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HomeMy WebLinkAboutCSD-11-019 - ZC 10/09/C/BB - 40 Chapel Hill DrREPORT TO:Planning & Strategic Initiatives Committee DATE OF MEETING: March 21, 2011 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Brian Bateman, Senior Planner (519) 741-3400 x 2869 WARD(S) INVOLVED: Ward 4 DATE OF REPORT: March 10, 2011 REPORT NO.: CSD-11-019 SUBJECT: ZONE CHANGE APPLICATION ZC10/09/C/BB 40 CHAPEL HILL DRIVE CHALON ESTATES INC. Location Map: 40 Chapel Hill Drive, Kitchener RECOMMENDATION: That Zone Change Application ZC10/09/C/BB for 40 Chapel Hill Drive (The Caramel Church of the New Jerusalem) to add a special regulation provision to allow a maximum of 20 residential care units to the Institutional Zone (I-1) (93R) 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 28, 2011, attached to Report CSD-11-019 as Appendices “A” and “B”. ï ó ï BACKGROUND: Chalon Estates, Inc. has submitted a rezoning application which proposes a Special Regulation Provision to permit the development of a twenty unit low-rise residential care facility. The current Neighbourhood Institutional (I-1) zoning permits a residential care facility with a maximum of eight units. The subject property is located on the north-east side of Chapel Hill Drive near Caryndale Road. The property is designated ‘Low Rise Residential’ in the City of Kitchener Official Plan and zoned ‘Neighbourhood Institutional’ (I-1) (93R) in the City of Kitchener Zoning By-law 85-1. The subject property is also designated as “Institutional” in the Doon South Community Plan. 2 The development is proposed over two phases. The first phase is a 1404.4 m building consisting of 12 units. The second phase is an eight unit building addition located on the east side of the subject lands. The property currently contains a church and a school, as well as a playground. Surrounding land uses to the northeast and southwest are residential. Lands to the north and west are owned by the applicant and have been draft approved to permit a residential plan of subdivision. REPORT: The subject lands are zoned ‘Neighbourhood Institutional Zone’ (I-1) (93R) in the City of Kitchener Zoning By-law 85-1. The I-1 zone allows for a maximum number of eight residential care units. In order to permit twenty units, a zone change is required to add a site specific special regulation provision to the existing ’Neighbourhood Institutional Zone’ (I-1). Staff are of the opinion that an increase from eight (8) to a maximum of twenty (20) residential care units as proposed is considered good planning for the following reasons. Caryndale is recognized in the City’s Official Plan as “a distinct and culturally significant community” within Kitchener where residents are closely tied to the church and community and this proposal provides an opportunity for residents to age in place. The subject area is 1.8 hectare (4.6 acres) and can accommodate this size of facility and the parking associated with it. The applicant has submitted a conceptual site plan (see Appendix “C”) in support of the zone change application that demonstrates that these lands can support this facility. The subject lands already contain a school and church so a residential care facility would compliment those existing institutional uses. Therefore, the neighbours in this area are accustomed to being adjacent to institutional uses. The location of the subject property is close to Caryndale Drive so traffic to and from the site will not filter though the community and create a nuisance for area residents. It is anticipated that the majority of residents and visitors of the proposed residential care facility will be from the Caryndale community which may reduce traffic impact as well. It is widely known that Canada’s population (and Kitchener’s too) is aging. There is a need to ensure that there is housing for the elderly and to plan and prepare for it through development applications. This proposal is an opportunity for continuum of care within the community which is a planning principle that staff support. ï ó î Provincial Policy Statement (PPS) The Provincial Policy Statement directs municipalities to meet the social, health and well-being requirements of current and future residents, including special needs requirements. It also direct municipalities to identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. This application meets the intent of the Provincial Policy Statement in that it is providing housing to meet the social, health and well-being needs of elderly residents. Also, because this is an already built-up area which is able to be serviced by public infrastructure, it meets the intent of the redevelopment and intensification policies. 2006 Growth Plan for the Greater Golden Horseshoe The subject lands are within the ‘built boundary’ as defined by the 2006 Growth Plan for the Greater Golden Horseshoe. The Growth Plan promotes development that contributes to complete communities, creates street configurations that support walking, cycling and sustained viability of transit services and which creates high quality public open spaces. Staff is of the opinion that the proposal complies with the policies of the Growth Plan. Regional Official Plan The Region of Waterloo Official Plan and the previous Regional Official Policies Plan states that area municipalities will plan to provide an appropriate range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. The construction of a residential retirement facility will meet the requirement for various physical, social, economic and personal support needs of the aging population in the City of Kitchener. Another objective is to plan for an older and more culturally diverse population. This application conforms to the intent of both the Regional Official Plan and the Regional Official Policies Plans. City’s Official Plan/Community Plan The subject lands are designated ‘Low Rise Residential’ in the City of Kitchener Official Plan. According to the Official Plan, Low Rise Residential areas are meant to accommodate a full range of housing types. Non-residential uses are encouraged if they are compatible with other development in the area. This application meets the intent of the City of Kitchener Official Plan. The Low Rise Residential designation affecting the subject property is further refined in the Doon South Community Plan (DSCP). According to DSCP, the subject lands are designated as “Institutional” to recognize institutional uses. As such, this application meets the intent of the DSCP. Planning for Age-Friendly Communities: A Call to Action The Ontario Professional Planners Institute (OPPI) prepared a paper regarding aging populations in Ontario, entitled ‘Planning for Age-Friendly Communities: A Call to Action.’ According to this report, the composition of households is changing and planners need to accommodate for fewer families with children and more singles and couples with no children. This includes elderly people. The OPPI paper also encourages creating housing that allows older adults to remain within their own communities. Based on the location of the proposed ï ó í residential care facility, older residents from Caryndale who wish to live in a retirement home would be able to do so and still live in their own neighbourhood. Department/Agency Comments The application and supporting documentation were circulated to all applicable agencies and departments and any concerns expressed have been addressed or will be addressed at site plan approval. A copy of all department and agency comments is provided in Appendix “E”. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: This proposal supports responsible development of our community and will align with the Kitchener Strategic Plan as it ensures the implementation of the community priority Development. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation COMMUNITY ENGAGEMENT: Preliminary circulation of the Zone Change was undertaken on November 4, 2010 to all appropriate agencies and to all property owners within 120 metres of the subject lands. As a result of the preliminary circulation, staff received responses from neighbouring property owners. A notification sign was also erected on the property. Notice of the March 21, 2011statutory public meeting of the Planning and Strategic Initiatives Committee was advertised in The Record on February 25, 2011. Notice of the statutory public meeting was also posted on the City’s website. Property Owner Comments A notice was sent to property owners within 120 metres of the subject application and two comments were received (see Appendix ”F”). One resident wrote to the City in support of a retirement residence being located in the community. However, they are concerned that the construction of the facility would be at the expense of a community playground and open space currently located on the property. The community playground space referred to was leased by the City from the Carmel School and Church. This lease agreement expired in 2010. In 2010 Council approved a modification to plan of subdivision 30T-91009 which is owned by Chalon who is affiliated with the Carmel School and Church. This plan of subdivision is located immediately west of the subject lands and proposes a private open space block. Once built, this private open space block will serve the recreational needs of the Carmel School as well as the surrounding community. In the meantime, Planning staff has asked the owner to consider renewing the leasing arrangement with the City until such time as private park block is constructed. The owner has indicated that he is supportive of this proposal. Another resident wrote to the City to state that they have no concerns about the development of a retirement facility behind their home. However, they are concerned because the land is currently being used by some Caryndale residents as a place to dump construction and yard waste. This is a property standards issue. Chalon has been notified of the concern and responded that they will look into the matter. ï ó ì FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. CONCLUSION: In summary, Planning staff are of the opinion that this zone change to increase the number of residential care units from eight currently permitted to twenty represents “‘good planning”. The proposal meets the intent of Provincial, Regional and City policy. In addition, the scale and density of development being proposed is compatible with the neighbourhood. As a result, staff are recommending that the zone change application to add a Special Regulation Provision to permit a maximum of twenty (20) residential care units be approved in the form written in the Proposed Zoning By-law in Appendix “A” and as shown on Map No. 1 in Appendix “B”. OTHER CONTRIBUTING AUTHORS: Alisha Buitenhuis, Planning Student 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 Site Plan Appendix D - Newspaper Advertisement Appendix E - Department/Agency Comments Appendix F - Property Owner Comments ï ó ë ï ó ê ï ó é ï ó è ï ó ç ï ó ïð ï ó ïï ï ó ïî ï ó ïí ï ó ïì ï ó ïë ï ó ïê ï ó ïé ï ó ïè