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HomeMy WebLinkAboutDTS-10-132 - Dev Opts - Kehl Street1 k~R Development & Technical Services REPORT Report To: Date of Meeting: Submitted By: Prepared By: Ward(s) Involved: Date of Report: Report No.: Subject: Council June 28, 2010 Jeff Willmer, Interim General Manager of Development and Technical Services Alexandra Pires, Planning Technician (519-741-3400 x 3177) Garett Stevenson, Planning Technician (519-741-3400 x 3158) 5 June 23, 2010 DTS-10-132 Development Options: City-owned property on Kehl Street RECOMMENDATION: For information. Location Map: City-owned Property on Kehl Street & Lot 54 BACKGROUND: At the request of Kitchener City Council on June 14, 2010, staff have prepared six options for the unimproved road allowance between 184 and 196 Kehl Street. REPORT: The options outlined below apply to the City-owned unimproved road allowance and some of the options also have implications for a privately owned parcel legally described as Lot 54 Plan 886 (Lot 54). Currently, legal access from Kehl Street to Lot 54 is being provided by the unimproved road allowance. The road allowance was dedicated as a public highway in 1956 when Kehl Street was created at the time of the subdivision registration. At the time, it was assumed that Lot 54 would have frontage onto the future extension of Donley Street, which was originally intended to extend to Kehl Street. If the road allowance is to be legally closed, the City may be obligated to purchase Lot 54 as it would be denied access to a public street. Before any City-owned land can be sold it must be declared as surplus to City needs in a public meeting. If all or part of the road allowance is to be legally closed, a road closure by-law is also required. The six development options are presented by staff as a request of Council. These options were prepared by Planning staff and have not been presented to other departments or the general public. Staff have outlined six development options for consideration. - Option 1: Close the road allowance and consolidate the City-owned property with the adjacent privately owned property legally described as Lot 54 Plan 886 and create one irregular development lot to be sold through a public process. - Option 2: Retain a three to six metre wide walkway as a portion of the unimproved road allowance. Close and sell the remainder of the road allowance as a building lot. - Option 3: Close the road allowance. Convey a three to six metre wide portion as a private laneway to Lot 54 which could be developed if a zone change is approved. Sell the remainder of the road allowance as a building lot - Option 4: Close the road allowance. Consolidate the property with one or more adjoining properties for future development with access to Kehl Street. - Option 5: Close the road allowance and sell the City-owned property as several parcels: one building lot and one or more parcels to be consolidated with adjacent privately owned properties. This presumes the consolidation of Lot 54 with other property. - Option 6: Do nothing and maintain the status quo. Monitor new developments in the immediate area and reconsider all options in the future. Each development option is illustrated and discussed below. All buildings shown on the following maps currently exist except for the hatched areas, which are provided to illustrate the potential development footprint of a new residential dwelling. Option 1: Consolidate and Sell This option involves closing the road allowance and consolidating it with Lot 54, either by purchase of Lot 54 or sale of the closed road allowance to the owner of Lot 54. This would create one irregular development lot with frontage onto Kehl Street. The one time cost to the City includes the purchase price of Lot 54. There are no ongoing costs with this proposal. One time revenue would be generated through the sale of the consolidated parcel. The landscape / snow removal maintenance obligation for the City-owned property would be eliminated. The rear portion could be severed to be consolidated with 234 or 242 Kehl Street. Option 2: Create a Walkway and Sell Remnant Property This option outlines the creation of a 3-6 metre wide walkway from Kehl Street which could be incorporated into the future redevelopment of the surrounding community. The main objective of this option is to create a future pedestrian connection from Kehl Street to any future infill development on adjacent lands. The remnant portion of the City-owned property could be sold as a development lot. Legal access to Lot 54 is maintained although its development would require consolidation with other property. There are no one time costs to the City and the ongoing costs include the ongoing maintenance obligation of the walkway. Revenue would be generated through the sale of the development lot. There may be issues regarding the interim use of the walkway as it would not be visible from the street and the walkway would lead to a dead end until the adjacent privately owned lands are developed. Option 3: Create a Private Driveway and Sell Remnant Property This involves establishing a three to six metre wide private driveway to Lot 54 which would then have frontage on Kehl Street but inadequate lot width to meet zoning regulations. In order for Lot 54 to be developed, approval of a zone change is required. The remnant portion could be sold as a development lot, creating one time revenue for the City. Ongoing costs would be eliminated as there would be no maintenance obligation. Option 4: Close Road Allowance and Sell the Property for Consolidation This option requires the consolidation of the City-owned property with adjacent properties. The City may be obligated to purchase Lot 54 as legal access would be eliminated (unless Lot 54 is consolidated with another property). Both properties would be consolidated with other adjacent properties for future development with access to Kehl Street. One time costs to the City include purchasing Lot 54. There are no ongoing costs. One time revenue would be generated from the sale of land. Option 5: Purchase Lot 54, Increase Rear Yard of New Building Lot, Consolidate Remnant Portions of the Property With Future Development Lands This option requires the City to purchase a portion of 224 Kehl Street as well as Lot 54. This would improve the configuration of the new lot fronting Kehl Street. It consolidates Lot 54 with future development properties in order to increase the area of future development at 224 and/or 234 Kehl Street. The City- owned property can be sold wholly as a development lot as there is no access requirement for Lot 54. One time costs for the City may include the cost of a portion of 224 Kehl Street and Lot 54. Revenue would be generated from the sale of the property. Option 6: Do Nothing In this option, no action is taken at this time and the status quo remains. The City would maintain ownership of the unimproved road allowance and continue to be responsible for maintaining the property, including grass cutting and snow removal. There would be no new costs or revenues as a result of this option. The opportunity to utilize the City- owned property to help facilitate future infill development in the immediate area is maintained. There would be no added pedestrian connections at this time, but could be added at a later time. There are ongoing community concerns with respect to overgrown landscaping and property maintenance scheduling . Table 1: Summary Analysis of All Options O tion Number O tion 1 0 tion 2 0 tion 3 0 tion 4 0 tion 5 0 tion 6 One time costs to the City Yes No No Yes Yes No Ongoing costs to the City No Yes No No No Yes One time revenue for the Yes Yes Yes Yes Yes No City Access provided to Lot N/A Yes Yes N/A N/A Yes 54 Block 886 by the City Property acquisition Yes No No Yes Yes No required Sale of City property Yes Partial Yes Yes Yes No Declare City land as Yes Partial Yes Yes Yes No surplus Road closure by-law Yes Partial Yes Yes Yes No required Zone change required No Maybe Yes No No No Improve connectivity of No Yes No No No TBD community Create new pedestrian No Yes No No No TBD opportunities Opportunity to utilize road allowance for future No Partial No No No Yes develo ment Enforcement Comments At the June 14, 2010 Council meeting information was also requested with regard to lot maintenance enforcement in the subject area. By-law Enforcement staff wish to provide an update with regard to 3 scenarios within the area. Firstly, staff have discussed the maintenance issue on the City-owned parcel of land on Kehl Street, with the Operations Division. It is anticipated that some cutting and maintenance will take place on the lot shortly, and the parcel will be monitored throughout the remainder of the growing season. With respect to the privately owned parcel of vacant land that is situated at the dead end of Donley Street, staff advise that this lot has the same characteristics of other woodlots and open spaces throughout the City, although it is smaller in size. They have dealt with previous concerns regarding garbage on the property. However, staff's approach with regard to long grass concerns has been to apply the same standard as they do with other woodlot areas, which is to not require the grass/weeds to be cut. It should also be recognized that the subject land is private property with no public right of access for trail or other purposes. With regard to the properties fronting Ottawa Street and Kehl Street, due to the nature of the longer than average lots and that they back onto a vacant piece of land that is wooded and somewhat buffered from the adjacent residential area, the rear yards are generally not visible except from adjacent properties. In order to respond to any concerns raised with respect to these properties, staff can look at them individually and determine what action may be appropriate, within the context of the area. FINANCIAL IMPLICATIONS: None at this time. There are several financial implications for each of the options. Final one time and ongoing costs and revenues are not known at this time and can be provided at a later date, depending on the development option selected. COMMUNICATIONS: None required at this time. CONCLUSION: Staff will work to proceed with the development option selected by Council. ACKNOWLEDGED BY: Jeff Willmer, Interim General Mana er of Develo ment and Technical Services