LAND USE ASSESSMENT REPORT (LUAR) PROPOSED AFFORDABLE HOUSING COMPLEX 560-564 MAIN ROAD PDE FILE NUMBER: REZ13-00008 PREPARED FOR P.O. BOX 908 ST. JOHN'S, NL CANADA A1B 4C4 PROPONENT BROOKSIDE DEVELOPMENTS INC. PO BOX 768 GOULDS, NL A1S 1G8 PREPARED BY 62 CAMPBELL AVENUE ST. JOHN'S, NL A1E 2Z6 DATE OCTOBER 6, 2015
Land Use Assessment Report October 6, 2015 465-467 Main Road, Goulds TABLE OF CONTENTS 1.0 INTRODUCTION... 1 2.0 TERMS OF REFERENCE & LUAR RESPONSES... 3 A. BUILDING USE... 3 B. BUILDING MATERIALS... 3 C. BUILDING HEIGHT & LOCATION... 4 D. EXTERIOR EQUIPMENT AND LIGHTING... 5 E. LANDSCAPING AND BUFFERING... 5 F. SNOWCLEARING / SNOW STORAGE... 6 G. OFFSTREET PARKING... 7 H. TRAFFIC... 7 I. MUNICIPAL WATER AND SEWER SERVICES... 8 J. PUBLIC TRANSIT... 8 K. CONSTRUCTION TIMEFRAME... 9 L. WETLAND EVA PROTECTION... 9 3.0 CONCLUSION... 10 APPENDIX A - Terms of Reference (TOR) for Land Use Assessment Report (LUAR) APPENDIX B Drawings
Land Use Assessment Report October 6, 2015 560-564 Main Road 1.0 INTRODUCTION This report has been compiled by Dynamic Engineering Ltd. on behalf of the property owner, Brookside Developments Inc. as part of an application to rezone the property at 560-564 Main Road (Ward 5), from the current Residential Low Density (R1) Zone to the Apartment Low Density (A1) Zone. This request for rezoning is to allow the use of the property for an affordable housing apartment complex for low income seniors. The complex will be comprised of four (4) one-storey buildings consisting of a total of 32 apartment dwelling units which will surround a private driveway and parking area. The proposed development will be accessed via a driveway entrance, minimum eight (8) meters wide, located off Main Road. This property currently consists of two vacant parcels of land, 5A Mountainview Drive with an approximate frontage of 19 meters and area of 7290m 2 and 560-564 Main Road with an approximate frontage of 43 meters and area of 1564m 2. These two parcels are proposed to be consolidated and reconfigured into three lots; one lot fronting on Mountainview Drive and another lot fronting on Main Road, with these two lots remaining in the Residential Low Density (R1) Zone and being used for the construction of single-detached homes. The remaining third lot, the subject property, will have an approximate frontage of 28 meters on Main Road with an area of 7688m 2, and be used for the construction of the senior s apartment complex. Page 1 of 10
Land Use Assessment Report October 6, 2015 560-564 Main Road A complete set of preliminary drawings which show the property boundaries and location as well as the existing and proposed site conditions is included in Appendix B. A table which summarizes the primary changes in the zone requirements is included below. Section 2.0 of this report addresses each specific item outlined in the Terms of Reference as approved by Council and issued by Staff of the City of St. John s. A1 Zone Standards/Requirements (a) Lot Area (min.) 750 m2 (b) Lot Frontage (min.) 20 m PROPOSED USE 7688 m2 27.83 m (c) Lot Coverage (max.) 35% 29.88% (d) Floor Area Ratio (max.) 1.0 0.298 (e) Density Maximum) Not more than 1 Dwelling Unit per 120 m2 of Lot Area (f) Building height (max.) 3 Storey (not exceeding 12m) (g) Building Line (min.) 7 m 240m2 per Dwelling Unit 1 Storey 7.0 m (h) Side Yards (minimum) 1 m per Storey 1.2 m 8.15 (i) Side Yard on Flanking Road (min.) 6 m (j) Rear Yard (min.) N/A 6.0 m (k) Landscaping on Lot (min.) 35% 37% (l) Parking Spaces - Per Dwelling Unit (minimum) 1.2 - Total (min.) - DHP (4% of min.) - Per Dwelling Unit - 1.5 - Total - 48 - DHP- 2 Page 2 of 10
Land Use Assessment Report October 6, 2015 560-564 Main Road 2.0 TERMS OF REFERENCE & LUAR RESPONSES The complete Terms of Reference (TOR), as approved by Council and issued by Staff of the City of St. John s are included in Appendix A. The following text addresses each item in the same order and numbering scheme as that used in the Terms of Reference. A. BUILDING USE TERMS OF REFERENCE: Identify the size of each proposed building by floor area (Gross Floor Area), and by Floor Area Ratio (FAR). Identify the proposed number of apartment units within each building. RESPONSE: The proposed development will consist of four (4) separate buildings as shown on Drawing PR1 Preliminary Site Plan in Appendix B. Each one (1) storey building will consist of multiple units. The following table summarizes the number of units, total floor area (Gross Floor Area) and Floor Area Ratios (FAR) for each proposed building and for the overall development: Building No. of Units GFA (m 2 ) FAR A 5 356 0.046 B 5 356 0.046 C 15 1098 0.143 D 7 481 0.063 Total 32 2291 0.298 B. BUILDING MATERIALS TERMS OF REFERENCE: Provide elevations of the proposed buildings. Identify the finish and colour of exterior building materials. Page 3 of 10
Land Use Assessment Report October 6, 2015 560-564 Main Road RESPONSE: Drawings SK-1 to SK-3 in Appendix B show elevations of the proposed buildings as well as building floor plans and wall details. The building structures shall have a concrete slab on grade sub-floor with appropriate concrete footings and foundation frost walls. The buildings shall have typical wood frame constructed walls above grade which will be finished with exterior vinyl siding, in common colors. Roofs will also be of wood truss and sheathing construction, finished with asphalt shingles, black in color. Exterior ground level treated wood patio decks are proposed at the rear of each apartment unit. C. BUILDING HEIGHT & LOCATION TERMS OF REFERENCE: Identify graphically the exact location and height of the proposed apartment buildings relative to: Property boundaries/lot lines. The minimum 15m development buffer of the Cochrane Pond Brook. RESPONSE: Drawing PR1 Preliminary Site Plan in Appendix B shows the location of each proposed building relative to the property boundaries and the 15m stream/floodplain buffer (where applicable). Each proposed building has a maximum of one storey above grade with a common peaked roof. Maximum heights should extend no higher than 5.0m from finished grade to the peak of the roof. The natural slope of the property is toward Main Road at an approximate slope of 2%. The buildings will blend into this natural slope. Considering that the buildings are a single storey in height, it is not anticipated that the possible loss of sunlight or potential shadowing may cause any adverse impacts for adjoining properties. The dwelling units will also be provided with universal accessibility by means of a concrete walkway surrounding the parking area, between the concrete curb and extending to the front of buildings. No section is currently shown through the site to show the exact height relative to the property boundaries as a detailed site grading plan is not required at this stage of the application process. The 15 meter development buffer of the Cochrane Pond Brook will not be located within the subject property. Page 4 of 10
Land Use Assessment Report October 6, 2015 560-564 Main Road D. EXTERIOR EQUIPMENT AND LIGHTING TERMS OF REFERENCE: Identify the location and type of exterior lighting to be utilized. Identify possible impacts on adjoining residential properties and measures to be instituted to minimize these impacts. Identify the location and type of any exterior HVAC equipment to be used to service the proposed buildings. Identify possible impacts on adjoining residential properties and measures to be instituted to minimize these impacts. RESPONSE: Exterior lighting for the development will be provided by means of building mounted lighting for each apartment unit which will consist of standard mounted doorway lighting fixtures located at the front and rear entrances of each unit which will be no different than that common to any typical residential property. It is anticipated that this new lighting will have no adverse effect on neighboring properties. No exterior Heating, Ventilation and Air Conditioning (HVAC) units are being proposed therefore there are no anticipated negative impacts in this regard for any adjoining properties in the area. E. LANDSCAPING AND BUFFERING TERMS OF REFERENCE: Identify with a landscaping plan, details of site landscaping and measures to be undertaken to buffer the proposed adjoining dwelling properties from activities on the proposed apartment buildings site. Identify details of site landscaping and measures to be undertaken to buffer the proposed apartment dwelling units from activities on the existing commercial property located at the corner of Main Road and Heffernan s Line which abuts the subject property. Identify the location and proposed methods of screening electrical transformers and refuse containers to be used at the site. Page 5 of 10
Land Use Assessment Report October 6, 2015 560-564 Main Road RESPONSE: Details of the proposed site landscaping are shown on Drawing PR3 Preliminary Landscaping Plan in Appendix B. The total landscaped area is approximately 37% of the entire lot. Landscaped areas will be treated with topsoil and sod as well as strategically placed trees, shrubs and bushes. A variety of hardy, fast growing and low maintenance plant species will be selected for the site. Local coniferous trees can be placed in the landscaped peninsulas in the parking lot area with the planting of all trees, shrubs and bushes to be coordinated by the developer with the City arborist. The proposed landscaping, in conjunction with the 1.8m high, pressure treated wooden privacy fencing which will be installed along the property perimeter, is anticipated to buffer the proposed apartment dwelling units from activities at the existing adjacent residential properties including the existing commercial property located at the corner of Main Road and Heffernan s Line. Noise problems are generally not associated with developments of this nature therefore noise concerns are not anticipated to pose any issues. At this point, no information is available as to Newfoundland Power s requirements for the site with respect to pad and/or pole mounted electrical transformers. This issue will be addressed between the proponent and Newfoundland Power during the detailed design stage. Electrical transformers, if necessary, will be screened by means of shrubbery and/or fencing as required. No exterior refuse containers are proposed for the site as the intention is to have garbage and recycling picked up and removed from the site on a regular basis. Residents will place garbage and recycling at their units to be collected and removed from the site by a private contractor on a regularly scheduled (typically weekly) basis. F. SNOWCLEARING / SNOW STORAGE TERMS OF REFERENCE: Identify proposed method of snowclearing and location of snow storage area(s). RESPONSE: Snow clearing operations on the private driveway and parking areas will be provided by a private contractor. Potential snow storage areas are identified on Drawing PR1 Preliminary Site Plan in Appendix B. In the event that the volume of accumulated snow is greater than the available onsite storage, snow will be removed from the site. Page 6 of 10
Land Use Assessment Report October 6, 2015 560-564 Main Road G. OFFSTREET PARKING TERMS OF REFERENCE: Identify the number and location of off street parking spaces to be provided and means by which parking area storm water runoff is to be managed. RESPONSE: Offstreet parking will be provided in the proposed parking areas as shown on Drawing PR1 Preliminary Site Plan in Appendix B. A total of forty-eight (48) parking spaces, including two (2) barrier free parking spaces are proposed. This equates to approximately 1.5 spaces per dwelling unit and exceeds the zoning requirement of 1.2 parking spaces per dwelling unit. Storm Water runoff will be collected by means of catch basins in the private driveway and parking areas which will be surfaced with asphalt and surrounded by a concrete curb. A storm water detention system, most likely comprised of a series of interconnected pipes, will be employed to control post development storm water runoff to the pre-development runoff conditions prior to being discharged to the existing municipal storm sewer system on Main Road. H. TRAFFIC TERMS OF REFERENCE: Provide the anticipated traffic generation rates associated with the proposed development. RESPONSE: Anticipated traffic generation rates for the development are summarized in the table below. Land Use Senior Adult Housing-Attached (Land Use #252) Dwelling Units 32 Trip Generation Rates Trips Generated AM Peak PM Peak AM Peak PM Peak In Out In Out In Out In Out 0.047 0.083 0.096 0.064 1 3 3 2 Page 7 of 10
Land Use Assessment Report October 6, 2015 560-564 Main Road I. MUNICIPAL WATER AND SEWER SERVICES TERMS OF REFERENCE: Provide information as may be required by the City s Department of Engineering on the proposed installation of municipal water and sewer services to the site. RESPONSE: Drawing PR2 Preliminary Servicing Plan in Appendix B shows the proposed servicing scheme. Water will be supplied to the site by means of connection to the existing public water main on Main Road. The site will comply with the City Of St. John s Water Metering and Premise Isolation policies. Sanitary sewer will be discharged from the site by means of connection to the existing public sanitary sewer main on Main Road. Storm Water runoff will be collected by means of catch basins located in the driveway and parking areas. A storm water detention system, most likely comprised of a series of interconnected pipes, will be employed to control post development storm water runoff to the pre-development runoff conditions. Storm water runoff will then be discharged to the existing public storm sewer main on Main Road. Anticipated storm and sanitary sewer discharge flow rates are noted on Drawing PR2 Preliminary Servicing Plan in Appendix B. J. PUBLIC TRANSIT TERMS OF REFERENCE: Consult with St. John s Metrobus (St. John s Transportation Commission) regarding public transit infrastructure requirements (e.g. a bus lay-by and shelter) and their provision as part of this proposed development. RESPONSE: Public Transit is currently provided by Metrobus in this area. There is an existing bus stop located on Main Road near the Fire Hall, civic no. 541, at Stop ID 3885 serviced by Route 18. This existing bus stop is located within 50m of the subject property. Page 8 of 10
Land Use Assessment Report October 6, 2015 560-564 Main Road K. CONSTRUCTION TIMEFRAME TERMS OF REFERENCE: Indicate the phasing of the project and approximate timelines for beginning and completion of each phase. Graphically, indicate on a site plan how workers parking is to be accommodated during the construction period and designated areas for equipment and materials during the construction period. RESPONSE: Construction is planned to start in the fall of 2015 with completion anticipated in 2016. Workers parking areas during construction will be designated to the proposed parking lot areas as shown Drawing PR1 Preliminary Site Plan in Appendix B. Equipment and materials laydown areas required are anticipated to be minimal as material is intended to be brought on site daily and for security reasons not remain stored overnight. L. WETLAND EVA PROTECTION TERMS OF REFERENCE: Provide information on measures and procedures to be instituted during project development to prevent intrusion into the minimum 15 metres development buffer of the Cochrane Pond Brook in order to protect it from damage. RESPONSE: In order to prevent intrusion into the minimum 15 meter development buffer of Cochrane Pond Brook, the following notes will be included on the Contract Drawings and further relayed as instructions to the Contractor(s) working on site during construction of the development. Contractor(s) shall ensure that dust, erosion and siltation control measures as per Division 9 of the City of St. John s Specification Book are in place prior to any work commencing on site. For projects specific to work near a water course the Contractor shall ensure that necessary mitigation measures for work near a water body are in place which follows best practices as set out by the Department of Environment and measures shall be taken to avoid harm to fish habitat as per the DFO Fisheries Act. Page 9 of 10
Land Use Assessment Report October 6, 2015 560-564 Main Road Any areas within the 15m development buffer that are disturbed during construction shall be reinstated to pre-existing or better conditions 3.0 CONCLUSION On behalf of the property Owner, Brookside Developments Inc. we trust that the foregoing information meets the requirements of the LUAR Terms of Reference. Should you have any questions or require any additional information or revisions regarding this development please advise Dynamic Engineering Ltd., at your earliest convenience, so that any required information can be presented as soon as possible. Dynamic Engineering Ltd. October 6, 2015 Page 10 of 10
Land Use Assessment Report October 6, 2015 560-564 Main Road Dynamic Engineering Limited APPENDIX A
Land Use Assessment Report October 6, 2015 560-564 Main Road Dynamic Engineering Limited APPENDIX B
18 12 8 4 550 19 13-15 9-11 556-558 3 PROJECT MANAGEMENT, ENGINEERING & CONSULTING 5-7 62 CAMPBELL AVENUE ST. JOHN'S, NL A1E 2Z6 TEL: (709) 368-1669 FAX: (709) 368-0318 info@dynamicengineering.ca 566 568-570 8-16 22-26 18-20
6 4 550 19 13-15 9-11 556-558 PROJECT MANAGEMENT, ENGINEERING & CONSULTING 62 CAMPBELL AVENUE ST. JOHN'S, NL A1E 2Z6 TEL: (709) 368-1669 FAX: (709) 368-0318 info@dynamicengineering.ca 5-7 566 568-570 8-16 18-20
4 550 19 13-15 9-11 556-558 PROJECT MANAGEMENT, ENGINEERING & CONSULTING 62 CAMPBELL AVENUE ST. JOHN'S, NL A1E 2Z6 TEL: (709) 368-1669 FAX: (709) 368-0318 info@dynamicengineering.ca 5-7 566 568-570 8-16 18-20