TOWN OF AJAX REPORT Report To: Submitted By: Prepared By: Subject: Community Affairs and Planning Committee Paul Allore, MCIP, RPP Director of Planning and Development Services Margaret Kish, MCIP, RPP Planner Ajax Municipal Housing Corporation 50 Station Street Ward: 3 Date of Meeting: April 20, 2009 Reference: Strategic Plan: Strong Sense of Community Support a Wide Range of Housing Options (1.6); Environmental Awareness; Economic Properity Facilitate Community Revitalization Efforts (5.4) Recommendation: That staff be authorized to approve, submitted by the Ajax Municipal Housing Corporation, to permit the construction of a 6 storey, 84 unit apartment building at 50 Station Street, subject to the applicant finalizing all required drawings. 1.0 Background Staff are pleased to be bringing forward this report for Committee s consideration. Since 2006, staff have been working with representatives of Ajax Municipal Housing Corporation to find a site to accommodate a non-profit apartment building. In 2007, Council endorsed the location of the new building at 50 Station Street and authorized the use of the Town s Downtown Community Improvement Plan which allows for reductions in planning and building fees and development charges for new developments that comply with the Downtown vision. Approved in April 2005 for a five year period, the Downtown CIP program was one of the key elements leading to the selection of the site for this proposal. Through 2007 and 2008 staff have worked with the applicant through the processing of planning applications including minor variances approved by the Committee of Adjustment and a land severance that was approved by Durham Region Land Division Committee. In January 2009, the applicant filed an application for site plan approval to permit the proposed development. A sediment and erosion control permit has recently been issued to ready the site for development. 1.1 Purpose The purpose of this report is to recommend approval of a site plan application to construct a 6 storey, 84 unit apartment building on the north side of Station Street, west of Harwood Avenue South, municipally known as 50 Station Street (see Figure 1 Location Map).
Page 2 Application File No. : SP2/09 Applicant: Ajax Municipal Housing Corporation Date: April 20, 2009 Figure 1 Location Map 50 Station Street Town of Ajax Planning and Development Services
Page 3 1.2 Need For Affordable Housing There is a serious need for affordable housing in the Town of Ajax and Durham Region. Only 286 new rental units have been built in all of Durham Region since 1995. Ajax Municipal Housing Corporation (AMHC) has not built any new affordable housing units since the construction of Post Hill (132 Kingston Road West) in 1992. Fewer than 34 units in 1,000 are available for rent each month in Durham Region. Currently over 4,000 households are on the Durham Access to Social Housing waiting list for affordable rental housing with more than 1,700 people (including children) using emergency hostels in 2006. In Durham Region, 42% of tenants pay more than 30% of their income on rent. Providing for a wide range of housing options has been identified as an important goal as set out in the Town of Ajax Strategic Plan and Community Vision 2007 2010 (Goal 1.6 - Support a Wide Range of Housing Options) with an emphasis on the development of seniors housing. The proposal is targetting singles and seniors in need of affordable housing. Funding for the project is provided by federal and provincial governments through the Canada- Ontario Affordable Housing Program which is administered by the Region of Durham. This particular project is one of three projects to receive funding in the Region to build much needed new affordable rental housing units. The site was chosen because of its suitability for rental housing for seniors and singles due to its proximity to public transit, various amenities and employment opportunities. 1.3 Proposal Ajax Municipal Housing Corporation is proposing to construct a 5,491.8 m 2 (59,115.2 ft 2 ) 6 storey, 84 unit apartment building. The proposed building is intended for singles and seniors who are in need of affordable housing (see Figure 2 Proposed Site Plan). The proposed building will contain 6 studio units, 68 one bedroom units and 10 two-bedroom units. Programming for this building will include 59 market rent units and 25 rent-geared to income units. Vehicular access to the site is proposed by way of Station Street. The weather-protected main pedestrian entrance to the building is proposed near the southeast corner of the building. A small outdoor amenity area is proposed near the northwest corner of the building. A minimal setback is proposed from Station Street which will facilitate convenient pedestrian access. In keeping with the vision for the Downtown Central Area, the proposed building provides a strong presence along Station Street as all of the building is sited within 2 metres of the front property line. A full vehicular access is proposed from Station Street. A total of 39 parking spaces will be provided on site, including 21 parking spaces underground and 18 surface parking spaces to serve the residents and visitors. All required parking will be provided on site. The basement area will contain a garbage room, recycling room, bicycle storage area, laundry room and a meeting room for use by the residents. A small outdoor amenity area will be provided for the residents at the rear of the property. The main entrance, with a pedestrian canopy for protection from the elements, is located on the east façade.
Page 4 Application File No. : SP2/09 Applicant: Ajax Municipal Housing Corporation Date: April 20, 2009 Figure 2 Proposed Site Plan 50 Station Street Town of Ajax Planning and Development Services
Page 5 The elevations of this building are well proportioned and detailed, and include a variety of materials and textures that contribute to the articulation of the various facades (see Figure 3 Proposed Elevations). Rough face and smooth face stone veneer is proposed in combination with stone accent bands and brick veneer as well as glazing to create visual interest. The applicant is also proposing a number of Green Initiatives that are being incorporated into the design of this building. These proposed initiatives are discussed in Section 1.7 of this report. 1.4 Subject Lands and Area Context The subject lands encompass approximately 0.28 ha (0.69 ac) of land and is located on the north side of Station Street, west of Harwood Avenue South (see Figure 1 Location Map). The property abuts the Station Street Grill to the east, Ballycliffe Retirement Home to the west, the Ajax Plaza and Station Street Plaza to the south and the Canadian National Railway line to the north. The subject lands are currently vacant with a cluster of trees located on the southerly portion of the property. To accommodate the proposed development, the existing trees will be removed. 1.5 Official Plan and Zoning The subject lands are within the Downtown Central Area, and are currently designated Commercial Mixed Use. Lands that are within the Downtown Central Area designation are intended to become a highly desirable, urban, intensive, pedestrian-oriented, transit-supportive and mixed use area - in other words, a distinct urban centre, a true Downtown - where people live, work, shop and play. The current Commercial Mixed Use designation permits mixed use development with a combination of commercial, office and/or residential uses within the same building. Stand-alone retail commercial, office, institutional, and residential uses may also be permitted within the Commercial Mixed Use designation, subject to certain location criteria. The policies within this designation requires buildings to have a minimum building height of 3-storeys and a maximum height of 25-storeys. The minimum density requirement for apartment buildings is 40 units per net hectare and the maximum density requirement is 370 units per net hectare. As already indicated in this report, the proposed building will have a height of 6-storeys and the proposed density is 300 units per net hectares. The proposed development supports the general goals and polices of the Town of Ajax Official Plan. The subject property is zoned DCA/MU Downtown Central Area/Mixed Use Zone by By-law 95-2003, Exception 104. This zone category permits a variety of retail, commercial and residential uses. Zoning non-compliances related to building setbacks, drive-aisle width, parking stall depth, required number of parking spaces on site, as well as lot coverage for the building and the lot coverage for surface parking, driveways and service areas, have been approved by the Committee of Adjustment.
Page 6 Application File No. : SP2/09 Applicant: Ajax Municipal Housing Corporation Date: April 20, 2009 Figure 3 Proposed Elevations 50 Station Street Town of Ajax Planning and Development Services
Page 7 1.6 Downtown Central Area Community Improvement Plan In April 2005, Town Council approved a Community Improvement Plan (CIP) for the Downtown Central Area. The intent of this plan is to provide development incentives in order to facilitate community improvement, investment and development in a manner consistent with the land use and design policies of the Official Plan. These goals include promoting redevelopment that supports the Downtown Vision, including the provision of diverse housing opportunities, enhancing private sector investment opportunities, improving the image and appearance of the area and increasing tax assessment and revenues. In particular, the companion document to the CIP provides the development criteria and the planning policies/regulations. In keeping with the Community Improvement Plan, in June of 2007 Council authorized the waiving of development charges, Planning and Development Services fees and a partial reimbursement in building permit fees. 1.7 Green Initiatives There are a number of Green Initiatives incorporated into the design of the new building. These include ground source heat pumps, insulated concrete forms, water and energy conservation. a) Ground Source Heat Pumps (Geothermal Heating) Ground Source Heat Pumps (GSHPs) are electrically powered systems that tap the stored energy of the earth. These systems use the earth s relatively constant temperature to provide heating, cooling and hot water for homes and commercial buildings. The GSHP will provide the building s primary source of heating and cooling. The system to be installed in the building will be a closed loop system. This system circulates a water and anti-freeze solution through plastic pipes buried below grade. During the winter the fluid extracts heat from the earth and carries it through the system and into the building. During the summer the system reverses itself to cool the building by extracting heat from the building and carrying it through the system and placing it in the ground. b) Insulated Concrete Forms (ICF) Insulated Concrete Forms (ICF's) combine the use of polystyrene foam with reinforced concrete. The synergy of these materials forms a structure that is extremely energy efficient by as much as up to 70%, air tight and moisture resistant. The inner fluted insulation panels bond with the concrete form to eliminate air gaps, minimizing the potential formation mold growth and draft paths. The end result is a comfortably enclosed space that enables building mechanical systems to heat, cool and ventilate the structure more efficiently, creating a healthier living and working environment.
Page 8 c) Water Conservation Dual flush toilets are proposed within each of the units. These toilets offer the option of using 6 liters of water per flush or 3 litres of water per flush thus contributing to the potential conservation of water. d) Energy Conservation All residential units will be equipped with ENERGY STAR appliances. ENERGY STAR is a joint program of the U.S. Environmental Protection Agency and the U.S. Department of Energy for labeling products including household appliances. These products meet strict energy efficiency guidelines set by the EPA and US Department of Energy. In 1992 the U.S. Environmental Protection Agency (EPA) introduced ENERGY STAR as a voluntary labeling program designed to identify and promote energy-efficient products to reduce greenhouse gas emissions. Computers and monitors were the first labeled products. The ENERGY STAR label is now on major appliances, office equipment, lighting, home electronics, and more. Energy efficient choices can save families about a third on their energy bill with similar savings of greenhouse gas emissions. 2.0 FINANCIAL IMPLICATIONS Consistent with the CIP, the project would be eligible for the waiving of development charges, the waiving of development application fees and a partial reimbursement in building permit fees as highlighted in section 1.6 above. 3.0 COMMUNICATION ISSUES The application was circulated to Town departments and external agencies and their comments and recommendations have been incorporated into this report. 4.0 CONCLUSION Staff support the proposed 6 storey, 84 unit apartment building at 50 Station Street for the various reasons stated in the report. This proposal by Ajax Municipal Housing Corporation contributes to the range of built form while also providing an affordable housing option within the Town, which has been identified as an important goal within the Strategic Plan. It also embraces the environment first philosophy by incorporating a number of Green Initiatives in the building to help reduce energy consumption and conserve water. The proposed new development in the downtown area, will contribute to overall revitalization of this area. The proposed development of this site implements the concepts of intesification of under-utilized sites to their planned potential where infrastructure, community facilities and services, and the capacity of the municipal transportation system is adequate. The proposed development is being built with funds from the federal and provincial governments through the Canada-Ontario Affordable Housing Program. The proposal would not only facilitate the development of much needed affordable housing within Ajax but also within the Durham Region. In addition, the proposal could act as a catalyst for future development within the Ajax Downtown and sets a
Page 9 positive precedent for the evaluation of future development applications. The proposal strives to implement energy efficiencies and reductions where possible through the use of geothermal heating and cooling as well as through the use of ICF construction and other environmentally conscious initiatives within the building. Margaret Kish, MCIP, RPP Development Planner Gary Muller, MCIP, RPP Manager of Planning Paul Allore, MCIP, RPP Director of Planning & Development Services