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HomeMy WebLinkAbout2011-06-28 - SpecialSPECIAL PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES JUNE 28, 2011 CITY OF KITCHENER The Planning and Strategic Initiatives Committee met this date, commencing at 7:02 p. m. Present: Councillor B. Vrbanovic -Chair Mayor C. Zehr and Councillors S. Davey, J. Gazzola, Y. Fernandes, P. Singh, K. Galloway, B. loannidis, Z. Janecki, and D. Glenn-Graham. Staff: C. Ladd, Chief Administrative Officer J. Willmer, Deputy CAO, Community Services P. Houston, Deputy CAO, Infrastructure Services R. Hagey, Director of Financial Planning A. Pinard, Director of Planning S. Adams, Director of Strategic Planning & Innovation S. Ross, Assistant City Solicitor B. Sloan, Manager of Long Range Planning B. Korah, Manager of Development Engineering J. von Westerholt, Senior Planner C. Goodeve, Committee Administrator Prior to commencement, the Chair read aloud the following statement: "This is a formal public meeting to consider applications under the Planning Act. If a person or public body does not make oral or written submissions to the City of Kitchener before the proposed applications are considered, the person or public body is not entitled to appeal the decision to the Ontario Municipal Board and may not be added as a party to a hearing of an appeal before the Ontario Municipal Board." CSD-11-087 -SOUTHWEST URBAN AREA STUDIES - PROPOSED ROSENBERG SECONDARY PLAN - OFFICIAL PLAN AMENDMENT 11/01/COK/JVW The Committee considered Community Services Department report CSD-11-087, dated June 22, 2011 regarding the Southwest Urban Area Studies, proposed Rosenberg Secondary Plan and Official Plan Amendment 11/01/COK/JVW. In addition, the Committee was in receipt this date of written submissions from: Mr. Brad Trussler, Mattamy Development Corporation; Ms. Melissa Campbell, Zelinka Priamo Ltd.; Ms. Jennifer Passy, Cook Homes Ltd.; and, Mr. Paul Britton, MHBC Planning. Mr. A. Pinard provided an overview of what has occurred to date, with Ms. J. von Westerholt and Mr. B. Sloan presenting the Southwest Urban Area Studies and proposed Rosenberg Secondary Plan. It was noted that the Southwest Urban Area Studies and supporting materials including draft Official Plan Amendment No. 90, draft Rosenberg Secondary Plan, updated Community Master Plan and associated technical studies would be reviewed and updated as necessary, with recommendations on this matter anticipated to come forward to the August 15, 2011 Planning & Strategic Initiatives Committee meeting. Mr. Paul Britton, MHBC Planning advised that the parties he represents are in substantive agreement with what is being proposed. He expressed support for the collaborative process undertaken by City staff and the opportunity to address some remaining issues prior to August 15, 2011. Reviewing the comments submitted in his correspondence, Mr. Britton noted concerns related to: sanitary sewer capacity; community connectivity; phasing of commercial development; and, protection of natural environmental features. In response to questions, Mr. Britton clarified that in previous Environmental Assessments, it was concluded that there must be sanitary service from west to east and for the lands on the east side of Fischer Hallman Road out of necessity need to drain into the Middle Strasburg Trunk Sanitary Sewer. He noted concerns with anticipated downstream surcharging that was identified by Engineering staff in the South-West Urban Area Study Sanitary Servicing Overview. He added that some lands have alternatives in terms of which way they can be serviced by gravity, whether it be into the Middle Strasburg Trunk or the South Strasburg Trunk Sewer; while, lands in Area 2, Area 3 and east of Fischer Hallman Road do not have the same options. Accordingly, it is being asked that capacity be reserved for those lands that need to drain into the Middle Strasburg Trunk Sanitary Sewer. In addition, Mr. Britton suggested that a SPECIAL PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES JUNE 28. 2011 - 46 - CITY OF KITCHENER 1. CSD-11-087 -SOUTHWEST URBAN AREA STUDIES - PROPOSED ROSENBERG SECONDARY PLAN - OFFICIAL PLAN AMENDMENT 11/01/COK/JVW (CONT'D) dichotomy exists between the proposed "Main Street" concept and the traffic capacity carrying concepts for Fischer Hallman Road, noting that the final decision regarding this issue rests with the Regional Municipality of Waterloo. In response to further questions, Mr. Britton advised that he has approximately five clients who own gravel pits within the subject area, all of which have been extracted and are at the end of their useful life. As a result, his clients have been anticipating this process as the basis of working through a revised rehabilitation scheme. He stated that there is no desire to rehabilitate back to an agricultural use as that would frustrate the infiltration objectives, which were detailed in the Alder Strasburg Master Drainage Plan. He added that there is no need to impose setbacks for these lands greater than the existing buffers, as there would be no greater impact that could occur than the extraction that has already taken place. He confirmed that, in his opinion, City staff are requesting an extraordinary buffer/setback for gravel pits that he does not deem to be necessary. Ms. Jennifer Passy, Ian Cook Construction Ltd. advised that she was addressing the Committee in place of Mr. Peter Smith, Bousfields, who had previously registered as a delegation but was unable to attend. She stated that while Ian Cook Construction Ltd. is generally satisfied with what has been put forward, they have concerns with the implications of some of the items within the Rosenberg Secondary Plan. She reviewed her written comments submitted this date and expressed support for the opportunity to discuss their concerns with City staff prior to the August 15, 2011 Planning & Strategic Initiatives Committee meeting. Mr. Chris Pidgeon, GSP Group, gave a presentation on behalf of Big Spring Farms Ltd. and Becker Estates Ltd., which provided an overview of Schlegel Urban Development as well as their plans for the two parcels of land they own in the study area. He noted that Mr. Vaughan Bender, Vice-President of Real Estate and Development for RBJ Schlegel was also in attendance. Mr. Pidgeon indicated that Schlegel Urban Development owns both a 60 hectare and a 70 hectare parcel within the study area known as the proposed Williamsburg South neighbourhood and Heritage Estates neighbourhood. He stated that the Williamsburg South neighbourhood is intended to be an adult life community, designed with a village concept focus, and proposed to have approximately 1500 to 2000 new homes. The Heritage Estates neighbourhood is amaster-planned, mixed-use community that will provide a range of housing forms designed to be fully integrated into the broader community. He noted that it is also proposed to have approximately 1500 to 2000 new homes. He pointed out that the majority of this development has received draft approval and is awaiting the extension of the South Strasburg Trunk Sanitary Sewer to enable development to proceed. He advised that while his clients are generally supportive of the Rosenberg Secondary Plan, a few critical issues remain that need to be discussed with City staff to see if a resolution can be reached. In response to questions, Mr. Pidgeon advised that the Williamsburg South neighbourhood has two access points onto Fischer Hallman Road, which are reflected in the Rosenberg Secondary Plan. He added that their proposed "Main Street" design for both neighbourhoods is intended to run perpendicular to Fischer Hallman Road. He stated that with the potential link to Highway 401, there is an opportunity for Fisher Hallman Road to be a gateway into Kitchener from a streetscape and urban design perspective. He noted that he has not spoken with Regional Transportation Planning staff regarding this use of Fischer Hallman Road and is awaiting their comments which are anticipated to be submitted by August 15, 2011. Ms. Melissa Campbell, Zelinka Priamo Ltd. addressed the Committee on behalf of RioCan Real Estate Investment Trust who own lands located in the northwest corner of Fischer Hallman Road and Huron Road. She stated that RioCan is proposing a neighbourhood scaled commercial centre for those lands. She referenced her comments submitted this date, noting that RioCan is generally supportive of the Official Plan Amendment and Rosenberg Secondary Plan; however, this should not be misconstrued as support for any particular zoning that may be put forward in the future. She advised that RioCan is willing to consider a more intensified or compact form of development for their lands to implement the streetscaping goals along the Fischer Hallman corridor, as considered in the Community Master Plan. She indicated that SPECIAL PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES JUNE 28. 2011 - 47 - CITY OF KITCHENER 1. CSD-11-087 -SOUTHWEST URBAN AREA STUDIES - PROPOSED ROSENBERG SECONDARY PLAN - OFFICIAL PLAN AMENDMENT 11/01/COK/JVW (CONT'D) market conditions at this greenfield location are such that aphased-in approach should be adopted for multi-storey and higher density development. She stated that, while there were some indications in the Rosenberg Secondary Plan that this approach would be taken for floor space ratio, there were aspects regarding height that were not clearly addressed. She added that of particular concern is a public street shown to be running through RioCan lands and noted that a private road or drive-aisles would be a more efficient use to achieve the same movement and connectivity with adjacent residential development. She advised that RioCan submitted a zone change application in advance of this process in 2008 and have concerns with the extent that this and subsequent applications might be subject to further studies or analysis as part of the community planning process. Accordingly, RioCan will be seeking clarification on these and other issues prior to August 15, 2011. In response to questions, Ms. Campbell advised that she is not suggesting that the zone change application should move forward prior to the Community Master Plan or Secondary Plan. She stated that their application was submitted with a Municipal Plan Amendment in 2008 and at the current time, they are awaiting the completion of the community planning process. Mr. S. Ross clarified that the RioCan matter is currently before the Ontario Municipal Board (OMB) and has been delayed as the developer agreed to stand down the appeal pending the outcome of this process. He noted that it is hoped that once this process is completed there would be some revisions to the RioCan proposal and the processing of their application would continue. Mr. Sloan added that once the Secondary Plan is completed, staff will turn their attention to the design aspects and future development applications throughout the entire area. Questions were raised with regard to timing and Mr. Sloan advised that to achieve the August 15t" timeline, a specific deadline for submitting comments would be beneficial to allow time for any additional iterations of the Rosenberg Secondary Plan. He suggested that the final cut-off should be sometime over the next two weeks, which would allow for further meetings to be held with stakeholders and to finalize the draft documents by the end of July or early August 2011. He added that following this process, consideration would be given to the Kitchener Growth Management Plan (KGMP) and then to the development applications. Councillor K. Galloway proposed that all comments and feedback be provided to staff by no later than July 12, 2011. Mr. Sloan advised that staff would inform those stakeholders and agencies not in attendance at this meeting of the proposed deadline. Clarification was requested as to how staff could address the concerns raised about the South- West Urban Area Study Sanitary Servicing Overview, which was circulated for stakeholder and agency review on June 24, 2011. Mr. Sloan advised that this is a key component of the Secondary Plan, noting that several individuals have already contacted Engineering staff and meetings will occur over the next few weeks to further explain the methodology used to arrive at the final analysis. Questions were raised regarding the density targets that would ideally be achieved for this area. Mr. Sloan advised that the Secondary Plan includes objectives for achieving a transit supportive community, walkability, complete communities, conservation of cultural and natural resources, and water management. He stated that Fischer Hallman Road will form the transit corridor in the community and will be the central spine around which mixed use and higher density uses that will serve the community and support transit usage. He added that each neighbourhood would have a community focal point or activity area that is within a five minute walking distance, noting that this could be a park, school, library or other community facility or combination thereof. Mr. Sloan indicated that it is anticipated that the Rosenberg Community would be home to at least 20,000 new residents and jobs. Over time, this could be expected to potentially grow to more than 40,000 residents and jobs. He commented that this is consistent with the direction for greenfield density targets and transit-supportive objectives set out in the Places to Grow Act and the Region's Official Plan. He pointed out that these density targets are higher than some recently built subdivisions in the City and exceeds the SPECIAL PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES JUNE 28. 2011 - 48 - CITY OF KITCHENER 1. CSD-11-087 -SOUTHWEST URBAN AREA STUDIES - PROPOSED ROSENBERG SECONDARY PLAN - OFFICIAL PLAN AMENDMENT 11/01/COK/JVW (CONT'D) requirements set out by the Region and the Province for greenfield development. He stated that this is needed to compensate for lower density elsewhere and will help the City to meet its overall target stipulated by the Places to Grow Act. Councillor Galloway spoke to the density proposed around the Huron Natural Area and inquired if additional neighbourhood parks or some other amenity could be added. Mr. Sloan advised that previously the east side of Fisher Hallman Road was not shown to have any other park facilities. The proposed Secondary Plan introduced a small urban park to act as a connector to the Huron Natural Area, and forms the terminus of east/west collector street, which would allow people to access other community amenities. He confirmed that this area has the potential for a significant amount of density, which could be deemed office space, commercial or residential. Accordingly, it would be beneficial to have as many opportunities for both active and passive recreation. He noted that in this case staff wanted to introduce at least one public space that could be shared by everyone. He commented that direction could be given to staff to examine the possibility of incorporating additional park space into this area. In reference to the Fischer Hallman Transit Corridor, clarification was requested regarding pedestrian light fixtures being used as secondary gateways. Mr. Sloan advised that the ultimate goal is to make the streets more pedestrian friendly through massing, scale and orientation of buildings, animation of the building facades, landscaping and vegetation. He stated that in order to help convey the design vision and objectives for Fischer Hallman Road from the Community Master Plan and Secondary Plan, a Conceptual Streetscape Plan for the corridor has been developed. He noted that the intent is to provide guidance for the future detailed design and landscaping of Fischer Hallman Road, adding that the Region will be requested to take this into consideration when preparing their Environmental Assessment. He stated that with respect to the light fixtures, if there is enough pedestrian or cycling volume crossing Fischer Hallman Road, this would generate a need for a traffic light to facilitate these crossings. Mayor C. Zehr questioned the kind of right-of-way that is being considered in this area to address future public transit demands. Mr. Sloan advised that the initial factor that staff took into consideration when starting this project was how to accommodate public transit. He noted that this is different from how this process used to unfold, by identifying at the beginning where transit can go and orientate the other uses to that location. He commented that the detail of the Fischer Hallman Right-of-Way for this area has not been confirmed. He stated that there is an ultimate right-of-way width in the Regional Official Plan of 36 metres, and there has been some discussion that this would likely be two lanes of travel in both direction, with cycling lanes and the possibility that one of those lanes could be used to accommodate high occupancy vehicle travel in the future. He added that these kinds of details will not be known until the Region completes their Environmental Assessment for Fischer Hallman Road. He noted that it was recently announced that Fischer Hallman Road would be used as a future iExpress route and there has been some discussion on how this could be accommodated. Councillor Y. Fernandes expressed concern regarding trail connectivity, questioning if trails would be considered along the same line as other infrastructure and be in place during the initial stages of development. Mr. Sloan advised that trails are considered part of the overall transportation network. He added that the timing of when trails are constructed is tied to development and agreed that ideally trails and parks should be addressed early in the development process. Councillor Fernandes questioned the status of the undefined natural area. Ms. von Westerholt advised that confirmation is still needed from the Ministry of Natural Resources (MNR) to identify the delineation area for development, areas for habitat conservation as well as how to minimize potential land-use conflicts between conserved habitat areas and adjacent land uses. Councillor Z. Janecki inquired into the proposed alternative route to connect Highway 401 to Highway 7/8. Mr. Sloan advised that based on staff's analysis, the Region will be requested to investigate the feasibility of a future Regional Road that would provide an alternative route that SPECIAL PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES JUNE 28. 2011 - 49 - CITY OF KITCHENER 1. CSD-11-087 -SOUTHWEST URBAN AREA STUDIES - PROPOSED ROSENBERG SECONDARY PLAN - OFFICIAL PLAN AMENDMENT 11/01/COK/JVW (CONT'D) would by-pass Fischer Hallman Road before Huron Road and connect Highway 7/8 at Trussler Road/Ira Needles Boulevard and Highway 401. Mr. Sloan noted that several alternatives are being considered and agreed to provide a sketch that generally shows the suggested route at the August 15, 2011 Planning & Strategic Initiatives Committee meeting. Councillor D. Glenn-Graham questioned what was being done to prevent certain land uses from being located adjacent to a residential area to address potential incompatibility issues. Mr. Pinard advised that new regulations were added to the Zoning By-law to provide for greater distance separation between certain businesses and residential areas. He noted that the proposed Mixed Use Zones do not permit auto-oriented land uses. Councillor Fernandes raised concerns that residential lands may be located adjacent to lands that have the potential to be used for aggregate extraction. Mr. Sloan advised that both the City and Regional Official Plans have policies with respect to aggregate uses and agreed to investigate this matter in terms of the Secondary Plan policies. Questions were raised regarding the proposed location of school sites. Mr. Sloan advised that Waterloo Catholic District School Board has one school site identified on lands currently owned by Ian Cook Construction Ltd. and there will possibly be two or three Waterloo Region District School Board sites in the study area. He added that the Region determined that a secondary school would not be located in this area, as a relatively new high school was recently constructed on Huron Road. He noted that staff are open to suggestions as to possible means of sharing and/or combining schools with other community buildings, such as a library or community centre. Additional questions were raised regarding approaches to dealing with identified school blocks when it is determined that a school is deemed to not be required in the future. It was suggested that the highest residential density possible be designated for these sites to avoid future residential backlash against new homes being constructed on vacant former school blocks. Mr. Sloan advised that one of the policies in the Secondary Plan identifies that in the case where a school site is deemed surplus, an Official Plan Amendment would be required, and a Low Density Residential Two designation has been proposed. Councillor B. Vrbanovic suggested that staff examine the potential for `District Energy' in this area. Mr. Sloan indicated that staff would be amenable to the possibility of District Energy and have had preliminary discussions with local utility affiliates about pursuing a green energy pilot project for this area. He added that any assistance to help facilitate such a project would be greatly appreciated. Councillor Vrbanovic proposed that staff examine what has been implemented by the Town of Markham with respect to two of their new residential developments. On motion by Councillor K. Galloway, the recommendation contained in Report CSD-11-087 was brought forward for consideration, to allow the Southwest Urban Area Studies and supporting materials, including draft Official Plan Amendment No. 90, draft Rosenberg Secondary Plan, updated Community Master Plan and associated technical studies, to be reviewed and updated as necessary with recommendations on this matter to be referred to the August 15, 2011 Planning & Strategic Initiatives Committee meeting. Councillor Galloway spoke to the need for the Committee to track the comments received by staff between now and August 15, 2011 and reviewed the timelines for when staff would need to receive submissions to accommodate the proposed referral. On motion, it was agreed to amend Councillor Galloway's motion, to add five clauses pertaining to: the development of a matrix to track comments; submission deadlines; additional `Urban Greens' in the vicinity of the Huron Natural Area; and, pedestrian crossings to be addressed in the Regional Environmental Assessment of Fischer Hallman Road. SPECIAL PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES JUNE 28, 2011 - 50 - CITY OF KITCHENER 1. CSD-11-087 -SOUTHWEST URBAN AREA STUDIES - PROPOSED ROSENBERG SECONDARY PLAN - OFFICIAL PLAN AMENDMENT 11/01/COK/JVW (CONT'D) Councillor Vrbanovic noted that any recommendation regarding this matter would be considered at a special Council meeting immediately following this special Planning & Strategic Initiatives Committee meeting. On motion by Councillor K. Galloway - it was resolved: "That the new Secondary Plan for the Southwest Urban Area proposed within Official Plan Amendment 11/01/COK/JVW, be titled "Rosenberg Secondary Plan"; and, That Community Services Department report CSD-11-087 regarding the Southwest Urban Area Studies: Proposed Rosenberg Secondary Plan and Official Plan Amendment 11/01/COK/JVW, be received for information; and, That the Southwest Urban Area Studies and supporting materials including draft Official Plan Amendment No. 90, draft Secondary Plan, updated Community Master Plan and associated technical studies be reviewed and updated as necessary with recommendations on this matter referred to the August 15, 2011 Planning & Strategic Initiatives Committee meeting; and, That staff be directed to develop a matrix to track all new stakeholder feedback / comments received following the June 28, 2011 special Planning & Strategic Initiatives Committee meeting; and, That all stakeholders and agencies be requested to submit their comments to staff on the Southwest Urban Area Studies and supporting materials by no later than July 12, 2011; and, That staff endeavour to have the updated versions of the Southwest Urban Area Studies and supporting materials circulated to the Planning & Strategic Initiatives Committee by August 9, 2011; and, That the draft Rosenberg Secondary Plan be amended to add `Urban Greens' to the lands owned by Activa Holdings Inc. located on the eastside of Fischer Hallman Road in the vicinity of the Huron Natural Area; and further, That the Regional Municipality of Waterloo be encouraged to address the design vision for pedestrian crossings, as outlined in the Community Master Plan and Secondary Plan, when preparing the Environmental Assessment for Fischer Hallman Road." ADJOURNMENT On motion, this meeting adjourned at 9:49 p. m. Colin Goodeve Committee Administrator