HomeMy WebLinkAboutCSD-17-105 - PARTS Midtown Plan - 101-105 Glasgow StREPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: December 4, 2017
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Brandon Sloan, Manager, Long Range & Policy Planning
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: November 20, 2017
REPORT NO.: CSD-17-105
SUBJECT: PARTS: Midtown Plan
Glasgow Street/Strange Street Further Recommendations
______________________________________________________________________
RECOMMENDATION:
THAT notwithstanding the PARTS: Midtown Plan, any of the conceptual future
street connections shown in the plan shall not hinder the ability of AirBoss (101
Glasgow Street) to continue to operate and expand their industrial facility at any
time. Only at such time as 101 Glasgow Street is ever proposed to have a
different use of the property, a potential private or public transportation
connection to Elm Street be explored with the landowner at that time;
AND FURTHER THAT for the lands bounded by Glasgow Street, Strange Street,
the rail line and Iron Horse Trail, any future street connections whether private
road, private driveway or public road; and any park space whether private or
public; shown on the maps contained in the PARTS: Midtown Plan are
conceptual, long-term possibilities that would only be considered at the time a
property is redeveloped and a landowner at that time may provide justification of
an alternate way to achieve these particular PARTS: Midtown Plan objectives.
BACKGROUND:
In October 2017, Council approved the Planning Around Rapid Transit Stations
(PARTS): Midtown Plan save and except for a few matters that related to lands near
Glasgow St/Strange St which received the following resolution:
implementation of the roadway connection and parkland identified on the properties
municipally addressed as 101 and 105 Glasgow Street, and as referred to in Clause 5
of the Finance and Corporate Services Report, be deferred to December 4th Standing
Committee of Council."
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REPORT:
In order to facilitate a potential solution for the issues with respect to the PARTS:
Midtown Plan raised by the representative of landowners at 101 and 105 Glasgow
Street, staff drafted potential wording of further recommendations to the approved Plan
that may provide additional comfort for the current operation of the sites. This approach
of having a potential Council resolution specific to these lands and citing the current
industrial operation at 101 Glasgow Street is similar to that which was utilized several
years ago when the same site was considered for a cultural heritage matter.
There are two recommendations to help resolve the issues. The first is specific to the
operation of 101 Glasgow Street and any future street connection. The second is about
any future street connection or park space for any of the lands bounded by Glasgow
Street, Strange Street, rail line, Iron Horse Trail area, as it is equally applicable to any of
the lands within that area (including 101 and 105 Glasgow Street). The
representative has assisted with the wording of the two recommendations and has
provided letters of support, attached as Appendix A.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
Business Plan ID# NB-08 PARTS Midtown RT Station Area Plan.
FINANCIAL IMPLICATIONS:
N/A.
COMMUNITY ENGAGEMENT:
INFORM
advance of the council / committee meeting.
CONSULT Staff consulted with the representative.
PREVIOUS CONSIDERATION OF THIS MATTER:
nd
CSD-17-090 PARTS: Midtown Plan considered at October 2 Committee of Council
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and approved at October 16 Council save and except for the topic of this report which
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was deferred until December 4 Committee.
CONCLUSION:
Committee and Council can consider the merits of whether to include the additional staff
recommendations to address the site-specific matters. Moving forward with the PARTS:
Rockway Plan (and any future PARTS Plans), a more conceptual approach is being
taken with respect to showing potential street connections and parks in these type of
master plans.
REVIEWED BY: Tina Malone-Wright, Senior Planner
ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)
Appendix A Letters of Support on behalf of 101 and 105 Glasgow Street
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Via Email
Our File: P-738-14
November 20, 2017
Mr. Brandon Sloan
Manager, Long Range and Policy Planning
City of Kitchener
200 King Street West
Kitchener, Ontario
N2G 4G7
Dear Mr. Sloan
Re: PARTS Midtown Station Area Plan
101 Glasgow Street, Kitchener
AirBoss of America Corp.
As you are aware we attended the Finance and Corporate Services Committee meeting held on
nd
October 2, 2017 on behalf of our clients, AirBoss of America Corp. (AirBoss), owners of the
lands at 101 Glasgow Street, to object to the Preferred Scenario with regards to the identification
of the proposed road (whether private or public) to connect Eden Avenue at Glasgow Street with
Elm Street on the north side of the subject property. The establishment of said road would result
in the introduction of public traffic on lands abutting a highly secured area and would
unnecessarily impact the continued operation and expansion of the property. The said road
supplies and goods
onto, off of, and throughout the subject property and the abutting properties on which legal right-
of-ways have been established.
Finance Committee passed the following Motion with regard to this matter:
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At our request, and as agreed to by staff a further Deferral was requested and granted to have
consideration of this matter pushed back to a Standing Committee meeting on December 4,
2017.
On October 5, 2017 you presented a proposal to our group for consideration of suggested
wording that would be included in the PARTS MidTown Plan. Together we further modified that
wording to reflect the current proposal which is now included in your Staff Report dated
November 20, 2017 which will be provided for consideration by the Planning & Strategic
Initiatives Committee at their December 4, 2017 meeting.
The finalized wording as per your report is as follows:
THAT notwithstanding the PARTS: Midtown Plan, any of the conceptual future street
connections shown in the plan shall not hinder the ability of AirBoss (101 Glasgow
Street) to continue to operate and expand their industrial facility at any time. Only at
such time as 101 Glasgow Street is ever proposed to have a different use of the
property, a potential private or public transportation connection to Elm Street be
explored with the landowner at that time;
AND FURTHER THAT for the lands bounded by Glasgow Street, Strange Street, the
rail line and Iron Horse Trail, any future street connections whether private road,
private driveway or public road; and any park space whether private or public;
shown on the maps contained in the PARTS: Midtown Plan are conceptual, long-term
possibilities that would only be considered at the time a property is redeveloped and
a landowner at that time may provide justification of an alternate way to achieve these
particular PARTS: Midtown Plan objectives.
We greatly appreciate the opportunity for additional time for our group to consider the proposed
wording that was presented to us and can now confirm that we are in agreement with this
wording and support a Council Resolution to include this wording.
If you would like to discuss the above noted matters further, please do not hesitate to contact
our office.
Yours truly,
Labreche Patterson & Associates Inc.
Scott Patterson, BA, CPT, MCIP, RPP
Principal, Senior Planner
SP/s
Copy: AirBoss of America Corp.
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Via Email
Our File: P-428-10
November 20, 2017
Mr. Brandon Sloan
Manager, Long Range and Policy Planning
City of Kitchener
200 King Street West
Kitchener, Ontario
N2G 4G7
Dear Mr. Sloan
Re: PARTS Midtown Station Area Plan
105 Glasgow Street, Kitchener
2264385 Ontario Inc.
As you are aware we attended the Finance and Corporate Services Committee meeting held on
nd
October 2, 2017 on behalf of our clients, 2264385 Ontario Inc. owners of the lands at 105
Glasgow Street, to object to the Preferred Scenario with regards to the identification of the
proposed road (whether private or public) to connect Eden Avenue at Glasgow Street with Elm
Street.
We also objected to the PARTS Midtown Station Area Plan identifying
f the lands that accounts for approximately 25% of the total area
of the subject property. The development of the parking lot on the property was seen as an
interim use with a full redevelopment anticipated for the future.
In this regard, we had specifically noted that 2264385 Ontario Inc. does not support the
Preferred Scenario with regards to the identification of the proposed road (whether private or
public) to connect Eden Avenue at Glasgow Street with Elm Street, essentially resulting in the
bisection of the subject property and severely limiting the form and function of the potential
redevelopment of the lands. Additionally, the owner does not support the identification of a large
portion of their property for the provision of new park space or the extension of York Street
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Finance Committee passed the following Motion with regard to this matter:
At our request, and as agreed to by staff a further Deferral was requested and granted to have
consideration of this matter pushed back to a Standing Committee meeting on December 4,
2017.
On October 5, 2017 you presented a proposal to our group for consideration of suggested
wording that would be included in the PARTS MidTown Plan. Together we further modified that
wording to reflect the current proposal which is now included in your Staff Report dated
November 20, 2017 which will be provided for consideration by the Planning & Strategic
Initiatives Committee at their December 4, 2017 meeting.
The finalized wording as per your report is as follows:
THAT notwithstanding the PARTS: Midtown Plan, any of the conceptual future street
connections shown in the plan shall not hinder the ability of AirBoss (101 Glasgow
Street) to continue to operate and expand their industrial facility at any time. Only at
such time as 101 Glasgow Street is ever proposed to have a different use of the
property, a potential private or public transportation connection to Elm Street be
explored with the landowner at that time;
AND FURTHER THAT for the lands bounded by Glasgow Street, Strange Street, the
rail line and Iron Horse Trail, any future street connections whether private road,
private driveway or public road; and any park space whether private or public;
shown on the maps contained in the PARTS: Midtown Plan are conceptual, long-term
possibilities that would only be considered at the time a property is redeveloped and
a landowner at that time may provide justification of an alternate way to achieve these
particular PARTS: Midtown Plan objectives.
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We greatly appreciate the opportunity for additional time for our group to consider the proposed
wording that was presented to us and can now confirm that we are in agreement with this
wording and support a Council Resolution to include this wording.
If you would like to discuss the above noted matters further, please do not hesitate to contact
our office.
Yours truly,
Labreche Patterson & Associates Inc.
Scott Patterson, BA, CPT, MCIP, RPP
Principal, Senior Planner
SP/s
Copy: 2264385 Ontario Inc.
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