HomeMy WebLinkAboutDSD-19-030 - Zoning By-Law Amendment Application ZC16/008/R/BB - 142 Rosemount Drive - Strawberry Park Inc.REPORT TO:Planning and Strategic Services Committee
DATE OF MEETING:June 10, 2109
SUBMITTED BY:Alain Pinard,Director of Planning
PREPARED BY:Brian Bateman,519-741-2200 ext. 7869
WARD (S) INVOLVED:Ward1
DATE OF REPORT:April 18, 2019
REPORT NO.:DSD-19-030
SUBJECT: ZONING BY-LAW AMENDMENT APPLICATION (ZC16/008/R/BB)
142 ROSEMOUNT DRIVE
STRAWBERRYPARK INC.
______________________________________________________________________
RECOMMENDATION:
A.That Zone Change Application ZC16/008/R/BB(142Rosemount Drive;Strawberry Park
Inc.) for the purpose of changing the zoning from Institutional One(I-1)to Residential Six
Zone (R-6) with Site Specific Regulation Provision 746Rand Open Space (P-1), on the lands
specified on the attached Map No. 1 in the form shown in-
April 18,2019attached to Report DSD-19-030as Appendix A,be approved;AND
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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B.That in accordance with Planning Act Section 45 (1.3 & 1.4) that applications for minor
variances shall be permitted for lands subject to Zoning By-law Amendment Application
ZC16/008/R/BB;ANDFURTHER,
C.That Kitchener City Council declare as surplus to City needs and sellsit at fair market
value toStrawberry Park Inc., a 135.04 square metre right-of-way block of land (Parcel ID.
#50047295), attached as Appendix F.
REPORT:
The subject lands comprise an area of1.97 hectaresand are located southeast of the intersection of
Sherwood Drive and Rosemount Drive.They are described legally asBlock A, Registered Plan 787 and
a portion of Lot 4, Plan 937. The subject lands are vacant but were previously used as an elementary
school (the Notre Dame Catholic School). The Notre Dame Catholic School was closed in 2010andsold
by the Catholic School Board.The school was demolishedby the previous landowner.Strawberry Park
Inc. purchased the propertyin 2015with the intent of redeveloping it. The first phase of development
occurred in 2016 with the construction of semi-detached dwellings on existing lots of record that were
once associated with theformer school site located on Sheridan Avenue and Rosemount Drive.
Applicationsfor a zoning by-law amendment and site plan approval were filled shortly thereafter by MHBC
Planning Consultants affecting the balance of the lands.
The proposed redevelopment includes:
A mixture of townhouse dwellings and back-to-back townhouse dwellings in a cluster arrangement
totaling 76 units;
A condominium road providing pedestrian and vehicular access to Rosemount Drive;
Aneighbourhoodpark with frontage on Rosemount Drive,
A privateamenity area with frontage on the internal condominium road;
Maintaining the pedestrian access to an existing trail that connects to River Road
Municipal sanitary and storm servicing to be provided via River Road through an existing walkway
block and into the subject lands.Municipal water servicing via Rosemount Drive.
Implementation of the proposed redevelopmentplanrequirestheapproval of a zoning by-law amendment
andsite plan approval. The by-law amendment is to allow forthe use of multiple dwellings (townhouses)
and open space (parkland) with asite specific regulation forbuilding heights, setbacks to property lines
and parking.Staff has assessedthe policy-related and technical information submitted in support of the
application and has considered comments received from residents through the consultation process.
Together,ezoning by-law
amendment.
By way of background, the zoning by-law amendment application wasdeemed complete on October 20,
2016, circulated to area property owners on October 25, 2016 and a Neighbourhood Information Meeting
(NIM)was held on February 23, 2017. On October 31, 2017,the zoning by-law amendment and site
planapplicationswere appealed to the Ontario Municipal Board(OMB)by Strawberry Park Inc.due to
failure to make a decision within the prescribed timeframeunder the Planning Act. According to the
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owner,the appeal was made due to impendinglegislativechanges to the Ontario Municipal Board that
were beingannouncedby the Provinceat thetime. Consequently, the applications wereput on hold
indefinitely.Staff was instructedto re-activate the filein 2018 essentially picking up from where it was
last left shortly after the NIM was held in 2017. Since that time, staff has been working with the applicant
to address issues expressed by both staff and members of the communityfrom the 2017 NIMwith the
development proposal. Staff is satisfied with the latestproposal, the details of which are outlined below
,
Strawberry Park Inc.has withdrawnits appeal to the Local Planning Appeals Tribunal (formerly the OMB).
Existing Zoning
The subject lands are zoned Neighbourhood Institutional One (I-1) in By-law 85-1. The zoningwas
established in recognition of the lands being used previously as a school site -an institutional use. This
zone permits a range of institutional uses such as a school, church, long term care facility etc. andthe
residential uses of a single and semi-detached dwelling. The proposed use of a multiple dwelling
(townhouse) would thereforerequirea zoning by-law amendment.
Proposed ZoningBy-law Amendment (ZBA)
The application proposes to amend the Zoning By-law from what is currentlyzoned Institutional One (I-
1)to Residential Six (R-6)and PublicPark(P-1)in orderto permit the use of a multiple dwelling
(townhouses) in a cluster townhouse arrangementand a Neighbourhood Park.The R-6 zone provides
for a range of residential usesincludingmultiple dwellings and street townhouse dwellings, in addition to
single and semi-detached dwellings.The P-1zone permits a neighbourhood park.
Additionally, site-specific zoning regulationprovision (746R)is being recommendedto implementspecific
details of the development includingestablishing appropriate setbacks, heights of buildings, parking and
anoverall unit count. Thisis to ensure the plan is implemented in orderto giveassurance to residents
that heights and setbacks associated with an approved site planwill be carried out,and that any
changes/revisionscould result in afurtherpublic process.The proposed By-law is attached to this report
Site Plan Application
A site plan application(SP16/103/R/BB)was submittedconcurrently with theZBAapplication. Reviewing
asite plan concurrently assists ininformingthe proposed zoning and regulations for the development.
The initialsite planprovided for 92 unitsanditincluded 3 storey quad multiples. Since the original
submission, however, there have been notable changesmade to the site development concept in
response to the comments received from residentsand City staff. Many of the design changes were
presented to the community at a Neighbourhood Information Meeting (NIM) held in February 2017. Since
the NIMhowever,there has been other additionalsite design adjustmentsmade in order toimprove
compatibility.The plan revisions include:
Decreasing the overall number of unitsfrom 92 to 76 representinga 17% reductionin the
overall number of units.This is a result of eliminating the proposed 3 storey quadsthat were
under consideration.
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Reducingbuilding massing by breaking up the townhouse blocks closest to Camden Place
into twogroups of 5 units and4 units rather than 6 units and 3 units.
Reducingbuilding massing by breaking up the townhouse blocksclosest toRiver Road into
three groups of6 units, 4 units,and6 units, rather than two blocksof 8 units and 8 units. A
design move to reducethe overall appearance of massingand introduce moregapping
between blocks.Manual, for example, recommends that blocks of
units contain no more than 8 units in length so this is less than what is prescribed.
Cappingthe height of buildings located around the perimeter of the site that backonto existing
residential at two (2) storeys or 9.35metresfrom finished grade to peakof roof. The as-of
right condition would permit heights of up to3 storeys or 10.5 metres. This represents an11
% reduction in height.
Increasing the side yard setback of buildingsclosest to River Road to7.55 metresfrom5.0
metresas originally proposedin order to provide greaterdistance separation.This represents
a 33% increase from the original setback.Effectivelythis is a rear yard to rear yard situation
even though from a zoning perspective, it is defined as a side yard. 7.5 metres is a typical
rear yard setback in the zoning by-law.The as-of-right side yard setback for amultiple
dwellingin theR-6 zone is 2.5 metres.
Shifting of units backing ontothe park towards Sherwood Avenue slightly in order to provide
additional separation from the main driveaisle.
Movingthe emergency access away from thewesterly property line by 1.5 metresin order to
providegreaterseparation and improvedvegetation retention along thatproperty line.
Minor changes to parking layout to address adding more visitor parking spaces near Camden
Place. Visitor parking remains distributed throughout the property.
Additional sidewalks and crossings are provided internal to the site per City staff comments.
Other minor revisions to the plan layout, including re-distribution of mailbox locations, revised
bicycle parking.
The above changes have resulted in a more refined site plan thatstaff is of the opinion that itresponds
tomany of the comments made by City staff and concerns raised by the community through the
consultation process.The site plan is attached as Appendix C.
Policy Analysis& Technical Considerations
Land use decisions are informed by policy direction and technical considerations. The following is a
discussion as it relates to the proposal.
Provincial Policy Statement, 2014
The 2014 Provincial Policy Statement (PPS) was issued by the Province of Ontario. The PPS provides
policy direction on matters of Provincial interest related to land use planning and development and applies
to all decisions in respect of the exercise of any authority that affects a planning matter made on or after
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April 30, 2014. Section 3 of the PPS requires that decisions affecting planning matters shall be
The PPS provides a vision for land use planning in Ontario that encourages the efficient use of land,
resources and public investment in infrastructure. A mix of land uses is encouraged to provide choice
and diversity. A variety of transportation modes to facilitate pedestrian movement, less reliance on the
automobile, and use of public transit is encouraged as a means of creating more sustainable, livable and
healthy communities are at the core of these policies. The PPS encourages development that will provide
for long-term prosperity, environmental health and social well-being.
Planning staff is of the opinion that the proposed development is consistent with the PPS as there is a
number of policies tosupport this development found in sections 1.1.1, 1.1.2, 1.1.3, 1.4, 1.5, 2.1, 2.2.2
and 2.2.3. The proposed redevelopment provides for intensification within a settlement area which
optimizes existing infrastructure, public service facilities, and transportation networks. The proposed
townhouse development is of a compact built form and will contribute to the range of low rise residential
uses within the Rosemount neighbourhood. It is well-located with respect to commercial and retail uses
and has been designed to encourage activetransportation.
Planning staff isof the opinion that the existing Institutional zoning isconsistent with the PPS, however
the recommended zoning by-law amendmentwill result in a land use that is more consistent with the
policies and intent of the PPS.
Growth Plan
The Minister of Municipal Affairs and Housing issued a new Growth Plan for theGreater Golden
Horseshoe (the Growth Plan), effective on July 1, 2017. The 2017 Growth Plan replaces the previous
version of the Growth Plan for the Greater Golden Horseshoe issued in 2006. The Growth Plan, 2017
represents the long-term framework for impl
communities and managing growth within the Greater Golden Horseshoe.
The subject lands are identified as being located within the Delineated Built-up Area of the City of
Kitchener. All land useplanning decisions made by any authority that affects a planning matter must
conform to the Growth Plan. The Growth Plan is guided by the principles of supporting the achievement
of complete communities; intensification and higher densities to make efficient use of land and
infrastructure and that support transit viability; capitalizing on new economic and employment
opportunities while providing certainty for traditional industries; supporting a range and mix of housing
options; improving the integration of land use planning with investment in infrastructure and public service
facilities; managing growth; conserving and promoting cultural heritage; protecting and enhancing natural
heritage and agriculture; and integrating climate change considerations intoplanning and managing
growth.Policies contained in Sections 2.1, 2.2.2 and 2.2.3 of the Growth Plan support the planned
development of the subject lands.
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Regional Official Plan (ROP)
The Regional Official Plan (ROP) was approved by the Ministry of Municipal Affairs and Housing (MMAH)
with modifications on December 22, 2010, and approved, with amendments, by the Ontario Municipal Board
on June 14, 2015.
The ROP policies are generally aligned with the PPS and 2006 Growth Plan policies for development,
including promoting the development of complete communities, protecting the natural environment and
resources, conserving cultural heritage, and respecting the scale, physical character and context of
established neighbourhoods. Sections 2.D.6, 2.D.7, 2.D.2 and policy 5.1 of the ROP apply to the
development of the subject lands.
The subject lands are situated within the Urban Area designation. Urban Area policies indicate that the focus
his area contains the physical infrastructure
and community infrastructure to support major growth, including transportation networks, municipal drinking-
water supply systems and municipal wastewater systems, and a broad range of social and public health
services. It is also served by the existing Regional transit system, which is to be improved through the
introduction of rapid transit. For these reasons, lands within the Urban Area have the greatest capacity to
accommodate growth and serve as the primary focus for employment, housing, cultural and recreational
opportunities in the region.
Transit Station Areas, Re-urbanization Corridors, Major Local Nodes and Urban Designated Greenfield
Areas. In general, these areas will be planned to create a more compact urban form with a greater mix of
employment, housing and services in close proximity to each other.
Planning staff is of the opinion that the existing zoning complies with Regional Official Plan Policies, however
the proposed zoning better implements Regional policy.
City of Kitchener Official Plan (2014)
th
A new Official Plan for the City of Kitchener was adopted by Kitchener City Council on June 30, 2014
th
and approved by the Region of Waterloo on November 19, 2014. The City Official Plan represents the
policy framework for the City of Kitchener and must be considered in the evaluation of the proposed By-
law amendment. Sections of the Official Plan speak to and provide direction inregards to the proposed
development of the subject landsas follows:
i)Urban Area/ Structure
The subject lands are located within the Built-up Area on Map 1 of the Official Plan. Section 3.C.1.
speaks to directing growth to the Built-up Area in order to make efficient use of land, existing
infrastructure, transit and community infrastructure. Most of the Built-up Area consists of established
residential neighbourhoods where significant development is not expected. However, where
development does occur within or adjacent to existing residential neighbourhoods, it should be
compatible with,and respectful of the existing built form and character of the area. It further
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acknowledges that
development is not expected, physical change will occur. The proposed redevelopment will respect and
reinforce the existing residential character.The proposed zoning by-law proposes site specific regulations
to ensure heights, massing and setbacks are compatible with and strengthen the surrounding
neighbourhood. The proposed redevelopment will also enhance existing community amenities and the
public realm through the provision of a new public park. Compatibility with the surrounding community
was considered as a fundamental component of the proposed redevelopment.
ii)Housing
Section 4 of the Official Plan contains policies pertaining to Housing. These policies expand upon the
intensification policies of Section 3discussed previously. Section 4.C.1.6 indicatesthat the City will
identify and encourage residential intensification, including infill opportunities, in order to respond to
changing housing needs.This is viewedas a cost-effective means to reduce infrastructure and servicing
costs by minimizing land consumption and making better use of existing community infrastructure.
Section 4.C.1.12 provides that the City favours a land use pattern which mixes and disperses a full range
of housing types and styles across the City and within neighbourhoods. The proposed redevelopment
will result in townhouse dwelling units within the Rosemount neighborhoodthat consists primarily of single
and semi-detached and some multiple dwellings.The proposed townhouse dwellings willassist in
diversifyingthe housing stock and contributeto the range of accommodation available within the
Rosemount neighbourhood.
Criteriafor infilldevelopment providedin 4C.1.18and 19hasbeen considered as part of the zoning
through the implementation of Special Regulation Provision 746R to address policies which require a
high degree of sensitivity tothesurrounding context. A Neighbourhood Character Statement was
prepared in order to assess the surrounding community and develop compatibility guidelines for the
proposed redevelopment. The Neighbourhood Character Statementhasinformed the proposed site
development.
iii)Land Use
The subject lands are designated Low Rise Residential (LRR)on Map 3of the Official Plan.Section 15
policy directionindicatesthat the Low Rise Residentialdesignation is intended to accommodate a full
range of lower-density housing types, including single detached dwellings, duplex dwellings, semi-
detached dwellings, street townhouse dwellings, townhouse dwellings in a cluster development, low-rise
multiple dwellings and special needs housing. The City will encourage and support the mixing and
integrating of innovative and different forms of housing to achieve and maintain a low-rise built form.
Density is 30 units per hectare and is meant to be appliedbroadly acrossalllands within the Low Rise
Residential designationrather than individual developments. Maximum Floor Space Ratio of 0.6 will
apply to all development and redevelopmentandsite specific increases may be considered up to 0.75
FSR. The maximum permitted building height for Low Rise Residential areas is 3 storeys or 11 metres,
according to policy.
Section 15.D.3.3 of the Official Plan provides policies aimed at supporting the successful integration of
multiple residential development through redevelopment and/or intensification within all residential land
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use designations. The City will apply design principles to new development which emphasizes
compatibility of built form; the relationship of housing to adjacent buildings, streets and exterior areas;
adequate and appropriate parking; and adequate and appropriate amenity areas and landscaped areas.
Within low-density neighbourhoods, Section 15.D.3.4 provides that all new residential buildings should
be compatible with and respect the character of the established neighbourhood and have appropriate
landscaping and parking.
The proposed development conforms to the Low Rise Residential policies of the Official Plan for the
following reasons:
Townhousesare recognized asa compatiblebuilding form within the Low Rise Residential
designation.
The proposed development(inclusive of the park lands)will have aFSR of 0.63
The site has been designed to provide a transition of building heights and increased setbacks to
promote compatibility with existing surrounding low rise housing.
Adequate parking will be provided on site.
An internal landscaped amenity area is proposed, and all units have private rear yard amenity
space.
A public park is proposed to be provided along Rosemont Drive.
Sufficient area is provided to incorporate appropriate landscaped buffers to the existing adjacent
residential uses.
The proposed developmenthas been designed to be compatible with the surrounding community.
In conclusion, staff is of the opiniontheNeighbourhoodInstitutional One (I-1) zone in effectis not
consistent with the Low Rise Residential designation of the whereas the proposed
Residential Six (R-6) with Site Specific Regulation Provision 746R
Plan.
Urban Design
A Neighbourhood Character Statement was prepared by MHBC Planning in support of the proposed
redevelopment in order to help inform the site design and building aesthetics to zoning implementation.
The Neighbourhood Character Statement provides an overview of the site and surrounding
neighbourhood context, in order to gain an understanding of how the site fits into the immediate and
surrounding area. The Neighbourhood Character Statement reviews the amenities found within the
Rosemount neighbourhood, as well as distance to major destinations and community focal points. A
review of the existing residential mix was assessed, and recommendations are included to ensure
compatibility of the redevelopment of the subject site with the surrounding land uses. An urban design
direction sketch is also provided in order to assist in guiding the planning for new development.
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Servicing Considerations/Dispositionof City-owned Walkway Block
A Functional Servicing Study was prepared byThe Municipal Infrastructure Group (TMIG) in support of
the proposed redevelopment. This report reviews existing services available to the subject site,and sets
out a preliminary servicing strategy for the proposed redevelopment. The servicing strategy for the
subject property consists of utilizing the existing services available to the property wherever possible.
Water servicing will be achieved through the use of a new 150 mm connection to the existing watermain
located along Rosemount Drive.Sanitary demands will be increased for the subject lands (as compared
to previous school use), and can be accommodated through a new 150 mmdiameterservice connection
through the existing 4.5 metrewide walkway block to anexisting 225 mmdiametersanitary seweralong
River Road.It should be pointed out that there is anexisting sewer located along Rosemount Drive but
dueto the invert elevation being too high, the site would have be raised several metres in orderfor the
servicesto drain by gravity.
Stormwater flows for the property will match post-development flows to pre-development flows, through
the use of rear-yard infiltration swales, onsite holding, and the use of pervious surfaces (i.e. landscaping)
to assist in mitigating flows.Storm flows not infiltrated onsite will exit towards River Road through the
existing walkway block via a new 450 mm diameter connection to the storm sewer on River Road.In
addition, an oil-grit separator will be utilized to address stormwater quality.It is expected that
improvements to thestormwater runoff quality and quantity will result from the proposed development.
The report was reviewed by Engineering staff and it demonstrates that the subject lands can be serviced
byconnectingtoexisting municipal services located on Rosemount Drive and River Road. The report
suggests the most practical and effective servicing option is to extend municipal sanitary and storm
services via River Road through aCity-owned walkway block and into the subject lands.The reasonfor
this is the site naturally drains towards the walkway blockthus allowing sanitary and storm to drain
throughmeans ofgravity. This servicing strategy is supported by City Engineering staff. In order to
accommodate this servicing option, staff is recommending the sale of the City-owned walkway block
landsso that the developerassumestheliability and costs associated with servicing rather than the City.
The function of the walkway will remain, despite the proposed disposition.
no formal uptake on that opportunity.
Vehicular Access& TrafficConsiderations
The proposed developmentproposes a full movement single point of access for to Rosemount Drive.
This full movement access is designed to serve vehicles entering and exiting the siteas well as a
pedestrian connection to the existing sidewalk on Rosemount. Transportation Planning Services staff
has assessed the access as part of the site plan process and has expressed no concernswith the
location, size and functionof the access. A traffic impact study was unwarranted as the proposed
development of 76 units does not exceed thethreshold limit of 100 unitswarranting such a study.
it
of up to 2,000 vehicles. Transportation Planning staff advise that trip generation rates based the
proposed developmentof 76 unitsis considered low and that Rosemount Drive andthe surrounding
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street networkis well-connected, which canaccommodateand help disperse trafficfrom the proposed
development.
Park
The City has identified the need for a public park in the Rosemount Neighbourhood as a result of the loss
of the open space associated with the Notre Dame Catholic Elementary School. The proposed
redevelopment willthereforeincorporate a public park with frontage on Rosemount Drive, in accordance
with the -1074.The proposed neighbourhood parkandwill front onto Rosemount
Drive and will provide neighbourhood-scale outdoor recreational amenities.
PLANNING ANALYSIS
-law amendmentas follows:
There is broad-based Provincial, Regional and City policy to support infill redevelopment.
That although the existing Neighbourhood Institutional One (I-1) zoning is consistent with the
Provincial Policy Statement,Growth Planand the Regional Official Plan,the proposed Residential
Six (R-6)zoningis considered more consistentas the R-6 zoning in support of the proposed
developmentis better aligned with provincial and regional objectives.
That the Neighbourhood Institutional One (I-1) zone in effect for the subject property does not
of Low Rise Residential whereas the
proposed Residential Six (R-6) with Site Specific Regulation Provision 746Rdoes conform with
the Official Plan.
The proposed zoning will provide for infill redevelopment of an underutilized site within an
established residential neighbourhoodthat will contribute towardsthe residential intensification
targetsof the City of Kitchener.
The proposed zoning will contribute tothe range or residential housing types and densities within
the Rosemount Neighbourhood.
The site has been designed to be compatible with surrounding residential development in terms
of built form, scale, density and height.
The design will accommodate appropriate parking, landscaping and amenity area on site;
The site is well located with respect to non-residential uses, existing transit infrastructure and
existing active transit infrastructure.
The park will provide needed open space for the surrounding area.
The proposed development can be serviced through the extension of municipal servicesand the
overall function of the site layoutis adequate.
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Department and Agency Comments
A copy of all comments received from the commenting agencies and City departments are attached as
Appendix D. Some comments are discussed in greater detail throughout this report, but in summary,
there are no outstanding concerns with the proposed Zoning Bylaw amendment.
Community Comments
anapplication.
Comments obtained through the circulation regarding the proposal are balanced with Policy direction and
technical considerations. The following is a discussion of the
Preliminary circulation of thezoning by-law amendment occurredonOctober 25, 2016to all property
owners(approximately 150)within 120 metres of the subject lands. From the circulation, 31 responses
were received including a group submission. A Neighbourhood Information Meeting (NIM) was
subsequently held on February 23, 2017in response to those concerns raised through the initial
circulation.Eleven (11)residents were in attendanceat the NIM.Staff received 4written commentsas
a follow up to the NIM.Questions and concernsthatwere cited includetraffic, adequacy of parking,
density, compatibility,adequacy of infrastructure, loss of open space,drainage, removal of trees and
vegetation and impact to property values. Staff offer the following comments with respect to these
concernsbelow.
Compatibility
Compatibilityis a principle that Planning staff seek to uphold in all land use recommendations.
CompatibleThe
term compatible means that land uses and building forms are capable of existing together without causing
unacceptable adverse impacts.
Through the consultation process, concerns were raised regarding the compatibility of the development,
such asproposeduse, height, massing, shadow and privacy. To respond,
recognizes and supports townhouses as a compatible form of low rise housing within residential areas of
the City.There are numerous examples throughout the city where townhouses are situatedadjacent to
single or semi-detacheddwellingsin residential areas.The key is ensuring developmentis sympathetic
to surrounding context and that any impactsassociated with the developmentare mitigated through site
design. The height of buildings, density, setbacks and massing are key aspectsin thatregard. To that
end, anumber of design initiatives/refinements havebeenmade to the site plan. These include
decreasing the overall unit count,reducing building heights and changing units along the southern
boundary from 3-storey stacked units to traditional townhomes, increasing setbacks,and creating smaller
blocksoftownhousesto reduce building massing.
For example, proposed buildingsadjacent toRiver Road propertieshave beenbroken up into shorter
blocksofthreeinstead of two.This helps to reduce the appearance of building massing and increases
gapsfrom 3 to 4.Setbacks havealso increased to 7.55 metresfrom 5.0 metresas originally proposed
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in orderto provide additional separationfrom existing residences located along River Road.7.5 metres
is the minimum setback for a-law. A7.5 metre distance is
consistent with existing rear yard setbacks for those homes located along River Road. Rear yard setbacks
along the back of Camden Place properties vary from 13.7 metres to 7.0 metres. This isdue to anangled
property line. A 5.95 metre setback is proposed along the Sheridan Avenue propertiesadjacent to
recently constructed semi-detached dwellings.
An alternateway of examining separation is to measure back of house to back of house. The average
distances from back of existing houses to back of proposed townhouses were measured around the
entire perimeter of the site to assess separation. Average distances range from approximately 16.45
metres (55 feet) for River Road properties to 21 metres (69 feet) for Camden Place properties to 18
metres (60 feet) for Sherwood Avenue properties. Staff is confident these distances provide ample
separationto mitigate the effect ofthe .
Additionally, those distances aresimilarto what already exits within the surrounding neighbourhood.
The height of townhomes located around the perimeter of the site have beencappedin the proposed
zoning by-lawat 9.35metreswhereas the as-of-rightcondition would allow forbuildings with a maximum
height of 10.5 metres and three storeys. To put height into perspective, these two storey townhomes
will be very similar to the height of the townhomes located at the corner of River Road East and
Rosemount Drive. Those are 9.1 metres high from grade to top of roof. Restricting the height is
appropriate in recognition of adjacent existing homes that are one to one and a half storeys in height.
Privacy and shadow concernswere alsoraised. Given the low-rise character of both the existinghousing
and proposed developmentalong with the setbacksand separation distances noted previously, shadow
impacts willnotbe a concernin the opinion of staff. To address privacy, the developeris proposing both
perimeter fencing and vegetation plantings along the common property boundaries. This is in addition to
conservingexisting vegetation wherever possible in accordance with an approved tree management
plan.
Density
Staff heard from residents thatthe proposal is too denseas it exceeds 30 units per hectare.To respond,
there are two types of densityto consider: unit and building. Regarding unit density the proposed densityof
the developmentis 38 units per hectare.
housing -including townhouses -within the Low Rise Residential designation. Townhouses are essentially
attached singles situated in tandem of 3 or more units in a single block. As such, townhouses are inherently
a denser form of low rise housing. The overall residential density target of 30 units per hectare is meant to
be applied broadly across lands within the Low Rise Residential designation and not on asite by site basis.
This means that some developments (i.e. multiples/townhouses) may exceed 30 units per hectare while
others (i.e. single/semi-detached) are less than 30. To help illustrate this point, staff has measured the
density of an area bounded by Rosemount/Sherwood/Islington/River, which encompasses the subject site.
This area is approximately 5.7hectares and there are approximately 74 units existing within this area
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comprised primarily of single detached, semi-detached and some multiple dwellings. This equates to a
density of approximately 13 units per hectare. When factoringthe proposed unit count of 76, the overall
density increases to 26 units per hectare, which is below 30.
Building density is measured by a Floor Space Ratio (FSR). Essentially, FSRis a number that compares
building floor area to the overall site area. Official Plan Policy suggest that up to 60 percent building floor
area coverage or 0.6 FSR of a site is a number is encouraged whichcan be increased to a maximum of 0.75
providing certain criteria is met. The development proposalis at0.63 FSR (inclusive of the park land)which
is considered acceptable.
Drainage
Concerns were raised by residents regarding on-site drainage and potential impacts on abutting
properties. There was specific interest in the area at the rear of properties fronting onto River Road.In
response, it is aCity requirement that development must accommodate drainage on-site so that there
are no impacts to adjacent properties. Accordingly, the servicing strategy has been designed such that
on-site drainage is conveyed through thestormwater systemand not abutting properties. Based on the
preliminary engineering design, a storm sewer and catch basins are proposed along the rear of properties
abutting River Road (but on the subject site). This storm sewer will collect runoff in an underground
gallery, to be conveyed to the City storm sewer system through the walkway block to River Road.
Traffic
The issue oftraffic was raisedandisone that is often cited with development applications.In response,
Rosemount Drive is consideredaLocal Roaddesigned to accommodate up to 2000
vehicles per day. The subject development proposes asingle point of access ontoRosemount Drive into
the site. Usingaworst casescenario for traffic, 76 units will generateapproximately 43 vehicles
entering and existing the siteonto Rosemount Driveat peak am/pm hours, resulting in less than one car
per minute, according to Transportation Planning staff.When factoring in this developmentwith existing
traffic,expected traffic volumes between the site and River Road are below 2000 Average Annual Daily
Trips, the typical motorized traffic for a local roadway. Although staff acknowledgesthe development
will generate traffic, the increase is considered minimal and is within acceptable limits.
Parking
Concern was raised regarding a perceivedlack of parking being provided with this development. To
respond, it is a City requirement to ensure developments have adequate on-siteparkingin order to
minimize traffic spillover onto surrounding streets.Each townhouse unit will have its own garage and
drivewaywhich is capable of supporting up to two vehicles plus there will be visitor parkingareason site.
-lawis proposinga parking rate for townhouses at 1.1 spaces per unit.While
not in full force and effect, the parking rate for thisproposal will comply with thatnewrequirement.
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Consequently, staff is satisfied that an adequate amount of parking is being providedwith this
development.
Property Values
Area property owners questioned whether there would be any impact to property value. Planning staff is
not able to predict the impact of a new development on property values. For assessment purposes,
which is used to calculate taxes, MPAC assesses property based on up to 200 different factors including
the size of lot and house, the quality of construction, as well as many others. The assessed value usually
differs from the market value of a property, and market value is influenced by numerous factors as well.
The effect of land use planning decisions on the market value of surrounding properties is not a
consideration in land use planning recommendations by professional planners. Factors such as privacy,
compatibility, and impact are matters affecting land use decisions.
Loss of Open Space
Staff acknowledges that the closure of the former school and subsequent saleof the propertyhas resulted
in aloss of public space for the immediate neighbourhood. The field and tennis courts associated with
the former school site were often used in off hoursandwith the loss of landshas left a need for open
space.To addressthis, staff has requested land dedication from the developer in accordance with City
Policy I-1074. A new park will be createdas a result. The park will have frontage onto Rosemount Drive
in order to integrate the park and give presence within the neighbourhood. The conveyance of land to
the City is without cost to the taxpayers of the City of Kitchener.
Location of Park
Some residents have expressed a desire to havethe park located internally to the development so as to
be able to back onto the new parkrather than the development. Staff can appreciate this sentiment.
Many residents have lived in the area for decades andareaccustomed to backing onto the former school
site fields. Development therefore represents a significant change for them. The primaryand important
siting with frontage onto Rosemount Driveis toprovidemaximumexposureand
accessibility therebybenefitingall residents of the neighbourhood.Having apark located internally to the
development would not achievethisas itwould make it seem morelikeprivate than publicspace.
Trees
A Tree Management Plan has been completed by MHBC in order to inventory and assess the various
trees located on the property and along property lines. The intent of a tree management plan is to
conserve as much vegetation as possible where feasible and practical given the limits of development.
Staff will ensure any loss in vegetation is minimized.Tree management approval is a condition of site
plan approval.
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Site Servicing
TMIG has undertaken an engineering design for the proposed development, and it was submitted to City
Engineering staff for review. The strategy provides for sanitary and storm sewers to be constructed
the site will connect to the existing watermain on Rosemount Drive. City Engineering staff hasreviewed
the information submittedandisinagreement with the proposed servicing approach.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
delivery of core service.
FINANCIALIMPLICATIONS:
There are noimmediatefinancial implications to the City.Over the short term playground equipment will
have to be purchased and over the long term there will be general maintenance of the park.
COMMUNITY ENGAGEMENT:
INFORM & CONSULT -the zoning by-law amendment application was deemed complete on October
20, 2016, circulated to area property owners on October 25, 2016 and a Neighbourhood Information
Meeting (NIM) was held on February 23, 2017. Staff received a number of responses regardingthe
proposaland these have been addressed through:revisions made to the plan, regulations imposed
through zoning and staff responses outlined in this report. Appendix Econtainscorrespondencereceived
from area residents.
Since it has been longer than a year since the original letter circulation occurred, Council policy requires
thecourtesy notice to be circulated to all property owners within 120 metres. The courtesy notice contains
details of the statutory public meetingand provides a lto access the staff report
10 days prior to the meeting. Notice of the public meeting will be in The Record onMay 17,2019, and a
copy of the Notice is attached as Appendix B.th the
agenda in advance of the Council/Committee meeting.
CONCLUSION:
In considering the foregoing, staff issupportive of the proposed Zoning By-law Amendment to permit 142
Rosemount Driveto be developedwith a cluster townhouse development. Staff isof the opinion that it
is appropriate to allow the lands to be rezonedfrom institutional to residentialin order to comply with the
Low Rise Residential designation of the City Official Planand that the proposed built form is compatible
with the surrounding neighbourhood. Zoning by-law regulations will limit the height of the proposed built
form,impose appropriate setbacks andensurethat sufficient on-site parking will be provided.Staff isof
the opinion that the subject applications are consistent with policies of the Provincial Policy Statement,
Growth Plan for the Greater Golden Horseshoe, and the Regional Official Plan, and represent good
planning.
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REVIEWED BY: Della Ross, Manager, Development Review
ACKNOWLEDGED BY: Justin Readman -GeneralManager, Development Services
Attachments:
Appendix A Proposed Zoning By-law including Maps No. 1
Appendix B Newspaper Notice
Appendix CProposed Site Plan
Appendix DDepartment and Agency Comments
Appendix ECommunity Comments
Appendix F -Diagramof ProposedDisposition of City-Owned Lands
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