• Municipal Planning Services Ltd. •

• Municipal Planning Services Ltd. •

Chris D. Jones BES, MCIP, RPP 51 Churchill Drive, Unit 1

Barrie, Ontario (705) 725-8133

MEMORANDUM

To: Chair Ripley and Members of Planning Advisory Committee

Copy: Mr. Mark Vermette, CAO

From: Chris Jones MCIP, RPP

Date: April 4, 2019

Re: Application for ZBA – 10 Birch Street

BACKGROUND On March 12, 2019, PAC convened a public meeting for a zoning by-law amendment for lands located at 10 Birch Street. The purpose of the application is zone lands to construct a 10-unit multi-residential building to be utilized by residents of the New Starts facility for short-term housing. The location of the subject lands, which are also currently occupied by the New Starts facility, is shown in Figure 1. Figure 1 – Subject Lands

HOW

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TREE

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KEEWATIN ROAD

QUARTZ

STR

EET

BIRCH STREET

GOLDSHORE ROAD

KEET

CH

STR

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KEEWAT

IN R

OAD

Red Lake

Subject Lands

• Municipal Planning Services Ltd. •

Chris D. Jones BES, MCIP, RPP 51 Churchill Drive

Barrie, Ontario (705) 725-8133

2 DEVELOPMENT PROPOSAL The development proposal involves the creation of one new lot with a lot area of 3,838 square metres from the existing parcel occupied by the New Starts for Women facility. The proposed lot would utilize an easement across the New Starts retained lot for access. This proposed lot is the subject of the application for rezoning which seeks to rezone the proposed lot from the Institutional (I) Zone to a Townsite Residential Density 2 Exception (R2-9) Zone. Specific zone regulations needing to be addressed through an amendment to the R2 Zone include:

• Lot Frontage – exemption from Section 3.29 and would recognize access by easement or Quartz Lane

• Minimum Front Yard – exemption as the proposed R2 lot would not have frontage

• Minimum Interior Side Yard – 4.5 m reduced to 3 m on all sides except for setback from Quartz Lane which shall be 7.5 m.

• Parking – 20 spaces required. Applicant’s revised site plan indicates 18 spaces are proposed.

It is also noted that the existing Institutional (I) Zone does not specifically permit a shelter facility so the proposed amendment would establish a site-specific zone exception to recognize this existing use. In consideration of the proposal, it was recommended that the public meeting for the zoning amendment proceed as a first step to allow PAC and Council to consider the land use as a first priority. The purpose of this report is to review the comments that were raised at the public meeting as well as the responses to comments that have been provided by the authorized applicant, the Kenora District Services Board (KDSB). THE PUBLIC MEETING On the basis of my review of the public meeting minutes the following is a summary of the issues, concerns and comments that were raised at the public meeting:

1. Site and building location/design/configuration;

2. Traffic concerns;

3. Financial implications to the municipality;

4. Monitoring and security;

• Municipal Planning Services Ltd. •

Chris D. Jones BES, MCIP, RPP 51 Churchill Drive

Barrie, Ontario (705) 725-8133

3 5. Use of the lane;

6. Blasting; and,

7. Environmental concerns.

ANALYSIS The meeting minutes indicate that Ms. Chamberlin, the director of New Starts for Women, addressed many of the comments raised by members of the public during the public meeting. In addition, the Director of Infrastructure for KDSB, Mr. Ben Reynolds, provided a memo dated March 25, 2019, which also responded to many of the comments raised during the public meeting. This memo is attached at Appendix 1. The following is my consideration and analysis of the planning issues raised during the public meeting:

1. Site and building location/design/configuration

The proponent has engaged a professional engineer to assist with the design and configuration of the site. A revised/updated site plan has been provided to the municipality and has been attached at Appendix 2. This site plan provides a preliminary stormwater management plan as well as a conceptual landscaping buffer around the perimeter to the site. From my perspective there is merit in providing reasonable separation between the two buildings. If the zoning amendment is approved, the issuance of a building permit will require KDSB to enter into a site plan agreement with the municipality where requirements and stipulations with respect to site design will be formalized.

2. Traffic concerns

The proposed facility will contribute to traffic activity in the area but in my opinion this change will not be substantive nor will it lead to issues of public safety.

3. Financial implications to the municipality

It is my understanding that the municipality is not providing financial incentives or support toward the development of the proposed multi-residential facility. In addition Mr. Reynolds of KDSB has confirmed in his March 25 response memo that the proposed facility will be subject to property taxation the same as any other multi-residential building.

4. Monitoring and security

In his response memo of March 25, Mr. Reynolds of KDSB confirms the following:

• The facility will provide independent, controlled entry apartments with services on-site;

• The property will have surveillance cameras monitored by NSWS staff;

• Key access only into the building; and,

• Municipal Planning Services Ltd. •

Chris D. Jones BES, MCIP, RPP 51 Churchill Drive

Barrie, Ontario (705) 725-8133

4 • Fenced in play areas for children and common areas for all tenants will be provided.

5. Use of the lane

KDSB has confirmed in their memo of March 25 that the primary access to the site will be Birch Street. While the lane may provide a means of secondary access for emergency access or construction deliveries, I would not recommend that the lane be formalized as a legal means of access for the proposed multi-residential facility without a technical assessment of the lane to help establish if the lane is capable of functioning as a formal access route.

6. Blasting

KDSB has confirmed in their March 25 memo that they do not anticipate that blasting will be required during construction. Notwithstanding, in Northern Ontario site conditions can sometimes be challenging for building and construction. On this basis it will be recommended that the site plan agreement include provisions, in the event blasting is required, that homeowners shall be notified and that such activities be undertaken in a manner that is compliant with Provincial regulations and that KDSB or its contractors hold appropriate liability insurance to protect private landowners and the municipality.

7. Environmental concerns

I have not attended the site, however based on my review of aerial photos and photos of the site, I have no reason to believe that the site is comprised of or characterized by natural features that would require impact assessment or protection. Notwithstanding, it will be recommended that the site plan agreement include provisions that require the developer and their contractors to be aware of the Endangered Species Act and similar legislation whose intent is to protect species and their environs.

PROVINCIAL POLICY STATEMENT (2014) All planning approvals are required to be consistent with the Provincial Policy Statement. The proposed multi-residential use appears to be consistent with a number of Provincial policies including Section 1.1.1 (Healthy, livable and safe communities) Section 1.1.3 (Settlement Areas) and Section 1.4 (Housing). OFFICIAL PLAN The proposed multi-residential building is aligned with several of the Guiding Principles and objectives contained in Section 2.2 of the Official Plan including sustainable development, affordable housing, and complete communities. The proposed multi-residential building is also aligned with Section 3.1 and 3.2 of the Official Plan which speaks to housing and specifically working with service partners such as the KDSB, referenced in Section 3.2.3. The subject lands are designated Townsite Residential in the Red Lake Official Plan. The

• Municipal Planning Services Ltd. •

Chris D. Jones BES, MCIP, RPP 51 Churchill Drive

Barrie, Ontario (705) 725-8133

5 proposed use is permitted under Section 4.1.1 of the Plan, which states:

The predominant use of land in the Townsite Residential Area shall be housing in the form of single and semi-detached dwellings, mobile homes and medium density structures, such as townhouses, apartment buildings and retirement homes.

The policies of the Townsite Residential Area also require the use of zone regulations and landscaping to ensure the privacy and enjoyment of neighbouring landowners. CONCLUSION In my opinion, the establishment of the proposed multi-residential use in the proposed location is supported by the Provincial and local planning policy. Furthermore, I have reviewed and considered the planning issues raised by neigbouring landowners and I am of the view that such concerns have been appropriately addressed or will be addressed or mitigated through the use of site plan control. RECOMMENDATION It is my recommendation to PAC that PAC support the proposed amendment and recommend that Council adopt the zoning by-law amendment, attached at Appendix 3. Respectfully Submitted,

_______________________ Chris Jones MCIP, RPP

•Appendix 1•

211 Princess St, Dryden, ON P8N 3L5 

Ph: 807‐223‐2100 

Fax: 807‐223‐6500 

120 Matheson St S, Kenora, ON P9N 1T8 

Ph: 807‐468‐5372 

Fax: 807‐468‐2828 

WEBSITE: www.kdsb.on.ca 

MEMO To: Kristina Grondin, Executive Secretary for the Municipality of Red Lake 

From: Ben Reynolds, Director of Infrastructure  

Date: March 25, 2019 

Re: ZLBA & Consent to Sever Applications, New Starts for Women Second Stage Housing  

 KDSB would like to make the following clarifications on the planned project for Birch Street in Red Lake, ON. This project is a partnership between the KDSB and New Starts for Women Inc., and is located next to the existing New Starts Women’s Shelter (NSWS).   Questions sought by Chris Jones, Planner for the Municipality of Red Lake;   Confirmation that the primary access will be Birch Street: KDSB confirms that the primary / principal access to the site, as well as the proposed Fire Truck Route will be from Birch Street, on a proposed registered easement through the existing New Starts property as identified on the original site plan. Like any property abutting a laneway, the intention is to connect to the lane for convenience.   It is important to note that the existing Municipal Lane requires realignment regardless of the final site plan approved for the property. As shown on the survey that was submitted to the Municipality, completed by TBT Engineering, the existing gravel municipal lane is partially on private property. This property is currently held by New Starts for Women Inc. and is proposed to be transferred to KDSB through the Consent to Sever application. The lane must be realigned with the municipal laneway allowance.   A revised site plan based on feedback from the Municipality, Planning Advisory Committee (PAC), and the public has been completed, and illustrates the above noted item. Through final Site Plan Approval from the Municipality, any laneway access and/or laneway improvements can be finalized. This should have no impact on the ZBLA from a land use planning perspective.   Comment/response to an alternate layout for parking/building. I understand this was raised by a citizen and reinforced by a member of PAC: On March 13th, 2019, KDSB received correspondences from Mr. Paul Damsma of the Red Lake PAC. The committee member provided KDSB with a proposed “alternative concept layout” of the building and parking lot. This was considered highly unorthodox by KDSB given the mandate of PAC.  However, to entertain the question, the layout and design of the building have been developed around the fundamental necessities of the program to ensure the housing will best support the families living there.  KDSB has engaged Keewatin‐Aski Ltd. (KAL) to lead the design of the project. KAL was founded in 1984 and provides professional engineering and architectural consulting services through Northwestern Ontario.  The firm is licensed to practice Architecture (OAA) and Engineering (PEO) in the Province of 

211 Princess St, Dryden, ON P8N 3L5 

Ph: 807‐223‐2100 

Fax: 807‐223‐6500 

120 Matheson St S, Kenora, ON P9N 1T8 

Ph: 807‐468‐5372 

Fax: 807‐468‐2828 

WEBSITE: www.kdsb.on.ca 

Ontario, with a large, multi‐discipline staff who have an immense amount of expertise in building design and construction in the Region. The location of the building was carefully selected by the professionals based on the varied characteristic of the lands.   Will blasting be required? No blasting is anticipated for the building’s foundation. The building will be constructed on top of the bedrock with no basement, minimizing the impact to the natural environment. Depending on the actual location of existing Municipal Infrastructure, blasting may be required for building services (sewer and water). This is typical in Northwestern Ontario due to the presence of the Canadian Shield, and all necessary precautions will be taken. The safety of the tradespeople performing the work is regulated under the Occupational Health and Safety Act, Section 196 of O.Reg 213/91. To ensure protection of the surrounding properties, structures, and natural environment, any blasting will be controlled under the highest industry standards. Even if not required under legislation, prior to any work taking place, a pre‐blast survey will be completed. KDSB and KAL believe strongly that it is prudent to always choose on the side of caution. A pre‐blast survey creates a record on paper of the condition of surrounding structures before any blasting takes place. If there is any new damage to property once the blasting has started, having a record of its pre‐blast condition will aid in proving the cause of any damage. That being said, all precautions will be taken to prevent any damage from occurring in the first place.   Preliminary SWM plan/recommendation prepared by a qualified professional: Provided by KAL.   Comments with respect to security and monitoring: This project provides a safe environment for women with or without children who have experienced abuse. In order to ensure their safety and to allow the residents to live without fear (something that most of us take for granted) the following measures are taken: 

x The Second Stage Housing will provide independent, controlled entry apartments with services on site; 

x The property will have surveillance cameras that will be monitored by NSWS staff;   x Key access only into the building, and; x Fenced in play areas for children and common areas for all tenants will be provided.  

 Comments on the sufficiency of parking compared with similar KDSB facilities: The property’s parking lot was designed in accordance with the local By‐Laws. Comparing this particular project to other KDSB owned facility is not a meaningful exercise.  The target clientele varies greatly throughout KDSB’s housing portfolio and other KDSB facilities in Red Lake were constructed in the 1980’s when local regulations and parking demands were very different than what exists today.   Other Questions and Comments KDSB heard during the PAC meeting & Public Consultations;  KDSB heard many NIMBY types of concerns, these included: 

x Increase of people in the area, they enjoy the quiet neighbourhood; x Do not want to hear children playing; x Families will move in and not be monitored, or supervised; x Do not want it in their back yard; 

211 Princess St, Dryden, ON P8N 3L5 

Ph: 807‐223‐2100 

Fax: 807‐223‐6500 

120 Matheson St S, Kenora, ON P9N 1T8 

Ph: 807‐468‐5372 

Fax: 807‐468‐2828 

WEBSITE: www.kdsb.on.ca 

x Concerns about an increase of traffic; x Would like the building fenced in; x Is the location finalized or can it be moved; x Concerns about “low‐rental” units; x These people are not even from Red Lake; x Why is there no Shelter for abused men; x Increase in noise in the area, and x Potential problems in area once units open. 

 “Every person has a right to equal treatment with respect to the occupancy of accommodation without discrimination because of race, ancestry, place of origin, colour, ethnic origin, citizenship, creed, sex, sexual orientation, age, marital status, family status, disability or the receipt of public assistance.” – Ontario Human Rights Code, s.2(1).  Assumptions are being made about the characters of persons who will reside at the building. Housing is a Human right on an international scale and is necessary in life. Entertaining the notion that the building should be located in a different area of town, particularly non‐residential areas, or placing special requirements on the project due to the intended residents would be a discriminatory practice.   KDSB and NSWS want to create a project that the neighborhood and community can be proud of. Having a welcoming environment for the Women and Children is vital to having these families thrive in the community and contribute to improving the social fabric of Red Lake.    It is felt the building was dropped on them too fast, they had not input: NSWS purchased the subject property in 1990 for future use. In 2007, a Phase 1 ESA was completed on the property. In 2016, NSWS received funding to complete a Business Case and Feasibility Study, supported by the Ontario Trillium Foundation, which studied the financial viability of constructing this project.   Jennifer Chamberlin, Executive Director of New Starts for Women Inc. has made numerous presentations to former Mayor and Council as well as local organizations over the past many years. In February of 2017 the Kenora District Municipal Association (KDMA) was presented to, and many meetings with local MPPs and MPs have taken place over the last 4 years. The previous Executive Director had also done presentations to various committees. NSWS has received many of letters of support, including letters from the Municipality of Red Lake, Township of Ear Falls as well as two neighbouring First Nation Communities north of Red Lake.  KDSB and NSWS went above and beyond the Municipal requirements for public engagement in an effort to not only inform the community, but also collect feedback that could be incorporated into final design. The neighbourhood consultation process was completed by one employee from the NSWS on behalf of both KDSB and New Starts for Women Inc.  Door to door visits took place on Tuesday, February 26, 2019, and Wednesday, February 27, 2019. An Open House Consultation was then held on Thursday, February 28th, 2019 from 6:00 ‐7:00 pm and Friday, March 1, 2019, from 11:30 am – 1:30 pm at the Red Lake Regional Heritage Centre.  

211 Princess St, Dryden, ON P8N 3L5 

Ph: 807‐223‐2100 

Fax: 807‐223‐6500 

120 Matheson St S, Kenora, ON P9N 1T8 

Ph: 807‐468‐5372 

Fax: 807‐468‐2828 

WEBSITE: www.kdsb.on.ca 

Concerned with a 2 storey building, feel the lot is too small for the proposed build: The proposed building’s lot coverage is 20.52%. The allowable maximum lot coverage as per the Municipal By‐Laws is 40%, double that of what is being proposed.      Will other children from the neighbourhood be allowed to use the playground? The playground will not be open to the public for a number of reasons (security, liability, licensing etc). However, the families that reside in this facility will benefit immensely from the safe play area, and like any private residence, invited visitors will enjoy the facilities as well.      Will the building be tax exempt? No. Property tax is included in the rents paid by the tenants, and the KDSB pays property tax on the building like any owner would. While the MPAC assessed value of the yet‐to‐be constructed building is unknown, the Municipality will be generating somewhere in the neighbourhood of $30‐50,000/year of new property taxes.     Comments that vehicles speed in the neighbourhood and the “Dead‐End” sign is not located in the proper place: KDSB and NSWS have no authority to inforce speed limits or approve Municipal sign locations. These concerns are unrelated to the ZBLA and Consent to Server planning applications.   Should you have any other questions or would like any clarifications, we would be happy to provide additional information.   Sincerely,    Ben Reynolds, C.E.T. Director of Infrastructure      

•Appendix 2•

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•Appendix 3•

Page 1 of 4

THE CORPORATION OF THE MUNICIPALITY OF RED LAKE

DRAFT BY-LAW NO. XX-2019

APRIL 6, 2019

BEING A BY-LAW TO AMEND BY-LAW NO. 1930-14 WHICH REGULATES THE USE OF LAND, CHARACTER AND LOCATION OF

BUILDINGS, AND STRUCTURES IN THE MUNICIPALITY OF RED LAKE

WHEREAS the Official Plan of the Corporation of the Municipality of Red Lake was approved by the Minister of Municipal Affairs on October 22, 2015; and, WHEREAS the Municipality is in receipt of an application for a zoning by-law amendment and has administered a public meeting in accordance with the Planning Act, R.S.O, 1990; and, WHEREAS Council deems it advisable to amend By-Law No. 1930-14 in accordance within the provisions of Section 34 of the Planning Act, Chapter P13, R.S.O. 1990; NOW THEREFORE the Council of The Corporation of the Municipality of Red Lake hereby ENACTS AS FOLLOWS: SECTION 1 – Application

1.1 This By-Law shall apply to property located at 10 Birch Street on lands as identified on “Schedule A-1” which is attached hereto and forms part of this By-Law.

SECTION 2 – Purpose and Effect

2.1 By-Law No. 1930-14 is hereby amended insofar as it applies to the permitted uses and regulations of lands shown on Schedule A-1.

The purpose of this By-Law is to change the regulated zoning classification for the lands from Institutional (I) Zone to the Institutional Exception (I-3) and to the Townsite Residential Density Two Exception (R2-9) Zone as shown on Schedule A-1 attached hereto and forming part of this By-law.

SECTION 3 – Amendment 3.1 The permitted uses and provisions within the Institutional zone being

Section 20.4 of the Zoning By-Law are hereby amended by adding the following new section after the sub-section entitled “I-2 Zone: Howey Street”:

I-3 Zone: 10 Birch Street

Notwithstanding any other provision of this By-Law to the contrary, the permitted uses on lands zoned I-3 shall include: (a) an emergency shelter, defined as an establishment that provides

temporary accommodation to individuals who are in immediate need of emergency accommodation and may include ancillary office, counseling, and social support services; and;

Notwithstanding any other provision of this By-Law to the contrary, the following provisions shall apply to lands zoned I-3:

(i) Minimum Parking Spaces (ii) Minimum Lot Frontage

Page 2 of 4

3.2 The permitted uses and provisions within the Townsite Residential Density

2 Zone (R2) being Section 6 of the Zoning By-Law are hereby amended by adding the following new section after the sub-section entitled “R2-8 Zone: Block G, Red Lake Townsite”.

R2-9 Zone; 10 Birch Street, Red Lake Notwithstanding any other provision of this By-law, the only permitted use on lands zoned R2-9 shall be:

a) A 10-unit multi residential building used for the purpose of transitional support housing for clients of the abutting women’s shelter.

And furthermore, notwithstanding Sections 3 and 6.2 of this By-law, the following regulations shall apply to lands zoned R2-9:

i. Lands located in the R2-9 Zone are exempt from the requirement to have lot frontage or frontage on a public road and shall instead obtain ingress and egress via a registered easement providing legal access to Birch Street;

ii. The minimum front yard shall not apply and the minimum setback

from any lot line shall be 3 metres, with the exception that any lot line that abuts Quartz Lane shall require a 7.5 metre setback; and,

iii. The minimum number of parking spaces shall be 18.

SECTION 4 – Conformity

4.1 In all other respects the provisions of By-law 1930-14 shall continue to apply.

THAT this By-Law shall come into force and take effect upon the final passing thereof. READ a FIRST and SECOND TIME this 15th day of April, 2019.

________________________________ Fred Mota, Mayor

_________________________________ Christine Goulet, Clerk

READ a THIRD TIME and FINALLY PASSED this 15th day of April, 2019.

________________________________

Fred Mota, Mayor

_________________________________

Christine Goulet, Clerk

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Schedule A 10 Birch Street, Red Lake

Municipality of Red Lake

KEY MAP

By-Law No. XX-2019

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SCHEDULE B

Statement of Conformity to the Official Plan For the Municipality of Red Lake (By-Law 1937-14)

I, Christine Goulet, Clerk of the Municipality of Red Lake, Have reviewed By-Law No. XX-2019 of the Municipality of Red Lake,

and I am of the opinion that this By-Law is conformity with the Official Plan for the Municipality of Red Lake (By-Law 1937-14).

__________________________________________ Christine Goulet, Clerk

_________________________________ April 15th, 2019