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HomeMy WebLinkAboutCSD-11-028 - ZC 10/10/M/GS - Moore AvenueStaff Re vrt I~ITCH~I~TE~ X011117]unrtySer~i[eSDepQr~menit w~+w.kitthenerca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: February 28, 2011 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Garett Stevenson, Planner (519) 741-3400 x 3158 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: February 9, 2011 REPORT NO.: CSD-11-028 SUBJECT: ZONE CHANGE APPLICATION ZC10/10/M/GS MOORE AVENUE 2184647 ONTARIO LTD. Location Map: Subject Property, Moore Avenue RECOMMENDATION: That Zone Change Application ZC10/10/M/GS for the subject lands (Moore Avenue), for the purpose of changing the zoning from Residential Five (R-5) to Residential Five (R-5) with a Special Use Provision 411 U to add "Commercial Parking Facility" as a permitted use on the parcel of land specified and illustrated as the Subject Area on Map No. 1, in the City of Kitchener, be approved in the form shown in the attached "Proposed By-law" dated January 26, 2011 attached to Report CSD-11-028 as Appendix A. 2-1 BACKGROUND: Staff Re vet ~ommunrtySer~ices Department www.kitchenerca The City of Kitchener has received an application to change the zoning of the subject lands from Residential Five (R-5) to Residential Five (R-5) with Special Use Provision 411 U to permit "Commercial Parking Facility" as a permitted use. The property is currently developed as a parking lot and the purpose of this application is to legalize this existing use. The subject property is located near the intersection of Wellington Street North and Moore Avenue. In order to legally use the property as a parking lot for the future development at 51 Breithaupt Street, the Owner must first legalize the existing parking lot. The parking lot is proposed to be used exclusively by the tenants of the future redeveloped office buildings located at 51 Breithaupt Street. The subject property is designated as Low Rise Residential in the City's Official Plan. The City's Official Plan makes provisions to recognize an existing use, where a site specific zone change will incorporate specific and appropriate regulations for the use. An off-site parking agreement to legally bind the parking lot on the subject property with the future office development at 51 Breithaupt Street will be required. The Owner has applied for a site plan application for 22-24 Breithaupt Street for a surface parking lot as well as 51 Breithaupt Street for office buildings (See Appendix C). REPORT: The subject property is currently developed as a parking lot. The property is designated as Low Rise Residential in the Official Plan and is zoned Residential Five (R-5) in By-law 85-1. The existing parking lot is not permitted under the R-5 zoning. The Owner of the subject lands is also the developer of 20-24 Breithaupt Street as well as 51 Breithaupt Street. The Owner has applied for a zone change application to add "Commercial Parking Facility" as a permitted use for this property, for the exclusive use of the future tenants of the office buildings at 51 Breithaupt Street. The property is currently under site plan review for a proposal to convert the majority of the existing buildings into office space. Parking for the future office buildings is proposed to be provided off-site on the subject property as well as a new parking lot at 20-24 Breithaupt Street. The Owner has applied for a zone change to legalize the existing parking lot so that the required parking for the office buildings can be legally provided on the subject lands. On December 14, 2010, the Committee of Adjustment granted a minor variance for the subject development to permit a total of 305 off-street parking spaces, where up to 70 of those parking spaces are proposed to be provided on the subject lands. Proposed Zone Change Planning staff are recommending Special Use Regulation 411 U (attached as Appendix A) which outlines special regulations for the proposed future parking lot. The regulation permits the surface parking lot (commercial parking facility) only as it relates to the proposed development at 51 Breithaupt Street. This will be achieved through an off-site parking agreement, which will be signed by the City of Kitchener and registered on title. The three party agreement will be registered in part with the Section 41 site plan agreement, and cannot be released from title without City approval. By adding a special use provision to the Residential Five Zone (R-5) the existing parking lot can be legally used by the Owner to satisfy the off-street parking requirement for the proposed development at 51 Breithaupt Street without compromising any future residential opportunities the current zoning provides for this property. . 2-2 Staff Re vrt I~ITCHl~1~TE~ ~011117]unrtySer~i[eSDepQr~men~ w~+w.kitthenerca The Provincial Policy Statement (PPS) The PPS provides policy direction on matters of provincial interest related to land use planning and development. The PPS sets out principles to achieve "healthy, liveable and safe communities", for example; promoting efficient development and land use patterns, accommodating an appropriate range and mix of residential, employment, recreational, and open space uses to meet long-term needs, and avoiding development and land use patterns which may cause environmental or public health and safety concerns. Planning staff is of the opinion that the proposed zone change application is consistent with the PPS as it will allow for the creation of employment lands within the inner city. Although the subject lands will not directly become employment lands, they will facilitate the required parking for the proposed offices at 51 Breithaupt Street as required in Section 6 of the City's Zoning By- law 85-1. Growth Plan for the Greater Golden Horseshoe, 2006 The subject property is within the Built-up Area as defined in the Growth Plan for the Greater Golden Horseshoe. The Growth Plan promotes the development of healthy, safe, and balanced communities. One policy to help achieve such communities is focusing intensification in Intensification Areas. Planning staff is of the opinion that the requested zone change complies with the Growth Plan as it allows for the redevelopment of former industrial lands with an appropriate employment use that is compatible with the surrounding community within the built up area. Region of Waterloo Official Policies Plan The subject lands are designated City Urban Area in the Regional Official Policies Plan. The Region of Waterloo advises that there are no objections to the proposed zone change and advise that the proposal conforms to the policies of this plan. City of Kitchener Official Plan The subject property is designated as Low Rise Residential in the City's Official Plan. The Low Rise Residential designation recognizes the existing scale of residential development and allows for a variety of low density residential uses. Policy 1.1.4 of Part 4 of the City's Official Plan makes provisions to recognize an existing use, where a site specific zoning by-law amendment will incorporate specific and appropriate regulations for the use. In order for the parking lot to be compatible with the Official Plan, the Owner has applied for a site specific zone change application. Planning staff will require the Owner to enter into an off-site parking agreement to legally bind the parking lot on the subject property with the future office development at 51 Breithaupt Street. Kitchener Growth Management Strategy, 2009 The Kitchener Growth Management Strategy (KGMS) and related Kitchener Growth Management Plan (KGMP) identify the area comprising the future office buildings as within the Urban Growth Centre. The KGMP states that the Urban Growth Centre has the overall highest priority for development applications and is intended to be the focus of intensification growth. This location is the focus of employment, institutional, arts and culture and government. While planning staff acknowledge that the subject lands are outside of the Urban Growth Centre, the proposed zone change will allow these lands to be utilized in a way that facilitates office building development at 51 Breithaupt Street which is within the Urban Growth Centre. As such, 2-3 Staff Re vrt I~ITCH~I~TE~ X011117]unrtySer~i[eSDepQr~menlt w~+w.kitthenerca planning staff is of the opinion that the proposed zone change is in alignment with the KGMS and the KGMP. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The proposed zone change is required prior to the redevelopment of the subject site and will align with the Kitchener Strategic Plan as it ensures the implementation of the community priority Development with comprehensive redevelopment that is consistent with Provincial, Regional and City planning policies. COMMUNITY ENGAGEMENT: Property Owner Comments Preliminary circulation of the Zone Change Application was undertaken on December 10, 2010 to all property owners within 120 metres of the subject lands. Nine written comments were received from property owners in the surrounding community (See Appendix F). There were no objections to the zone change application but several residents requested clarification on issues which are discussed below. Demolition of Residential Structures and Parking Structures One respondent commented that they are in support of the zone change application but would not be in support of any future parking structure and would not be in support of the demolition of any homes. Staff note that there have been no residential demolition applications filed in conjunction with this development proposal and there are no buildings on the subject lands. There are no parking structures proposed on the subject lands, although there may be underground parking within the existing building located at 51 Breithaupt Street (shown as Building A above). Another property owner requested clarification on whether they would be allowed to continue to use the parking lot for their personal use. Planning staff advise that there may be parking arrangement and agreements made between some of the neighbouring property owners and the previous owner of the subject lands. Staff are recommending that the parking lot be legalized for the exclusive use of the office tenants and that spaces may not be leased by the Owner to non-office tenants. Future Housing Another respondent commented that they are a strong supporter of the application because development will bring new employment into the existing community. The author also suggests that provisions be made in the zoning to allow for the medium density housing on the property. Planning staff are recommending the special use regulation in the Residential Five Zone (R-5) rather than a full zone change to allow for the property to eventually revert back to a residential use in the future. Lighting A neighbouring property owner provided a comment suggesting that the existing floodlights should be replaced with more efficient lights that do not emit light pollution. If the Owner proposes to improve the parking lot, a site plan will be required. As a condition of site plan approval, the Owner would be required to obtain approval of a site lighting plan, which must meet current City lighting standards. 2-4 Staff Re vrt I~ITCHl~1~TE~ X011117]unrtySer~i[eSDepQr~menlt w~+w.kitthenerca Planning staff have also communicated with neighbouring property owners by email and telephone. Staff provided additional information and answered enquiries and encouraged the public to provide their comments in writing, which were discussed above. Department/Agency Comments The application was circulated to all applicable agencies and departments and no concerns where identified. A copy of all department and agency comments is provided in Appendix E. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: Preliminary circulation of the Zone Change Application was undertaken from December 10, 2010 to January 7, 2011 to all appropriate departments and agencies and all property owners within 120 metres of the subject lands. Two notice signs were also posted on the subject property. The Zone Change Application was advertised in The Record on February 4, 2011. The advertisement included details of the February 28, 2011 Community and Infrastructure Services Committee meeting. The newspaper advertisement is attached as Appendix D. CONCLUSION: Planning staff is of the opinion that the subject property represents an excellent opportunity to provide the required off-street parking for the proposed office buildings at 51 Breithaupt Street. The zone change application to legalize the existing parking lot is consistent with City, Regional, and Provincial policies, specifically the City's Official Plan. Planning staff are of the opinion that the proposed special use regulation will satisfy the parking requirement of the office development without prejudicing future residential development opportunity on the subject lands. The zone change is appropriate for the community as it will legalize an existing use that will contribute to the redevelopment of a former industrial property into an office use that will improve and complement the existing stable residential neighbourhood. There were no property owner, departmental, or agency objections identified during the circulation of the subject application. Planning staff is of the opinion that the proposed zone change is good planning and recommend approval of the zone change as outlined in the Recommendation section of this report. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Deputy CAO, Community Services Department Attachments Appendix A - Proposed Zoning By-law Appendix B - Map No.1 Appendix C - Conceptual Proposed Master Site Layout: The Breithaupt Block Appendix D - Newspaper Advertisement Appendix E - Department/Agency Comments Appendix F - Property Owner Comments 2-5 Report N®. CSD -PI -C2~ ~ ®L Appendix "~" January 26, 2011 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener ® 2184647 Ontario Limited and Breithaupt Block Inc. -Moore Avenue) WHEREAS it is deemed expedient to amend By-law 85-1; NOW THEREF®RE the Council of The Corporation of the City of Kitchener enacts as follows: 1. Schedule Nos. 74 & 84 of Appendix "A" to By-law Number 85-1 are hereby amended by changing the zoning applicable to the parcel of .land specified and illustrated as the Subject Area on Map No. 1 in the City of Kitchener, attached hereto, from Residential Five (R-5) to Residential Five (R-5) with Special Use Provision 411 U. 2. Schedule Nos. 74 & 84 of Appendix "A" to Bylaw Number 85-1 are hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto 3. Appendix "C" to By-law 85-1 is hereby amended by adding Section 411 U thereto as follows: "411. Notwithstanding Section 39.1 of this By-law, for the lands shown as affected by this subsection on Schedule Nos. 74 & 84 of .Appendix "A", a Commercial Parking Facility shall also be a permitted use. A Commercial Parking Facility is only permitted where subject to an agreement as outlined in Section 6.1.1.1.a.ii of this By-law. PASSED at the Council Chambers in the City of Kitchener this day of 2011. 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N ^ cA v ~-~., C , > -3 ~s c O `, '~ '`~ ~ T J ti J ~ .. 3 y ~. , U J L v ~ ~ /~ J ~ J. _ ~ ~ ~ `o - .._..._-._._T ~ o c - _ o _ L tp O _ . ~ - - U :V .. ^IJ ... ti O ~D _ -_ c U' :J ~ L C) > s C<i .3 - O ~ 3 - ? m ~ ~ - - U -- a L ~ ~ ~ = >, V ~ ~ r ~ ~ ~ ui ~ ~ _ ~ i~V ~ U .' = _ T r r i n Q o r~ ~ c ~ ~ idJ`G ^~ ' G C~ r ~- ~ ~~ r3 v°ca'>3 ~ m ° c ~°~~a ° o " °ao N U H O N G o~ ~ m Q Z V c a N - ~ o m ~ ~° ~ o c mono > E 14 c ° m m ~~O M ~ Y a m ~1 o U C ` U p (1J ~ ~ C ~ m N Q a.s d (~ y O 3a ~ t0 O ~ Oa.n EcYN~ O O U in 47 N Qi m''~~3 m ~ a'>"n m fD j r N G C = ~ O d ~ o~ m N ~ [p ~ O~ m o c E E t- m a i m~ ~ E t ~7 N o ~E~ ~ o~ ~ in 1,) d ~4. E 0o,nm N L ~ N ~ p C y ~ C ~ ~ C ~ 0 0 _~ a ~ o V= T C C y C ~ \ p C~ Q O ~ ` c° 1 Emv'a ~~~ s s ~~~~~ ~ ~ ~ N ~ O ~ C ~ ~ T ~ ~ ~, ~ ~ C` ~ ~ ~ c -a o ze .; ~ ~ ~ m ~ 1 Y m= C O N ~ m o m m ~ `°o h os Ttl '° Z Q 2-16 j Cu l ?., \~ i ~~ ~ o ~~ ~ O ~ N ~ J ~.Q? O ~~Qa ~ . m ~ nQ~ ~ m~~ ~ ~ C ~ ~ N ~ U N ~ o ~ O ~ ~N ~~ ® C C O U ~ ~ ~ CC ~ Q ^- Z c °' O nor, 0~~~ ~ ~' m ~ L N ~U O ~~ o ® m ~ ~ moc c'a3 E o m 0. ® ~ O a O ~ d (p N ' Q~ 3 O D C O rfj V N Vi m c6 m cu p O ~ ~ ~ ~, a ~ ~aa'.d c ~ O U w Aa u N a. O t~ ~'~ ~ ~ @ ~ t = C B G °~Q.a 3 ~ "° u > E cu o O.0 ~ ~ ba 6A ~ q C N ~ c O O ~ N l6 D, o ~ N .~ a ~ 1(1 m mna~ ~ N m N m to ~ ® m 0 D 0 ~- -~-~, ~ ® O N ® ~ Q. O d ~ C d. T y , m m~ 7 O.~ ~ O d r 6J m~ ~ ~ O ® L °'• ~ ~ ~ C G= O d mmmm ~ y ~ ~ : p o c E E m ® doe m c~ a HmEo ~ ~ ~ C~ m C C >. E E O O N O1 G L p 0 7 ~ . ~ b c• F o N O T t~ c~ ' j ` Q ~ ~ ~ ~ c c aa .~ D O N - ct~ o x s~o ~ ~o• sm ~ d ~o c oo~.~o °~m ~ v~ of f0 Ay C ~ ~ ~ N °~~ W tB '~ ~ L >. G W E m a>n~ ° ~ ~ 0 Z ~ m ~ ~ Eat s s°~, a '` n: oo p ~Li A 'O o o ~`m N C i7 A s E ~ aL.. ~ CS LS. Y O N O \ ~ ~ C 'p O ~ ~ O ~ I A 6 ~ ~~ ~ ~ ~ ttl ~ ~ ~ ® t2 g ® O O L ~ C I ~ c®A ~ ' } ~ X d ~ O a` m A ~ O N E ~ ~ ~ E O N © °i t9 ~ o O a _~ ~ N N C, N ~ m a a n. Qo 3 `~ ~ a °' ~ o a m L ~ ~` O C U '_. O C• U L ~ •~. N O N i ro 0 6 ¢ y ~ o ~ > m ~ C O ®. ~ O cC ~ 9 ~ ~ U ~ :c 'o Q ~ O roc $ ~ o y ~ ~o L N y s Q ,} n 3 Doti o J ~ m ~~R a °' ~ mm~ = c c c c ~ ~' ~ ~ ~ C• v F- C w ~• t d L y ~ ~ i ~ y ~ ova o w °'_ '~ ~ ~_ ~ ~ L O O ~ ~ E 6. Y A ~ C]e c E C O ~ -~ >. ~ a m >, L E 'a ~ ~ ai 0 m ° i9 v 0 °' >.c ~ ® ~ ~ O ~ U O N ~ '_^ t0 c6 r ' ' i N r} n O ~ `> (!y 02 ~ °' ~ Q 0 C ~ m as~`c sy.. c4~ m O o ~ ~ m ~ aCJ ~~. c E c Y ry ~y O C m n N ti 0 J m n ^ C1 `~ x0~ LA cs~~~N m ~ ~ ~ aC9a:LLW C V N O Q UJ QJ ~ L N OC N 3 ~ ~ o v ° R} L C U ~ . - f0 i~ o~' ° o o~ ~a v N~~ :~_ N ~ .` ~ ~ N N '6 N C ~ ~ U - c ~o N - o, a`> T'O V ~ ~ C ~ C N ~ E tL ~ i Y .o as a o I -pp ~ @J U ~ ° N ~ ~ C °~~RO- ( mU~ o~n 3 'a m a o O~ N> ~q U~1] ° ~ OJN Y C m _ c 0 0 3 ? 0 n~ O "'S] C v~ ~~ m c AO o N m~ -, F-mE~ ~ aC7Rl~W E E o m ~ E Q c to O ~ N Ln L'T w ~ ~ ~ ~ c-o~ a o m-- _ U i ~~ o c ° ° c T ~ ~ N "' O d _N ~ ~ O C ~ ~ ~ 1 O U O Q O ~~ ~ ~ t ro ~ ~ ~ ~ "'.. .~ ° ° ~ ~ nis c~~~~ 3 ~ ~~,mc ~ ~ ti °~~~= Gov O "- ~ O O n. ° o E E ~ _._._ ~ O tG G ~ N N N ~ N ~ a L O m p 0 N "C f- .. ~ A (l z 4` 2-17 ~ I w O C2 G? Q ut a a w ," _i ~, {~ 0 u tv o ~ .R .~ ~. J mad ~m6 ~¢n V ~ ~ °' o og" ~~ [[ i1 kN N ( ~ ,- ' > j ~ o ro ~ C i= N ~ ~ o. ~ N ~ a ~o m ~'_' m n a ° m ~ ~ ~ ~ =, ~ Q E Q m a ;~[ N -:, ~'` o ~, ti g ~ N ° uY' G = a= ~ ~ =~; ~' o ° fl. O 5 s ~ m ~ m s ° ~ ami °, ~ °' n. _ o 0 ® ~ ~ o ~ o d ~v E ~rv» G~7 .o m CC ~ Q = ~ V m C Q Q r 0 ~ ~~~ ~ C C m ~ .mC N ~ U Ca 43 ~ ~ n o~ v C'3 ~ N 9 Z `? iJ ~ ~ 0 = C ~ ~ ~ .C ~ ~ .~, O ~' a~i ~ ~ o Q~ ~~~°,~ry~ ~~~~~ '~ o~ m m ~~~~~ ~C7 atiW c ~~ N N B ~ m~ L ° m -p m m t $ ^ c o 3 m c m o m ~ m ~ ~ `tl O tll v i ° [p L C ~ m m ltl n , ° ,= a n oa' o Nv ° ~ p ~ m 3 o o . m N - C~ ~ m a > T9 ~ m ~. I c~ ~ o m ' ~, ~ C S O ~ ~~ a d o ~ - C mu ~ o r ° t°n.a ~ ~O o~ > G ? 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O mN . 0 1 h 'O .O 0 0 ~ C L~F O W ~ a ~ a ° C7 `6 ~ r ~ O 0 0 0 ° ~N~ co ~ m a o ~~ y c C ~ O o -° v ~ OJT C N O E N l E ~ ~ ° o O V ~ O ~ cD N ~ c6 ~ ~? t N -O ~ ~ O N ~ N U a 4 W V ~ ~ m m n E o n ~ ~ ~ ~ ~ L c~ ~ 2~ p~ N N C QI ti °' z '~ c_ mo ~ cC ° n c E N ~ E t ~ N ° °jO o V O ~ O ~ ~ ~ a O N V V - v o Q m m N ~~ o m ~ v m a a C ._ ~ Z3 ~ .Y f0 L ~ 3 a Q O T ti O ~ J Y ~ C a N - O Y . W tc m = ~ E n CV ?`3 n O ~ o ~ ~~Um ~'~ U .: ~ 3 N C C ~ ~ _ ~ G1 O c 0 O 0 0 r ~ ~ ~ ~ 0 a E F m 0 ~` C 0 3 N ~ O a ~ a; ~ m ~ L O~ N C > C ° o m N °~' m n L ~ ~ o 1A 4 ° N Q D N m ~ ~~t ~ ~ ~ c ~ ~ ~ C V N C O Ci _, U C N ° m _ L - a O ti °o O U m W N W ~ O ~ ~ a F E N ,~ a v N ~ m ~ o ° o O o ~ E O ~? O 2-19