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HomeMy WebLinkAboutDSD-18-143 - 152 Shanley Street Vision StatementREPORT TO:Planning & Strategic Initiatives Committee DATE OF MEETING: November 5, 2018 SUBMITTED BY:Alain Pinard, Directorof Planning, 519-741-2200 x7319 PREPARED BY:Tina Malone-Wright, Senior Planner,519-741-2200 x7765 WARD(S) INVOLVED:Ward 10 DATE OF REPORT:October 16, 2018 REPORT NO.: DSD-18-143 SUBJECT:VISION STATEMENT FOR 152 SHANLEY STREET RECOMMENDATION: THAT the Vision Statement for 152 Shanley Street, shown in Appendix ‘A’ to report CSD- 18-143, be adopted; AND FURTHER THAT the Vision Statement be released as part of the tax sale advertisement to provideguidanceand supportto the processing of future Planning Act applications to facilitate the redevelopment of 152 Shanley Street. BACKGROUND: In April and May of 2017, the City advertised the sale of 152 Shanley Streetthrough a formal tax sale process. Unfortunately, the tax sale was unsuccessful as the City only received one tender which did not meet the minimum tender amount as per legislative requirements. Feedback from the development industry, after the failed tax sale, was that the acquisition of the site was too risky ‘as is’.The site is contaminated and remediation is expected to be costly. The development industry advised that it is not possible to recover remediation costs and make a profit under current “planning rules” which limit the height of the building to 4storeys and only allow residential uses. The City is permitted to tender a second time within two years after the day of an unsuccessful public sale (May 3, 2017). In order to make the property more appealing it was recommended that the Planning Division hold a Neighbourhood Design Charrette to explore a redevelop vision that enables a bigger building and additional land uses. If achieved, a visionstatement would be developed to clarify expectationsand provide a certain level of assurance to the community and the development industry as to what is desirable in the future. It was also recommended to write off the interest portion of the taxes so that with a reduced minimum bid there would be a greater potential that a second tax sale would be successful. 3 - 1 REPORT: th A Neighbourhood Design Charrette was held on Saturday, April 28,2018 in the Rotunda space at City Hall. Approximately 66 persons were in attendance to hear an overview of the charrette process, be provided with the background and technical information to generate discussion and the development of various options and concepts. The objective of the charrette was to determine the form of development and/or redevelopment of the site that the neighbourhood would support. i.e. use(s) and built form (building type, location, height) At the conclusion of the design charrette, Planning staff reviewed the materials and developed a Vision Statement, attached as Appendix ‘A’ to this report. The Vision Statement contains text and visuals to articulate the community vision for the site, provides clear expectations with respect to land use and urban design considerations and establishes a maximum building height of 6 storeys. The Vision Statement is based on a three key themes, whichappeared to be common to the majority of the options. They include: Recognition that the building(s) may need to be demolishedin order to remediate the site. Broad support for demolition of the 1-storey component and support for an addition to the 4-storeycomponent or replacement of both building components with a larger and taller building. Broad support for a broader range ofuses, especially on the ground floor and if providing a service or amenity to the immediate surrounding community. A draft of the Vision Statement was discussed with representatives of the Midtown Development Review Committee, was circulated to the neighbourhoodandwas posted to the City’s website in advance of it being considered at a Community Engagement Session on Thursday, September 27, 2018. Approximately 25 persons attended this engagement session on the draft vision statement and of the 25 persons that attended only 7 persons attended the Design Charrette in April. Attendees who participated in the Design Charrettecommented that the Vision Statement is an accurate depiction of the majority of the feedback from the Design Charretteand appears to have broad support. However, there were suggestions for minor revisions and a few neighbours, including adjacent property owners do not support a building of this scale and non-residential uses on the ground floor. th The k ey points from the comments expressed by persons that attended the September 27 engagement session, and those persons that submitted comments in advance of the October th 5deadline,are further detailed below: Thescale of the proposed building at 6 storeys and the loss of privacy. The property should be redeveloped as a park or some other form of low-rise housing such as townhomes. 3 - 2 The type of non-residential uses proposed on the ground floor such as pubs, coffee shops and storesmay be supported by many, but a concern to some, particularly adjacent property owners. Concern that the concepts generated at the charrette and the resulting vision were developed by those that do not live beside the property. Need for affordable housing. The location of the parking adjacent to the residential property to the west and the need for a greater setback and buffering. Loss of privacy and the retention and maintenance of the tree canopy at the rear of the property. Consider reduced and flexible parking arrangements for the property. The Vision Statement is an accurate depiction of the majority of the feedback from the Design Charrette. One of the submissions that was received was a petition, opposed to the City of Kitchener’s current vision for the construction of a large (currently described as a six storey) apartment building at the former Electrohome site at 152 Shanley Street, with 27 signatures. Of the 27 persons that signed the petition: 4of the persons participated in the Design Charrette in April; 2 of the persons attended the Engagement Session in September; and 21 of the persons did not participate in the Design Charrette in April orattend the Engagement Session in September. Planning staff considered the comments that were received and made severalminor revisions to the text and the visuals in the Vision Statement to: Adjust the location of the surface parking adjacent to the residential property to the west and the residential properties to the north; Reflect some of the existing vegetation on the site; Support the retention and maintenance of theexistingtree canopy at the rear of the site; State the importance of visual barriers adjacent to low-rise residential; Enhance the public realm along Shanley Street; and Considerreduced and/or flexible parking arrangementsthrough the review of development applications. As expressed at the Design Charrette, the development of the site for a park use and for low- rise residential housing is not a feasible option given the site contamination, the ability to remediate, andin orderto provide a sufficient return on investment. The concepts at the Design Charrette ranged in height from 4 to 10 storeys and it was felt that 6 storeys represented the majority consensus as an acceptable height for this site.The provision for non-residential uses on the ground floor was again supported by a majority consensus and seen as an opportunity to provide a ‘ground separator’ to the contamination and welcomed amenities to the neighbourhood. 3 - 3 ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: Strategic Priority 3 – Safe and Thriving Neighbourhoods Strategy 3.1 - Give citizens the tools and opportunities to play an active leadership role in creating great neighbourhoods and fostering a stronger sense of community belonging. NANCIAL IMPLICATIONS: FI No new or additional capital budget requests are associated with these recommendations. COMMUNITY ENGAGEMENT: INFORM – This report has been posted to the City’s website with the agenda in advance of the council / committee meeting. CONSULT – As discussed above, the Neighbourhood was consulted and asked to develop their own vision concepts for the property at the Design Charrette on April 28, 2018. The neighbourhood was further consulted on a draft of the Vision Statement in advance and on September 27, 2018. COLLABORATE – Although not unanimously endorsed, the Vision Statement was developed in collaboration with members of the community and has broad community support. PREVIOUS CONSIDERATION OF THIS MATTER: The Tax Sale Process for 152 Shanley Street was previously considered in Report FCS-17-179. This report recommendedthat a Design Charrette be undertaken, that a vision be developed, and that following the charrette and development of a vision, that the property be advertised for a second time under the tax sale process. CONCLUSION: The Vision Statement was developed based on a majority consensus of those persons that attended the design charrette and represents the community vision for this property. It would be appropriate to include the Vision Statement in the advertisement of the tax sale to provide assurance to the community and the development industry as to what would be desirable and acceptable in the redevelopment of this site. REVIEWED BY:Adam Clark, Urban Designer, 519-741-2200 x7027 ACKNOWLEDGED BY: Justin Readman - General Manager, Development Services Appendix ‘A’ – Vision Statement (see website link) Appendix ‘B’ – Community Comments on the Draft Vision Statement 3 - 4 Vision Statement To view, please see link to website: https://calendar.kitchener.ca/council/Detail/2018-11-05-1900- Planning-and-Strategic-Initiatives-Committee 3 - 5 3 - 6 3 - 7 3 - 8 3 - 9 3 - 10 3 - 11 3 - 12 3 - 13 3 - 14 3 - 15 3 - 16 3 - 17 3 - 18 3 - 19 3 - 20 3 - 21 3 - 22 3 - 23 3 - 24 3 - 25 3 - 26 3 - 27 3 - 28 3 - 29 3 - 30 3 - 31 3 - 32 3 - 33 3 - 34