REGINA PLANNING COMMISSION – JULY 3, 2019
Stephen Onda, representing Sundog Developments Ltd., Alton Tangedal, representing Alton Tangedal Architect Ltd., and Paul Gregory, representing Century West Construction, addressed the Commission.
The Commission adopted a resolution to concur in the recommendation contained in the report.
Recommendation #4 does not require City Council approval.
Councillors: Jerry Flegel and Barbara Young (Chairperson); Commissioners: David Bale, Frank Bojkovsky, Biplob Das, Adrienne Hagen Lyster, Jacob Sinclair, Steve Tunison and Celeste York were present during consideration of this report by the Regina Planning Commission.
The Regina Planning Commission, at its meeting held on July 3, 2019, considered the following report from the Administration:
RECOMMENDATION
1. That the application to amend Regina Zoning Bylaw No. 9250 to rezone 1512, 1516, 1520 and 1524 Victoria Avenue, being Lots 19 - 22, Block 350, Plan No. Old33 from R4A – Residential Infill Housing Zone to C – Contract Zone be approved and that the Contract Zone Agreement between the City of Regina and the applicant/owner of the subject properties be executed.
2. That further to recommendation 1, the proposed contract zone agreement shall include the following terms:
a. The development shall generally conform to the attached plans labelled Appendix A-3.1 to A-3.4, prepared by Century West Construction, and dated February 15, 2019.
b. Any zoning related detail not specifically addressed in the Contract Zone Agreement shall be subject to applicable provisions of the Regina Zoning Bylaw No. 9250.
c. The agreement shall be registered in the City’s interest at the applicant’s cost pursuant to Section 69 of The Planning and Development Act, 2007.
d. The development is conditional on consolidation of the subject lots.
3. That the City Solicitor be directed to prepare the necessary bylaws to authorize the respective Regina Zoning Bylaw No. 9250 amendment.
4. That this report be forwarded to the July 29, 2019 meeting of City Council for approval, to allow sufficient time for advertising of the required public notice for the respective bylaws.
CONCLUSION
The applicant, Sundog Developments Ltd, on behalf of the current owner, Chris Scott Bolton, proposes to rezone the subject property to develop an assisted living low-rise apartment building. The proposal intends to provide affordable rental housing for residents who are transitioning from various programs to independent living. The subject property is made up of four lots; three of the lots are vacant and the single detached dwelling on the fourth lot will be demolished to accommodate the proposal.
The Regina Zoning Bylaw No. 9250 (Zoning Bylaw) amendment is requested as the proposal does not comply with the development standards and regulations in the current R4A – Residential Infill Housing Zone but is consistent with the policies in Design Regina: The Official Community Plan Bylaw No. 2013-48 (OCP). Accordingly, Administration recommends approval based on the outcome of proposal providing a community need.
BACKGROUND
An application has been received for contract zone to enable the development of a 45-unit, four-story assisted living low-rise apartment building at 1512, 1516, 1520 and 1524 Victoria Avenue.
City Council had previously approved a similar development, from the same applicant, at 1914, 1920 and 1924 Halifax Street in November 2014 (CR14-126) through the Contract Zone process. At the time of approval, the development proposed on Halifax Street was considered a low rise apartment building. In June 2018 the Zoning Bylaw was amended to further accommodate assisted living in apartment style developments (CR18-56), which is a more appropriate classification of the land use proposed by the proponent.
This application is being considered pursuant to the Zoning Bylaw, the OCP and The Planning and Development Act, 2007.
DISCUSSION
Land Use and Zoning Details
The applicant is proposing to build a 45-unit, four-story building that would provide affordable rental housing for residents who are transitioning from various programs to independent living.
An assisted living low-rise apartment building is a discretionary use in the R4A – Residential Infill Housing Zone. However, the building proposed for the site exceeds the maximum site coverage prescribed in the zone (50 per cent). The applicant is requesting the consideration of a contract zone to accommodate the site coverage of 54 per cent. According to the applicant the development would not able to reduce in size to meet site coverage without losing parking stalls and at least three dwelling units, which would financially impair the development. Since the development only meets parking requirements with a minor variance, losing parking stalls is not a viable option.
The proposed development contains 16 parking stalls. As shown in Appendix A-3.1, 12 of the parking stalls are proposed in a parking structure on the main floor of the building and four surface parking stalls are located adjacent to the alley. The proposed number of parking stalls does not meet the minimum requirement for Zoning Bylaw, although if the application were not a contract zone, a minor variance could be considered to reduce the required number of parking stalls. In general assisted living apartments are designed to accommodate people that require assistance with housekeeping and personal care and includes common areas for dining and socializing. The Zoning Bylaw has relaxations for parking built into the standard regulations for these types of apartment buildings as there tends to be less need for residents to have a vehicle.
Zoning Analysis | Requirements in R4A Zone | Proposed Development |
Number of Parking Stalls | 18 | 16 |
Minimum Lot Area (m2) | 500 m2 | 1256 m2 |
Minimum Lot Frontage (m) | 15 m | 32.92 m |
Maximum Height (m) | 13 m | 11.54 m |
Maximum Floor Area Ratio | 3.00 | 2.09 m2 |
Maximum Site Coverage | 50% | 54% |
Surrounding land uses are a mix of low and medium residential in all directions.
Contract Zone Analysis
Pursuant to the OCP, a Contract Zone may be applied at City Council’s discretion with the provision that the proposed development:
· Conforms to the general intent of the OCP or any applicable concept plan.
· Represents a unique and/or positive development opportunity.
· Is compatible with existing adjacent development and, where applicable, contributes beneficially to the public realm.
The Zoning Bylaw also provides guidance on the application of Contract Zones, requiring that a Contract Zone be designated only on:
· Small or irregularly shaped lots.
· Lots restricted by physical barriers such as water courses, slopes, roadways, railways.
· Infill sites in higher density or mixed use area.
· Sites accommodating unique development opportunities.
The proposed development is consistent with the purpose and intent of Contract Zoning with respect to accommodating unique development opportunities, is compatible with the existing adjacent development and contributes beneficially to the public realm. The proposed development will contribute positively to the housing diversity and urban renewal within the Heritage Community. In addition, it will further provide new residential development on the block, improving the streetscape of the area and increasing safety in the neighbourhood through natural surveillance. Given the uniqueness of this development, with smaller dwelling units and the opportunity to meet special needs housing objectives, the Administration is recommending approval for the Contract Zone that will accommodate the increase in maximum permitted site coverage.
RECOMMENDATION IMPLICATIONS
Financial Implications
The subject area currently receives a full range of municipal services, including water, sewer and storm drainage. The applicant will be responsible for the cost of any additional or changes to existing infrastructure that may be required to directly or indirectly support the development, in accordance with City standards and applicable legal requirements.
Environmental Implications
None with respect to this report
Policy/Strategic Implications
The proposal is consistent with the policies contained within Part A of the OCP with respect to:
Section D5: Land Use and Built Environment
Goal 1 – Complete Neighbourhoods: Enable the development of complete neighbourhoods
7.1 Require that new neighbourhoods, new mixed-use neighbourhoods, intensification areas and built or approved neighbourhoods are planned and developed to include the following:
7.1.5 A diversity of housing types to support residents from a wide range of economic levels, backgrounds and stages of life, including those with special needs.
Section D6: Housing
Goal 1 – Housing Supply and Affordability: Increase the housing supply and improve housing affordability.
8.1 Support attainable housing in all neighbourhoods through ownership, rental housing and specific needs housing.
8.3 Decrease the number of vacant, non-taxable and underutilized lots within the city that are appropriate for residential development.
8.8 Support residential intensification in existing and New Neighbourhoods to create complete neighbourhoods.
Other Implications
None with respect to this report.
Accessibility Implications
The proposed development provides two parking stalls for persons with disabilities which exceeds the minimum requirements by one stall.
The Uniform Building and Accessibility Standards Act requires five percent of units in new rental buildings to be barrier-free including accessible washrooms, space in bedrooms and kitchens, and balconies. For this proposal, this equates to 2.25 barrier-free units. The applicants’ proposal will include 18 barrier free units which comprises 40 per cent of the total units in the building. The buildings will also be equipped with elevators to assist with access.
COMMUNICATIONS
Communication with the public is summarized below:
Public notification signage posted on: | March 28, 2019 |
Will be published in the Leader Post on: | July 6, 2019 July 13, 2019 |
Letter sent to immediate property owners | March 21, 2019 |
Number of Public Comments Sheets Received | 3 |
There were three public comments received on this application. A more detailed accounting of the respondent’s comments along with Administration’s response is provided in Appendix B-2.
The application was circulated to the Heritage Community Association and comments have been provided in Appendix B-1.
The applicant and other interested parties will receive a copy of the report and notification of the meeting to appear as a delegation in addition to receiving a written notification of City Council’s decision.
DELEGATED AUTHORITY
City Council’s approval is required, pursuant to Part V of The Planning and Development Act, 2007.
Respectfully submitted,
REGINA PLANNING COMMISSION
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