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HomeMy WebLinkAboutCSD-11-037 - ZC 10/07/G/GS - 517 Glasgow StreetStaff Re vet I~TCx~nT~,~ Communrty5ervicesDepar~merrt REPORT TO: Council DATE OF MEETING: March 7, 2011 www.kitchenerca SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Garett Stevenson, Planner (519) 741-3400 x 3158 WARD(S) INVOLVED: Ward 8 DATE OF REPORT: March 3, 2011 REPORT NO.: CSD-11-037 SUBJECT: ZONE CHANGE APPLICATION ZC10/07/G/GS 517 GLASGOW STREET CORNWELL FINNIGAN LTD. CROSS REFERENCE REPORT NO. CSD-11-029 ~~GR~6 ~ ~'~ fl~ S'C ~~R ~ ECT ~~~~~ ~~yf7~~ C R~cP vNE Location Map: 517 Glasgow Street, Kitchener RECOMMENDATION: That Zone Change Application ZC10/07/G/GS for the subject lands, for the purpose of changing the zoning of lands shown as Area 1 on Map No. 1 from Residential Two (R-2) to Residential Three (R-3) with Special Regulation Provision 567R and for the purpose of changing the zoning of lands shown as Area 2 on Map No. 1 from Residential Three (R-3) to Residential Three (R-3) with Special Regulation Provision 567R in the form shown in the attached "Proposed By-law" dated March 7, 2011 attached hereto, be approved. Staff Re vrt I~ITCH~I~TE~ X011117]unrtySer~i[eSDepQr~menlt w~+w.kitthenerca REPORT: The purpose of zone change application ZC10/07/G/GS is to change the zoning of lands shown as Area 1 on map No.1 from Residential Two (R-2) to Residential Three (R-3) with Special Regulation Provision 567R and to change the zoning of lands shown as Area 2 on map No.1 from Residential Three (R-3) to Residential Three (R-3) with Special Regulation Provision 567R. The purpose of Special Regulation Provision 567R is to require a minimum lot width of 18.5 metres for any future lots on the subject lands. If approved, the Special Regulation Provision 567R would limit the maximum number of lots that can be created on the subject lands by a future consent application to be five. In accordance with the regulations of the Residential Three Zone (R-3), up to seven lots could be created on the subject lands with a corner lot width of 15.0 metres and an interior lot width of 13.7 metres. Special Regulation Provision 567R ensures that the future zoning of the subject lands will be consistent with the February 28, 2011 recommendation of the Planning and Strategic Services Committee to implement site specific zoning regulations that could allow up to 5 single detached lots on the subject lands. REVIEWED BY: Della Ross, Manager of Development Review Juliane von Westerholt, Senior Planner ACKNOWLEDGED BY: Jeff Willmer, Deputy CAO Community Services Department Attachments Appendix "A" -Proposed Zoning By-law Appendix "B" -Map No.1 Appendix "C" -Report No. CSD-11-029 (report only) Appendix "D" -Addendum Report No. CSD-11-029 Appendix "E" -Revised Conceptual Lotting Plan (5 lot concept) Report No. CSC-11®~37 ®L Appendix " " Marsh 7, 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 -Cornwell Finnigan Ltd. - 517Glasgow Street) WHEREAS it is deemed expedient to amend By--aw 85-1; NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts as follows: 1. Schedule No. 37 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No, 1, in the City of Kitchener, attached hereto, from Residential Two Zone (R-2) to Residential Three Zone (R-3) with Special Regulation Provision 5678. 2. Schedule No. 37 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached hereto, from Residential Three Zone (R-3) to Residential Three Zone (R-3} with Special Regulation Provision 567R. 3. Schedule No. 37 of Appendix "A" to By-law Number 85-1 is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 567 thereto as follows: "567. Notwithstanding Section 37.2 of this By-law, for the lands shown as affected by this subsection on Schedule No. 37 of Appendix "A", the following special regulations shall apply: a) The minimum lot width shall be 18.5 metres." PASSED at the Council Chambers in the City of Kitchener this day of 2011. Mayor Clerk Repert No. CS®m11-~3? 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GSD-11®®7 Appendix "~" REP®RT TG: Planning and Strategic Initiatives Committee DATE ®F MEETING: February 2$, 2011 SUBMITTED BY: Alain Pinard, Director of Planning PREPARE® BY: Garen Stevenson, Planner (519) 741-3400 x 3158 WARD(S) INV®LVED: Ward 8 DATE ®F REPORT: February 23, 2011 REPGRT NA.: CSD-11-029 SUBJECT: ZONE CHANGE APPLICATION ZC10/07/G/GS 517 GLASGOW STREET CORNWELL FINNIGAN LTD. ~~ ~ r ~ ~ E y C ~ .--- '- ~ , ~. ~ `,~ ,, -- ~ ~ \ ~~ '\ ~~ ~ l~ ''` 4yL ''~ ~ ~ ~ --~ ~ ~~, ~~ ~,---'~ S U ~J ECT ~ ~~ , 1 ~- ~ ~ ~ ~ ~ ~ ~~ l ,- 4 ~ ~ / `~~ \ _ 1<' ~ V 'ti 1'~~ ~ ~ I r`~ ~ ~t7 ~ ~ "~ t l \ ~ 4 ~~~~ ~~ `~ .. Location Map: 517 Glasgow Street, Kitchener RECOMMENDATION: That Zone Change Application ZC10/07/G/GS for the subject lands, for the purpose of changing the zoning from Residential Two (R-2) to Residential Three (R-3) in the form shown in the attached "Proposed By-law" dated January 26, 2011 attached to Report CSD-11-029 as Appendix "A", be approved. ,~ ~CTCI-IEIVTE~ C~t~ltlitllil~Y~~~VIC~SQ~~QCtII1QClf www.kitchener.ca EXECUTIVE S11~t1MARY: The City of Kitchener originally received an application to change the zoning on the lands at 517 Glasgow Street from Residential Two (R-2) and Residential Three (R-3) to Residential Four (R- 4). The subject property is located at the intersection of Glasgow Street and Inwood Drive. The properties are 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. If the lands were to be zoned Residential Four (R-4) as originally proposed, the subject property could be developed with up to eight single detached lots, through a future severance application. Planning staff, the Applicant; and the Owner have had several discussions regarding the subject application in consideration of the public input that was obtained from the circulation period and the informal public meeting. The surrounding property owners recognized the desire to develop the property by the Owner and are cognisant of improvement that new development can bring to an existing neighbourhood. The main concerns identified by the public were the compatibility of the shape and size of any new lots as well as the compatibility of any dwellings constructed on the proposed lots. Members of the public also identified concerns relating to increased density, increased traffic on Glasgow Street and Inwood Drive, as well as a change to their property values as a result of the proposed development. Based on analysis that included a review of the public input obtained throughout the process, Planning staff are recommending that the Residential Three (R-3) zoning on the south portion of the property remain and are recommending that that Council give approval to change the zoning of the north portion of the property from Residential Two (R-2) to Residential Three (R-3). If approved, Residential Three (R-3) zoning on the entire property would allow for a future severance application to develop up to six single detached dwellings. REPORT: Original Proposal The applicant originally proposed a zone change to allow the site to be developed with up to eight (8) single detached residential lots through a future severance application. The Residential Four (R-4) zoning would allow for lot width of 9.0 metres (15.0 metres for corner lots) whereas the Residential Three (R-3) zoning requires a lat width of 13.7 metres (15.0 metres for corner lots) and the Residential Two zoning requires a minimum lots of 24.0 metres for interior and corner lots. The Applicant originally proposed to create six (6) interior lots with a width of 11.53 metres and two (2) corner lots with a width of 15.0 metres, fronting onto Inwood Drive. The original circulation letter, and well as the invitation to the informal public meeting, contained information on the regulations of the all three applicable zone districts. htTt~H~.~~ R Claminuni~y Services Department www.ktCchenerca summary of Zoning Ree~ulations for Single-®etached Dwellings Zoning Interior Lot Corner Lot Il~inimum Lot IlJllaximum Number of Width Width Area Lots* Current Zoning Residential Two (R-2) ~ 24.Om & 24.Om & 929.0 sq m & 4 Residential Three (R-3) 13.7m 15.Om 411.0 sq m Residential Two (R-2} 24.Om 24.Om 929.0 sq m 3 Residential Three (R-3) 13.7m 15.Om 411.0 square 6 metres Residential Four (R-4} 9.Om 15.Om 235.0 square 8 metres Indicates the total number of lots possible under the applicable zone district for the entire parcel (597 Glasgow Street), which includes the subject property (north portion) as well as the south portion of the pro ert . After engaging the public through a public consultation process and considering the characteristics of the surrounding neighbourhood, staff are of the opinion that Residential Three (R-3) is the most appropriate zoning for the subject property. This zoning will satisfy the intensification of the neighbourhood as mandated by the City's Official Plan as well as maintain compatibility with the existing neighbourhood. Planning staff, the Applicant, and the Owner have had several discussions regarding the subject application in consideration of the public input that was obtained from the circulation period and the informal public meeting. In order to maintain compatibility with the existing neighbourhood, Planning staff are recommending to maintain the Residential Three (R-3) zoning on the south portion of the property and a zone change on the north portion of the property from Residential Two (R-2) to Residential Three (R-3). Current Proposal and Staff Recommendation If approved, Residential Three (R-3) zoning on the entire property would allow future development of up to six single detached dwellings through a future severance process. The Owner must apply to the Committee of Adjustment in order to create new lots. Under the current zoning the property as a whole can only be developed with one single detached dwelling unit. If the existing dwelling is proposed to be removed, a Demolition Control application must be approved by Kitchener City Council prior to the issuance of any new building permits. City of Kitchener Official Plan The subject property is designated as Low Rise Residential in the City's Official Plan (OP}. The Low Rise Residential designation recognizes the existing scale of residential development and allows for a variety of low density residential uses. Low Rise Residential Districts accommodate a full range of housing types and favours the mixing and integration of different forms of housing to achieve a low overall intensity of use. The predominant land use in the Low Rise Residential District is residential, but it is intended to accommodate, encourage and mix non-residential uses in residential areas at a scale and in locations appropriate to an area of low rise housing. I~TCH~~1~,~ Community5ervicesDepartment www.kifrhenecca The OP supports the mixing and distribution of a full range of housing types both across the City as a whole and within neighbourhoods. The OP states that the City shall identify and promote opportunities for residential. intensification and redevelopment as acost-effective means to reduce infrastructure and servicing costs and to minimize land consumption. The City will encourage and provide opportunities for the creation of additional housing in existing developed areas, through conversion, infill, and redevelopment as an appropriate response to changing housing needs and to make better use of existing infrastructure and public service facilities. The Housing policies in the Official Plan outline criteria -for infill development in existing neighbourhoods. The OP requires that any new buildings are appropriate in massing and scale and are compatible with the built form and character of the neighbourhood. New buildings must be sensitive to the exterior areas of adjacent properties and appropriate screening and/or buffering must be provided to mitigate any adverse impacts. The OP requires that the lands can function appropriately and not adversely impact adjacent properties by providing both an appropriate number of parking spaces and an appropriate landscaped/amenity area on the site. It is Planning staff's opinion that the proposed zone change meets the intent of the OP. Residential Three (R-3) zoning would offer compatibility with the surrounding neighbourhood as outlined in the policies of the Low Rise Residential District and Housing policies in the City's Official Plan. The intensification of the property from one single detached to up to six single detached dwellings also meets the intensification targets in the City's Official Plan and Kitchener Growth Management Strategy. The future lotting fabric of the subject property will be determined at the time of the severance application, but it is anticipated that any new lots will have access off of Inwood Drive. Residential Three (R-3) zoning allows for suitable lot sizes that will be able to accommodate appropriate landscaping, off-street parking, and private amenity areas. The. front, side, side yard abutting a street, rear yard, and lot coverage regulations in the Residential Three (R-3) district will ensure a compatible built form that is appropriately set back from the existing dwellings on Inwood Drive and Glasgow Street. Provincial Policy Sfatement, 2005 The Provincial Policy Statement (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". The PPS is supportive of efficient development patterns that optimize the use of land, resources, and public investment in infrastructure and public service facilities. Further, the PPS directs the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs and promotes densities for new housing which efficiently use land, resources, infrastructure and public service facilities. The plan also supports the use of alternative transportation modes and public transit in areas where it exists or is to be developed. Planning staff is of the opinion that the proposed zone change will facilitate the intensification of the subject lands with residential dwellings that will make use of the existing infrastructure. There is currently a bus stop adjacent to the property on Inwood Drive which provides public transit service to the area. The development will enhance and further utilize existing public infrastructure, the details of which will be determined at the time of severance. Planning staff is of the opinion that the proposed zone change application is consistent with the policies and intent of the PPS. ;1 I~TC;H~,~T~,R Community www.kitchenerca 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 Plan promotes the development of healthy, safe, and balanced communities. The Plan is also supportive of the intensification of existing residential neighbourhoods with new development, including non-residential. Planning staff is of the opinion that the requested zone change complies with the Growth Plan as it allows for the intensification of the subject property with new residential dwellings. Region of Waterloo ®fficial Policies Plan The subject lands are designated as City Urban Area in the Regional Official Policies Plan.. The Region of Waterloo advises that there is no objection to the proposed zone change, and note that at the time of the severance application, the Region will require a noise warning clause, and the relocation of the existing transit pad and the installation of a new transit shelter. 6itchener Growth Management Strategy, 2009 The Kitchener Growth Management Strategy (KGMS) helps to ensure that growth is managed effectively and that the City achieve the required density and intensification targets, while accomplishing the desired built form and function which will enhance the quality of life in Kitchener. This Growth Management Plan is based on the principle that maximizing the use of existing infrastructure is preferred and that planning for and implementing intensification is also a high priority. Planning staff is of the opinion that the requested zone change complies with the KGMS as it allows for the intensification of the subject property with new residential dwellings, better utilizes the existing infrastructure, allows for a built form that is compatible and complimentary to the existing neighbourhood, and will bring new residents into a stable community. ALIGNMENT-WITH THE CITY OF KITCHENER STRATEGIC PLAN: The proposed zone change is required prior to any future severance and intensification of the property which aligns with the Kitchener Strategic Plan as it ensures the implementation of the community priority Development with comprehensive intensification that is consistent with Provincial, Regional, and City planning policies. COMMUNITY ENGAGEMENT; Property Owner Comments -Circulation Period Preliminary circulation of the zone change application was undertaken on August 16, 2010 to September 20, 2010 to all property owners within 120 metres of the subject lands. As a result of that circulation, 44 comments were received from adjacent property owners, including one petition. Respondents who opposed the zone change application offered the following similar comments and reasoning for their position; - new homes are not compatible with the existing older homes in the area - "cookie cutter" homes are not compatible with the existing character of the neighbourhood and would appear out of place - traffic congestion would increase - there is an existing corner visibility issue at Inwood Drive and Glasgow Street - the proposal is not consistent with the City's Official Plan - the mature trees on the property should be remain i po I~r~~H~~T~,R Comrnclni~yServicesDepar~men~ www.kitchenerrn - the area is comprised of only large lots - the Owner was aware of the existing zoning when the property was purchased and should develop within these guidelines - this property has always been a field - increased noise The majority of circulation respondents are supportive of a zoning which will support a development of up to five single detached homes or less, for the following reasons: - four to five single detached houses would be consistent with the lotting pattern on the opposite side of the street - some trees may be saved/preserved - townhouses or semi-detached houses would not be compatible - high quality infill development can add value to the surrounding community - each home can be designed differently for variety and visual interest ® other infill development in the area, where done with a degree of high quality, is compatible and "fits in" with the surrounding houses - larger lots are more compatible with the lotting pattern across the street - maintains low density while still creating a profit for the developer - most traffic congestion is from people "passing through"' the neighbourhood,. not from people living within the neighbourhood - the integrity of the neighbourhood would be maintained One respondent was completely in support of the zone change as proposed. A copy of all neighbourhood comments received as a result of the circulation period are provided in Appendix <<E„ Informal Public Meeting Planning staff conducted an informal public meeting to discuss the proposed zone change on November 3, 2010. On October 8, 2010, Planning staff sent out a letter inviting all property owners within. 120 metres of the subject property and members of the public that telephoned, emailed, or faxed an enquiry regarding this application, to the meeting. The meeting was well attended with an estimated 57 people in attendance, of which 46 people signed in. The applicants and both owners also attended the meeting, along with three Planning staff members. The main issues identified during the meeting by the public were consistent with the issues already identified during the original circulation. There was general support for a proposal to develop three to five lots rather than eight lots. There was also concern that new development may cause an increase in the amount of traffic in the neighbourhood. Many residents preferred a development which is in keeping with the character of the neighbourhood. At the end of the informal public meeting, Planning staff distributed- comment sheets to all attendees. At the request of the public, staff committed to mail a notice of the Committee meeting to everyone on the sign-in sheet, as well as all property owners with 120 metres of the subject property, as the date of the Committee meeting was not set at the time of the informal public meeting. After the informal meeting, Planning staff received ten comments sheets and two letters. The respondents indicated that they had a preference for a development of four to six lots rather than eight. A copy of all the comment sheets from the informal public meeting are provided in Appendix "G" and a copy of the minutes from the informal public meeting are provided in Appendix "F". N V _. ._ I~T~HI~.~r1,~Z Caminuni~y5ervicesDepari~menl¢ www,kitchener.ctr COII~MUNITY CONSULTATION AND PUBLIC INPUT DISCUSSI®N: Throughout the public consultation process, staff have kept a consistent dialogue with members of the public, the Owner, and the Applicant. The following is the discussion of the main issues identified either in the initial circulation period, at the informal public meeting, or through the comment sheets distributed at the informal public meeting. Scale of ®evelopment A main concern identified through the consultation process was balancing the objective of intensification while maintaining compatibility with the existing neighbourhood. Provincial, Regional, and City policy encourage infill development, utilization of existing infrastructure, and diverse residential neighbourhoods. There was debate on what development on the subject lands would be compatible. While some residents felt no development is most compatible, the majority of residents preferred a development scenario of three to six single detached dwellings. There was very limited public support for the original application to change the zoning to Residential Four (R-4) to develop eight single detached lots, although staff acknowledge that the eight lot scenario-best meets the intensification and density targets of Provincial and City planning policy as well as the infill development objectives of the Official Plan. Staff considered the comments received from the public to assist in evaluating compatibility. The opinion on what capability would mean for this property included matching the scale and massing of new lots and building with the existing neighbourhood, enhancing or having sympathy for the character of the existing neighbourhood style, preference for a built form of single detached dwellings, strong opposition for townhouses or semi-detached units, varying architectural styles of the proposed dwellings, and maintaining large trees wherever possible. Planning staff are of the opinion that up to six residential dwelling on the subject lands would be compatible. The lot sizes and lot widths would meet the regulations of the Residential Three (R-3) district, which is the same zoning as the properties on Inwood Drive, Inwood Crescent, Westwood Crescent, and Huntington Place. A built form of single detached dwellings is appropriate as the neighbourhood already posses a large variety of housing types, including semi-detached, townhouse, and low rise multiple dwellings on Westwood Drive. The lot widths required by the Residential Three (R-3} regulations will allow for homes that can have similar features as other homes in the existing neighbourhood, including two car garages and sufficient off-street parking. Increase of traffic Residents also identified the existing traffic congestion as a problem and were of the opinion that .new development on Inwood Drive would create further traffic problems. Transportation Planning staff has provided preliminary comments on the proposed zone change and have advised that the subject area will be able to accommodate traffic resulting from this development. On-street parking can be provided, and exceeds the City's standards. The majority of the traffic on Glasgow Street at this location is from people passing through the neighbourhood, not generated from people living within the neighbourhood. Regional staff note that the Owner will be required to relocate and improve the existing transit pad and shelter, which may help to encourage public transit use in the neighbourhood. Support for the Zone Change would be Precedent Setting A common question at the informal public meeting was whether supporting the subject zone change application would be precedent setting for other underdeveloped properties in the t Communi~V www,krtchener.~a Westmount neighbourhood. Staff advise that each development application is evaluated on its individual merits. In the case of a zone change application, input from the surrounding community would be sought before a decision is made. The circumstances of each development application are unique and staff recommendations are made based on a variety of factors. Reduction in Property Value Residents have also raised concerns that the proposed developments may impact their property values. It is difficult for Planning staff to comment accurately on the impact that a proposed development may have on the value of nearby homes. Staff understand that the Municipal Property Assessment Corporation (MPAC) assesses homes based on as many as 200 different factors ranging from the size of the house and lot, to the number of bathrooms and quality of the construction. Market values also depend on a host of different factors including the state of the economy and the individual purchaser's preferences. Planning staff do not consider market value to be a land use planning matter. Planning staff focus on whether the development is good planning with respect to the community as a whole. The proposed development, as discussed in previous sections, helps to achieve a number of development goals set out in the Official Plan and the Kitchener Growth Management Strategy. Glasgow Street Road Widening Glasgow Street is identified in the City's Official Plan to have an eventual right-of-way width of 26 metres. The Planning Act allows for a municipality to request land for the purpose of a right- of-way widening either when land is subdivided (plan of subdivision, severance) or when a site plan application is filed. A road widening of approximately three metres will be dedicated to the City by the Owner during a future severance process. There are no immediate plans for the widening of Glasgow Street. The City is requesting the land because the current right-of-way does not meet the ultimate right-of-way identified in the Official Plan and the City would like to have the land in its ownership should road works be required in the future. Furfher Consideration of Public Consultation Comments by Staff and Council Planning staff have taken the public comments into consideration in forming the recommendation for this application. Staff have also attached all public correspondence to this report, including; circulation comments, comments sheets from the informal public meeting, as well as the minutes from the informal public meeting. Staff have worked together with the Owner and the Applicant and are of the opinion that the recommendation to change the zoning of the north portion of the property to Residential Three (R-3) is consistent with a majority of the public consultation comments. Internal Department and Agency Comments An internal departmental and commenting agency circulation of the above-noted application was also undertaken in August 2010 and no concerns were identified with the zone change application. Some comments identified requirements that would be imposed on future severance applications. A copy of all agency and department comments is provided in Appendix «p» f p ~tT~;H1~,~T~:~ CammunityServi~es Depari~ment www.kltchener.ca 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 August 16, 2010 to September 20, 2010 to all appropriate departments and agencies and all property owners within 120 metres of the subject lands. Three notice signs were posted on the subject property. Planning staff conducted an informal public meeting to discuss the proposed zone change on November 3, 2010. On October 8, 2011, Planning staff sent out a letter inviting all property owners within 120 metres of the subject property and members of the public that telephoned, emailed, or faxed an enquiry regarding this application, to the meeting. 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 "C". On February 7, 2011 staff mailed a courtesy letter to all property owners with 120 metres of the subject property as well as anyone who provided written comment throughout the process of the details of the February 28, 2011 Committee meeting. CONCLUSION: Planning staff is of the opinion that the subject property represents an excellent opportunity for infill residential development that will be compatible with the existing neighbourhood. The proposal is in compliance with the Housing policies in the City's Official Plan. It is Planning staff's opinion that Residential Three (R-3) zoning will ensure that new buildings will be appropriate in massing and scale and are compatible with the built form and character of the neighbourhood. Any new buildings will be sensitive to the exterior areas of adjacent properties and that appropriate screening and/or buffering will be provided to mitigate any adverse impacts, and the future lots will be appropriately sized and capable of providing both an appropriate number of parking spaces and an appropriate landscaped/amenity area on the site. The subject lands are located at the entrance of the Inwood Drive and Inwood Crescent subdivision development and function as a transition area between the large lot properties on Glasgow Street to the smaller lots on Inwood Crescent. Residential Three (R-3) zoning would allow for comparable development of the subject lands as to what currently exists on the west (opposite) side of Inwood Drive. Staff is of the opinion that the recommendation to change the zoning on the north portion of the property to Residential Three (R-3) to permit up to six single detached dwellings is compatible with the surrounding neighbourhood. The zone change application will facilitate the residential intensification of the property which is consistent with City, Regional, and Provincial policies. Staff have facilitated a resolution of a majority of the neighbourhood concerns while still achieving the intensification objections in the relevant planning policy documents. There were no departmental or agency objections identified during the circulation period. For this application, staff balanced intensification requirements in relevant planning policies with compatibility criteria for infill development as outlined in the City's Official Plan. Planning staff is of the opinion that Residential Three (R-3) zoning to permit up to six single detached dwellings Staff www,kit~hener.ca to be good planning and recommend approval of the zone change as outlined in the Recommendation section of this report. REVIEVi(ED BY: Della Ross, Manager of Development Review Juliane von Westerholt, Senior Planner ~CKNOWL.EDGE® ~Y: Jeff Willmer, Deputy CAO Community Services Department Attachments Appendix "A" -Proposed Zoning By-law Appendix "B" -Map No.1 Appendix "C" -Newspaper Advertisement Appendix "D" -Department/Agency Comments Appendix "E" -Property Owner Comments Appendix "F" -Minutes of the Informal Public Meeting Appendix "G" -Comment Sheets from the Informal Public Meeting Appendix "H" -Residential Three (R-3) Zone REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: February 28, 2011 SUBMITTED BY: Alain Pinard, Director of Planning PREPARE® BY: Garen Stevenson, Planner (519) 741-3400 x 3158 VI/ARD(S) INVOLVED: Ward 8 DATE OF ADDENDUM: February 28, 2011 REPORT NO.: Addendum to Report No. CSD-11-029 SUBJECT: ZONE CHANGE APPLICATION ZC10I07/G/GS 517 GLASGOW STREET CORNWELL FINNIGAN LTD. RECOMMENDATION: That Zone Change Application ZC10/0716/GS for the subject lands, for the purpose of changing the zoning from Residential Two (R-2) to Residential Three (R-3) with Special Regulation Provision 5678 and for the purpose of changing the zoning from Residential Three (R-3) to Residential Three (R-3) with Special Regulation Provision 567R in the form shown in the attached "Proposed By-law" dated February 28, 2011 attached hereto, be approved. REPORT: Planning Staff hereby amend the recommendation of Report No. CSD-11-029 as outlined above. The purpose of Special Regulation Provision 567R is to require a minimum interior lot width of 15.0 metres for any future lots on the subject lands. If approved, the lands would be zoned as Residential Three (R-3) with Special Provision 567R, allowing the maximum number of lots that can be created by a future consent application to be six. Residential Three Zone (R- 3) would permit up to seven lots, with an irregular lotting pattern. In order to ensure compatibility with the surrounding neighbourhood and to ensure an appropriate lotting pattern, Special Regulation Provision 567R is recommended by Planning staff to be applied to the subject lands. The minimum corner lot width under the Residential Three Zone (R-3) regulations is 15.0 metres. A revised "Proposed By-law" and Map No.1 is attached hereto. Report No. C~®-11-'~~ ~ Appendix " " °' ~ V '~ ~ ~ ~ ~ N N Ncn N m j ~' n~ ~ p ~ VJ ~ ~ o ~I w , N U ro~~n ® ~ ~ ~ Q ~ aoQ 1 1 I C N ~ ~ i ~ ~ ~ ~ r^ N25 a8 20'"~ o_ _i- _® _-'r- ° _ ~I,- -I® . , -® 702 245 - ~ U v o 21s I I 18.50 ,iaso I I'. 5o s I 21.94 ~ -6 ~ I I I I., I I ~ ~N O ~ N N ~ ( I I ~ I I I I 1 I I; 1 -' I I I I C C7 I o 1 ~n I NI I I I Nm I I M E mI a..,rn m l -.. rn l coI',, cr ~ ~ I ~I ~ ml tf7 E °~ ON 1 I r la ~ v J~ ni ~° I I' . ' ;~ ~ v o f I ~ I i ~''~', I I'66 I 14.95 J 21.73. ~ v 2 ~ I I I 5 ~ ~~ 35..H,_- e _ 0 36.675 ( ~ I ~ ~ i 22 n~ . I ~ s (- I z 5I N39 9 ~r>,W ~~ pr~~e \/~ _l~