Presented To: Planning Committee Request for Decision Presented: Monday, Apr 09, 2018 Report Date Monday, Mar 19, 2018 Michael Glass – Application for rezoning in order to permit a limited range of light industrial uses on Type: Public Hearings the former Wanup Public School site, 4543 Old File Number: 751-9/17-2 Wanup Road, Sudbury Resolution Signed By THAT the City of Greater Sudbury approves the application by Michael Glass to amend Zoning By-law 2010-100Z by changing the zoning classification from "I", Institutional to “M2(S)”, Light Report Prepared By Industrial Special on lands described as PINs 73470-0231 & Mauro Manzon Senior Planner 73470-0288, Parcels 35220 & 26911 S.E.S., Part 1, Plan Digitally Signed Mar 20, 18 SR-551, Parts 1 & 2, Plan SR-2355 in Lot 1, Concession 2, Manager Review Township of Dill, as outlined in the report entitled “Michael Eric Taylor Glass”, from the General Manager of Growth and Infrastructure, Manager of Development Approvals presented at the Planning Committee meeting of April 9, 2018, Digitally Signed Mar 20, 18 subject to the following conditions: Recommended by the Division Jason Ferrigan a) That prior to the adoption of the amending by-law, the owner Director of Planning Services shall enter into a Site Plan Control Agreement with the City; Digitally Signed Mar 20, 18 Financial Implications b) That the amending by-law for the M2-Special zoning indicates Jim Lister the following site-specific provisions: Manager of Financial Planning and Budgeting i) The only permitted uses on the portion of the property Digitally Signed Mar 23, 18 described as Parcel 26911 SES, Part 1, Plan SR-551, Part 2, Recommended by the Department Plan SR-2355 in Lot 1, Concession 2, Township of Dill, shall be a Tony Cecutti contractor’s yard, commercial self-storage, service trade, General Manager of Growth and Infrastructure warehouse and related accessory uses; Digitally Signed Mar 23, 18 ii) Outdoor storage shall be permitted subject to the provisions of Recommended by the C.A.O. Section 4.28, except no outdoor storage shall be permitted within Ed Archer Chief Administrative Officer 50 metres of the southerly interior side lot line abutting Part 2, Digitally Signed Mar 23, 18 Plan 53R-17031; iii) The location of the existing building shall be permitted; and, iv) Any additional relief required in order to implement the final site plan. c) That the uses permitted on the portion of the property described as Part 1, Plan SR-2355 in Lot 1, Concession 2, Township of Dill shall be restricted to the uses permitted in the “RU”, Rural zone and the Rural zone standards shall apply to those lands; d) Conditional approval shall lapse on April 24, 2020 unless Condition a) above has been met or an extension has been granted by Council. Relationship to the Strategic Plan / Health Impact Assessment The application to amend the Zoning By-law is an operational matter under the Planning Act to which the City is responding. Report Summary An application for rezoning has been submitted in order to permit a limited range of light industrial uses on the former Wanup Public School site. The property is currently zoned “I”, Institutional and is designated as Living Area 2 and Rural under the Official Plan. The site is occupied by a 2 263 m2 former school built in 1961 that was declared surplus in 2010 following an accommodation review. The proposed uses include a contractor’s yard including the outdoor storage of materials, equipment and vehicles; commercial self-storage; service trades; and, warehouse. The applicant is proposing outdoor storage within the front, rear and interior side yards adjacent to the former school building, which requires site-specific relief under Section 4.28 of the Zoning By-law. The application is recommended for approval based on the following considerations: • Site-specific zoning provisions can be utilized to limit the range of light industrial use permitted on the property and restrict the location of outdoor storage to mitigate the impact on adjacent dwellings; • The M2-Special zoning shall restrict the contractor’s yard, commercial self-storage, service trade, warehouse and related accessory uses to Parcel 26911 S.E.S., Part 1, Plan SR-551 and Part 2, Plan SR-2355, which comprises the main school site. It is recommended that permitted uses on the remainder of the property described as Part 1, Plan SR-2355 be restricted to those permitted in the “RU”, Rural zone; • No development is proposed within the designated flood plain; • There are no concerns related to Species at Risk; • The forested area, which extends 60 metres from the easterly lot line, functions as a natural vegetative buffer; • The proposed uses are considered dry industrial uses and are therefore appropriate in a rural setting; and, • Site plan control shall be implemented in order to ensure appropriate development of the land and is recommended prior to the adoption of the amending by-law. Notwithstanding the above, Staff do not support outdoor storage in the front yard and the southerly interior side yard abutting the residential lot to the south. Financial Implications If approved, there will be additional property taxes from the change in use of the building, however staff is unable to estimate an amount at this point. Title: Michael Glass Date: March 9, 2018 STAFF REPORT Applicant: Michael Glass Location: PINs 73470-0231 & 73470-0288, Parcels 35220 & 26911 S.E.S., Part 1, Plan SR-551, Parts 1 & 2, Plan SR-2355 in Lot 1, Concession 2, Township of Dill (4543 Old Wanup Road, Wanup) Official Plan and Zoning By-law: The subject property has a split land use designation. The westerly portion containing the school building and part of the playing field along Old Wanup Road is designated as Living Area 2. The easterly remainder of the land is designated as Rural. A. Official Plan Living Area 2 Non-Urban Settlements such as Wanup are designated as Living Area 2. These communities rely on private services and are predominantly rural residential in character. There are limited commercial and industrial uses in Non-Urban Settlements due to the lack of municipal sewer and water services. Local institutional uses such as the former Wanup Public School are also permitted in Living Area 2. In order to support the adaptive reuse of surplus buildings, a concurrent Official Plan Amendment is not required for a change in use that does not comply with the underlying land use designation. Surplus institutional buildings Under Section 4.4, rezoning applications related to the conversion of surplus institutional buildings and the rezoning of vacant lands held by institutions shall be considered based on the following criteria: a. the need for such lands or buildings for other public uses, and their long-term value to the community; b. the compatibility of the proposed uses with surrounding land uses and the intent of the policies in this Official Plan with respect to the proposed uses; and, c. for conversion to residential uses, the appropriateness of the proposed density. Rural Areas Limited rural industrial/commercial uses are permitted in Rural Areas, particularly those activities that provide rural economic benefits that are balanced with protection of the natural environment and the agricultural resource base. The applicable policies of Section 5.2.5 are as follows: Rural industrial/commercial uses are generally resource-based and may include agriculture, dry industrial/commercial uses, and forestry. Title: Michael Glass Date: March 9, 2018 Rural industrial/commercial sites are to be located with adequate separation distances from residential areas, and provide proper buffering and landscaping along Arterial Road frontages. Entrances are restricted to Secondary Arterial and Local Roads, and no temporary structures, outside storage or sales displays may be visible from the frontage of abutting roads. All such development is subject to rezoning and site plan control. New resource-related industries should not impact the natural resource base. Rural industrial/commercial uses must generate limited amounts of wastewater and minimize land use conflicts. Flood plain designation A southeasterly portion of the property is located within a designated flood plain, as illustrated on the attached flood risk map. Lands with natural hazards are generally not suitable for development. The policies of Section 10.2, Flooding Hazards apply. Conversion of existing buildings Section 20.5.6 addresses the adaptive reuse of existing buildings in situations where the proposed use may not necessarily conform to the underlying land use designation. Various criteria are established subject to the rezoning process: a. the surplus building is suitable for the proposed use with respect to Building Code regulations; b. off-street parking is adequate; c. the proposed use is compatible with surrounding land uses with regard to noise, fumes, smoke, odours, traffic hours of operation, signs and other undesirable features; d. the neighbouring conforming uses are protected, where necessary, by the provision of landscaping, buffering or screening; e. parking, driveways, loading areas are improved, relocated, and buffered as warranted; f. wherever possible, the aesthetic appearance of the building and property is improved and maintained; g. sewer and water capacities are adequate to serve the new use; h. for conversion to residential uses, the proposed density is appropriate for the area and amenities are adequate; and, i. a site plan control agreement may be required prior to the enactment of an amending by-law. Conformity with the Official Plan is based on a review of the above noted considerations. B. Zoning By-law The property is currently zoned “I”, Institutional under Zoning By-law 2010-100Z, which permits institutional uses as follows: Children’s home, a day care centre, a place of worship, a hospital, a private club, a non-profit or charitable institution, a group home type 1, a group home type 2, a special needs facility, a recreation and community centre, an arena, a public museum, a public library, a public business, a public fire hall, a public or private school other than a trade school, or any public use other than a public utility.