Date: March 11, 2015 To: Re: Chair and Members Planning & Development Committee PDE File #: REZ1400019 140-156 LADYSMITH DRIVE (Ward 5) Proposed Rezoning to Residential Kenmount (RK) 11368 NL. Ltd. 11368 NL. Ltd. submitted an application to have property at 140-156 Ladysmith Drive rezoned from the Institutional (INST) Zone to the Residential Kenmount (RK) Zone. The purpose of the rezoning is to accommodate subdivision of the land for development of 22 non-standard building lots along Ladysmith Drive for single detached houses, a Discretionary Use in the RK Zone. The lots would have a minimum frontage of 10-metres (32 feet), a minimum building line setback of 8-metres (26 feet), and a single-width driveway. The applicant has provided preliminary subdivision and development concept plans/survey drawings. To accommodate the rezoning an amendment to the Municipal Plan will be required to redesignation the property from the Institutional (INST) District to the Residential Low Density (RLD) District. In addition, a text amendment to the Development Regulations would be required to accommodate the lot characteristics and building setbacks proposed by the applicant as a Discretionary Use. A Land Use Assessment Report (LUAR) will be required. It is recommended that this application be considered and that it be referred a public meeting. BACKGROUND The subject property has an approximate area of 0.66 hectare (1.6 acres) and 237 metres (777 feet) frontage along Ladysmith Drive. The undeveloped property is zoned Institutional as it was reserved to accommodate the possible development of a school or other public use. It has since been determined that the Eastern School District has no budget to develop a school in this area of Kenmount Terrace; this has caused this property to become available for another use. In fact, the largest portion of the land has already been rezoned. The present application is for the remaining strip of land along the road. The subject property abuts along its north (rear) side a large area of land recently rezoned to the Apartment Medium Density (A2) Zone to accommodate development of three (3) apartment buildings.
Abutting the subject property on the east and west, and on the opposite side of Ladysmith Drive, are properties that are in the RK Zone and occupied by single detached houses. A little west of the subject property at the corner of Ladysmith Drive and Lady Anderson Street is vacant land that is zoned Commercial Neighbourhood (CN) and is reserved for commercial services for this area. COMMENTS Planning Considerations St. John s Municipal Plan St. John s Development Regulations Current Institutional (INST) District Institutional (INST) Zone Proposed Residential Low Density (RLD) District Residential Kenmount (RK) Zone or similar 1. The subject property is designated Institutional (INST), a designation which is applied to lands which are or could be used for the delivery of public services by a government or nongovernmental group. In this case, the reservation of this land for development of a public school is not warranted. Thus, it would be appropriate to redesignate this property to the Residential Low Density (RLD) District to accommodate the rezoning to RK. A Land Use Assessment Report (LUAR) will be necessary but this present staff report can serve as the LUAR. 2. An overall objective of the Municipal Plan is to encourage compact urban form by accommodating development with a variety of housing forms, higher densities and infill development. A residential objective of the Municipal Plan is to maintain neighbourhood character and quality of life in residential neighbourhoods. The Kenmount Terrace area has only single detached houses, many with basement apartments. The use proposed, 10-metre wide building lots for single detached dwellings without subsidiary apartments, makes efficient use of land, responds to the need for housing at a more affordable price, and allows the City to be more efficient its delivery of services. The compatibility of the proposed development with the surrounding neighbourhood could be determined through a LUAR and public review. In the case of this application, Council can accept this staff report as fulfilling the requirement for an LUAR based on the residential nature of the application and its size. Therefore, it is recommended that this staff report serve as the LUAR. 3. The standard proposed by the applicant (10-metre wide lots with an 8-metre Building Line) is not one presently used in Kenmount Terrace or the RK Zone. However, it is noted that the Municipal Plan policy on residential development (Part III, Section 1.2.3.) is that the City shall increase densities in residential areas where feasible and desirable from a general planning and servicing point of view. It would be consistent with the Municipal Plan for Council to authorize staff to draft the necessary amendments to the Development Regulations to accommodate the development standard proposed by this application.
Technical/Engineering Considerations 1. The Streets Division had expressed concern on the lot size based on the Kenmount Terrace area being an area with significant snowfalls. Lots with less than 15 metres frontage might limit the Streets Division s ability to push snow from the streets onto sidewalks and private yards, thus requiring snow removal which is a significant cost. After due consideration, the Streets Division is now prepared to accept that the lot standard proposed by the applicant will not impair its ability to provide snowclearing service in Kenmount Terrace, provided that the approval limits the parking for each lot to a single vehicle width driveway. Staff will work out the mechanics of how to enforce these driveways, either in the zone table or by other means. Council should be aware that, given the cost of trucking snow, the City will need to enforce the allowable driveway widths and locations. Owners will not be permitted to expand their driveways. 2. Municipal water and sewer services are available in the area of the subject property to service the proposed development. 3. The proposed development is subject to the City s Net Zero Runoff Policy. Onsite stormwater detention will be required. CONCLUSION AND RECOMMENDATION The Municipal Plan encourages increased density in residential areas where feasible and desirable from a general planning and servicing point. Council is also committed to providing increased opportunities for more affordable housing. The rezoning and text amendment to introduce standards for development of 10-metre wide lots for single detached houses would be consistent with the above. This application will require an amendment to the Municipal Plan. Rezoning would be subject to restrictions on driveway width and location to ensure enough space for snow storage. It is recommended that the proposed rezoning to the Residential Kenmount (RK) Zone and the necessary amendment to the text of the Development Regulations for 10-metre wide lots be considered. If the Planning and Development Committee and Council are in agreement, staff will draft the necessary amendment, following which the application will be advertised and a public meeting chaired by a member of Council be held. At a later time, a commissioner s public hearing would be required. This is provided for the consideration of the Planning and Development Standing Committee. Ken O Brien, MCIP Chief Municipal Planner PDB/dlm G:\Planning and Development\Planning\2015\Planning & Development\Planning & Development - 140-156 Ladysmith Drive Mar 11 2015(pdb).docx
148 170 168 166 156 140 130 LADYSMITH DR 167 165 163 161 159 76 74 72 77 75 73 70 1 PETITE FORTE DR 155 80 78 76 74 153 37 35 33 GEORGINA ST 151 147 39 34 145 143 141 139 137 68 66 64 62 60 58 56 54 PDE File #: REZ1400019 140-156 LADYSMITH DRIVE (Ward 5) 52 Proposed Rezoning to Residential Narrow Lot (RNL) 11368 NL. Ltd. ROSALIND ST 135 133 50