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HomeMy Public PortalAboutPlanner's Report - St George Street - 04-19-2023Sussex Date: April 19, 2023 To: Administration Committee From: Jennifer Brown, Planner, Dillon Consulting On Behalf of the town of Sussex Meeting: April 20, 2023 SUBJECT: Applicant: Don-More Surveys & Engineering Ltd. Landowner: Cambridge Equity Holdings Inc Location: 358 St. George Street PID: 00265041 Existing Designation: Neighbourhood Residential Proposed Designation: High Density Residential (Partial) Existing Zoning: One and Two-Unit Residential (R2) Proposed Zoning: Small Lot One Unit Residential (R1S) & High Density Residential (R4) Application Type: Municipal Plan Amendment & Rezoning Jurisdiction: In January 2023, Sussex was established as a new entity made up of the former Town of Sussex, the Village of Sussex Corner, and a portion of the Local Service District of Sussex. These areas were amalgamated as a result of Local Government Reform, initiated by the Province of New Brunswick. Accordingly, Sussex now maintains administrative authority over land use matters, as well as land use policies and regulations currently in force and effect for lands in the new town of Sussex boundary area, including the subject property. APPLICATION SUMMARY: The applicant is proposing to redesignate and rezone PID 00265041 to accommodate a mixed density residential development at 358 St. George Street, otherwise known as PID 00265041. The proposed development will consist of 13 one unit dwellings, 15 two unit dwellings, and two multi-unit dwellings consisting of 40 dwelling units in each building. A total of 108 dwelling units are being proposed as part of the application. The subject site is currently designed Neighbourhood Residential in the Town of Sussex Municipal Plan. An amendment to the Town of Sussex Future Land Use map is required on the portion of the subject site intended for the two multi-unit buildings. The remainder of the site is appropriately designated under the Future Land Use map. The applicant is requesting a change in zoning to accommodate the variety in dwelling types. The portion of the subject site considering one and two unit dwellings has been designed to be accommodated within the Small Lot One Unit Residential (R1S). The portion of the subject site intended for the two multi-unit dwellings has been requested to be rezoned to High Density Residential (R4). ANALYSIS: Proposal: The applicant is proposing to create a mixed density residential development near the southwest corner of the municipal boundary on a new public street running parallel to Imperial Drive. The lots fronting onto St. George Street and along the new street will contain one and two unit dwellings. The proposed multi-unit dwellings will be located on the eastern portion of the site, to the rear of the dwelling at 358- 360 St. George Street. An amendment to the Municipal Plan’s Future Land Use Map is necessary to accommodate the multi-unit dwellings. A rezoning is required to allow a more compact form for the proposed one and two unit dwellings and to increase the allowable density on the portion of the site intended for the two multi-unit dwellings. Site and Neighbourhood: The subject site is currently undeveloped. Imperial Drive is located to the east of the subject site which contains a similar pattern of one and two unit dwellings in combination with two multi-unit dwellings set back from the main corridor. The western property line is shared with right of way reserve of approximately 10 metres in width. A residential dwelling at 376 St. George Street and the church at 384 St. George Street fall along the right of way reserve that shares the western boundary with the subject property. The properties between 384 and 394 St. George Street, including the church building and the majority of the associate lot, are outside of the town’s boundary. The southern side of St. George Street is primarily residential in development pattern, specifically within the block containing the subject site, and contains mixture of housing types. The prevailing development pattern on the southern side of St. George Street is lower density residential. There are two church properties in the vicinity of the subject site, one at 384 St. George Street as mentioned above, and one at 270 St. George Street. The northern side of St. George Street is dominated by commercial lots. The rear yards of Kent Building Supplies and the Superstore form the majority of the street frontage between Lower Cove Road and Landsdown Avenue South. Municipal Plan Context: The site is designated Neighbourhood Residential in the Town of Sussex Municipal Plan. The Neighbourhood Residential land use designation is generally applied to areas within the Town that are predominately populated with single dwellings, townhouses, and rowhouses. Although the Neighbourhood Residential designation makes allowances for neighbourhoods to evolve over time to include increasingly dense housing types, a multi-unit development of the scale proposed by the application is most appropriately considered under the Medium to High Density Residential designation. The Medium to High Density Residential designation is intended for areas where infrastructure and amenities exist to support increased density. The table below contains further assessment of how the proposed development meets the intention of the Municipal Plan policy. Municipal Plan Policy Analysis LU-11 Council shall encourage increasingly dense, multi-unit housing types in appropriately designated areas to ensure effective and efficient use of land and infrastructure while limiting impacts on lower density, residential neighbourhood and local streets. The proposed development, although more dense than development to the west of the subject site, meets the established development pattern to the east of the site, specifically Imperial Drive, where there is a mixture of lower and moderate density with one and two unit dwellings and the two, single storey apartment buildings. The proposed development introduces a new scale of density to the area. The siting of the proposed multi-unit buildings allows for more sensitive integration of the increasingly dense use, limiting the visual impact from the street. The position of the proposed multi-units, although set back from the street line, will impact the residents at 358-360 St. George Street. A dimensional site plan and elevation drawings will need to be evaluated to determine the degree of impact on the existing residential use. The area is well connected to the town’s transportation network and is in close proximity to critical amenities offered by the commercial area immediately to the north of the subject site, therefore, the area is well positioned for increasingly dense housing types. The introduction of 108 dwelling units to the area will have impact on the street. The proximity to Lower Cove Road is expected to limit traffic impacts on the surrounding residential neighbourhood east of the subject site. It is assumed that the majority of new trips will be to and from Lower Cove Road. H-2 Council shall advocate for the inclusion of housing to accommodate ageing populations when working with potential investors and developers. It is broadly understood that a variety of housing types are needed to accommodate an evolving population. The population of Sussex is ageing and providing more housing options will allow more of the population to age in place. The proposed development offers a variety of housing types, including multi-unit dwellings, to accommodate populations looking to downsize or for the convenience of a smaller footprint lifestyle. Zoning: For the purposes of this report, the following R1S standards were evaluated for the portion of the subject site that will contain one and two unit dwellings: minimum lot area, minimum lot frontage, minimum lot depth. The remaining R1S standards will be evaluated at the permitting stage. Considering the typical one and two unit development pattern, it is reasonable to assume future development will fit within the established standards of the zone. Variances were noted as required for minimum lot frontage along the bulb of the cul-de-sac. This type of variance is typical with this type of road design. Variances are discussed further under the Variance section of this report. The following R4 standards were evaluated for the portion of the subject site that will contain the two, 40 unit multi-unit dwellings: minimum lot area, minimum lot frontage, and minimum lot depth. A detailed dimensional site plan for the lot containing the multi-unit as well as elevation drawings have not been submitted by the applicant at the time of drafting of this report. Setbacks from neighbouring residential properties, height, and mass of the building have not been evaluated. The table below provides an overview of the zone standards that were evaluated. Section Standard Standard Description Complies Y/N 6.2.4 R1S Zone Standards (a) Minimum lot area: 320m2 Y Smallest Lot : 351 m2 Largest Lot: 1193 m2 (b) Minimum lot frontage: 11m N Lot 17-24: <11m (c) Minimum lot depth: 30m Y Shortest Depth: 30m Longest Depth: 55.3m 6.5.4 R4 Zone Standards a) Minimum lot area: 900 m2 Y Proposed: 8168 m2 b) Minimum lot frontage 22m N Proposed frontage: 10m c) Minimum lot depth 30m Y Approximately 61m Parking is required at 1.25 spaces per dwelling unit for each of the proposed multi-unit dwellings. The required number of parking spaces is 100; the applicant is proposing 113 total spaces. 4 barrier free parking spaces are required. The applicant is proposing 8. Review of a dimensional site plan is required to determine if the parking stalls dimensions meet the requirements of the Zoning By-law. Variances Preliminary review of the site plan suggests variances area required from the Town of Sussex Zoning By- law to reduce the minimum lot frontage requirements for the lots proposed to front along the cul-de- sac bulb. This type of variance is common along cul-de-sacs. A variance to reduce lot frontage along the cul-de-sac is supportable considering the lots are intended for two unit dwellings and meet lot area and depth requirements. A variance is required to reduce the minimum lot frontage for the multi-unit dwellings. The proposed 10 metre frontage is narrow considering the volume of vehicles assumed to be using the access. Presumably, residents leaving the subject site will be turning left onto the future street. This supports the narrowing of the access however an analysis of a dimensional site plan is needed to determine the turning radius into and out of the proposed driveway. Additional variances may be required but may only be confirmed once a dimension site plan and elevation drawings are submitted for review. Any future variances may be reviewed by the Planning Advisory Committee (PAC) or the Development Officer depending on the type of variance and the application of authority under the Community Planning Act. A variance from section 6.5.3 Conditions of Use of the R4 zone may be required. Section 6.5.3 b) prohibits required parking to be located in the required front yard. The subsection also requires a separate landscaped amenity space of at 20 square metres, plus one additional metre per dwelling unit be provided. A final site plan will indicate if these requirements of the R4 zone are met. PAC or the Development Officer may consider these variances as part of their review process. An additional variance is required from section 4.17, Number of Main Buildings or Structures on a Lot. This section limits development to a single main building. The application proposes two multi-unit dwellings on Lot 1000. PAC may consider the variance as part of their review process. Section 59 Considerations: R4 Standards Section 6.5.3 of the R4 zone requires a developer to enter into a Developers Agreement with the town upon approval of their development proposal by Council. Servicing It is recommended that Section 59 conditions be considered to require development of the future lots to tie into municipal services. This continues the established orderly development pattern throughout the town of Sussex. Future Lot Design It is recommended that a Section 59 condition pertaining to the orientation of future buildings or supplemental landscaping on Lots 1 and 43 be considered through the rezoning process. The developer should be encouraged to maintain the existing development pattern along the street where houses are oriented towards the street. Where the design of the proposed development faces towards the new street, it is reasonable to request, in place of reorientation of the future buildings at Lots 1 and 43, that additional landscaping be provided to enhance the development’s ability to blend into the established streetwall. This condition can enforced by the Development Officer upon their final review at the permitting stage. Future Street Design It is recommended that a Section 59 condition be considered which would ensure any future street is designed to the town’s standards. Subdivision Considerations: The application will be considered under the updated Sussex Subdivision By-law. It is anticipated the proposed lots will meet the requirements of the upcoming Subdivision By-law. Details of the subdivision will be reviewed by the Planning Advisory Committee. RECOMMENDATION: The proposed Municipal Plan Amendment redesignating of a portion of PID 00265041 from Neighbourhood Residential to Medium to High Density Residential on the Town of Sussex Future Land Use Map is supportable and in line with the intention of the Town of Sussex Municipal Plan as well as the general intention for the area. The same portion of PID 00265041 being rezoned from One and Two Unit Residential (R2) to High Density Residential (R4) may be supportable however a detailed review of a dimensional site plan and elevation drawings would be recommended previous to Council’s approval. Additionally, the rezoning of the remainder of PID 00265041 from One and Two Unit Residential (R2) to Small Lot One Unit Residential (R1S) provides an increasingly efficient and effective use of land in keeping with the established development pattern in the general area. It is recommended: • That, previous to the Public Hearing and Planning Advisory Committee review, Council request a dimensional site plan and elevation drawings be submitted as supplementary information to the application. • That Council initiate the legislative process to redesignate and rezone the property at 358 St. George Street, otherwise known as PID00265041 as described by the following: • A portion of PID 00265041 along the western property line having an area of approximately 8168m2 be designated Medium to High Density Residential on the Town of Sussex Future Land Use Map; • A portion of PID 00265041 along the western property line having an area of approximately 8168m2 be zoned High Density Residential (R4)on the Town of Sussex Zoning Map; and • The remaining portion of PID 00265041 be rezoned Small Lot One Unit Residential (R1S) on the Town of Sussex Zoning Map. • That Council, pursuant to Section 59 of the Community Planning Act, require: • Development of the future lots to be connected to municipal services; • Require future development at proposed Lots 1 and 43 to either be oriented towards St. George Street or that landscaping be enhances to ensure future development contributes to the St. George Street streetwall; • That any future streets be designed to the town’s established standard; and • That, upon approval of the development proposal, the applicant enter into a Developers Agreement with the town. Submitted by: Jennifer Brown Acting Planning Director, Dillon Consulting Attachments Attachment 1: Aerial Image & Site Location Attachment 2: Town of Sussex Future Land Use Map Attachment 3: Town of Sussex Zoning Map