The Applicant (de Lint + Edwards Architects) and the property owner (The Circle Project Association Inc.) propose to develop an “Institution, Humanitarian Service” land use within an existing vacant building at 3433 5th Avenue. The proposal includes administrative offices, a community and cultural hub offering Indigenous community-based programs and services. The proposal also includes an addition to the second floor. The proposed development would occupy a total area of 949 square metres. The subject property is zoned ML – Mixed Low-Rise Zone under The Regina Zoning Bylaw No. 2019-19 (Zoning Bylaw). “Institution, Humanitarian Service” is discretionary in the ML – Mixed Low-Rise Zone if the gross floor area is above 300 square metres but less than 1,000 square metres per unit.
All properties in the city of Regina are assigned a zoning designation under the Zoning Bylaw. Within each zoning designation, land use can be permitted, not permitted or discretionary. Discretionary uses require a public and technical process and review by Regina Planning Commission and approval by City Council in order to proceed.
This application is being considered pursuant to The Planning and Development Act 2007, Design Regina: The Official Community Plan Bylaw 2013-48 (OCP) and the Zoning Bylaw, including suitability based on the prescribed evaluation criteria for discretionary uses established in Part IE.3. The proposal has been assessed and complies with all applicable policies, regulations and standards.
Pursuant to subsection 56(3) of The Act, City Council may establish conditions for discretionary uses based on the nature of the proposal (e.g. site, size, shape arrangement of buildings) and aspects of site design (e.g. landscaping, site access, parking, loading), but not including architectural details.
Financial Impacts
The subject area currently receives a full range of municipal services, including water, sewer and storm drainage. The owner/applicant will be responsible for the cost of any new, or changes to existing, infrastructure that may be required to directly or indirectly support any proposed development that may follow under the City standards and applicable legal requirements. The owner/applicant will also be required to enter into a Development Levy Agreement prior to issuance of a development permit and will be responsible for the payment of any applicable levies.
Policy/Strategic Impact
The proposal supports the following goals and objectives of Design Regina: The Official Community Plan Bylaw 2013-48 (OCP).
· Part A - Section C, Goal 1, Policy 2.2: Direct future growth as either intensification on or expansion into lands designated to accommodate a population of approximately 300,000, in accordance with Map 1 – Growth Plan.
· Part A - Section C, Goal 2, Policy 2.4: Make use of residual capacity of infrastructure in existing urban areas.
The Applicant is proposing to alter the existing building (former credit union building) into a new facility within the existing building. The proposal also includes adding space to the second floor of the existing building to maximize the use of existing infrastructure. This will contribute positively to investment and renewal along the 5th Avenue corridor and provide services that will contribute positively to the well being of the community.
· Part A – Section D5, Goal1 – Complete Neighbourhoods: Enable the development of complete neighbourhoods.
The subject property is identified as a “Built or Approved Neighbourhood” as per OCP – Part A, Map 1; therefore, development must comply with all policy associated with this designation, including Section D5, Goal 1, which requires compliance with “Complete Neighbourhood” goals. The subject property forms part of the North Central Neighbourhood Plan which is deemed to be in compliance with OCP – Part A.
o Part A – Section D5, Goal1, Policy 7.1: Require that NEW NEIGHBOURHOODS, NEW MIXEDUSE NEIGHBOURHOODS, INTENSIFICATION AREAS and BUILT OR APPROVED NEIGHBOURHOODS are planned and developed to include the following:
§ 7.1.4 Opportunities for daily lifestyle needs, such as services, convenience shopping, and recreation;
The proposed facility will contribute to the North Central neighbourhood by offering self-development programs and counselling services within a cultural framework.
o Part B.7 – North Central Neighbourhood Plan, Policy 3.6.5 (ii): Elphinstone Street and 5th Avenue/Elphinstone Street and Dewdney Avenue - These sites should be maintained for local commercial purposes only… no extensions beyond those already commercially zoned lots should be considered.
The proposal conforms to the policies of the North Central Neighbourhood Plan. It maintains the existing Mixed-use zoning designation, which intends to accommodate a variety of low-intensity commercial and service orientated uses that serve the local community.
Accessibility Impacts
The proposed development provides one accessible parking stall, which meets the minimum accessible parking stall requirements within The Regina Zoning Bylaw-2019-19.
Alternatives options would be:
1. Approve the application with specific amendments to the plan.
2. Refer the application back to Administration. If City Council has specific concerns with the proposal, it may refer it back to Administration for further review. Referral of the report back to Administration will delay approval of the development until the requested information has been gathered or changes to the proposal have been made.
3. Deny the application. Development of “Institution, Humanitarian Service” land use will not proceed on the subject property if City Council rejects the application.
The applicant and other interested parties will receive a copy of the report and notification of their right to appear as a delegation at the Council meeting when the application will be considered in accordance with The Public Notice Policy Bylaw, 2020. The applicant will receive written notification of City Council’s decision in accordance with the Act.
Proposal
The applicants propose to develop an “Institution, Humanitarian Service” land use (Circle Project) within an existing building located at 3433 5th Avenue. The proposal also includes adding a 228 square metres space as the second floor to the existing building. With that, the proposed development will occupy a total of 949 square metres of area. The new facility will provide a variety of programs, services and space for gatherings and drop-ins to meet the needs of individuals, families and the larger community.
The site has an area of 739 square metres and is located at the south east corner of the intersection of Elphinstone Street and 5th Avenue in the North Central neighbourhood. The surrounding land uses including residential development to the east, south and west, and commercial to the north.
Land Use and Zoning
The subject property is zoned ML – Mixed Low-Rise Zone in which the land use “Institution, Humanitarian Service” is discretionary if the gross floor area is above 300 square metres but less than 1,000 square metres per unit. The land use and zoning related details of this proposal are provided in the following tables:
Land Use Details | Existing | Proposed |
Zoning | ML – Mixed Low-Rise | ML – Mixed Low Rise |
Land Use | Vacant Building | Institution, Humanitarian Service |
Building Area | Main Floor – 469 m2 | 949 m2 (Including existing basement, existing main floor and proposed second floor) |
Zoning Analysis | Required | Proposed |
Min. Lot Area (m2) | 100 | 738.94 |
Max. Building Height (m) | 15 | 7.32 |
Max. Coverage (%) | 65 | 63.5 |
Min. Number of Parking Stalls | 10 | 10 (existing) |
Min. Number of Bicycle Stalls | 2 Short-term or 0.5 Long-term | 4 |
The proposed development conforms with the requirements of the ML – Mixed Low-Rise Zone and is compatible with the local commercial designation of the Neighbourhood Plan.
Servicing
No issues from a transportation and servicing perspective were raised at this stage; however, the applicant must demonstrate the adequacy of existing water and sewer servicing for the proposed development prior to the issuing the Development Permit.
Community Engagement
Following the public notice requirements of The Public Notice Policy Bylaw, 2020, neighbouring property owners within 75 metres of the proposed development received written notice of the application and a public notification sign was posted on the subject site. North Central Community Association was contacted twice but did not respond. Comments from neighbouring properties are summarized in Appendix B.
City Council’s approval is required pursuant to Part V of The Planning and Development Act, 2007.
Respectfully Submitted, Respectfully Submitted,
{Signature}
Prepared by: Amar Guliani, City Planner II