Local builder Dalron Ltd. is headed to the city's planning committee next week with proposals to convert two former schools into residential buildings.
But the plans are facing some opposition from residents.
The first would see the former St. Bernadette School on Auger Avenue in New Sudbury converted into 40 row houses. It first came to planning in September, where a decision was deferred because of concerns over two issues.
One of those issues is that Dalron wanted to build some “bungalofts,” which are similar to bungalows, with added living space on a top floor. They're not technically two-stories high, but are considered that way for planning purposes. The motion on the table for Nov. 21 requires Dalron to stick to one-storey units.
The second issue was with traffic. A report with the application didn't include a full traffic impact statement, but did have a memo from a traffic consultant hired by Dalron that concluded the traffic generated by the development would be less than that generated by the school.
“Dalron Construction Limited has provided the attached memorandum dated Oct. 2, 2017, prepared by Tranplan Associates with respect to traffic generated by the previous elementary school use and the proposed 40 row dwellings,” says a letter from planning director Jason Ferrigan. “The memorandum concludes that both the morning and afternoon peak hour traffic volumes generated by the previous school and daycare uses were in excess of that which would be generated by the proposed 40-unit residential development.
“City staff (planning and roads and transportation) have reviewed the memorandum and have no concerns with respect to the conclusion presented.”
See the full report here.
The second project is turning the former St. Raphael School on Dublin Street into a six-storey retirement residence. The 120-unit development would include space for a medical office and related businesses.
“Planning services is satisfied that the proposed residential conversion of the former school is appropriate within the context of the area, and that additional intensification in the form of a new building can be accommodated on the site,” the staff report on the issue says. “The residential density has been scaled appropriately given the location in an established neighbourhood where low density residential uses are predominant.
“Roads and transportation staff have indicated that traffic generation during peak periods will be less compared to the former school use. Staff recommend approval subject to site-specific zoning provisions limiting the use of the property (retirement home, multiple dwelling) and the scale of development (density, building height, building location, setbacks) to ensure compatibility.”
However, a resident in the area – Laraine Taylor — says she has a petition with 160 signatures on it from residents opposed to the plan. Taylor says the sewer system in the area is in need of upgrading and that there are drainage issues; she disputes the traffic estimates, saying there is already too much traffic and speeding on the roadway; and, the city needs to protect Junction Creek.
Taylor was pleased, however, that the units would be retirement residences, but still had concerns about infrastructure.
