HomeMy WebLinkAboutCSD-17-009 - Residential Intensificaiton in Established Neighbourhoods Study
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: March 6, 2017
SUBMITTED BY: Alain Pinard,Director, Planning Services
PREPARED BY: Janine Oosterveld,Manager, Site Development & Customer
Service 519-741-2200 ext. 7076
WARD(S) INVOLVED: 3, 8, 9 and 10
DATE OF REPORT: February 13, 2017
REPORT NO.: CSD-17-009
SUBJECT: Residential Intensification in Established Neighbourhoods
Study (RIENS) Final Report Overview & Recommendations
___________________________________________________________________
RECOMMENDATION:
That the recommendations
Department report CSD-17-009, be approved as supported by the Residential
Intensification in Established Neighbourhoods Study (RIENS) Final Report
prepared by Meridian Planning Consultants dated February 13, 2017.
BACKGROUND:
Staff has been working on series of initiatives since 2013
to address compatibility for infill development in established residential neighbourhoods
as discussed in the following reports leading to the initiation of the Residential
Intensification in Established Neighbourhoods Study (RIENS):
August 2013:CSD-13-084Residential Intensification Infill Housing outlined
immediate/interim actions, including changes to zoning, urban design guidelines
and process matters.
January 2015:CAO-15-003Proposed City of Kitchener 2015 Corporate
Business Plan identified the RIENS as a corporate priority.
March 2015: CSD-15-025Residential Intensification in Established
Neighbourhoods Study (Corporate Project: Residential Infill Guidelines)
initiated the process for establishing a terms of reference for the RIENS.
April 2015: CSD-15-046 - Residential Intensification in Established
Neighbourhoods Study Council Strategy Session was a discussion paper to
provide guidance in preparing the terms of reference for the RIENS.
December 2015: FCS-15-175E15-088 Consultant Services Residential
Intensification in Established Neighbourhoods Study which recommended
awarding Meridian Planning the contract to conduct the RIENS.
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REPORT:
Study Process
development projects in established residential neighbourhoods to determine if changes
are necessary. The goal of the studyis to develop a clear and fair process for
approving redevelopment projects in these neighbourhoodswhile ensuring that projects
.
The project took place over the course of 2016with the following timeline:
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Oct 27: Engagement Sesson #3
Jan - Feb: Background Research May 16 : Council Strategy Session
Nov 3: Stakeholder Session #3
March 8: Engagement Sesson #1 June 14: Engagement Session # 2
Nov - Dec: Engage Kitchener
April 6: Stakeholder Session #1 June 23: Stakeholder Session #2
survey
Oct. 4: Bus Tour
Upon evaluation of a number of options and through an extensive public engagement
process, the consultant has prepared the Residential Intensification in Established
Neighbourhoods Study: Final Report (attached to this staff report as Appendix and
Final urpose of this report is to make
recommendations associated with:
1. the process of reviewing and approving development applications in the Study
area, and
2. refining the Planning tools used to evaluate development applications.
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The report includes the following recommendations:
CategoryRecommendations
Zoning Changes in 1.Amend the City's zoning by-law as it applies to the Study
the Study AreaArea.
1ARequire new construction to generally be located a
distance from the street that is in line with existing
dwellings.
1BReduce the maximum building height to permit a maximum
of two storeys only in a circumstance where a replacement
dwelling is proposed between two bungalows and maintain
the current maximum permitted height everywhere else
(10.5 metres).
1CRequire that new garages be detached in the rear yard or
attached on the side and recessed behind the front face of
the dwelling in areas where this is the norm. In addition,
new restrictions on garage width, garage projection and
driveway width should be added to the City's Zoning By-
law for the remainder of the Study Area.
2Consider through further study, whether or not certain
areas that have permissions for a variety of multiple
dwelling housing forms and which are predominantly the
site of single detacheddwellings should be re-zoned to
reflect the existing housing forms of the neighbourhood.
Process 3Change the notification process for consent and minor
Enhancementsvariance applications by requiring the placement of a
notice signon the property when an application is being
considered.
4Require Site Plan Approval for single-detached, semi-
detached and duplex dwellings as a pilot project in select
neighbourhoods identified by the Cultural Heritage
Landscape Study.
Urban DesignManual5Update the Urban Design Manual to provide additional
guidance on infill development and new development
adjacent to established neighbourhoods.
Public Information and 6on to assist
Awareness (about homeowners and developers when developing plans for
intensification)infill development and which explain the planning
processes that apply for the benefit of all.
The recommendations are further detailed in the Final Report. The following is a
summary of how each of the recommendations from the Final Report may be
implemented.
1. Zoning Regulation Changes:
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In order to implement recommended changes to the zoning bylaw, the City must follow
the statutory notice and engagement requirements of the Planning Act. The City is
currently undertaking a comprehensive review of the Zoning Bylaw (CRoZBy) that
follows, and exceeds, these statutory requirements. As such, staff recommends that the
zoning recommendations be reviewed as part of the first draft of new Urban Residential
zones which is anticipated to be released in the spring of 2017 for public consultation.
Ultimately, through further evaluation and public consultation, the actual zoning rules
dations.
In addition, staff has initiated the review of many of the existing Secondary Plans within
the central neighbourhoods. The Secondary Plans were deferred from being included
in the new Official Plan until the PARTS (Planning Around Rapid Transit Stations) Plans
and further review was completed. More direction and detail regarding specific zoning
provisions may result from working with each neighbourhood on updating the land use
policy, zoning, urban design and heritage framework. As an example, in order to align
with the character of some neighbourhoods, garages may not be permitted or would
have to be to the rear of the dwelling with a driveway on the side of the lot.
Through the development of the actual zoning regulations, staff will give consideration
for ease and clarity of determining compliance for the recommended zoning provisions.
The review of Secondary Plans and the CRoZBy project are programmed, underway,
can incorporate the recommendations from the RIEN Study in the considerations and
does not require Council to allocate additional funds or resources. The current schedule
is to deliver these two projects to statutory public meetings in the Spring of 2018.
2. Review of Zoning Categories in Specific Residential Areas:
As noted in the previous recommendation, there are two projects underway through
which to implement this recommendation. Staff recommend that the evaluation of
properties currently zoned as Residential Six (R-6) andResidential Seven (R-7) within
the Study Area be completed both through the review of central neighbourhoods
Secondary Plans (for applicable properties) as well as the review of Residential zoning
through the CRoZBy project (for properties not affected by secondary plans).
Should zoning changes be recommended that propose changing current permissions
on some properties,these property owners could be affected.Where current
permissions are not affected, updates to the Urban Design Manual that clarify how
projects are to be designed will be important (recommendation 5).
Similar to the first set of recommendations, this does not require Council to allocate
additional funds or resources. The review has already been incorporated into the
projects and would be considered in the Spring of 2018.
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3. Notice Requirements for Committee of Adjustment:
Changes to notification procedure for Committee of Adjustment applications can be
made by staff. There was a lot of support through the various forms of engagement for
posting a sign on the property.
Staff did a preliminary evaluation of how the integration of a sign notice could work and
determined that with approximately 125-270 applications per year, it would be difficult to
manage signage as the legislated requirement. Currently, staff engages residents and
property owners through the use of a notice placed in the Record and letter circulation
to property owners within a 30m radius. In addition to the current legislated approach,
staff supports using asign on the property to bring attention to the application
underway. Interested parties could be directed check the website (see recommendation
6) or contact the City for additional information.
The implementation of this recommendation can be done relatively quickly. Staff would
need to order pre-establish a procedure for
distribution, and instructions for the applicant to install the sign. Although outside the
scope of the Study, staff recommends City-wide implementation to avoid two different
notification procedures(within and outside of the Study Area).
The program could operate either as reusable signs (to be returned) or single-use
notice signs. Cost implications are estimated at approximately $35 per sign. If it is a
reusable sign, a deposit could be taken to encourage the return of the sign.Progress
with respect to implementation and any applicable fees to accommodate the signage
will be brought forward as part of the 2018 User Fee deliberation.
4. Site Plan Control Pilot Project:
The site plan control pilot project may be implemented by amending the Site Plan
Control Bylaw. Staff recommends that this tool be implemented with the approval of the
associated planning, design and heritage framework for Central Frederick and Cedar
Hillcultural heritage landscapes.
Staff can initiate a more detailed review of this approach to provide more information on
the resource implications, application review timelines, proposed fees and scope of
review and types of projects affected (e.g. new buildings, renovations, additions).The
report back to Council would also include the Site Plan Control Bylaw amendment.
The pilot project provides an opportunity to test this approach to evaluate implications of
the program. Approval timelines will likely be extended beyond the standard building
permit timeframe, with the adoption of site plan process (e.g. when staff requests
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changes to the site or building design). There is also the possibility of refusal and
appeal to the Ontario Municipal Board (OMB). This process does not involve
neighbourhood consultation (unless a Committee of Adjustment application is required).
Only the applicant has the right to appeal the site plan control decisions to the OMB.
5.Urban Design Manual Updates:
Through both the public engagement and further review of the urban design context and
issues as part of this Study, much more is known about enhancements that could be
(UDM). TheUDM is a key tool that
the City uses to assess new development and can provide expectations, guidance and
standards for looking at character and compatibility. Given that many urban design
objectives are interrelated, it is best to incorporate the consideration of the Final Report
recommendations into the comprehensive review of the UDM (Corporate Business Plan
project starting in 2017).
The UDM supports the review and approval of Planning Act applications including plans
of subdivision, zoning amendments, site plans and Committee of Adjustment
applications. Clarifying the guidelines help to set clearer expectations for those
designing and building projects in the Study area.
Resourcing for the comprehensive review of the Urban Design Manual will be
determined through that process and the establishment of the work plan.
6. Public Information & Awareness:
The recommendation for a can be integrated into the communications
corporate priority (Business Plan #OG3) Accurate
Communication of Plans for Future Development. The plan was developed after a
thorough review of what and how information is available about planning and
development projects.
The goals of the communications plan are to improve access to information about future
developments and to raise the overall understanding of planning practices so that
recommends using a variety of tools including updates to the website, interactive
mapping, social media and print material.
The purpose of creating a is to provide more information to residents
about what is/could happen in their neighbourhoods. It can also help guide property
owners interested in developing /changing their own property. The resource implications
will be determined through that process and work plan and will be dependent on the
scope of the overall project (e.g. interactive mapping, online resources, and hardcopy
information pamphlets).
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ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
Strategic Priority 3: Safe and Thriving Neighbourhoods
Strategy 3.3: Manage growth, curb urban sprawl, and foster more mixed-use
development, ensuring new development is integrated with the diversity and character
of the surrounding community.
Strategic Action: NB7 -Residential Intensification in Established Neighbourhoods
FINANCIAL IMPLICATIONS:
This project was completed within the original budgeted amount of $73,930.80 (Capital
Budget Planning Studies account).
COMMUNITY ENGAGEMENT:
This project used multiple community engagement themes (INFORM,CONSULT,
COLLABORATERIENS: What We Heard
(Appendix ) provides adetailed summary of the engagement methods and feedback
received.
INFORM Public engagement meeting notices were published in the Kitchener Post,
circulated by email or mail to those on the notification list including neighbourhood
associations in the Study area, through social media and through the project webpage.
CONSULT & COLLABORATE Throughout the Study, various options were provided
to consult and collaborate with the community including:
Opportunities to discuss the project directly with staff and the consultant
team at each of the three public engagement sessions;
Electronic feedback through individual clickers at engagement session
#2;
Roundtable discussions at engagement session #3 to obtain feedback on
the draft recommendations;
More in-depth discussions at the smaller stakeholder sessions throughout
the Study;
D
liaison committee meetings;
A bus tour with members of Council, the public, media, and staff;
Some members of the public provided feedback via email; and,
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A month-long Engage Kitchener on-line survey to obtain feedback on the
draft recommendations.
CONCLUSION:
The RIENS Final Report is a culmination of an over a year
central and Vanier
neighbourhoods. A number of recommendations are proposed which provide a balance
between: ensuring infill development within these neighbourhoods is compatible with
the surrounding context through clear, fair and identifiable processes; and, allowing for
creativity and personal preference in design.
REVIEWED BY: Brian Bateman, Senior Planner
Brandon Sloan, Manager, Long Range and Policy Planning
ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)
Attachments:
Recommendations of Community Services Department report CSD-17-009
B RIENS Final Report prepared by Meridian Planning Consultants
see link http://www.kitchener.ca/en/livinginkitchener/riens.asp
C RIENS What We Heard: A consolidation of feedback
see link http://www.kitchener.ca/en/livinginkitchener/riens.asp
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Appendix A.
Recommendations of Community Services Department report CSD-17-009
1) That the recommended changes to Zoning By-law 85-1 be referred to the
Comprehensive Review of the Zoning By-law (CRoZBy) and central
neighbourhood secondary plans review processes for further consideration of the
regulations pertaining to front yard setbacks, building height, garage
width/projection and driveway width; and
2) That the lands zoned R6 and R7 within the Study area be reviewed through
CRoZBy and the central neighbourhoods secondary plans review processes to
determine if the assigned zoning is appropriate; and
3) That staff initiate a sign notice program for Committee of Adjustment applications
in 2017 and, pursue opportunities to recoup the costs as part of the 2018 User
Fee deliberation process; and
4) That a three year pilot project be conducted to require site plan approval for
single detached, semi-detached and duplex dwellings within the Central
Frederick and Cedar Hill cultural heritage landscapes starting in 2018; and
5) That staff report back to Council in 2017 regarding an amendment to Kitch
Site Plan Control By-law (Chapter 683 of the Municipal Code) along with the
scope and resource implications associated with a pilot project to require site
plan approval for single detached, semi-detached and duplex dwellings within the
Central Frederick and Cedar Hill cultural heritage landscape areas; and
6) That Urban Design Manual provide additional guidance on infill development
through the comprehensive update that is scheduled to commence in 2017; and
further
7)That staff develops in 2017 a
information to both interested neighbours and property owners interested in
developing their property about the process and tools associated with the review
and approval of development applications.
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