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CSD-11-043 - ZC 09/06/COK/HH - Victoria St N Mixed Use
REPORT TO:Planning and Strategic Initiatives Committee DATE OF MEETING: April 11, 2011 SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2319 PREPARED BY: Heather Holbrook, Planner (Urban Design), 519-741-2324 WARD(S) INVOLVED: 10 DATE OF REPORT: March 15, 2011 REPORT NO.: CSD-11-043 SUBJECT: Victoria Street North Mixed Use Corridor Zone Change ZC09/06/COK/HH RECOMMENDATION: That City-initiated Zone Change application ZC 09/06/COK/HH being an amendment to Schedules 83, 84 and 122 of Appendix A, sections 162, 167, 254, 272, 280, 401 and 410 of Appendix C, sections 288, 328, 332, 555, 556, 557, 558, 559, 560, 561, 562, 563, 565, 566, 568, 569, 570 of Appendix D and sections 14, 16 and 17 of Appendix F of By-Law Number 85-1 as they pertain to the Victoria Street North Mixed Use Corridor for the purpose of changing the zoning from various zone classifications to Mixed-Use Corridor MU-1 and MU-2 zones with and without site-specific special provisions applying to these lands, be approved, in the form shown in the attached “Proposed By-Law” dated March 15, 2011 attached as Appendix A to Report CSD-11-043. ï ó ï EXECUTIVE SUMMARY: In 2001 Council approved a new commercial policy structure based on a nodes and corridors land use planning model. At that time Kitchener’s Official Plan was amended to introduce new land use designations, including the ‘Mixed Use Corridor’ land use designation that was applied to seven corridors located on or near major transit routes in the Central Neighbourhoods. These land use designations were to be implemented over time through design guidelines and new zoning provisions. In 2005 Council approved an Urban Design Brief for the Mixed Use Corridors. In September 2008 Council approved a Zone Change that introduced three new Mixed Use Corridor zones. Since then, four City-initiated Zone Changes have been approved by Council to apply the Mixed Use Corridor zones in the King Street West, Queen Street South, Victoria Street South and King Street East Mixed Use Corridors. At this point in time, staff are recommending that the Mixed Use Corridor zones be applied in the Victoria Street North Mixed Use Corridor. Introduction of new site-specific provisions and revisions to existing site-specific provisions are also proposed as part of the Zone Change. The purpose of the zone change is to better align the zoning with the Official Plan policy objectives for Mixed Use Corridors. The proposed changes were determined through an extensive planning evaluation and public consultation process. BACKGROUND: In September 2001 Council completed a commercial policy review and approved Mixed Use Corridor land use policies in its Official Plan. The Mixed Use Corridor land use designation applies to seven Mixed Use Corridors throughout the City (as illustrated in the map attached as Appendix B to Report CSD-11-043). Generally, the Mixed Use Corridor land use policies encourage a broad range of commercial, institutional and residential land uses that support transit and are pedestrian-oriented. The intent is for these uses to serve and be compatible with adjacent residential neighbourhoods and employment areas. In September 2008 Council approved three Mixed Use Corridor zones specifically designed to implement the Official Plan policies. In January 2009, Council approved the Kitchener Growth Management Strategy (KGMS) which, among other things, reaffirmed Mixed Use Corridors as high priority intensification areas. In October 2009 Council approved the first of seven City-initiated Zone Changes to implement the Mixed Use Corridor zones in the King Street West Mixed Use Corridor. In 2010 Council approved three more City-initiated Zone Changes in the Queen Street South, Victoria Street South and King Street East Mixed Use Corridors. At this point in time, staff are recommending a City-initiated Zone Change to apply Mixed Use Corridor zoning to the lands within the Victoria Street North Mixed Use Corridor. REPORT: Overview The proposed zoning for the Victoria Street North Mixed Use Corridor was determined through a comprehensive planning evaluation. This included a review of the applicable Official Plan and Secondary Plan policies, the Civic Centre Heritage Conservation District Plan, the Council- approved Design Brief for Mixed Use Corridors and a detailed site assessment of every property subject to the zone change. The review process included a number of site visits, internal review meetings and extensive public consultation. ï ó î Background information and comments received through previous circulation of draft zoning assignments were also taken into consideration. Differences Between Existing Zoning and Proposed Zoning An evaluation of the existing zoning throughout the Victoria Street North Mixed Use Corridor was conducted. There are a number of zones existing throughout the corridor, as shown on Appendix D to Report CSD-11-043. The change from any of these zones to a Mixed Use Corridor Zone (MU zone) will change the range of uses that are permitted. In some cases the range of uses permitted may be broadened, in others some uses will no longer be permitted (such as auto-oriented uses like gas stations and car washes). Appendix E to Report CSD-11- 043 includes a chart that summarizes the range of permitted uses in all the existing zones within the Victoria Street North Mixed Use Corridor relative to the MU zones. There are also differences in the regulations between the existing zones and the MU zones. Particular zoning provisions that influence the form of development differ between existing zones and the proposed MU zones. For example, the proposed MU Zones reduce parking requirements in order to promote walkability and transit usage. Appendix E to Report CSD-11- 043 includes a chart that summarizes the regulations in all the existing zones within the Victoria Street North Mixed Use Corridor relative to the MU zones. Recommended Zoning All properties in the corridor are proposed to change zoning to either Low Intensity Mixed Use Corridor (MU-1) or Medium Intensity Mixed Use Corridor (MU-2). There are no parcels proposed to change to High Intensity Mixed Use Corridor (MU-3). A map of the proposed zoning is attached as Appendix F to Report CSD-11-043. In assigning the Mixed Use Corridor zone categories staff had regard for the Official Plan designation for Mixed Use Corridors which emphasizes the importance of achieving a built form that is compatible with surrounding residential neighbourhoods. The Official Plan policies for Mixed Use Corridors are attached as Appendix G to Report CSD-11-043. Generally, the MU-1 zone is proposed in areas that abut low rise residential development, particularly those lands designated “Low Rise Residential Preservation” in the Civic Centre Secondary Plan. A map of the Civic Centre Neighbourhood Plan for land use is attached as Appendix H to Report CSD-11-043. The MU-2 zone is proposed where development could be adequately separated from low rise residential development (e.g. along the north side of Victoria Street North or along Water Street North). Existing Special Provisions Special Provisions (Special Regulation Provisions, Special Use Provisions and Holding Provisions) recognize special site specific circumstances and go beyond the details contained in the zoning to apply special requirements or permissions to individual sites. There are currently a number of existing Special Provisions throughout the Victoria Street North Mixed Use Corridor. These Special Provisions were assessed and determinations were made as to whether to amend or delete each provision. Special Use Provisions 3U, 254U and 280U and Special Regulation Provisions 288R and 328R are proposed to be deleted from applicable properties because they would become redundant under the proposed MU zoning or are not consistent with the policy objectives for the Mixed Use Corridors. Special Use Provisions 162U, 167U and 272U, Special Regulation Provision 332R and Holding Provisions 14H, 16H and 17H are proposed to be modified to better reflect the Mixed Use Corridor policy objectives and the ï ó í proposed MU zoning. Appendix I to Report CSD-11-043 summarizes the proposed actions for each existing special provision. Proposed Special Provisions In order to address special site specific circumstances, many properties require new Special Zoning Provisions to regulate such matters as building setbacks, height limitations, and Record of Site Condition requirements. A summary of the proposed special provisions is included in Appendix I to Report CSD-11-043. Legal Non-Conforming Status In situations where either the existing use or site conditions are not in conformity with what is being proposed, and there is no Special Provision in place that recognizes the non-conforming situation, such buildings will continue to be permitted as legal non-conforming. The long term intent is to see these properties redevelop to become more consistent with the Mixed Use Corridor Official Plan policy objectives. Should any planning application be proposed, the new zoning requirements would apply. Minor variances from the MU zoning would be considered by the Committee of Adjustment. Expansion of legal non-conforming uses can also be considered by the Committee of Adjustment. Heritage Heritage Planning staff were consulted in the preparation of the proposed zoning for the Victoria Street North Mixed Use Corridor. Several cultural heritage resources and their heritage attributes are located within and adjacent to the corridor, as illustrated on the map of heritage attributes (attached as Appendix J to Report CSD-11-043). One property located within the corridor (176 Victoria Street North) is designated under Part IV of the Ontario Heritage Act. Future development on or adjacent to this property may require the submission and approval of a Heritage Impact Assessment and/or Conservation Plan. Three properties located within the corridor (171-173 Victoria Street North, 182 Victoria Street North and 100 Ahrens Street West) are listed as non-designated properties of cultural heritage value or interest on the Municipal Heritage Register. Future development proposals on these properties may require the submission and approval of a Heritage Impact Assessment and/or Conservation Plan. The Civic Centre Heritage Conservation District (CCHCD) is located within and adjacent to the Victoria Street North Mixed Use Corridor (several corner properties along the south side of the corridor are located within the District while several other properties are located adjacent to the District). As such, staff had regard for the CCHCD Plan in determining which zone category to apply to these lands. A number of special regulation provisions have also been specifically tailored to uphold the direction and conservation principles contained in the CCHCD Plan. Future development proposals on properties within or adjacent to the CCHCD may require the submission and approval of a Heritage Impact Assessment and/or Conservation Plan. Transportation Transportation Planning staff and Regional Transportation Planning staff were consulted in the preparation of the proposed zoning for the Victoria Street North Mixed Use Corridor. A number of transportation considerations have been evaluated. These matters pertain to site access, road widenings/realignments, parking availability and traffic volume. ï ó ì This portion of Victoria Street North is a Regional road. The portion of Weber Street West that is within the study area is also a Regional road. The Region has advised that there may be future property impacts to accommodate the Weber Street Corridor Realignment Project (currently underway). The Region also advised that future development applications along either Weber Street West or Victoria Street North may require Transportation Impact Studies, lot grading and drainage plans and stormwater management plans. Furthermore, future development along Victoria Street North may be subject to road widening dedications and possible Phase I and II Environmental Site Assessments for the road widening portions to be conveyed to the Region. There are three laneways present within the study area (Hermie Place, the laneway between Ahrens Street West and Margaret Avenue and the laneway between Ellen Street West and St Leger Street). The laneways in the Victoria Street North corridor are to be maintained. Existing accesses to the laneway are to be preserved and no new accesses to these laneways are to be permitted. Special provisions to this effect are incorporated on all properties abutting a laneway. For most properties abutting a laneway a 15 metre minimum setback from the laneway has also been incorporated as a measure of compatibility, as per the guidelines contained in the Civic Centre Heritage Conservation District Plan. There are several properties within the study area that have frontage on local side streets. For corner lot properties (properties with frontage on both Victoria Street North and a local side street), access onto side streets is currently prohibited. To facilitate access to side streets, staff are recommending that existing Holding Provisions 14H, 16H and 17H (which applies to several corner sites in the corridor) be revised. Staff are proposing that this aspect of the Holding provision be deleted to allow the possibility of establishing appropriate access to side streets, subject to site plan review and approval. With respect to traffic volumes associated with future development, staff note that an objective of the Mixed Use Corridor land use designation and zoning is to achieve a transit-supportive urban form. This means a change in the type of uses (away from auto-oriented uses that generate high volumes of traffic) to uses that are more conducive to pedestrians and transit users. Moreover, Mixed Use Corridors are intended to become destinations by providing a wide range of uses. Staff are confident that trips will be generated within the corridor and by adjacent residential/employment areas, and as such fewer users will rely on vehicular access and parking. Staff acknowledge that this change will take time. In the short term, staff are committed to taking these concerns into consideration in the review of future development applications. Staff are also committed to monitoring the performance of the MU zoning with respect to the uptake of on-site parking reductions, and with respect to changes in traffic volumes and on- street parking usage. Community Comments In general the response from the community was supportive of the proposed zone change. Some of the more common and specific questions, comments and concerns are outlined below. All written submissions are attached in Appendix K to Report CSD-11-043. Compatibility of Uses Permitted in Mixed Use Corridor Zones Two written response expressed reservations about specific uses permitted in the MU zones, namely ‘commercial recreation’ (strip clubs, more specifically) and ‘canine and feline grooming’, citing compatibility concerns. Staff note that the range of uses contained in the MU zones has been approved by Council and determined to be desirable for the Mixed Use Corridors. ï ó ë û É ÖÍÊ ÙÍÏÏ×ÊÙÓÛÐ Ê×ÙÊ×ÛÈÓÍÎ ÈÔ× ÉÇÚÏÓÉÉÓÍÎ ÉÌ×ÙÓÖÓÙÛÐÐà ÉÈÛÈ×Ø ÍÌÌÍÉÓÈÓÍÎ ÈÍ ÉÈÊÓÌ ÙÐÇÚÉ ÛÉ Û Ì×ÊÏÓÈÈ×Ø ÇÉ× éÈÛÖÖ ÎÍÈ× ÈÔÛÈ ÙÍÏÏ×ÊÙÓÛÐ Ê×ÙÊ×ÛÈÓÍÎ ÓÉ ÚÊÍÛØÐà Ø×ÖÓÎ×Ø ÛÎØ ÓÎÙÐÇØ×É Û ÊÛÎÕ× ÍÖ ÍÈÔ×Ê ÇÉ×É ÉÇÙÔ ÛÉ ÖÓÈÎ×ÉÉ ÙÐÇÚÉ ÊÛÙËÇ×È ÙÍÇÊÈÉ ÛÎØ ÚÓÐÐÓÛÊØ ÌÛÊÐÍÇÊÉ ÅÔÓÙÔ ÛÊ× Ø×ÉÓÊÛÚÐ× ÛÎØ ÛÌÌÊÍÌÊÓÛÈ× ÇÉ×É ÖÍÊ ïÓÄ×Ø çÉ× ÙÍÊÊÓØÍÊÉ óÎÉÈ×ÛØ ÍÖ ÌÊÍÔÓÚÓÈÓÎÕ ÈÔ× ÖÇÐÐ ÊÛÎÕ× ÍÖ ÙÍÏÏ×ÊÙÓÛÐ Ê×ÙÊ×ÛÈÓÍÎ ÇÉ×É ÈÔ× úÇÉÓÎ×ÉÉ ðÓÙ×ÎÉÓÎÕ ÌÊÍÙ×ÉÉ ÓÉ ÈÔ× ÌÊ×Ö×ÊÊ×Ø Ï×ÙÔÛÎÓÉÏ ÈÔÊÍÇÕÔ ÅÔÓÙÔ ÈÍ ÙÍÎÈÊÍÐ ÛÎØ Ê×ÕÇÐÛÈ× ÉÈÊÓÌ ÙÐÇÚÉ èÔ× ùÓÈÃªÉ ïÇÎÓÙÓÌÛÐ ùÍØ× ÙÔÛÌÈ×Ê Ì×ÊÈÛÓÎÓÎÕ ÈÍ úÇÉÓÎ×ÉÉ ðÓÙ×ÎÉÓÎÕ ÖÍÊ ûØÇÐÈ ÷ÎÈ×ÊÈÛÓÎÏ×ÎÈ ìÛÊÐÍÇÊÉ ÙÐ×ÛÊÐà ÉÈÓÌÇÐÛÈ×É ÈÔÛÈ ÉÈÊÓÌ ÙÐÇÚÉ ÏÛà ÍÎÐà Ú× ×ÉÈÛÚÐÓÉÔ×Ø ÓÎ Æ×Êà ÉÌ×ÙÓÖÓÙ ÙÓÊÙÇÏÉÈÛÎÙ×É ÛÎØ ÍÎ× ÙÊÓÈ×ÊÓÍÎ ÓÉ ÈÔÛÈ ÓÈ ÏÇÉÈ Ú× ÐÍÙÛÈ×Ø ÓÎ Û ú ùÍÏÏ×ÊÙÓÛÐ úÇÉÓÎ×ÉÉ ìÛÊÑ ÂÍÎ× ûÉ ÉÇÙÔ Û úÇÉÓÎ×ÉÉ ðÓÙ×ÎÉ× ÖÍÊ Û ÉÈÊÓÌ ÙÐÇÚ ÙÍÇÐØ ÎÍÈ Ú× ÓÉÉÇ×Ø ÓÎ ÈÔ× æÓÙÈÍÊÓÛ éÈÊ××È îÍÊÈÔ ïÓÄ×Ø çÉ× ùÍÊÊÓØÍÊ ÛÊ×Û Ú×ÙÛÇÉ× ÍÖ ÈÔ× ïç ÂÍÎÓÎÕ ûÉ ÖÍÊ ÈÔ× ÙÛÎÓÎ× ÛÎØ Ö×ÐÓÎ× ÕÊÍÍÏÓÎÕ ÇÉ× ÈÔ×Ê× ÓÉ Û Ê×ÕÇÐÛÈÓÍÎ ÙÍÎÈÛÓÎ×Ø ÅÓÈÔÓÎ ÈÔ× ïç ÂÍÎ×É ÈÔÛÈ ÓÉ ÓÎÈ×ÎØ×Ø ÈÍ ÛØØÊ×ÉÉ ÙÍÏÌÛÈÓÚÓÐÓÈà ÙÍÎÙ×ÊÎÉ ÖÍÊ ÈÔÓÉ ÇÉ× èÔ× Ê×ÕÇÐÛÈÓÍÎ ÉÈÓÌÇÐÛÈ×É ÈÔÛÈ ÙÛÎÓÎ× ÛÎØ Ö×ÐÓÎ× ÕÊÍÍÏÓÎÕ ÏÛà ÍÎÐà Ú× Ì×ÊÏÓÈÈ×Ø ÅÓÈÔÓÎ Û ÚÇÓÐØÓÎÕ ÛÎØ ÈÔ×Ê×Úà ÎÍ ÍÇÈØÍÍÊ ÛÊ×ÛÉ ÛÊ× Ì×ÊÏÓÈÈ×Ø ÷ÛÙÔ ÖÇÈÇÊ× Ø×Æ×ÐÍÌÏ×ÎÈ ÛÌÌÐÓÙÛÈÓÍÎ ÅÓÐÐ Ú× ×ÆÛÐÇÛÈ×Ø ÈÔÊÍÇÕÔ ÈÔ× éÓÈ× ìÐÛÎ ÌÊÍÙ×ÉÉ ÈÔÊÍÇÕÔ ÅÔÓÙÔ ÈÔ× éÓÈ× ìÐÛÎ ê×ÆÓ×Å ùÍÏÏÓÈÈ×× ÙÍÎÉÓØ×ÊÉ ÓÉÉÇ×É ÍÖ ÙÍÏÌÛÈÓÚÓÐÓÈà ÛÏÍÎÕ ÍÈÔ×Ê ÏÛÈÈ×ÊÉ èÔ× ÌÇÊÌÍÉ× ÍÖ Û ÂÍÎÓÎÕ ÚÃÐÛÅ ÓÉ ÈÍ Ê×ÕÇÐÛÈ× ÈÔ× ÇÉ× ÍÖ ÐÛÎØ ÛÎØ ÎÍÈ ÈÔ× ÇÉ×ÊÉ ùÍÏÌÐÛÓÎÈÉ Ì×ÊÈÛÓÎÓÎÕ ÈÍ ÎÍÓÉ× ÎÇÓÉÛÎÙ× ÍÊ ÍÈÔ×Ê Ú×ÔÛÆÓÍÇÊÛÐ ÓÉÉÇ×É ÛÊ× ÛØØÊ×ÉÉ×Ø Úà ÈÔ× ùÓÈÃªÉ úÃðÛÅ ÷ÎÖÍÊÙ×Ï×ÎÈ Ø×ÌÛÊÈÏ×ÎÈ éÈÛÖÖ ÛÊ× ÙÍÎÖÓØ×ÎÈ ÓÎ ÈÔ× úÇÉÓÎ×ÉÉ ðÓÙ×ÎÉÓÎÕ éÓÈ× ìÐÛÎ ÛÎØ úÃðÛÅ ÷ÎÖÍÊÙ×Ï×ÎÈ ÌÊÍÙ×ÉÉ×É ÛÉ ÛÌÌÊÍÌÊÓÛÈ× Ï×ÙÔÛÎÓÉÏÉ ÈÍ ÛØØÊ×ÉÉ ÙÍÏÌÛÈÓÚÓÐÓÈà ÙÍÎÙ×ÊÎÉ ÛÎØ ÌÍÈ×ÎÈÓÛÐ Ú×ÔÛÆÓÍÇÊÛÐ ÓÉÉÇ×É çÊÚÛÎ ø×ÉÓÕÎ é×Æ×ÊÛÐ Ê×ÉÌÍÎÉ×É ×ÏÌÔÛÉÓÂ×Ø ÈÔ× ÓÏÌÍÊÈÛÎÙ× ÍÖ ËÇÛÐÓÈà Ø×ÉÓÕÎ ÖÇÎÙÈÓÍÎÛÐÓÈà ÛÎØ Û×ÉÈÔ×ÈÓÙÉ ÓÎ ÈÔ× ÖÇÈÇÊ× Ø×Æ×ÐÍÌÏ×ÎÈ ÍÖ ÈÔ× ÙÍÊÊÓØÍÊ ÌÛÊÈÓÙÇÐÛÊÐà ÛÉ ÓÈ Ê×ÐÛÈ×É ÈÍ ÈÔ× Ô×ÊÓÈÛÕ× ÐÛÎØÉÙÛÌ× ÍÖ íÐØ ú×ÊÐÓÎ èÍÅÎ ÓÎ ÈÔ× ùÓÆÓÙ ù×ÎÈÊ× ô×ÊÓÈÛÕ× ùÍÎÉ×ÊÆÛÈÓÍÎ øÓÉÈÊÓÙÈ éÈÛÖÖ ÛÊ× ÓÎ ÛÕÊ××Ï×ÎÈ ÈÔÛÈ Û ÔÓÕÔ ÉÈÛÎØÛÊØ ÍÖ ÇÊÚÛÎ Ø×ÉÓÕÎ ÓÉ ÙÊÓÈÓÙÛÐ ÖÍÊ ÛÙÔÓ×ÆÓÎÕ ÈÔ× Ø×ÉÓÊ×Ø ÖÍÊÏ ÍÖ ÖÇÈÇÊ× Ø×Æ×ÐÍÌÏ×ÎÈ èÔ× ùÍÇÎÙÓÐ×ÎØÍÊÉ×Ø ø×ÉÓÕÎ úÊÓ×Ö ÖÍÊ ïÓÄ×Ø çÉ× ùÍÊÊÓØÍÊÉ Ø×ÖÓÎ×É Ø×ÉÓÕÎ ÍÚÒ×ÙÈÓÆ×É ÖÍÊ ÈÔ×É× ÛÊ×ÛÉ ÛÎØ ÉÇÌÌÐ×Ï×ÎÈÉ Ø×ÈÛÓÐ×Ø Ø×ÉÓÕÎ ÉÈÛÎØÛÊØÉ ÛÌÌÐÓÙÛÚÐ× ÙÓÈÃÅÓØ× ÈÔÛÈ ÛÊ× ÙÍÎÈÛÓÎ×Ø ÓÎ ÈÔ× ùÓÈÃªÉ çÊÚÛÎ ø×ÉÓÕÎ ïÛÎÇÛÐ èÔ× ïÓÄ×Ø çÉ× ùÍÊÊÓØÍÊ ø×ÉÓÕÎ úÊÓ×Ö ÓÉ Û ÕÇÓØÓÎÕ ØÍÙÇÏ×ÎÈ ÈÔÛÈ ÓÉ ÇÉ×Ø ÓÎ ÈÔ× Ê×ÆÓ×Å ÍÖ Ø×Æ×ÐÍÌÏ×ÎÈ ÛÌÌÐÓÙÛÈÓÍÎÉ óÈ ÙÍÎÈÛÓÎÉ ÕÇÓØ×ÐÓÎ×É Ì×ÊÈÛÓÎÓÎÕ ÈÍ ÈÔ× ÌÇÚÐÓÙ Ê×ÛÐÏ ÓÎÙÐÇØÓÎÕ ÉÈÊ××ÈÉÙÛÌ× Ø×ÉÓÕÎ ÕÛÈ×ÅÛà Ö×ÛÈÇÊ×É ÚÇÓÐÈ ÖÍÊÏ ÚÇÓÐØÓÎÕ Ø×ÉÓÕÎ ÌÛÊÑÓÎÕ ÈÊÛÎÉÓÈ ÐÛÎØÉÙÛÌ× Ø×ÉÓÕÎ ÐÓÕÔÈÓÎÕ ÉÓÕÎÛÕ× ÛÎØ ÐÛÎØ ÇÉ×É óÈ ÉÇÌÌÍÊÈÉ ÈÔ× íÖÖÓÙÓÛÐ ìÐÛÎ ÌÍÐÓÙà ÓÎÈ×ÎÈ ÈÔÛÈ ÈÔ×É× ÛÊ×ÛÉ ÅÓÐÐ ÓÎÈ×ÎÉÓÖà ÅÓÈÔ ÈÊÛÎÉÓÈÉÇÌÌÍÊÈÓÆ× ÇÉ×É ÈÔÛÈ ÛÊ× Å×ÐÐ ÓÎÈ×ÕÊÛÈ×Ø ÅÓÈÔ ÉÇÊÊÍÇÎØÓÎÕ Î×ÓÕÔÚÍÇÊÔÍÍØÉ ÛÎØ ÌÊÍÆÓØ× Û ÔÓÕÔ ËÇÛÐÓÈà ÌÇÚÐÓÙ Ê×ÛÐÏ Ø×ÉÓÕÎ×Ø ÖÍÊ Ì×ÍÌÐ× ø×Æ×ÐÍÌÏ×ÎÈ ùÔÛÊÕ×É íÎ× ÉÇÚÏÓÉÉÓÍÎ ÉÇÕÕ×ÉÈ×Ø ÈÔÛÈ ÈÔ× ùÓÈà ÙÍÎÉÓØ×Ê ÅÛÓÆÓÎÕ ÍÊ Ê×ØÇÙÓÎÕ Ø×Æ×ÐÍÌÏ×ÎÈ ÙÔÛÊÕ×É ÈÍ ÌÊÍÏÍÈ× ÓÎÈ×ÎÉÓÖÓÙÛÈÓÍÎ ÓÎ ÈÔ× æÓÙÈÍÊÓÛ éÈÊ××È îÍÊÈÔ ïÓÄ×Ø çÉ× ùÍÊÊÓØÍÊ éÈÛÖÖ ÛÕÊ×× ÈÔÛÈ Ê×ØÇÙ×Ø Ø×Æ×ÐÍÌÏ×ÎÈ ÙÔÛÊÕ×É ÏÛà Ú× ÛÎ ÓÎÙ×ÎÈÓÆ× ÈÍ ÛÈÈÊÛÙÈ ÓÎÆ×ÉÈÏ×ÎÈ ÛÎØ ÓÎÈ×ÎÉÓÖÓÙÛÈÓÍÎ ÔÍÅ×Æ×Ê ÉÇÙÔ Û ÙÔÛÎÕ× ÓÉ Ú×ÃÍÎØ ÈÔ× ÉÙÍÌ× ÍÖ ÈÔÓÉ âÍÎ× ùÔÛÎÕ× ÌÊÍÙ×ÉÉ ÛÎØ Ú×ÈÈ×Ê ÉÇÓÈ×Ø ÖÍÊ ÙÍÎÉÓØ×ÊÛÈÓÍÎ ØÇÊÓÎÕ ÈÔ× ÌÊ×ÌÛÊÛÈÓÍÎ ÍÖ ÈÔ× ÚÛÙÑÕÊÍÇÎØ ÉÈÇØà ÍÖ ÈÔ× Î×ÄÈ Ø×Æ×ÐÍÌÏ×ÎÈ ÙÔÛÊÕ×É ÚÃÐÛÅ éÈÛÖÖ ÎÍÈ× ÈÔÛÈ ÈÔ× ×ÎÈÓÊ× ÛÊ×Û ÓÉ ÐÍÙÛÈ×Ø ÅÓÈÔÓÎ ÈÔ× ù×ÎÈÊÛÐ î×ÓÕÔÚÍÇÊÔÍÍØ ÛÎØ ÈÔ×Ê×ÖÍÊ× Ø×Æ×ÐÍÌÏ×ÎÈ ÙÔÛÊÕ×É ÓÎ ÈÔÓÉ ÛÊ×Û ÛÊ× ÛÐÊ×ÛØà ÙÍÎÉÓØ×ÊÛÚÐà ÐÍÅ×Ê ÈÔÛÎ ÍÈÔ×Ê ÛÊ×ÛÉ ÍÖ ÈÔ× ùÓÈà ïÍÊ×ÍÆ×Ê ÈÔ× ùÓÈÃÓÎÓÈÓÛÈ×Ø ÂÍÎ× ÙÔÛÎÕ× ÓÈÉ×ÐÖ ÓÉ Û ÉÓÕÎÓÖÓÙÛÎÈ ùÓÈà ÇÎØ×ÊÈÛÑÓÎÕ ÈÔÛÈ Ô×ÐÌÉ ÌÊ×ÌÛÊ× ÈÔ× ÐÛÎØÉ ÛÎØ ÏÛÑ× ÈÔ×Ï ÏÍÊ× ÛÈÈÊÛÙÈÓÆ× ÖÍÊ ÓÎÈ×ÎÉÓÖÓÙÛÈÓÍÎ ï ó ê Special Regulations – Specific Comments One submission expressed disagreement with the proposed special regulations introducing a 15.0 metre setback from laneways. Another submission supported this direction. Staff are recommending this setback as a measure to ensure compatible intensification. The principle of the 15.0 metre “build-to” line along the laneways is contained within the Civic Centre Heritage Conservation District Plan. Coupled with the height limits for future buildings on these properties, the rear yard setback is intended to maintain a 45 degree angular plane from abutting residential properties. One submission expressed disagreement with the proposed front yard setbacks for properties in the corridor but having frontage on Ahrens Street West, Margaret Avenue, Ellen Street West and St Leger Street. These properties are designated and act as gateway entrances to the Civic Centre Heritage Conservation District (CCHCD). The CCHCD Plan states that: "The interface between Victoria Street and intersecting streets is an important aspect of the CCHCD. The unique ‘crook’ in the alignment of St.Leger, Ellen, and Margaret Avenue, and the sharp angle at Ahrens create interesting gateways as one enters the District from Victoria Street. At the same time, they also act as termination and transition points between the residential neighbourhood and the more vehicular / commercial atmosphere that exists on Victoria Street. Appropriate protection and treatment of the heritage attributes in these interface areas is important to help define the boundary and avoid eroding the residential character as one enters and exits the District." The CCHCD policies state that the retention of buildings at the interface of Victoria Street and intersecting streets is strongly encouraged and that alterations and additions are only permitted in the rear yard. In addition, the CCHCD policies state that appropriate built form should be implemented to maintain residential street character. Staff considered the submission, sought input from Heritage Planning staff and have amended the proposed front yard setbacks for these properties. The recommended front yard setbacks for these properties are now context-specific. The intent of this change is to both maintain a continuous street edge along these residential streets and protect the heritage attributes of these properties, including the views they afford into the Heritage Conservation District from the gateway entrance points. One submission suggested that MU zone regulations pertaining to “outdoor storage” should be expanded to clarify that outdoor storage shall not be permitted in yards abutting a municipal laneway. Given that these laneways are an interface with a heritage conservation district, staff agree with the suggestion and have incorporated regulations to that effect in the recommended zoning. One submission expressed disagreement with the proposed MU-1 zoning and 5 storey height restriction proposed for properties along the southeasterly side of Water Street North. Staff have considered the submission, and have amended the recommended zoning for these properties to be MU-2 with special regulation provision 565R which would allow for increased building height of up to 8 storeys provided that building height above 5 storeys is appropriately stepped back from the abutting Heritage Conservation District. The stepbacks are intended to permit greater density on these properties in a form that is compatible with the adjacent lower rise development. The Urban Design Brief for Mixed Use Corridors suggests the use of stepbacks in such circumstances. The brief states that: ï ó é “New buildings should respect surrounding building forms, and maintain compatibility through various design techniques such as building stepbacks, terracing, roof line articulation and architectural detailing.” Agency Comments Region of Waterloo The Region expressed support for the City’s approach to facilitating transit-supportive intensification. Regional Transportation Planning Comments are outlined in the “Transportation” section. Through the course of their review of the Victoria Street North Mixed Use Corridor the Region identified a number or properties in the Victoria Street North Mixed Use Corridor that are known or potentially contaminated or adjacent to sites that are known or potentially contaminated. For site contamination issues, the Region’s Implementation Guideline for the Review of Development Applications on or Adjacent to Known or Potentially Contaminated Sites typically requires a Record of Site Condition (RSC) prior to approval of a Zone Change that would permit the establishment of a sensitive land use or an increase in density of an existing sensitive land use. Given that this is a City-initiated Zone Change and it is not possible to require a RSC prior to approving proposed ZC09/06/COK/HH, the Region recommended that either the requirement be imposed by the City’s Chief Building Official prior to building permit issuance or, where that option is not possible that a Special Use Provision in the Zoning be applied. The Chief Building Official was consulted and confirmed in a letter to the Region that an RSC will be required through the building permit process for some of the identified properties. For the remaining properties identified by the Region, staff are proposing that Special Use Provision 401U be applied. This is the same approach used in other Mixed Use Corridor zone changes in Victoria Street South, Queen Street South and King Street East. The effect of the proposed Special Use Provision is that Site Plan approval cannot proceed for any Site Plan application proposing to incorporate one of the listed sensitive uses until such time as a RSC is completed for the subject site and acknowledged by the Ministry of the Environment. CN Rail In their initial comments CN Rail advised that minimum separation distances for residential uses should be imposed where lands abut CN Rail right of way to ensure compatibility and safety. With regard for CN Rail’s comments, staff are recommending Special Use Provision 410U to satisfy their concerns. In their final comments dated February 8, 2011, CN Rail confirmed that the proposed provision addressed their concerns. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The proposed zone change is required to align the zoning with the City’s Official Plan and will align with the Kitchener Strategic Plan as it ensures the implementation of the Development community priority with comprehensive redevelopment that is consistent with Provincial, Regional and City planning policies. FINANCIAL IMPLICATIONS: There are no new or additional capital budget requests with this recommendation. COMMUNITY ENGAGEMENT: Preliminary circulation of the Zone Change was sent on January 28, 2011 to internal departments, prescribed agencies, neighbourhood associations and all property owners within 120 metres of the subject lands. Members of the public were invited to attend a public open ï ó è house and/or submit written comments to provide input on the preliminary proposed Zone Change. The preliminary draft Zone Change and information about the open house and the public consultation process were also posted on the City’s website. The public open house was held on February 16, 2011 and was well attended. Staff received numerous phone calls, e-mails and counter inquiries pertaining to the proposed changes, most of which were supportive of the proposed direction. Several written submissions were received (attached as Appendix K to Report CSD-11-043.). Notice of the April 11, 2011 public meeting of the Planning and Strategic Initiatives Committee was advertised in The Record on March 18, 2011. A copy of the advertisement is attached as Appendix L to Report CSD-11-043. Property owners who submitted comments or requested notice of the public meetingwere also notified by email and by post where mailing addresses were provided. CONCLUSION: In summary, the proposed changes for the Victoria Street North Mixed Use corridor will implement the City’s Official Plan and will help support the City’s healthy community model and Strategic Plan. Therefore, it is recommended that Zone Change Application ZC09/06/COK/HH be approved. REVIEWED BY: Brandon Sloan, Manager of Long Range and Policy Planning ACKNOWLEDGED BY: Jeff Willmer, Deputy CAO Community Services Department Attachments: Appendix “A” – Proposed Zone Change By-Law Appendix “B” – Map of Mixed Use Corridors Appendix “C” – Map of Existing Zoning in the Victoria Street North Mixed Use Corridor Appendix “D” – Zoning Summary Charts: Permitted Uses and Regulations Appendix “E” – Map of Proposed Zoning in the Victoria Street North Mixed Use Corridor Appendix “F” – Official Plan Policies for Mixed Use Corridors Appendix “G” – Civic Centre Neighbourhood Plan for Land Use Appendix “H” – Summary of Existing Special Provisions and Summary of Proposed New Special Provisions Appendix “I” – Heritage attributes map Appendix “J” – Community, Departmental and Agency Comments received following January 28, 2011 circulation Appendix “K” – March 18, 2011 Newspaper Advertisement ï ó ç ßÐÐÛÒÜ×È ß ÐÎÑÐÑÍÛÜ ÆÑÒÛ ÝØßÒÙÛ ÞÇóÔßÉ ìê íìíé÷ø úãðûå ïÛÊÙÔ úãðûå îçïú÷ê íö èô÷ 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ÐÛÎØÉ ÂÍÎ×Ø ïç ÛÎØ ÉÔÍÅÎ ÛÉ ÛÖÖ×ÙÈ×Ø Úà ÈÔÓÉ ÉÇÚÉ×ÙÈÓÍÎ ÍÎ éÙÔ×ØÇÐ× ÍÖ ûÌÌ×ÎØÓÄ © îÍÈÅÓÈÔÉÈÛÎØÓÎÕ é×ÙÈÓÍÎ ÍÖ ÈÔÓÉ úÃÐÛÅ ÅÓÈÔÓÎ ÈÔ× ÐÛÎØÉ ÂÍÎ×Ø ïç ÛÎØ ÉÔÍÅÎ ÛÉ ÛÖÖ×ÙÈ×Ø Úà ÈÔÓÉ ÉÇÚÉ×ÙÈÓÍÎ ÍÎ éÙÔ×ØÇÐ×É ÛÎØ ÍÖ ûÌÌ×ÎØÓÄ ï ó îî ï ó îí APPENDIX B MAP OF MIXED USE CORRIDORS MIXED USE CORRIDORS ï ó îì APPENDIX C MAP OF EXISTING ZONING IN THE VICTORIA STREET NORTH MIXED USE CORRIDOR ï ó îë APPENDIX D ZONING SUMMARY CHARTS: PERMITTED USES AND REGULATIONS USE COMPARISON ï ó îê APPENDIX D ZONING SUMMARY CHARTS: PERMITTED USES AND REGULATIONS REGULATION COMPARISON ï ó îé ï ó îè APPENDIX E MAP OF PROPOSED ZONING IN THE VICTORIA STREET NORTH MIXED USE CORRIDOR ï ó îç APPENDIX F OFFICIAL PLAN POLICIES FOR MIXED USE CORRIDORS Part 3 Policy 4.3 -Mixed Use Corridor Mixed Use Corridors are linear in form and recognize the evolution of uses along major corridors in the inner city. These corridors are primarily intended to serve the adjacent residential neighbourhoods and employment areas and allow for intensive, transit supportive development. Mixed Use Corridors provide residential redevelopment opportunities together with appropriate commercial and institutional uses that primarily serve adjacent residential neighbourhoods. Over time it is intended that the Mixed Use Corridors shall intensify and provide a balanced distribution of commercial, multiple residential and institutional uses. Individual properties within Mixed Use Corridors shall be zoned to achieve this distribution of uses. A broad range of commercial uses shall be permitted, including freestanding office and small retail. The full range of institutional uses as well as multiple residential uses shall also be permitted. To achieve a built form that is compatible with surrounding low rise residential development, is pedestrian oriented and allows for a balanced distribution of retailing outside of other commercial nodes, the size of retail establishments shall be regulated. In this respect, retail uses shall be permitted to have a maximum gross floor area of 1,000 square metres and shall only locate within existing buildings or internal to large mixed use developments. All other retail uses legally existing on September 17, 2001 shall be recognized and shall be permitted to expand on the existing lot by a maximum of 25 percent. Mixed Use Corridors generally have strong pedestrian linkages with the surrounding residential neighbourhoods. To strengthen these linkages, new development may be required to orient a portion of the building mass to the street, provide for integration of cycling facilities, provide on- site pedestrian facilities, and provide pedestrian connections to abutting developments or off- site transit facilities. To achieve this objective, the City of Kitchener may also impose maximum front yard setbacks, limit vehicular parking between the building façade and the street, and will require specific façade treatments such as window or door openings and minimization of blank walls. New development shall be compatible with surrounding residential neighborhoods and will be of an appropriate height and density in relation to adjacent low rise residential development. In locations that immediately abut low rise residential land uses, new development shall be permitted having a minimum Floor Space Ratio of 0.6 and a maximum Floor Space Ratio of 2.0. However, new development may be permitted to exceed this maximum Floor Space Ratio in locations which abut arterial or major collector roads, are well separated from low rise residential development and have adequate municipal infrastructure. In such cases, the City of Kitchener may impose a minimum Floor Space Ratio of 1.0 and a maximum Floor Space Ratio of 4.0. Notwithstanding the above, new residential development shall not be permitted within the Mixed Use Corridor along Victoria Street North, where it abuts the main CN Railway line. Notwithstanding the above, for parcels located between King Street East, Charles Street East, Cedar Street South and Preston Street in the King Street East Mixed Use Corridor, new food store use shall be permitted to have a maximum gross floor area of 5,000 square metres provided that the use is located internal to a large mixed use development. Additional gross floor area for the food store use above the 5,000 square metre maximum may be considered where the gross floor area in excess of the 5,000 square metre maximum is located in upper storeys. For a large mixed use development incorporating a food store use with a gross floor area greater than 1,000 square metres, up to 1,000 square metres of additional gross floor area may be devoted to other retail uses and the maximum Floor Space Ratio of the entire development shall be 5.0. ï ó íð APPENDIX G CIVIC CENTRE NEIGHBOURHOOD PLAN FOR LAND USE ï ó íï APPENDIX H SUMMARY OF EXISTING SPECIAL PROVISIONS AND SUMMARY OF PROPOSED NEW SPECIAL PROVISIONS ï ó íî æóùèíêóû éè îíêèô ìêíìíé÷ø éì÷ùóûð ìêíæóéóíîé ìÊÍÆÓÉÓÍÎ èÃÌ×ìÊÍÌ×ÊÈà Ó×Éø×ÉÙÊÓÌÈÓÍÎîÇÏÚ×Ê ìÊÍÌÍÉ×Ø éÌ×ÙÓÛÐ çÉ× ìÊÍÆÓÉÓÍÎ ç ÓÉ Ú×ÓÎÕ ÌÊÍÌÍÉ×Ø ÖÍÊ ÉÓÈ×É ÈÔÛÈ Ê×ËÇÓÊ× ÖÇÊÈÔ×Ê ×ÎÆÓÊÍÎÏ×ÎÈÛÐ ÙÍÎÉÓØ×ÊÛÈÓÍÎ ÛÉ ÓØ×ÎÈÓÖÓ×Ø Úà ÈÔ× ê×ÕÓÍÎÛÐ ïÇÎÓÙÓÌÛÐÓÈà ÍÖ åÛÈ×ÊÐÍÍ óÈ ÓÉ Û Ï×ÛÉÇÊ× ÈÍ ×ÎÉÇÊ× ÈÔ× ÉÛÖ× ÖÇÈÇÊ× ÇÉ× ÍÖ ÈÔ× ÉÇÚÒ×ÙÈ ÌÊÍÌ×ÊÈÓ×É èÔ× éÌ×ÙÓÛÐ çÉ× ìÊÍÆÓÉÓÍÎ ÅÍÇÐØ ÔÛÆ× ÈÔ× ×ÖÖ×ÙÈ ÍÖ ÌÊÍÔÓÚÓÈÓÎÕ ÈÔ× ÖÇÈÇÊ× Ø×Æ×ÐÍÌÏ×ÎÈ ÍÖ É×ÎÉÓÈÓÆ× ÐÛÎØ ÇÉ×É ×Õ Ê×ÉÓØ×ÎÈÓÛÐ ÛÎØ å×Ú×Ê éÈÊ××È å Ù×ÊÈÛÓÎ ÓÎÉÈÓÈÇÈÓÍÎÛÐ ÇÉ×É ÇÎÈÓÐ ÉÇÙÔ ÈÓÏ× ÛÉ Û ê×ÙÍÊØ ÍÖ åÛÈ×Ê éÈ 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æÓÙÈÍÊÓÛ éÈ î ê×ÕÇÐÛÈÓÍÎ ô×ÊÏÓ× ìÐÅÓÈÔ éÈ ð×Õ×Ê éÈÊ××È ê èÍ Ø×ÖÓÎ× Û ÏÓÎÓÏÇÏ Ï×ÈÊ× É×ÈÚÛÙÑ ÖÊÍÏ ÈÔ× Ê×ÛÊ ÐÍÈ ÐÓÎ× ÈÍ Ø×ÖÓÎ× ÈÔ× ÏÛÄÓÏÇÏ ÚÇÓÐØÓÎÕ Ô×ÓÕÔÈ ÍÖ ÉÈÍÊ×ÃÉ Ï×ÈÊ×É ÌÊÍÆÓØ×Ø ÈÔÛÈ ÇÌÌ×Ê ÉÈÍÊ×ÃÉ ÛÊ× ÛÌÌÊÍÌÊÓÛÈ×Ðà É×ÈÚÛÙÑ ÍÊ ÉÈ×ÌÌ×Ø ÚÛÙÑ ÖÊÍÏ ÌÊÍÌ×ÊÈÓ×É éÌ×ÙÓÛÐ ÛÎØ ÓÎ ÈÔ× ÛØÒÛÙ×ÎÈ ùÓÆÓÙ ù×ÎÈÊ× ô×ÊÓÈÛÕ× ùÍÎÉ×ÊÆÛÈÓÍÎ ê×ÕÇÐÛÈÓÍÎ øÓÉÈÊÓÙÈ ê èÍ Ø×ÖÓÎ× ÈÔ× ÏÛÄÓÏÇÏ ÚÇÓÐØÓÎÕ Ô×ÓÕÔÈ ÍÖ ÉÈÍÊ×ÃÉ Ï×ÈÊ×É ÈÍ Ø×ÖÓÎ× ÈÔ× ÏÓÎÓÏÇÏ É×ÈÚÛÙÑ ÖÊÍÏ ÈÔ× æÓÙÈÍÊÓÛ éÈÊ××È îÍÊÈÔ ÉÈÊ××ÈÐÓÎ× ÍÖ Ï×ÈÊ×É ÈÍ Ø×ÖÓÎ× ûÔÊ×ÎÉéÈÊ××Èå×ÉÈÈÔ× ÏÓÎÓÏÇÏ É×ÈÚÛÙÑ ÖÊÍÏ ÈÔ× ÛÚÇÈÈÓÎÕ ÏÇÎÓÙÓÌÛÐ éÌ×ÙÓÛÐ ÐÛÎ×ÅÛà ÍÖ Ï×ÈÊ×É ÛÎØ ÈÍ Ø×ÖÓÎ× ÈÔ× ÏÓÎÓÏÇÏ ê×ÕÇÐÛÈÓÍÎéÈÊ××ÈÉ×ÈÚÛÙÑ ÖÊÍÏ ÛÐÐ ÍÈÔ×Ê ÉÈÊ××ÈÐÓÎ×É ÍÖ Ï×ÈÊ×É ê èÍ Ø×ÖÓÎ× ÈÔ× ÏÛÄÓÏÇÏ ÚÇÓÐØÓÎÕ Ô×ÓÕÔÈ ÍÖ ÉÈÍÊ×ÃÉ éÌ×ÙÓÛÐ Ï×ÈÊ×É ÛÎØ ÈÍ Ø×ÖÓÎ× ÈÔ× ÏÓÎÓÏÇÏ É×ÈÚÛÙÑ ÖÊÍÏ ê×ÕÇÐÛÈÓÍÎ ïÛÊÕÛÊ×È ûÆ×ÎÇ×ÈÔ× ïÛÊÕÛÊ×È ûÆ×ÎÇ× ÉÈÊ××ÈÐÓÎ× ÍÖ Ï×ÈÊ×Éê ÷ÐÐ×ÎéÈÊ××Èå×ÉÈ ÷ÐÐ×ÎéÈÊ××È å×ÉÈ èÍ Ø×ÖÓÎ× ÈÔ× ÏÛÄÓÏÇÏ ÚÇÓÐØÓÎÕ Ô×ÓÕÔÈ ÍÖ ÉÈÍÊ×ÃÉ éÌ×ÙÓÛÐ ê×ÕÇÐÛÈÓÍÎîÍÊÈÔ Ï×ÈÊ×Éê ï ó íì æóùèíêóû éè îíêèô ìêíìíé÷ø éì÷ùóûð ìêíæóéóíîé ìÊÍÆÓÉÓÍÎ èÃÌ×ìÊÍÌ×ÊÈà Ó×Éø×ÉÙÊÓÌÈÓÍÎîÇÏÚ×Ê èÍ ÉÌ×ÙÓÖà ÈÔÛÈ Î×Å Ø×Æ×ÐÍÌÏ×ÎÈ ÉÔÛÐÐ ÎÍÈ ÓÎÈÊÍØÇÙ× Î×Å ÛÙÙ×ÉÉ ÈÍ ÈÔ× ÛÚÇÈÈÓÎÕ ÐÛÎ×ÅÛà ÈÍ Ø×ÖÓÎ× ÈÔ× ÏÛÄÓÏÇÏ ÚÇÓÐØÓÎÕ Ô×ÓÕÔÈ ÍÖ ÉÈÍÊ×ÃÉ Ï×ÈÊ×É ÈÍ Ø×ÖÓÎ× ÈÔ× ÏÓÎÓÏÇÏ É×ÈÚÛÙÑ ÖÊÍÏ ÈÔ× ÷ÐÐ×Î éÈÊ××È å×ÉÈ ÉÈÊ××ÈÐÓÎ× ÍÖ Ï×ÈÊ×É ÈÍ ÉÌ×ÙÓÖà ÈÔ× ÏÓÎÓÏÇÏ É×ÈÚÛÙÑ ÖÊÍÏ ÈÔ× ÛÚÇÈÈÓÎÕ ÏÇÎÓÙÓÌÛÐ ÐÛÎ×ÅÛà ÍÖ Ï×ÈÊ×É ÛÎØ ÈÍ ÉÌ×ÙÓÖà ÈÔÛÈ ÍÇÈØÍÍÊ ÉÈÍÊÛÕ× ÍÖ ÕÍÍØÉ ÏÛÈ×ÊÓÛÐÉ ÛÎØ éÌ×ÙÓÛÐ å×ÉÈ ×ËÇÓÌÏ×ÎÈ ÓÉ ÎÍÈ Ì×ÊÏÓÈÈ×Ø ÅÓÈÔÓÎ Ï×ÈÊ×É ÍÖ ÈÔ× ê×ÕÇÐÛÈÓÍÎîÍÊÈÔÛÚÇÈÈÓÎÕ ÐÛÎ×ÅÛà ê ï ó íë APPENDIX I HERITAGE ATTRIBUTES MAP ï ó íê APPENDIX J COMMUNITY, DEPARTMENTAL AND AGENCY COMMENTS RECEIVED FOLLOWING JANUARY 28, 2011 CIRCULATION ï ó íé ï ó íè ï ó íç ï ó ìð ï ó ìï ï ó ìî ï ó ìí ï ó ìì ï ó ìë ï ó ìê ï ó ìé ï ó ìè ï ó ìç ï ó ëð ï ó ëï ï ó ëî APPENDIX K MARCH 18, 2011 NEWSPAPER ADVERTISEMENT PLANNING MATTERS: PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS A PROPOSED ZONING BY-LAW AMENDMENT UNDER THE APPLICABLE SECTION 34 OF THE PLANNING ACT Victoria Street North Mixed Use Corridor The City is proposing a general amendment to Kitchener’s Zoning By-law to rezone the properties within the Victoria Street North Mixed Use Corridor. The subject lands are generally located along Victoria Street North between Weber Street West and Lancaster Street West. Mapping of the Mixed Use Corridor area subject to this Zoning By-law amendment is available on the City’s website at http://www.kitchener.ca/living_kitchener/mix_use.html. Numerous properties are proposed to be rezoned to Mixed Use Corridor MU-1 and MU-2 zones. Introduction of new site-specific provisions and revisions to existing site-specific provisions are also proposed as part of the Zoning By-law amendment. The purpose of the proposed Zoning By-law amendment is to bring the zoning of the subject lands into conformity with the Official Plan policy objectives for Mixed Use Corridors. The proposed Zoning By-law amendment would have the effect of changing the range of permitted uses and land use regulations for the subject lands. Planning & Strategic Initiatives Committee The public meeting will be held by the , a Committee of Council which deals with planning matters on: MONDAY, APRIL 11, 2011 at 7:00 P.M. nd FLOOR, CITY HALL COUNCIL CHAMBERS, 2 200 KING STREET WEST, KITCHENER. Any person may attend the Public Meeting and make written and/or verbal representation either in support of, or in If a person or public body that files a notice of appeal of a decision, does opposition to, the above noted proposal. not make oral submissions at this public meeting or make a written submission prior to approval/refusal of this proposal, the Ontario Municipal Board may dismiss all or part of a subsequent appeal. ADDITIONAL INFORMATION is available by contacting the appropriate staff person noted below, viewing the report on the Friday afternoon prior to the meeting – click on the contained in the meeting agenda (available at www.kitchener.ca th Floor, City Hall, 200 King Street West, meeting date in the Calendar of Events), or in person at the Planning Division, 6 Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Heather Holbrook , Planner (Urban Design) - 519-741-2324 (TTY: 1-866-969-9994), heather.holbrook@kitchener.ca ï ó ëí