNÉRALES COMITÉ DE PLANIFICATION ( ) 5 of 77

6 AUDIENCES PUBLIQUES 1. Rapport du directeur général des Services d infrastructure, daté du 12 février 2016 portant sur Alain Beaulieu & Angela Proulx - Demande de rezonage afin de permettre permettre un deuxième logement au sous-sol de la maison unifamiliale existante, 37 rue Alice, Garson. (RÉSOLUTION PRÉPARÉE) Glen Ferguson, planificateur principal 2. Rapport du directeur général des Services d infrastructure, daté du 12 février 2016 portant sur Alain & Linda Groleau - Demande de rezonage afin de permettre 2 immeubles résidentiels de 2 étages comptant 10 logements dans chaque immeuble, 5705 Highway 69 North, Hanmer. (RÉSOLUTION PRÉPARÉE) Mauro Manzon, planificateur principal 3. Rapport du directeur général des Services d infrastructure, daté du 16 février 2016 portant sur Ontario Inc. - Demande de rezonage afin de permettre une maison de retraite de 160 locaux d habitation dans un immeuble de 5 étages et un établissement de soins de longue durée de 275 lits dans un immeuble de 3 étages, route Silver Hills, Sudbury. (RÉSOLUTION PRÉPARÉE) Glen Ferguson, planificateur principal deux (2) Lettres de préoccupation des résidents de la règion 4. Rapport du directeur général des Services d infrastructure, daté du 16 février 2016 portant sur Ontario Ltd. - Demande d un plan de lotissement afin de permettre l aménagement d un lotissement industriel de 13 lots et 7 pièces, Route Duhamel, Lively. (RÉSOLUTION PRÉPARÉE) Alex Singbush, planificateur principal Ordre du jour des résolutions (Par souci de commodité et pou accélérer le déroulement des réunions, les questions d'affaires répétitives ou routinières sont incluses a l ordre du jour des résolutions, et on vote collectivement pour toutes les question de ce genre. A la demande d une conseillère ou d un conseiller, on pourra traiter isolément d une question d affaires de l ordre du jour des résolutions par voie de débat ou par vote séparé. Dans le cas d un vote séparé, la question d affaires isolée est retirée de l ordre du jour des résolutions ; on ne vote collectivement qu au sujet des questions à l ordre du jour des résolutions. Toutes les questions d affaires à l ordre du jour des résolutions sont inscrites séparément au procès-verbal de la réunion) RAPPORTS DE GESTION COURANTS COMITÉ DE PLANIFICATION ( ) 6 of 77

7 C-1. Rapport du directeur général des Services d infrastructure, daté du 12 février 2016 portant sur Belanger Enterprises - Demande de renvoi de la demande d autorisation B112/2015, rue St. Agnes, Azilda. (RÉSOLUTION PRÉPARÉE) Ordre du jour ordinaire RAPPORTS DES GESTIONNAIRES R-1. Rapport du directeur général des Services d infrastructure, daté du 10 février 2016 portant sur Plan d améliorations communautaires pour le centre-ville motion de modification lors d une réunion ultérieure. (RÉSOLUTION PRÉPARÉE) ADDENDA PÉTITIONS CIVIQUES PÉRIODE DE QUESTIONS ET ANNONCES AVIS DE MOTIONS RECESS LEVÉE DE LA SÉANCE COMITÉ DE PLANIFICATION ( ) 7 of 77

8 Presented To: Planning Committee Request for Decision Alain Beaulieu & Angela Proulx - Application for rezoning in order to permit a second dwelling unit within the basement of the existing single-detached dwelling, 37 Alice Street, Garson Presented: Monday, Mar 07, 2016 Report Date Friday, Feb 12, 2016 Type: Public Hearings File Number: 751-3/15-6 Resolution THAT the City of Greater Sudbury approves the application by Alain Beaulieu & Angela Proulx to amend Zoning By-law Z by changing the zoning classification from "R1-5", Low Density Residential One to "R2-1", Low Density Residential Two in order to permit a second dwelling unit within the basement of the existing single-detached dwelling on those lands described as PIN , Parcel S.E.S., Lot 9, Plan M-252, Lot 9, Concession 1, Township of Garson subject to the following condition: 1. That the owner apply for and submit drawings for a building permit for the additional basement dwelling unit to the satisfaction of the Chief Building Official prior to the passing of an amending zoning by-law; and, 2. That the owner demolish the attached garage and provide an amended sketch depicting the two (2) required parking spaces for the duplex dwelling located outside of the required front yard to the satisfaction of the Chief Building Official and the Director of Planning Services prior to the passing of an amending zoning by-law. Signed By Report Prepared By Glen Ferguson Senior Planner Digitally Signed Feb 12, 16 Reviewed By Eric Taylor Manager of Development Approvals Digitally Signed Feb 12, 16 Recommended by the Division Jason Ferrigan Director of Planning Services Digitally Signed Feb 12, 16 Recommended by the Department Tony Cecutti General Manager of Infrastructure Services Digitally Signed Feb 16, 16 Recommended by the C.A.O. Kevin Fowke Acting Chief Administrative Officer Digitally Signed Feb 23, 16 STAFF REPORT Applicant: Alain Beaulieu & Angela Proulx Location: PIN , Parcel S.E.S., Lot 9, Plan M-252, Lot 9, Concession 1 (Township of Garson (37 Alice Street, Garson). Application: 8 of 77

9 To amend By-law Z being the Zoning By-law for the City of Greater Sudbury by changing the zoning classification of the subject lands from "R1-5", Low Density Residential One to "R2-1", Low Density Residential Two. Proposal: The application is to permit a second dwelling unit within the basement of the existing single-detached dwelling on the subject lands. The application also seeks to recognize an existing parking area located in the required front yard. Official Plan Conformity: The subject lands are designated Living Area 1 in the Official Plan for the City of Greater Sudbury. Living Area 1 includes residential areas that are fully serviced by municipal water and sewer and are to be the primary focus of residential development. Low density housing is permitted provided that new residential development is compatible with the existing physical character of the neighbourhood, with consideration given to the size and configuration of lots, predominant built form, building setbacks, building heights and other provisions applied to nearby properties under the Zoning By-law. Section of the Official Plan outlines those matters to be reviewed when considering applications to rezone lands within the Living Area 1 designation: a) The site is suitable in terms of size and shape to accommodate the proposed density and built form; b) The proposed development is compatible with the surrounding neighbourhood in terms of scale, massing, height, siting, setbacks and the location of parking and amenity areas; c) Adequate on-site parking, lighting, landscaping and amenity areas are provided; and, d) The impact of traffic on local streets is minimal. Section 3.3 of the Official Plan outlines that residential intensification is an effective means of ensuring that land in the City is used efficiently. Section is supportive of residential intensification where a present use is maintained but the addition of residential uses can be accomplished in a complementary manner. Any changes to the land use structure are to be assessed so that the concerns of the community and the need to provide opportunities for intensification are balanced. Section 18.2 of the Official Plan encourages a greater mix of house types and tenures. Providing for a wide range of housing types and forms suitable to meet the housing needs of the City is to be encouraged. Innovative forms of multiple housing may also involve alternative development standards where considered to be appropriate. The application conforms to the Official Plan for the City of Greater Sudbury subject to a review of the above noted land use planning considerations. Site Description & Surrounding Land Uses: The lands are located on the west side of Alice Street and to the north of Maley Drive and to the west of Falconbridge Road in the community of Garson. The lands have a total lot area of 3,561 m2 (38,332 ft2) with approximately m (113 ft) of frontage onto Alice Street. The lands presently contain a duplex dwelling and it is unknown when the second dwelling in the basement was added to what was originally constructed as a single-detached dwelling in Staff also noted during a site visit and through review of street-view photos that since May of 2014 a large trailer is typically parked or stored in the front yard which is not permitted. 9 of 77

10 Surrounding uses are predominantly urban residential in nature with single-detached dwellings being the predominant built-form in the immediately surrounding area. There is a large tract of open space to the immediate north which is used as a golf course and a hydro corridor line owned by Vale to the immediate east. Light industrial and service commercial uses also exist to the south along both Falconbridge Road and Maley Drive. It also appears that the driveway has been widened out to Alice Street in order to provide for an additional parking area in the front yard at some point between May 2014 and August Departmental & Agency Comments: Building Services No concerns. The following is to be addressed prior to the passing of the amending by-law: 1. An application for building permit for the proposed second unit shall be submitted to the satisfaction of the Chief Building Official; and, 2. Drawings prepared by a qualified designer showing existing and proposed floor layouts, room dimensions, windows and ceiling height and all fire, structural adequacy and life safety requirements are to be submitted at the time of application. Development Engineering No concerns. This property is currently serviced with municipal water and sanitary sewer. Drainage No concerns. Nickel District Conservation Authority No concerns. However, please be advised that a portion of the property is located in a designated flood-plain. Any proposed development in the flood-plain requires a direct application to the Nickel District Conservation Authority prior to the commencement of any works. Operations No concerns. Roads, Traffic & Transportation We note that one of the proposed front yard parking spaces will encroach on the City s right-of-way. From the sketch provided there appears to be room to provide a parking space within the front yard which will not encroach on the City s right-of-way. We have no concerns provided the owner agrees to relocated the second parking space outside of the City s right-of-way. Public Consultation: The statutory notice of the public hearing was provided by newspaper along with a courtesy mail out to property owners and tenants within a minimum of 120 metres of the property. The owner was advised of the City s policy recommending that applicants consult with their neighbours, ward councillor and key stakeholders to inform area residents on the application prior to the public hearing. At the time of writing this report, no phone calls and no written submissions with respect to this application have been received by the Planning Services Division. Planning Considerations: Provincial Policy Statement 10 of 77

11 Municipalities in the Province of Ontario are required under Section 3 of the Planning Act to ensure that decisions affecting planning matters are consistent with the Provincial Policy Statement (PPS). The proposed rezoning is consistent with the PPS for the following reasons: Official Plan a) Settlement areas are to be the focus of growth and their vitality and regeneration is to be promoted. The community of Garson is an identified settlement area in the City s Official Plan and the addition of a new residential basement dwelling unit in this urban setting should be promoted; and, b) Municipalities are required to provide an appropriate range and mix of housing types and densities to meet the needs of current and future residents. Forms of housing which meet social, health and well-being needs, including the provision of second dwelling units are to be encouraged. The subject application would add a second unit in the basement of the existing dwelling and represents an opportunity to provide additional housing options in the Garson community. Official Plan policies also accommodate for and are supportive of this type of residential use in this location. Section of the Official Plan outlines those matters to be reviewed when considering applications to rezone lands within the Living Area 1 designation. Staff has reviewed those matters described in Section and has the following comments: a) Staff is satisfied that the site is suitable in terms of size and shape to accommodate the proposed density and built form being that of an additional dwelling unit within the basement of the existing single-detached dwelling. Staff notes that the appearance of the residential dwelling from Alice Street will not change as a result of the additional dwelling unit that is to be located within the basement; b) The scale, massing, height, siting and building setbacks associated with the existing single-detached dwelling will not be altered as a result of adding the second dwelling unit as the second unit is to be located fully within the basement of the existing building. Staff would also note the proposed development yields a net residential density of approximately six (6) units per hectare which is in keeping with the low density development maximum of 36 units per hectare in the Official Plan. The large outdoor amenity area in the rear yard is proposed to continue to exist in its current configuration. Staff is satisfied there are no negative impacts with respect to the above noted matters; c) The lands appear generally capable of supporting two (2) parking spaces provided that the attached garage is removed in favour of a side yard or rear yard parking area for the two dwelling units; and, d) Staff is satisfied that the one (1) additional dwelling unit in the basement of the existing single-detached dwelling will have no impact on the overall traffic volume along Alice Street or other surrounding local streets. The development proposal also represents an opportunity for residential intensification within the Living Area 1 land use designation. Staff is satisfied that the additional dwelling unit would not negatively impact the existing residential building located on the lands. Staff is also satisfied that the second dwelling unit can be appropriately located in the basement of the existing residential building without causing any negative impacts on the surrounding residential neighbourhood. Staff is supportive of this form of residential intensification given the above noted circumstances. 11 of 77

12 With respect to housing policies, staff acknowledges that the development proposal would provide for an alternative form of housing type in this residential neighbourhood and would contribute positively to the mix of housing types and tenures in the area. It is anticipated that the basement dwelling unit will contribute positively to the supply of basement apartment dwelling units in Garson that could potentially accommodate smaller household sizes. Based on a review of the above matters, staff has no objections to the application to rezone the lands from "R1-5", Low Density Residential One to "R2-1", Low Density Residential Two in order to accommodate a second dwelling unit within the basement of the existing single-detached dwelling. Zoning By-law The applicant is requesting that the subject lands be rezoned from "R1-5", Low Density Residential One to "R2-1", Low Density Residential Two. Staff is supportive of the rezoning request provided that the attached garage is removed and the two required parking spaces for the duplex dwelling are provided in the interior side yard along the side of the dwelling or in the rear yard. The removal of the attached garage would also allow for the storage or parking of the trailer in the interior side yard or the rear yard which is permitted in the Zoning By-law. In this case, the lands could be rezoned to the standard R2-1 Zone without requiring any site-specific relief. The lands and the existing building otherwise appear to comply with all relevant R2-1 Zone standards apart from a legal non-complying front yard setback. Staff would further note that no exterior changes to the dwelling are contemplated as the second dwelling unit is to be located within the existing building. Planning Act Second Dwelling Units As indicated on the Notice of Public Hearing that was issued prior to the Planning Committee Meeting, there is no right of appeal under the Planning Act if Council approves this application. Specifically, pursuant to Section 34 (19.1) of the Planning Act, there is no appeal rights on a zoning by-law which is passed in order to permit the erecting, locating or use of two residential units in a detached house, semi-detached house or row-house situated in an area where a residential use, other than ancillary residential use, is permitted. Summary Staff has reviewed the development proposal and is satisfied that it conforms to the Official Plan for the City of Greater Sudbury and is consistent with the Provincial Policy Statement. Staff would advise the applicant that an application for building permit is required to the satisfaction of the Chief Building Official prior to the passing of an amending zoning by-law. Staff is also recommending that the parking area be provided in the interior side yard or rear yard of the property, which would require the removal of the attached garage. Staff also notes that pursuant to Section 34 (19.1) of the Planning Act there is no appeal right on a zoning by-law which is passed in order to allow for the second dwelling unit within the basement of the existing single-detached dwelling. The Planning Services Division therefore recommends that the application to amend By-law Z being the City of Greater Sudbury Zoning By-law in order to permit a second dwelling unit within the basement of the existing single-detached dwelling be approved subject to the conditions outlined in the recommendation section of this report. 12 of 77

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16 PHOTO 1 SUBJECT LANDS AS VIEWED FROM ALICE STREET LOOKING TO THE NORTHWEST PHOTO 2 EXISTING DRIVEWAY WITH ATTACHED GARAGE ON THE SUBJECT LANDS AS VIEWED FROM ALICE STREET 751-3/15-6 PHOTOGRAPHY FEB 8, of 77

17 PHOTO 3 EXISTING SINGLE DETACHED DWELLING TO THE IMMEDIATE SOUTHWEST OF THE SUBJECT LANDS PHOTO 4 EXISTING SINGLE DETACHED DWELLING TO THE IMMEDIATE NORTHEAST OF THE SUBJECT LANDS 751-3/15-6 PHOTOGRAPHY FEB 8, of 77

18 Presented To: Planning Committee Request for Decision Alain & Linda Groleau - Application for rezoning in order to permit two (2), two-storey multiple dwellings with ten (10) units in each building, 5705 Highway 69 North, Hanmer Presented: Monday, Mar 07, 2016 Report Date Friday, Feb 12, 2016 Type: Public Hearings File Number: 751-7/15-10 Resolution THAT the City of Greater Sudbury approves the application by Alain & Linda Groleau to amend Zoning By law Z by changing the zoning classification from R1-5, Low Density Residential One to "R3(S)", Medium Density Residential Special on lands described as PIN , Parcel S.E.S., in Lot 2, Concession 2, Township of Hanmer subject to the following conditions: 1. That the amending by-law include the following site-specific provisions: a. The maximum number of multiple dwellings shall be two (2); b. The maximum building height shall be two (2) storeys; c. A maximum of eighteen (18) dwelling units shall be permitted; d. The following minimum building setbacks shall apply: i) Rear yard: 3.8 metres; ii) Easterly interior side yard: 7.4 metres. Signed By Report Prepared By Mauro Manzon Senior Planner Digitally Signed Feb 12, 16 Reviewed By Eric Taylor Manager of Development Approvals Digitally Signed Feb 12, 16 Recommended by the Division Jason Ferrigan Director of Planning Services Digitally Signed Feb 12, 16 Recommended by the Department Tony Cecutti General Manager of Infrastructure Services Digitally Signed Feb 16, 16 Recommended by the C.A.O. Kevin Fowke Acting Chief Administrative Officer Digitally Signed Feb 23, 16 STAFF REPORT Applicant: Alain & Linda Groleau (Agent: Tulloch Engineering) Location: PIN , Parcel S.E.S., in Lot 2, Concession 2, Township of Hanmer (5705 Highway 69 North, Hanmer) Application: To amend By-law Z being the City of Greater Sudbury Zoning By-law from "R1-5", Low Density 18 of 77

19 Residential One to a "R3", Medium Density Residential. Proposal: Application for rezoning in order to permit two (2), two-storey multiple dwellings with ten (10) units in each building, for a total of twenty (20) dwelling units. Each dwelling unit will have an exterior entrance as illustrated on the attached floor plans. The owner is also requesting the following site-specific relief: Front yard setback of 9.5 metres where 15 metres is required; Rear yard setback of 3.8 metres where 7.5 metres is required; and, Seven (7) parking spaces in the required front yard. Official Plan Conformity: Living Area policies The subject property is designated as Living Area 1 in the City of Greater Sudbury Official Plan. A range of housing types are permitted subject to the rezoning process. Medium and high density housing should be located on sites in close proximity to Arterial Roads, public transit, main employment and commercial areas, open space areas, and community/recreational services. Such uses shall be located in areas with adequate servicing capacity and a road system that can accommodate growth. Sites should be of a suitable size to provide adequate landscaping and amenity features. 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. Residential intensification Section 3.3 of the Plan addresses residential intensification in settlement areas. 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 maintained but the addition of residential uses can be accomplished in a complementary manner; c) that are vacant and/or underutilized within previously developed areas; and, d) in fully-serviced Living Areas that could accommodate infill developments. Any changes to the land use structure through intensification will be assessed so that the concerns of the community and the need to provide opportunities for residential intensification are balanced. Priority will be placed on meeting housing targets by means of intensification within existing established 19 of 77

20 urban areas. In particular, intensification will be encouraged on major Arterial Roads in close proximity to Employment Areas and public transit. Conformity with the Official Plan is based on a review of the above noted considerations. Site Description & Surrounding Land Uses: The subject property is located on the south side of Municipal Road 80 (Highway 69 North) opposite Michelle Drive in the community of Hanmer. The area is fully serviced by municipal water and sanitary sewer. Municipal Road 80 is designated as a Primary Arterial Road and is constructed to an urban standard with a centre-turn lane and sidewalks on both sides of the road. Total area is 0.42 ha, with 68.6 m of frontage and a depth of 61 m. The parcel is currently occupied by a 105 m2, one-storey single detached dwelling, a detached garage and a gazebo. The dwelling is located 36 m from the front lot line. The subject property is located within Wellhead Protection Area B of the Michelle Valley Municipal Well. A single detached dwelling abuts to the east (5729 Highway 69 North). A three-storey, 12-unit multiple dwelling is situated further east on a lot zoned R3.D45, Medium Density Residential (5747 Highway 69 North). Vacant rural lands abut to the west and south. An office building in the form of a dentist s office is located opposite the site on the north side of MR 80. A funeral home is situated at the northwest corner of Michelle Drive and MR 80. Departmental & Agency Comments: Development Engineering This site is presently serviced with municipal water and sanitary sewer. Further detailed clauses and conditions will be stipulated in the Site Plan Control Agreement. Roads and Transportation Under the Site Plan Control Agreement the owner will be required to construct the entrance to the site to the City's commercial entrance standard (GSSD ) and provide a sidewalk connection from the site to the sidewalk along Highway 69 North. In addition, the owner will be required to transfer to the City up to a three (3) metre strip of property along the entire frontage of Highway 69 North, upon demand, if and when required for future road improvements. Building Services Building Services has no objection to this application other than the following comments for the applicant s information: Pursuant to CGS Zoning By-law Z: The minimum required front yard is 15 m, where 9.5 m is shown on the site plan. The minimum required rear yard is 7.5 m, where 3.8 m is shown on the site plan. One accessible parking space and 10 bicycle parking spaces are required. Approval will be required from the Risk Management Office as the subject land falls within the Wellhead Protection Area. Neighbourhood Consultation: The statutory notice of the public hearing was provided by newspaper along with a courtesy mail-out to property owners and tenants within a minimum of 120 metres of the property. 20 of 77

21 The applicant was advised of the City s policy recommending that applicants consult with their neighbours, ward councillor and key stakeholders to inform area residents on the application prior to the public hearing. As of the date of this report, one phone call was received in opposition to the application. No written submissions have been received by Planning Services. Planning Considerations: Site suitability The suitability of the site is evaluated based on location, access, density and any physical constraints to development. a. Location Primary Arterial Roads such as Municipal Road 80 are preferred locations for medium density development and residential intensification projects. There is close proximity to community services and public transit, with bus stops directly accessible at Michelle Drive. The site is located within Living Area 1 on an underutilized lot that is fully serviced. No servicing constraints have been identified. b. Vehicular and pedestrian access The proposed development benefits from its location on a fully urbanized arterial road with an existing centre-turn lane. Roads and Transportation Section have no objection to the location of the proposed driveway entrance. A crosswalk facilitates access to the north side of MR 80. A pedestrian connection linking the development to the existing sidewalk can be addressed as part of the Site Plan Control Agreement. As a condition of approval, Roads and Transportation Section requires up to three (3) metres for future road widening purposes. This requirement can also be included in the site plan agreement. c. Residential density Residential density is calculated at 48 dwelling units per hectare where a maximum of 90 du/ha is permitted. The density is similar to the multiple dwelling located to the east (45 du/ha). The intensity of use is appropriate for the Valley East urban area, where most medium density residential developments have a similar density factor. d. Site conditions There are no apparent physical constraints to development. The lot is relatively flat and well-suited to redevelopment. There are no visible rock outcrops and no watercourses crossing the property, which is not located in a flood plain. Land use compatibility The proposed setback along the easterly limit of the property is 7.4 m where a minimum of 1.8 m is required for a two-storey multiple dwelling. As a result, there is adequate site area in the easterly interior side yard to provide a planting strip to address buffering and screening where the development abuts an R1-5 zone. The planting strip may comprise an opaque fence with a landscaped area; or alternatively, vegetative screening such as a cedar hedgerow or other comparable plantings. In order to ensure compatibility with the abutting single detached dwelling, the following site-specific zoning provisions are recommended: Establish a minimum easterly interior side yard of 7.4 metres; 21 of 77

22 Limit the building height to a maximum two (2) storeys; Limit the number of buildings to a maximum of two (2) buildings. Site-specific relief The owner is requesting various site-specific relief as follows: a. Front yard parking The sketch illustrates seven (7) parking spaces in the required front yard, which is not permitted under the Zoning By-law. Given that this proposal comprises new development on a major arterial road, relief for front yard parking cannot be supported by Staff. The appropriate location for the parking area is the interior court located between the buildings, with landscaping provided in the required front yard. b. Front yard setback The minimum front yard setback is 15 m on a Primary Arterial Road, whereas the sketch illustrates a setback of 9.5 m. It is recommended that the minimum setback of 15 m be retained in order to accommodate a future road widening. It is also preferable to have the dwellings sited an appropriate distance from a busy roadway with a posted speed limit of 80 km/h. c. Rear yard setback A minimum rear yard setback of 3.8 m is requested where 7.5 m is required. The relief can be supported in order to accommodate the proposal, as it has no direct impact on existing uses. It also allows some flexibility in design given the enhanced front yard setback of 15 m along the arterial road. Based on the nature and extent of relief that can be supported, it is recommended that a maximum of eighteen (18) dwelling units be permitted. This can be achieved by eliminating the two (2) units located in the required front yard in the northeast corner of the lot. By slightly reducing the intensity of use, more flexibility is extended to meeting zoning and site plan requirements, such as parking, landscaping, refuse storage area, and snow storage. Source Protection Plan The proposed development is located entirely within Wellhead Protection Area B of the Michelle Valley Well. Given that the proposed multiple dwellings will be fully serviced by sanitary sewer, there are no potential threats identified under the Source Protection Plan. There are no comments from Water/Wastewater Services concerning this application. The owner is advised that an approval will be required from the Risk Management Office at the building permit stage. Official Plan Conformity and Consistency with the Provincial Policy Statement Official Plan policies and the 2014 Provincial Policy Statement promote a range of dwelling types in order to meet housing needs of the community for all household types and income levels. Historically, new housing development in the Valley East Urban Area has been geared to low density residential uses. It is therefore good planning policy to support a broader range of housing through infill development and residential intensification on suitable sites, particularly along major arterial roads. The application is considered to conform to the Official Plan and is consistent with the Provincial Policy Statement. 22 of 77

23 Planning Services recommends that the application for rezoning be approved subject to the conditions outlined in the Recommendation section of this report. 23 of 77

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30 SHERRY DEXTER o/a SHERDEX DESIGN 540 Byng Street Sudbury, Ontario P3C 3N5 Cell: UNIT LAYOUT FOR RESIDENTIAL MULTIPLE DWELLING Alain Groleau 5705 Highway 69 North Hanmer, Ontario P3P 1E9 Drawing List: A-1 Main Floor Plan Option 1 A-2 Main Floor Plan Option 2 A-3 Second Floor Plan Option 1 A-4 Second Floor Plan Option 2 30 of 77

31 5' " 25'-0" 13'-0" 6' " 11" 9'-1" " 4 1 2'-0" 2 " 11'-4" 11" 4'-0" 5'-0" 2-2X10 3-2X10 BLOCK MAIN FLOOR PLAN 1 UNIT 1 SCALE: 3/16" = 1'-0" 46'-0" 11" 10' " " 2'-0" 41 2 " 7'-0" 41 2 " 2'-0" " 4'-8" 61 2 " 15'-10" 11" 4'-0" 5'-0" 2'-8" UP 14R BEDROOM # 2 STORAGE 6'-0" 2'-6" 2'-8" 8'-5" 3'-0" 6'-0" 2'-6" 2'-8" F LIVING ROOM D 3'-0" 4'-0" 3'-0" W MASTER BEDROOM LAUNDRY / WASHROOM ISLAND KITCHEN S 3'-4" 2'-0" DW LINEN 2-2X10 3'-0" 11" 12'-0" " 41 2 " 2'-7 1 5'-0" 2 " 41 2 " 12'-0" 11'-5" 11" 28'-8" 17'-4" 46'-0" 2-2X10 3'-0" 2-2X10 3'-0" 3-2X10 6'-0" 11" 4'-0" 2'-10" " 18' " 11" 4'-6" 9'-2" 8'-6" 25'-0" 1. THE CONTRACTOR AND ALL SUB-CONTRACTORS SHALL VERIFY ALL DIMENSIONS, DETAILS AND SPECIFICATIONS ON SITE AND REPORT ALL DISCREPANCIES IN WRITING TO THE DESIGNER BEFORE PROCEEDING WITH THE WORK. 2. DRAWINGS ARE NOT TO BE SCALED. 3. THE CONTRACTOR AND SUB-CONTRACTORS, BEFORE PROCEEDING WITH THE WORK MUST SUBMIT ALL NECESSARY SAMPLES AND SHOP DRAWINGS TO THE DESIGNER FOR APPROVAL. 4. ALL CONCEPTS, DESIGNS, DETAILS, DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF THE DESIGNER AND AS SUCH, THEY ARE NOT INTENDED FOR USE ON OTHER PROJECTS OR EXTENSIONS OF THE SPECIFIED PROJECT WHATSOEVER. 5. THE CONTRACTOR IS RESPONSIBLE TO OBTAIN ALL NECESSARY PERMIT DOCUMENTS. GENERAL NOTES: 31 of 77

32 5' " 25'-0" 13'-0" 6' " 11" 9'-1" " 4 1 2'-0" 2 " 11'-4" 11" 4'-0" 5'-0" 2-2X10 3-2X10 BLOCK MAIN FLOOR PLAN 2 UNIT 2 SCALE: 3/16" = 1'-0" 46'-0" 11" 10' " 2 " 2'-0" 41 2 " 7'-0" " 2'-0" 41 2 " 4'-8" 61 2 " 15'-10" 11" 4'-0" 5'-0" 2'-8" UP 14R BEDROOM # 2 STORAGE 6'-0" DW F S 3'-0" KITCHEN 8'-5" 2'-6" 2'-8" 3'-0" 2'-0" ISLAND 10'-0" 4'-10" 6'-0" 2'-6" 2'-8" D W MASTER BEDROOM LAUNDRY / WASHROOM LIVING ROOM DINING ROOM 2'-0" LINEN " 2 " 41 2 " 2' '-0" 5'-0" 2 " 41 2 " 23'-5" 11" 46'-0" 2-2X10 3'-0" 3-2X10 6'-0" 2-2X10 3'-0" 11" 4'-0" 2'-10" " 7'-0" 11' " 11" 11'-2" 8'-0" 3'-0" 25'-0" 1. THE CONTRACTOR AND ALL SUB-CONTRACTORS SHALL VERIFY ALL DIMENSIONS, DETAILS AND SPECIFICATIONS ON SITE AND REPORT ALL DISCREPANCIES IN WRITING TO THE DESIGNER BEFORE PROCEEDING WITH THE WORK. 2. DRAWINGS ARE NOT TO BE SCALED. 3. THE CONTRACTOR AND SUB-CONTRACTORS, BEFORE PROCEEDING WITH THE WORK MUST SUBMIT ALL NECESSARY SAMPLES AND SHOP DRAWINGS TO THE DESIGNER FOR APPROVAL. 4. ALL CONCEPTS, DESIGNS, DETAILS, DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF THE DESIGNER AND AS SUCH, THEY ARE NOT INTENDED FOR USE ON OTHER PROJECTS OR EXTENSIONS OF THE SPECIFIED PROJECT WHATSOEVER. 5. THE CONTRACTOR IS RESPONSIBLE TO OBTAIN ALL NECESSARY PERMIT DOCUMENTS. GENERAL NOTES: 32 of 77

33 5' " 25'-0" 13'-0" 6' " 11" 9'-1" " 4 1 2'-0" 2 " 11'-4" 11" 4'-0" 5'-0" 2-2X10 3-2X10 BLOCK SECOND FLOOR PLAN 1 UNIT 1 SCALE: 3/16" = 1'-0" 46'-0" 11" 10' " 41 2 " 41 2 " 21' " 2'-0" 7'-0" 2'-0" " 2 " 11" 4'-0" 5'-0" DN 14R BEDROOM # 2 STORAGE 6'-0" 2'-6" 2'-8" 8'-5" 3'-0" 2'-6" 2'-8" F LIVING ROOM D 3'-0" 4'-0" 3'-0" MASTER BEDROOM LAUNDRY / WASHROOM W ISLAND KITCHEN S 3'-4" 2'-0" DW LINEN 2-2X10 3'-0" 11" 12'-0" " 41 2 " 2'-7 1 5'-0" 2 " 41 2 " 12'-0" 11'-5" 11" 28'-8" 17'-4" 46'-0" 2-2X10 3'-0" 3-2X10 6'-0" 11" 4'-0" 2'-10" " 18' " 11" 13' " 8'-61 2 " 25'-0" 1. THE CONTRACTOR AND ALL SUB-CONTRACTORS SHALL VERIFY ALL DIMENSIONS, DETAILS AND SPECIFICATIONS ON SITE AND REPORT ALL DISCREPANCIES IN WRITING TO THE DESIGNER BEFORE PROCEEDING WITH THE WORK. 2. DRAWINGS ARE NOT TO BE SCALED. 3. THE CONTRACTOR AND SUB-CONTRACTORS, BEFORE PROCEEDING WITH THE WORK MUST SUBMIT ALL NECESSARY SAMPLES AND SHOP DRAWINGS TO THE DESIGNER FOR APPROVAL. 4. ALL CONCEPTS, DESIGNS, DETAILS, DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF THE DESIGNER AND AS SUCH, THEY ARE NOT INTENDED FOR USE ON OTHER PROJECTS OR EXTENSIONS OF THE SPECIFIED PROJECT WHATSOEVER. 5. THE CONTRACTOR IS RESPONSIBLE TO OBTAIN ALL NECESSARY PERMIT DOCUMENTS. GENERAL NOTES: 33 of 77

34 5' " 25'-0" 13'-0" 6' " 11" 9'-1" " 4 1 2'-0" 2 " 11'-4" 11" 4'-0" 5'-0" 2-2X10 3-2X10 BLOCK SECOND FLOOR PLAN 2 UNIT 2 SCALE: 3/16" = 1'-0" 46'-0" 11" 10' " 41 2 " 41 2 " 21' " 2'-0" 7'-0" 2'-0" " 2 " 11" 4'-0" 5'-0" DN 14R BEDROOM # 2 STORAGE 6'-0" DW F S 3'-0" KITCHEN 2'-6" 2'-8" 8'-5" 3'-0" 2'-0" ISLAND 10'-0" 4'-10" 6'-0" 2'-6" 2'-8" D W MASTER BEDROOM LAUNDRY / WASHROOM LIVING ROOM DINING ROOM 2'-0" LINEN 11" 12'-0" " 41 2 " 2'-7 1 5'-0" 2 " 41 2 " 23'-5" 11" 46'-0" 2-2X10 3'-0" 3-2X10 6'-0" 11" 4'-0" " 7'-0" 11' " 11" 2'-10" 11'-2" 11'-0" 25'-0" 1. THE CONTRACTOR AND ALL SUB-CONTRACTORS SHALL VERIFY ALL DIMENSIONS, DETAILS AND SPECIFICATIONS ON SITE AND REPORT ALL DISCREPANCIES IN WRITING TO THE DESIGNER BEFORE PROCEEDING WITH THE WORK. 2. DRAWINGS ARE NOT TO BE SCALED. 3. THE CONTRACTOR AND SUB-CONTRACTORS, BEFORE PROCEEDING WITH THE WORK MUST SUBMIT ALL NECESSARY SAMPLES AND SHOP DRAWINGS TO THE DESIGNER FOR APPROVAL. 4. ALL CONCEPTS, DESIGNS, DETAILS, DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF THE DESIGNER AND AS SUCH, THEY ARE NOT INTENDED FOR USE ON OTHER PROJECTS OR EXTENSIONS OF THE SPECIFIED PROJECT WHATSOEVER. 5. THE CONTRACTOR IS RESPONSIBLE TO OBTAIN ALL NECESSARY PERMIT DOCUMENTS. GENERAL NOTES: 34 of 77

35 PHOTO HIGHWAY 69 NORTH, HANMER VIEW OF SUBJECT PROPERTY SHOWING STREET LINE AND EXISTING SINGLE DETACHED DWELLING PHOTO HIGHWAY 69 NORTH, HANMER SINGLE DETACHED DWELLING ABUTTING EAST 751-7/15-10 PHOTOGRAPHY NOVEMBER 17, of 77

36 PHOTO HIGHWAY 69 NORTH, HANMER 12 UNIT MULTIPLE DWELLING LOCATED FURTHER TO THE EAST (R3.D45 ZONING) PHOTO MICHELLE DRIVE, HANMER OFFICE BUILDING OPPOSITE SUBJECT LAND (C2 ZONING) 751-7/15-10 PHOTOGRAPHY NOVEMBER 17, of 77

37 PHOTO MICHELLE DRIVE, HANMER FUNERAL HOME AT NORTHWEST CORNER OF MICHELLE DRIVE [C2(22) ZONING] 751-7/15-10 PHOTOGRAPHY NOVEMBER 17, of 77

38 Presented To: Planning Committee Request for Decision Ontario Inc. - Application for rezoning in order to permit a retirement home containing 160 guest rooms within a five-storey building and a long term care facility containing 275 beds within a three-storey building, Silver Hills Drive, Sudbury Presented: Monday, Mar 07, 2016 Report Date Tuesday, Feb 16, 2016 Type: Public Hearings File Number: 751-6/15-25 Resolution THAT the City of Greater Sudbury approves the application by Ontario Inc. to amend Zoning By-law Z by changing the zoning classification from "R3-1.D59", Medium Density Residential to "R3-1.D59(S)", Medium Density Residential Special in order to permit a retirement home containing 160 guest rooms within a five-storey building and a long term care facility containing 275 beds within a three-storey building on a portion of the subject lands described as Part of PIN , Lot 1, Concession 4, Township of McKim subject to the following conditions: A) That prior to the enactment of the amending by-law the owner shall submit to the Planning Services Division a registered survey of the lands to be rezoned in order to allow the preparation of the amending zoning by-law; and, B) That the amending zoning by-law contain the following site-specific provisions: i. That in addition to those uses permitted in the R3-1.D59 Zone, a retirement home containing a maximum of 160 guest rooms and a long term care facility containing a maximum of 275 beds be permitted; Signed By Report Prepared By Glen Ferguson Senior Planner Digitally Signed Feb 16, 16 Reviewed By Eric Taylor Manager of Development Approvals Digitally Signed Feb 16, 16 Recommended by the Division Jason Ferrigan Director of Planning Services Digitally Signed Feb 16, 16 Recommended by the Department Tony Cecutti General Manager of Infrastructure Services Digitally Signed Feb 16, 16 Recommended by the C.A.O. Kevin Fowke Acting Chief Administrative Officer Digitally Signed Feb 16, 16 ii. That the following standards shall apply to a retirement home or a long-term care facility: a) Minimum required front yard 10 metres. b) Minimum required rear yard 7.5 metres. c) Minimum required interior side yard 10 metres plus an additional 1.0 metre for each storey directly adjacent to such yard in excess of five storeys above finished grade. d) Maximum lot coverage 50 percent. 38 of 77

39 e) Minimum landscaped open space 30 percent. f) Maximum building height 20 metres. STAFF REPORT Applicant: Ontario Inc. Location: Part of PIN , Lot 1, Concession 4, Township of McKim (Silver Hills Drive, Sudbury) Application: To amend By-law Z being the Zoning By-law for the City of Greater Sudbury by changing the zoning classification of the subject lands from "R3-1.D59", Medium Density Residential to "R3-1(S)", Medium Density Residential Special. Proposal: The application is to permit a retirement home containing 160 guest rooms within a five-storey building and a long term care facility containing 275 beds within a three-storey building on a portion of the subject lands. Official Plan Conformity: The subject lands are designated Living Area 1 in the Official Plan for the City of Greater Sudbury. Living Area 1 includes residential areas that are fully serviced by municipal water and sewer and are to be the primary focus of residential development. Retirement homes and other neighbourhood-based institutions are permitted in the Living Area 1 designation. Section of the Official Plan outlines those matters to be reviewed when considering applications to rezone lands within the Living Area 1 designation: a)the site is suitable in terms of size and shape to accommodate the proposed density and built form. b)the proposed development is compatible with the surrounding neighbourhood in terms of scale, massing, height, siting, setbacks and the location of parking and amenity areas. c) Adequate on-site parking, lighting, landscaping and amenity areas are provided; and, d) The impact of traffic on local streets is minimal. Section 18.2 of the Official Plan encourages a greater mix of house types and tenures. Providing for a wide range of housing types and forms suitable to meet the housing needs of the City is to be encouraged. Innovative forms of multiple housing may also involve alternative development standards where considered to be appropriate. Section also directly references the importance of providing for a range of housing types available to seniors and retirees. The application conforms to the Official Plan for the City of Greater Sudbury subject to a review of the above noted land use planning considerations. Site Description & Surrounding Land Uses: The subject lands are located within the Ramsey Lake watershed to the south of Silver Hills Drive and to the north of Barry Street in the community of Sudbury. The lands subject to the rezoning application have a total 39 of 77

40 lot area of 6.7 ha (16.7 acres) and would have future public road frontage onto the Silver Hills extension that would connect through from the Kingsway to Bancroft Drive. Surrounding uses are mixed with retail commercial being located to the immediate north along Silver Hills Drive and Marcus Drive with a mix of urban residential built-forms being located to the south along Bancroft Drive. Open Space lands owned by the Nickel District Conservation Authority and Civic Memorial Cemetery are located to the west and to the east of the lands and a vacant future development block of land is located to the south east. Departmental & Agency Comments: Building Services 1. The property will require a site plan control agreement and during that process, based on the anticipated quantities of removal of rock through blasting, the following conditions apply: a) The developer will be required to provide a geotechnical report on how the work related to blasting shall be undertaken safely to protect adjoining structures and other infrastructure. The geotechnical report shall be undertaken by a blasting consultant defined as a professional engineer licensed in the Province of Ontario with a minimum of five (5) years experience related to blasting; b) The blasting consultant shall be retained by the developer and shall be independent of the contractor and any subcontractor doing blasting work. The blasting consultant shall be required to complete specified monitoring recommended in his report of vibration levels and provide a report detailing those recorded vibration levels. Copies of the recorded ground vibration documents shall be provided to the contractor and contract administration weekly or upon request for this specific project; c) The geotechnical report will provide recommendations and specifications on the following activity as a minimum but not limited to: Pre-blast survey of surface structures and infrastructure within affected area Trial blast activities Procedures during blasting Procedures for addressing blasting damage complaints Blast notification mechanism to adjoining residence Structural stability of exposed rock faces. d) The above report shall be submitted for review to the satisfaction of the Chief Building Official prior to the commencement of any removal of rock by blasting; and, e) Should the developer s schedule require to commence blasting and rock removal prior to the site plan agreement having been signed, a site alteration permit shall be required under the City of Greater Sudbury s By-law # and shall require a similar geotechnical report as a minimum prior to its issuance. 2. A Record of Site Condition may be required if the property was previously not vacant land, as required under the Environmental Protection Act. Development Engineering 40 of 77

41 Municipal water is available via a 500mm diameter water distribution main located north of the subject property. A water capacity analysis was conducted for the site. The 500mm diameter watermain provides sufficient pressures under Maximum Day Demand and under Maximum Hour Demand, and provides an adequate Fire Flow of 394L/s at a residual pressure of 20.0 psi (elevation 286.2m). Sanitary sewer is available north of the subject property along Silver Hills Drive, with enough capacity to convey the additional flow from the proposed site. We have no objection to changing the zoning classification from R3-1, Medium Density Residential to R3-1(S), Medium Density Residential Special in order to permit construction of a retirement home containing 160 guest rooms within a five-storey building on the subject lands provided that this development proceeds by way of Site Plan Control Agreement. This agreement will address such issues as water and sanitary supply, storm water management and will detail the road crossing of the City s water supply main to the satisfaction of the General Manager of Infrastructure Services. Drainage No concerns. Nickel District Conservation Authority No concerns. Operations No concerns. Roads, Traffic & Transportation The retirement home and long term care facility are expected to generate less traffic than the residential units that had been previously proposed. We have no concerns with this application provided the owner agrees to construct Silver Hills Drive as described in the recommendations of the May 2012 Traffic Impact Study. Water/Wastewater Services No activity or activities proposed to be engaged in on this property are considered to be significant drinking water threats. You may undertake the activity or activities as described in the application and proceed to apply for a building permit or planning approval as they are neither prohibited nor restricted for the purpose of Part IV of the Clean Water Act, Public Consultation: The statutory notice of the public hearing was provided by newspaper along with a courtesy mail out to property owners and tenants within a minimum of 120 metres of the property. The owner was advised of the City s policy recommending that applicants consult with their neighbours, ward councillor and key stakeholders to inform area residents on the application prior to the public hearing. At the time of writing this report, two written submissions with respect to this application have been received by the Planning Services Division which are attached to the report. Planning Considerations: Provincial Policy Statement 2014 Municipalities in the Province of Ontario are required under Section 3 of the Planning Act to ensure that decisions affecting planning matters are consistent with the Provincial Policy Statement (PPS). The proposed rezoning is consistent with the PPS for the following reasons: 41 of 77

42 Official Plan a) Settlement areas are to be the focus of growth and their vitality and regeneration is to be promoted. The community of Sudbury is an identified settlement area in the City s Official Plan and the addition of a retirement home and long term care facility in this urban setting and location should be promoted; b) Municipalities are required to provide an appropriate range and mix of housing types and densities to meet the needs of current and future residents. Forms of housing which meet social, health and well-being need are to be encouraged. The subject application would allow additional housing options for seniors and retirees in the urban community of Sudbury; and, c) Municipalities are required to improve accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict full participation in society. Staff notes the proximity of the lands to public transportation, a large retail commercial area and in the future it is anticipate in this location that an urban residential neighbourhood will evolve. Section of the Official Plan outlines those matters to be reviewed when considering applications to rezone lands within the Living Area 1 designation. Staff has reviewed those matters described in Section and has the following comments: a) Staff is satisfied that this portion of the subject lands are suitable in terms of size and shape to accommodate a retirement home and long term care facility. Staff has reviewed the concept plan that was submitted with the application for rezoning and are satisfied that through site plan control the proposed uses can properly be accommodated on the lands; b) The scale, massing, height, siting and building setbacks associated with the two (2) proposed building and their respective land uses appear appropriate based on a preliminary review of the concept plan. Each building maintains a minimum setback to lot lines of 10 m (32.81 ft) with the retirement home maintaining an approximate 30 m (100 ft) setback from the future complete Silver Hills Drive to the west; c) Staff is satisfied based on a review of the submitted concept plan that adequate on-site parking, open space landscaping and amenity areas can be provided for the proposed retirement home and long term care facility. Staff would again note that site plan control will be applied to the lands and these matters will be addressed in greater detail at this stage of the planning process; and, d) Staff is satisfied that the proposed retirement home and long term care facility is unlikely to have negative impacts on the overall traffic volume that is expected in this part of Sudbury as the area develops. Staff notes that comments provided by Roads, Traffic and Transportation expect that the retirement home and long term care facility should generate less traffic than the residential units that are presently zoned as permitted uses on this portion of the subject lands. With respect to housing policies, the development proposal would provide for an alternative form of housing type for seniors, retirees and those needing assisted living arrangements in this residential neighbourhood and would contribute positively to the mix of housing types and tenures in the area. Based on a review of the above matters, staff is satisfied that the application conforms to the Official Plan. Zoning By-law The proposed retirement home and long term facility land uses would be added to the list of permitted uses in addition to the uses permitted in the R3-1.D59 Zone. Staff is also recommending that the amending zoning by-law limit the number of guest rooms and beds that could be provided in the retirement home and 42 of 77

43 long-term care facility. Staff is also recommending that the R4, High Density Residential Zone standards for setbacks, height, lot coverage and landscaped open space for retirement homes and long term care facilities be incorporated into the amending by-law. Parking Zoning By-law Z requires four (4) parking spaces plus 0.5 parking spaces for the first thirty (30) guest rooms plus 0.25 parking spaces for each additional guest rooms in a retirement home plus one (1) parking space per 20m2 net floor area used for medical, health or personal services. The 160 guest room retirement home would require a minimum of 52 parking spaces. The concept plan provided by the applicant shows 48 parking spaces next to the retirement home and what appear to be four (4) lay-by spaces in the driveway. The By-law requires 0.5 parking spaces/bed, plus 1/20m2 net floor area accessory to a long term care facility. As such the 275 bed facility requires a minimum of 138 parking spaces plus those required for accessory uses. The concept plan prepared by the applicant shows 143 parking spaces adjacent to the long term care facility. No exceptions to the required parking standards are proposed or recommended. The configuration of parking on the site will be finalized in the site plan control agreement. Summary Staff has reviewed the development proposal and is satisfied that it conforms to the Official Plan for the City of Greater Sudbury and is consistent with the Provincial Policy Statement. The development proposal to permit a retirement home and long term care facility in this location represents good land use planning and offers an opportunity to improve the mix of housing options in the area. Site plan control will be applicable to the development of these lands. The Planning Services Division recommends that the application to amend By-law Z being the City of Greater Sudbury Zoning By-law to permit a retirement home containing 160 guest rooms within a five-storey building and a long term care facility containing 275 beds within a three-storey building be approved subject to the conditions outlined in the recommendation section of this report. 43 of 77

44 R2-2 First 355 C Marcus C2 Marcus OSP C2 Silver Hills P LOT 1 CON 4 R3-1.D59 LOT 12 CON 4 I P R1-5 FD 1298 R Silpaa P Bancroft I R2-2 R2-2 C1(5) Kingsway Bancroft Waterview Minnow Lake Silver Hills Barry R Barry LOT 1 51 CON 3 41 Marcus Donna Keen R3-1 Second R R2-2(3) R R1-5 LOT 12 CON 3 Growth and Development Department Ü Subject Property being part of PIN , Lot 1, Con. 4, Twp. of McKim, Silver Hills Drive, Sudbury, City of Greater Sudbury NTS Sketch /15-25 Date: of 77

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46 PHOTO 1 SUBJECT LANDS AS VIEWED FROM SILVER HILLS DRIVE LOOKING TO THE SOUTH EAST PHOTO 2 EXISTING RETAIL COMMERCIAL DEVELOPMENT TO THE NORTH OF THE SUBJECT LANDS AS VIEWED APPROXIMATELY FROM MARCUS DRIVE 751-6/15-25 PHOTOGRAPHY OCTOBER 15, of 77

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49 Presented To: Planning Committee Request for Decision Ontario Ltd. - Application for Plan of Subdivision in order to permit the development of an industrial subdivision with 13 lots and 7 blocks, Duhamel Road, Lively Presented: Monday, Mar 07, 2016 Report Date Tuesday, Feb 16, 2016 Type: Public Hearings File Number: 780-8/15001 Resolution THAT the City of Greater Sudbury Council s delegated official be directed to issue the draft approval for the subject plan of subdivision not sooner than fourteen (14) days following the date of the public meeting in accordance with the requirements of Section 51 (20) of the Planning Act, and subject to the following conditions: 1. That this draft approval applies to the draft plan of subdivision of Part of PIN , Part of Parcel S.W.S., Part 2, Plan 53R-18425, Part 1, Plan 53R-19690, except Parts 1 to 5, Plan 53R-20546, Lot 3, Concession 5, Township of Waters as shown on a plan of subdivision prepared by Tulloch Geomatics Inc. and dated November 3, That the final plan to be submitted for registration shall be revised to the satisfaction of the Director of Planning Services as follows: i) Blocks 14, 15,16 and 17 shall be deleted and the lands incorporated into abutting lots; ii) A block for the future extension of Street A to the easterly boundary of the plan shall be provided on the final plan for registration and the block shall be conveyed to the Municipality. Signed By Report Prepared By Alex Singbush Senior Planner Digitally Signed Feb 16, 16 Reviewed By Eric Taylor Manager of Development Approvals Digitally Signed Feb 16, 16 Recommended by the Division Jason Ferrigan Director of Planning Services Digitally Signed Feb 16, 16 Recommended by the Department Tony Cecutti General Manager of Infrastructure Services Digitally Signed Feb 19, 16 Recommended by the C.A.O. Kevin Fowke Acting Chief Administrative Officer Digitally Signed Feb 23, Final approval for registration may be issued in phases to the satisfaction of the Director of Planning provided that: i) Phasing is proposed in an orderly progression, in consideration of such matters as the timing of road improvements, infrastructure and other essential services; and ii) All agencies agree to registration by phases and provide clearances, as required, for each phase. 4. That the owner shall have completed all major outstanding infrastructure deficiencies that are critical to the overall function of the subdivision in previous phases of the plan that have been registered, or have made arrangements for their completion, prior to registering a new phase of the plan, to the satisfaction of 49 of 77

50 the General Manager of Growth and Development and the General Manager of Infrastructure Services. 5. That the street(s) shall be named to the satisfaction of the Municipality. 6. That any dead ends or open sides of road allowances created by this plan of subdivision shall be terminated in 0.3 metre reserves, to be conveyed to the Municipality and held in trust by the Municipality until required for future road allowances or the development of adjacent land. 7. That prior to the signing of the final plan, the Planning Services Division shall be advised by the Ontario Land Surveyor responsible for preparation of the final plan, that the lot areas, frontages and depths appearing on the final plan do not violate the requirements of the Restricted Area By laws of the Municipality in effect at the time such plan is presented for approval. 8. That the subdivision agreement be registered by the Municipality against the land to which it applies, prior to any encumbrances. 9. That such easements as may be required for utility or drainage purposes shall be granted to the appropriate authority. 10. That the owner agrees in writing to satisfy all the requirements, financial and otherwise, of the City of Greater Sudbury, concerning the provision of roads, walkways, street lighting, sanitary sewers, watermains, fire hydrants, storm sewers and surface drainage facilities. 11.That the subdivision agreement contain provisions whereby the owner agrees that all the requirements of the subdivision agreement including installation of required services be completed within three (3) years after registration. 12. Draft approval does not guarantee an allocation of sewer or water capacity. Prior to the signing of the final plan, the Director of Planning is to be advised by the General Manager of Infrastructure Services, that sufficient sewage treatment capacity and water capacity exists to service the development. 13. The owner shall provide a detailed lot grading plan prepared, signed, sealed, and dated by a professional civil engineer with a valid certificate of authorization for the proposed lots as part of the submission of servicing plans. This plan must show finished grades around building envelopes, retaining walls, swales, slopes and lot corners. The plan must show sufficient grades on boundary properties to mesh the lot grading of the new site to existing properties. 14. The proposed internal subdivision roadways are to be built to an urban collector standard, including barrier curbs, gutters, storm sewers, sidewalks, maximum 6% road grades and related appurtenances to the City of Greater Sudbury Engineering Standards at the time of submission. 15. As part of the submission of servicing plans, the owner shall have rear yard slope treatments designed by a geotechnical engineer licensed in the Province of Ontario incorporated in to the lot grading plans if noted as required at locations required by the Director of Planning Services. Suitable provisions shall be incorporated into the Subdivision Agreement to ensure that the treatment is undertaken to the satisfaction of the Director of Planning Services. 16. Streetlights for this subdivision will be designed and constructed by Greater Sudbury Hydro Plus Inc. at the cost of the owner. 17. The owner will be required to ensure that the corner radius for all intersecting streets is to be 9.0 m. 18. The owner shall provide a utilities servicing plan showing the location of all utilities including City services, Greater Sudbury Hydro Plus or Hydro One, Bell, Union Gas, and Eastlink as applicable. This plan must be to the satisfaction of the Director of Planning Services and must be provided prior to 50 of 77

51 construction for any individual phase. 19. The owner shall provide proof of sufficient fire flow in conjunction with the submission of construction drawings for each phase of construction. All costs associated with upgrading the existing distribution system to service this subdivision will be borne totally by the owner. 20. The owner shall provide proof of sufficient sanitary sewer capacity in conjunction with the submission of construction drawings for each phase of construction. 21. The applicant/owner shall provide to the City, as part of the submission of servicing plans a Siltation Control Plan detailing the location and types of sediment and erosion control measures to be implemented during the construction of each phase of the project. Said plan shall be to the satisfaction of the General Manager of Growth and Development and the Nickel District Conservation Authority. The siltation control shall remain in place until all disturbed areas have been stabilized. All sediment and erosion control measures shall be inspected daily to ensure that they are functioning properly and are maintained and/or updated as required. If the sediment and erosion control measures are not functioning properly, no further work shall occur until the sediment and/or erosion problem is addressed. 22. Prior to the submission of servicing plans, the owner shall, to the satisfaction of the Director of Planning Services, provide an updated geotechnical report prepared, signed, sealed, and dated by a geotechnical engineer licensed in the Province of Ontario. Said report shall, as a minimum, provide factual information on the soils and groundwater conditions within the proposed development. Also, the report should include design information and recommend construction procedures for the mass filling of land, surface drainage works, erosion control, slope stability, slope treatment and building foundations. The geotechnical information on building foundations shall be to the satisfaction of the Chief Building Official and Director of Planning Services. 23. That all sidewalks be constructed consistent with Official Plan policies to the satisfaction of the Director of Planning Services. 24. That this draft approval shall lapse three (3) years from date of draft plan approval. 25. That the final plan shall be integrated with the City of Greater Sudbury Control Network to the satisfaction of the Coordinator of Surveying and Mapping Services. The survey shall be referenced to NAD83(CSRS) with grid coordinates expressed in UTM Zone 17 projection and connected to two (2) nearby City of Greater Sudbury Control Network monuments. The survey plan must be submitted in an AutoCAD compatible digital format. The submission shall be the final plan in content, form and format and properly geo-referenced. 26. The owner shall undertake a Traffic Impact Study to the satisfaction of the Director of Roads and Transportation to determine if any road network improvements are required. 27. The owner shall be required to participate in the cost of any improvements identified in the final approved Traffic Impact Study, to improve level of service, to the satisfaction of the General Manager of Infrastructure Services. 28. That prior to the signing of the final plan, the owner shall satisfy Canada Post with respect to mail delivery facilities for the site. 29. That prior to the signing of the final plan, the owner shall provide a cash payment in lieu of the two (2) percent parkland dedication in accordance with Section 51.1(3) of the Planning Act, to the satisfaction of the Director of Planning Services. 51 of 77

52 STAFF REPORT Applicant: Ontario Limited Location: Part of PIN , Part of Parcel S.W.S., Part 2, Plan 53R-18425, Part 1, Plan 53R-19690, except Parts 1 to 5, Plan 53R-20546, Lot 3, Concession 5, Township of Waters (Duhamel Road, Lively) Application: To subdivide the subject property into thirteen (13) lots and seven (7) blocks for industrial use. Proposal: The applicant is proposing to subdivide the subject property, which encompasses ha (31.11 acres), into thirteen (13) lots and seven (7) blocks for industrial use. The proposed subdivision is accessed by a single new road, Street A, which extends east from Duhamel Road and terminates with a cul-de-sac interior to the subdivision. A variety of lot sizes are proposed, ranging from approximately 0.24 ha (0.59 acres) to approximately 2.27 ha (5.6 acres) in area and four blocks, Blocks 14 17, are proposed to be used as private greenspace. The application indicates that the proposed industrial lots will be served with municipal water and municipal sanitary sewage. Storm drainage is proposed to be accommodated through a combination of open ditches, swales and two proposed on-site stormwater management ponds (SWM Blocks 1 and 2). Provision for a future public watermain connection to the east has been made in the form of Block 18, in the south east corner of the subdivision. Background: Subject Lands In April 2013 the applicant submitted a request to rezone the subject lands to change the zoning classification from M3", Heavy Industrial and M5", Extractive Industrial to M3(S)", Heavy Industrial Special in order to permit Heavy Industrial and Light Industrial Uses. The sketch that accompanied that application proposed three 2,500 m² (26,910 sq. ft.) buildings on the subject lands; no lots were proposed to be created at that time. In July 2013, City Council approved the application and rezoned the subject lands to M3(12), Heavy Industrial Special permitting light industrial uses in addition to the uses permitted in the Heavy Industrial Zone which broadened the range of industrial uses permitted on the lands. In May 2013 R.V. Anderson Associates Limited, acting for the applicant, submitted a Conceptual Servicing Plan for the lands to the City for review. Development Engineering provided comments with respect to the plan on October 7, 2013 indicating, in addition to other items, that the road must be completed to an industrial standard (Comment 9.). In correspondence dated May 5, 2014, R.V. Anderson Associates Limited advised, in response to the Development Engineering Comments that: 2. The development is proceeding as a single project, accordingly individual lots will not be developed. Additionally, R. V. Anderson Associates advised the City that their engineering submission related to servicing the property on Duhamel Road only. Based on this information, servicing plans for the development were reviewed and approved with the understanding that this property was to be developed as 52 of 77

53 a single industrial lot with multiple users. In September 2014 the construction drawings received final approval from the City. On July 31, 2015 the applicant submitted consent application B0084/2015 to create a lot on an approximate 0.83 ha (2 acre) portion of the lands subject to the previous rezoning application (primarily being the lands located between lots 9 and 10 on the current proposed draft plan of subdivision). In a companion minor variance application the applicant requested relief from the lot frontage requirements of the M3 zone in order to create a lot with reduced frontage on an open public road (Duhamel Road) where a minimum lot frontage of 30.0 m is required (the 2 m of frontage approved for these lands are located to the south of Block 16 on the current proposed draft plan of subdivision). The minutes from the September 16, 2015 hearing of the Committee of Adjustment with respect to application A0079/2015 state: The agent attended Committee and advised that the subject lands are comprised of approximately 33 acres of Industrial zoned lands on which the applicant had recently installed sewer and water services and constructed a road base, with the intent of the City assuming these in the future. A plan of subdivision had not been submitted to the City for approval due to the applicant not being aware of the lot sizes required for marketing purposes. The agent also advised that the application was revised in order to provide a 2.0m road frontage for the property that is the subject of a concurrent consent application, being Consent Application B84/2015. On November 6, 2015 the applicant submitted the application for the proposed plan of subdivision that is the subject of this report. As the proposed development and use of the subject lands have evolved from a single industrial property with a private driveway and private services to a 13 lot industrial subdivision, it is necessary to ensure that the conditions of draft plan approval reflect the standards required for the plan of subdivision with a City road and related municipal services Approved Construction Drawings vs. Subdivision Standards Development Engineering has advised the following with respect to key differences between the current approved construction plans for the single industrial lot with multiple users and the development standards recommended for the proposed plan of subdivision: The 7.5 metre wide internal drive will require widening to provide an 11 metre width of paving (curb to curb), plus curb, gutter and sidewalk. A stormwater management plan will be required for the site and stormwater facilities must be constructed in accordance with the plan. Each sanitary sewer service will be required to have a test maintenance hole at the property line. Currently, the plans require one test maintenance hole be installed at the property line where the private drive meets Duhamel Road. Fire hydrant spacing and valve locations will require review to ensure compliance with City requirements. A storm sewer system may be required and rock cuts may need to be pushed back from the proposed right-of-way. Development Engineering notes that additional items may need to be addressed once the plans for the proposed subdivision are submitted and reviewed against the conditions of draft plan approval. Other Draft Approved Industrial Subdivisions Other industrial subdivisions granted conditional draft plan approval between 2007 and 2011 include: the National Street Industrial Subdivision, north of Maley Drive in Garson, conditionally draft 53 of 77

54 approved on October 31, 2007; the Jack Nicholas Business and Innovation Park, on the north side of the Kingsway in Sudbury, conditionally draft approved on October 26, 2010; the Kingsway Industrial Subdivision (Gasparini), on the north side of the Kingsway in Sudbury, conditionally draft approved on April 20, 2011; and the Vytis/Timestone Industrial Subdivision, on the south side of the Kingsway in Sudbury, conditionally draft approved on September 12, The conditions of draft plan of subdivision approval for these subdivisions, encompassing ha ( acres) of lands for industrial development, required that roads be constructed to an urban standard cross-section with curb, gutter, and storm sewers. The conditions of approval for the Kingsway Industrial Subdivision (Gasparini) and the Vytis/Timestone Industrial Subdivision include conditions requiring the installation of public sidewalks. Approved construction drawings for the Jack Nicholas Business and Innovation Park include an urban cross-section with an 11 m wide pavement width (curb to curb), curb, gutter, and sidewalk on one side of the proposed roadways. Official Plan Conformity: The subject property is designated General Industrial in the Official Plan for the City of Greater Sudbury. Section 4.5 Industrial Area Designations, states: General Industrial allows a range of industrial activities, such as manufacturing and processing facilities. Heavy Industrial permits all industrial uses, including core infrastructure facilities such as water and wastewater treatment plants and landfill sites. Any expansion to these areas will require an amendment to the Zoning By-law. Policy indicates that: Permitted uses may include manufacturing, fabricating, processing and assembling of industrial and consumer products, repair, packaging and storage of goods and materials, and related industrial activities. 1. Complementary uses, such as administrative offices, which do not detract from, and which are compatible with, the operation of industrial uses are also permitted. 2. General Industrial uses must have minimal environmental impacts. Any use which may impact surrounding areas and cause nuisance will be appropriately buffered and screened. 3. Where development occurs in areas that are not fully serviced, only dry industries that generate less than 4,500 litres of wastewater a day may be permitted. 4. Heavy industrial uses may also be permitted by rezoning. Section 11 of the Official Plan contains policies with respect to Transportation; objectives listed in Section 11.1 of the Plan include: b. ensure that the transportation network provides safe, convenient and efficient movement for all people and goods in Greater Sudbury; c. support the expansion of the transportation network as demand justifies and ensure that improvements occur in a safe, efficient, environmentally sound and aesthetically pleasing manner; e. promote all travel modes, including public transit, walking and cycling; g. consider the needs of the physically challenged in the planning and design of all aspects of the transportation network; 54 of 77

55 Table 1: Road Classification, located in Section 11 of the Official Plan, details the hierarchy of roadways within the City, their function, right-of-way widths, traffic volumes, design speeds and other regulations. As detailed in the Planning Considerations section of this report the application, subject to the conditions and modifications recommended, is considered to conform to the policies of the Official Plan. Site Description & Surrounding Land Uses: The subject properties are located on the west side of Duhamel Road, south of Municipal Road 55 in Lively. Public roadways in the immediate area, including Duhamel Road, Mumford Road and Vagnini Court have been constructed to a rural cross-section with approximately 7.32 m (24 feet) of paving, gravel shoulders, ditches and without sidewalks. The subject lands are irregularly shaped; with a total of approximately m (303 ft.) of frontage split between three access points to Duhamel Road, with the bulk of the lands located approximately 140 m (459 ft.) west of Duhamel Road. The subject lands are approximately ha (33.23 acres) in area. The lands are currently vacant and are in the process of being mass graded. Staff attended the site recently and observed that Street A has been graded, fire hydrants have been installed and other cut and fill activities appear to be on-going. The southern portions of the property abutting Duhamel Road remain in a natural rocky and forested state. The surrounding lands are zoned M3", Heavy Industrial and M5", Extractive Industrial. Existing land uses adjacent to the subject lands include a variety of industrial uses and non-conforming single family residential uses (within the industrially zoned area at 54, 60, 81, 85 and 86 Duhamel Road). Departmental & Agency Comments: Bell Bell Canada will require a three (3) metre wide easement corridor over the frontage and flank of the lots. Since the easements are required as a condition of approval and in order to provide service to this development all costs associated with the transaction will be the responsibility of the Owner. Canada Post Service type and location: 1. Canada Post will provide mail delivery service to the subdivision through centralized Community Mail Boxes (CMBs). 2. Given the number and layout of the lots in the subdivision, we have not determined the amounts of site (s). The CMB s location will be determined at the time of the preliminary CUP Plan. 3. If the development includes plans for (a) multi-unit building(s) with a common indoor entrance, the developer must supply, install and maintain the mail delivery equipment with parcel lockers within these buildings to Canada Post s specifications. Municipal requirements: 1. Please update our office if the project description changes so that we may determine the impact (if any). 2. Should this subdivision application be approved, please provide notification of the new civic addresses as soon as possible. Developer timeline and installation: 55 of 77

56 1. Please provide Canada Post with the excavation date for the first foundation/first phase as well as the date development work is scheduled to begin. Please provide the expected installation date(s) for the CMB(s). Additional developer requirements: Eastlink 1. The developer will consult with Canada Post to determine suitable permanent locations for the CMBs. The developer will indicate these locations on the appropriate servicing plans. 2. The developer agrees, prior to offering any units for sale, to display a map on the wall of the sales office in a place readily accessible to potential owners that indicates the location of all CMBs within the development, as approved by Canada Post. 3. The developer agrees to include in all offers of purchase and sale a statement which advises the purchaser that mail will be delivered via CMBs. The developer also agrees to note the locations of all CMBs within the development, and to notify affected owners of any established easements granted to Canada Post to permit access to the CMB. 4. The developer will provide a suitable and safe temporary site for a CMB until curbs, sidewalks and final grading are completed at the permanent CMB locations. Canada Post will provide mail delivery to new residents as soon as the homes are occupied. 5. The developer agrees to provide the following for each CMB site and to include these requirements on the appropriate servicing plans: a) Any required walkway across the boulevard, per municipal standards b) Any required curb depressions for wheelchair access, with an opening of at least two meters (consult Canada Post for detailed specifications) At this time we will not be extending into this area. Greater Sudbury Hydro Plus Inc. No objections. Please note that in the future during the development stage the Owner/Applicant will be responsible for providing our office with drawings in order to complete a street light design. Nickel District Conservation Authority No comments received. Rainbow Routes No concerns or direct comments. Building Services Building Services has the following comments: 1. The Owner shall, to the satisfaction of the Chief Building Official, provide an updated geotechnical report prepared, signed, sealed and dated by a geotechnical engineer licensed in the Province of Ontario. Said report shall, as a minimum, provide factual information on the soils and ground water conditions within the proposed development. Also, the report should include design information and recommend construction procedures, the mass filling of land, surface drainage works, erosion control, slope stability, slope treatment and building foundations. 56 of 77

57 2. The applicant is responsible to supply and install fire hydrants for the subdivision sufficient to provide the required water flow for firefighting purposes to the requirements of the Ontario Building Code. Development Engineering A watermain connection to the 200mm diameter water distribution main, located within the Duhamel Road right-of-way, has been made to service this development. A fire flow analysis indicates that the subdivision lands meet the required pressures at the existing 200mm watermain (at an elevation of 265.7m) and achieves a fire flow of 87 L/s at this location. The proposed municipal gravity sanitary system for this subdivision will discharge to the existing 200mm sanitary sewer on Duhamel Road. The owner s engineer must submit a report calculating the amount of sewage that will be generated from this development and to be discharged into the existing system. As a condition of approval, the owner shall be responsible to have a storm water management report prepared to assess how the quality and quantity of storm water will be managed for the subdivision development, in addition to the flows generated from upstream lands. The report shall establish how the quantity of storm water generated within the subdivision will be controlled to pre-development levels for both the 1:5, 1:100 and regional storm events. The owner shall be required to submit a comprehensive drainage plan of the subject property, and any upstream areas draining through the subdivision. All roadways within the proposed subdivision are to be built to City urban standards using barrier curb. The official plan shall be taken into consideration when designing the location of the proposed roadways. Please note that the maximum grade for industrial roadway is 6.0%. The following draft plan conditions apply: 1) The owner shall provide a detailed lot grading plan prepared, signed, sealed, and dated by a professional civil engineer with a valid certificate of authorization for the proposed lots as part of the submission of servicing plans. This plan must show finished grades around building envelopes, retaining walls, swales, slopes and lot corners. The plan must show sufficient grades on boundary properties to mesh the lot grading of the new site to existing properties. 2) The proposed internal subdivision roadways are to be built to urban standards, including barrier curbs, gutters, storm sewers maximum 6% road grades and related appurtenances to the City of Greater Sudbury Engineering Standards at the time of submission. 3) As part of the submission of servicing plans, the owner shall have rear yard slope treatments designed by a geotechnical engineer licensed in the Province of Ontario incorporated in to the lot grading plans if noted as required at locations required by the Director of Planning Services. Suitable provisions shall be incorporated into the Subdivision Agreement to ensure that the treatment is undertaken to the satisfaction of the Director of Planning Services. 4) Streetlights for this subdivision will be designed and constructed by Greater Sudbury Hydro Plus Inc. at the cost of the owner. 5) The owner will be required to ensure that the corner radius for all intersecting streets is to be 9.0 m. 6) The owner shall provide a utilities servicing plan showing the location of all utilities including City services, Greater Sudbury Hydro Plus or Hydro One, Bell, Union Gas, and Eastlink as applicable. This plan must be to the satisfaction of the Director of Planning Services and must be provided prior to construction for any individual phase. 7) The owner shall provide proof of sufficient fire flow in conjunction with the submission of 57 of 77

58 construction drawings for each phase of construction. All costs associated with upgrading the existing distribution system to service this subdivision will be borne totally by the owner. 8) The owner shall provide proof of sufficient sanitary sewer capacity in conjunction with the submission of construction drawings for each phase of construction. 9) The applicant/owner shall provide to the City, as part of the submission of servicing plans a Siltation Control Plan detailing the location and types of sediment and erosion control measures to be implemented during the construction of each phase of the project. Said plan shall be to the satisfaction of the General Manager of Growth and Development and the Nickel District Conservation Authority. The siltation control shall remain in place until all disturbed areas have been stabilized. All sediment and erosion control measures shall be inspected daily to ensure that they are functioning properly and are maintained and/or updated as required. If the sediment and erosion control measures are not functioning properly, no further work shall occur until the sediment and/or erosion problem is addressed. 10)That all sidewalks be constructed consistent with Official Plan policies to the satisfaction of the Director of Planning Services. Greater Sudbury Fire Services No comments. Environmental Planning Initiatives No concerns. Leisure Services No comments received. Roads and Transportation Services Roads and Traffic & Transportation 1. The proposed Street 'A' exceeds the maximum permitted length for a cul-de-sac. The owner is required to provide a dedicated block to extend Street 'A' to Fielding Road in the future. 2. This proposed subdivision is expected to generate over 2,000 vehicle trips per day. As a result, we require a traffic impact study be completed to determine if any road network improvements are required. 3. The proposed Street 'A' is to be constructed to an urban collector standard. The Official Plan requires sidewalks on both sides of the road. Consideration should be given to providing a sidewalk on Street 'A'. 4. Street lighting is to be provided on Street 'A' and at the intersection of Street 'A' and any other road. Drainage and Operations No concerns. Public Consultation: A notice of complete application was mailed to property owners and tenants within the surrounding area on November 25, The statutory notice of the public hearing was provided by newspaper along with a courtesy mail out to property owners and tenants within a minimum of 120 metres of the property. 58 of 77

59 The applicant was advised of the City s policy which recommends that applicants consult with their neighbours, ward councillor and key stakeholders to inform area residents on the application. As of the date of this report no correspondence or telephone inquiries with respect to the proposal have been received by the Planning Services Division. Planning Considerations: Overview This project consists of a total of 13 industrial lots, of varying sizes, two blocks for stormwater management, one block for a future watermain connection to the south east, and four blocks proposed for use as private greenspace. Access from Duhamel Road is provided by the proposed Street A, a cul-de-sac terminating within the development. Provincial Policy Statement, 2014 Municipalities in the Province of Ontario are required under Section 3 of the Planning Act to ensure that decisions affecting planning matters are consistent with the Provincial Policy Statement (PPS). The proposed draft plan is consistent with the PPS as the proposal promotes economic development and competitiveness by providing a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses. Growth Plan for Northern Ontario The Growth Plan for Northern Ontario took effect on March 4, 2011 and is intended to guide decision making and planning in Northern Ontario. The proposed Subdivision application conforms to the general policies and guiding land use planning principles of the Growth Plan for Northern Ontario. Official Plan The development application is supported from the perspective of relevant Official Plan policy as it assists in the provision of an adequate supply of employment lands for commercial and industrial development as referred to in Section of the plan. Based on comments provided by Roads and Traffic & Transportation, a number of draft plan conditions and revisions to the draft plan have been recommended based on policies contained within the Official Plan. The Official Plan indicates that collector roads, with daily traffic volumes between 1,000 and 12,000 vehicles per day, are intended to connect neighbourhoods and function to manage traffic movement and land access with equal importance. The comment provided by Roads and Traffic & Transportation with respect to making provision for the future extension Street A to Fielding Road; is consistent with Section of the Official Plan, with respect to Subdivision Design, which indicates: It shall be the policy of Council to require a connected street pattern or other such design alternatives which reduce the need for cul-de-sacs. In addition, developers shall be required to provide vehicle, pedestrian and bicycle linkages to future developments on abutting lands. The request for sidewalks within the development is also consistent with the Official Plan s Active Transportation policies, contained within Section 11.7 of the Plan, which indicate that: 2. Development proposals will be reviewed to ensure that there is adequate pedestrian access in new developments. The City may acquire lands to provide pedestrian facilities as a condition of approval. Wherever possible, the provision of adequate bicycle facilities will be encouraged. 5. Sidewalks facilitate active living and are an essential component of good neighbourhood design, 59 of 77

60 providing a safe pedestrian environment and access to other transportation linkages such as transit stops and trails. Curbs and sidewalks in neighbourhoods also encourage walking and provide safety for children. It is policy of this Plan to provide the following on new and reconstructed roads, when feasible: a. Sidewalks on both sides of urban Arterial Roads and Collector Roads adjacent to developed lands; Similarly, the requirement for a traffic impact study is based on Official Plan policy which indicates: For proposed developments that may affect the function of any municipal road, the City may require that development applications be accompanied by a traffic study to assess such impacts and to propose mitigating measures.* (2007 MMAH Mod #23) Subject to the conditions and modifications recommended in the conditions of approval, the proposed draft plan of subdivision considered to conform to the policies of the Official Plan. Zoning By-law Conformity In July 2013, City Council approved an application to rezone the subject lands to M3(12), Heavy Industrial Special permitting light industrial uses in addition to the uses permitted in the Heavy Industrial Zone which broadened the range of industrial uses permitted on the lands. At that time the applicant was not proposing to subdivide the lands. The proposal, as submitted, does not comply with the lot area, lot frontage and lot depth requirements of By-law Z specifically with regard to the proposed open space blocks, Blocks 14, 15, 16, and 17. As such, staff are recommending that these blocks be deleted from the plan and be added to abutting lots. Development on individual lots within the subdivision will be in accordance with the development standards for the M3, Heavy Industrial Zone as listed in Table 8.2 of By-law Z. Summary Staff has reviewed the draft plan of subdivision and is satisfied that the proposal can be revised to ensure compliance to the Official Plan for the City of Greater Sudbury, is consistent with the Provincial Policy Statement and conforms to the Growth Plan for Northern Ontario. The development proposal will contribute to the completion of the local community from a development standpoint. Site-specific development matters have been incorporated into the draft conditions of approval contained with this report. The Planning Services Division therefore recommends that Council s delegated official be directed to issue the draft approval for the subject subdivision not sooner than 14 days following the date of the public meeting in accordance with the requirements of Section 51 (20) of the Planning Act. 60 of 77

61 M3 Municipal Road M3 Municipal Road M M Duhamel 30 LOT 4 CON 5 40 M3 LOT 3 CON 5 M5 50 M3(12) Mumford 58 M3 54 M3 60 M M M5 94 Magill Magill Cemetery 17 Columbus Mumford Duhamel Municipal Road 55 Vagnini Fielding Nelson Kelly Lake Growth and Development Department Subject Property being Part of PIN , Part of Pcl SWS, Part 2, Plan 53R-18425, Part 1, Plan 53R-19690, except Parts 1 to 5, Plan 53R-20546, Lot 3, Con 5, Twp of Waters, Duhamel Road, Lively, City of Greater Sudbury Junction Creek 17 NTS Sketch /15001 Date: of 77

62 17 Short 17 Hillcrest Magill Cemetery Dillon's Mumford Municipal Road 55 Vagnini Duhamel Columbus Fielding Junction Creek Junction Creek Nelson Kelly Lake 17 Moxam Landing Subject Property being Part of PIN , Part of Pcl SWS, Part 2, Plan 53R-18425, Part 1, Plan 53R-19690, except Parts 1 to 5, Plan 53R-20546, Lot 3, Con 5, wp of Waters, Duhamel Road, Lively, City of Greater Sudbury NTS Sketch 1 Growth and Development Department 780-8/15001 Date: of 77

63 PHOTO 1 STREET A, NORTHERN MOST ACCESS POINT TO THE SUBJECT LANDS VIEWED LOOKING EAST FROM DUHAMEL ROAD PHOTO 2 PROPOSED BLOCK 16 VIEWED LOOKING EAST FROM DUHAMEL ROAD 780-8/15001 PHOTOGRAPHY FEB 7, of 77

64 PHOTO 3 30 DUHAMEL ROAD, NORTH AND WEST OF THE SUBJECT LANDS VIEWED LOOKING EAST FROM DUHAMEL ROAD PHOTO 4 40 DUHAMEL ROAD, SURROUNDED BY THE SUBJECT LANDS TO THE NORTH, SOUTH AND WEST, VIEWED LOOKING EAST FROM DUHAMEL ROAD 780-8/15001 PHOTOGRAPHY FEB 7, of 77

65 PHOTO 5 54 DUHAMEL ROAD, SOUTH AND WEST OF THE SUBJECT LANDS PHOTO 6 6 DUHAMEL ROAD, NORTH AND WEST OF THE SUBJECT LANDS 780-8/15001 PHOTOGRAPHY FEB 7, of 77

66 File: 780-8/15001 Duhamel Road, Lively 2011 Orthophotography Ma gill Street Columbus Court Municipal Road 55 Municipal Road 55 ¹ Duhamel Road Vagnini Court Mumford Drive Subject Property of Metres