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HomeMy WebLinkAboutCSD-12-049 - Zone Change - 405-409 Nyberg Streetl Staff Report K~`rc;H~~T~.R Community Services Department www.kitchenerca REPORT T0: Planning & Strategic Initiatives Committee DATE OF MEETING: April 16, 2012 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Katie Anderl, Senior Planner 519-741-2987 WARD(S) INVOLVED: U11ard 9 DATE OF REPORT: March 12, 2012 REPORT NO.: CSD-12-049 SUBJECT: ZONING BY-LAIN AMENDMENT ZC12/05/N/KA 405 - 409 NYBERG STREET ERIKA GRIFFIN, ELEANOR GROFF & MARY VICTORIA GROFF (BRAUN'S IS BICYCLES) RECOMMENDATION: That Zone Change Application ZC121051NIKA for Griffin, Groff and Groff at 405-409 Nyberg Street requesting a change from Existing Use Zone (E-1) to Existing Use Zone (E- 1)with Special Use Provision 420U on the parcel of land specified and illustrated as the `Subject Area' on Map No. 1, be approved in the form shown in the "Proposed By-law" dated March 12, 2012, attached to Report CSD 12-049 as Appendix "A". BACKGROUND: The subject property is located at the southwest corner of Borden Avenue and Nyberg Street across Nyberg Street from the Schneider Creek. Braun's is Bicycles (Braun's) has executed a Leasing Agreement for the property with the option to purchase upon approval of a zone change application that would permit their bicycle shop. They are also proposing to add a number of other compatible uses to the zone to allow for additional uses or tenants in the future. 4-1 REPORT: The subject property is zoned Existing Use Zone (E-1). Braun's is proposing to add Special Use Provision 420U to the lands to permit their bicycle shop as well a range of other compatible uses. The proposed uses include: sale of sporting good and uses accessory thereto including office, repair service and warehousing; building material and decorating supply sales; canine or feline grooming or training; computer, electronic and data processing business; craftsman shop; office; research and development establishment; scientific, technological and communications establishment; security or janitorial services; studio; and survey, engineering, planning or design business. The subject lands are currently designated Open Space in the Mill Courtland Woodside Park Secondary Plan. The designation recognizes that the lands are located within the Floodway portion of the floodplain, but that they contain existing buildings and uses. The policies permit existing uses and alternative uses subject to a zone change application, provided that the new use is compatible with surrounding land use designations, no new dwelling units are created, the use presents less of a risk to life and property in the event of flooding, the new use is not specifically prohibited, and approval is received from the Grand River Conservation Authority. With respect to the criteria for the change of use provided in the Official Plan staff offer the following comments. First, the proposed uses are compatible with the nearby General Industrial land use designations. The lands are also located within a potential future intensification corridor and future rapid transit station areas, and are adjacent to the Iron Horse Trail. The proposed bicycle shop is considered an appropriate use given the location, and access from the trail corridor is also considered a major asset. The uses have also been considered by the Grand River Conservation Authority staff. They find that the proposed uses do not pose a greater risk to life and property in the event of flooding than the existing use (contractor's establishment). The proposed uses are not considered hazardous uses that are associated with the manufacture, use or storage of substances of a chemical, hazardous or toxic nature, which would pose an unacceptable threat to public safety if damaged as a result of flooding. No exterior renovations, alterations or additions are proposed to the existing building and therefore, no new or additional flooding hazards will be added to the site. Furthermore, residential uses and dwelling units will not be permitted through the proposed zone change. Provincial and Regional Policy Considerations The proposed Zoning By-law meets the intent of the following Provincial and Regional policies: Provincial Policy Statement The development proposal is consistent with the 2005 Provincial Policy Statement which permits development, including a change in land use, in the hazardous portion of a two-zone floodplain, where the effects and risk to public safety is minor, changes are carried out in accordance with flood-proofing standards, vehicles and people have a way of safely entering and exiting the site during times of flooding, new hazards are not created and existing hazards are not aggravated, and no adverse environmental impacts will result. Planning and GRCA staff have considered the criteria and find that the proposal is consistent with the policies. z 4-2 Growth Plan for the Greater Golden Horseshoe (2006) The Growth Plan for the Greater Golden Horseshoe, encourages building compact communities and focussing growth to intensification areas. The proposed Zone Change will help support the reuse of the existing buildings and lands. Regional Official Policies Plan (1998) and Regional Official Plan (2009 -adopted) The proposed Zone Change does not conflict with the Regional Official Plan or Regional Official Policies Plan. AGENCY COMMENTS: Commenting agencies and City departments have no concerns with the proposed Zone Change. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: This proposal supports development of our community and will align with the Kitchener Strategic Plan as it ensures the implementation of the community priority Development. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNITY ENGAGEMENT: Notice of this application will appear in the Record on March 23, 2012. In accordance with Council Policy I-1170 the neighbourhood circulation process is not undertaken for zone change applications in Existing Use Zones. Circulation to appropriate agencies was undertaken on March 8, 2012. CONCLUSION: City of Kitchener staff support the proposed Zone Change application. Staff are of the opinion that it is good planning to allow the proposed bicycle shop as well as a range of other compatible uses on the subject site as they have been determined to be appropriate uses in the floodplain. The requested Zoning Bylaw Amendment is consistent with the Provincial Policy Statement, Growth Plan for the Greater Golden Horseshoe, and the Regional Official Policies Plan. Planning staff recommend that Zoning By-law Amendment application ZC12/05/N/KA be approved. REVI EWE D BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff INillmer, Deputy CAO Community Services Department Attachments: Appendix "A" Proposed Zoning By-law Appendix "B" Newspaper Notice Appendix "C" Department/Agency Comments 3 4-3 Appendix "A" Proposed Zoning By-law PROPOSED BY-LAW March 12, 2012 BY-LAW NUMBER OF THE CORPORATION OF THE CITYOF KITCHENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener- Erika Griffin, Eleanor Groff and Mary Victoria Groff -Nyberg Street) WHEREAS it is deemed expedient to amend By-law 85-1; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1. Schedule No. 143 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcels of land specified and illustrated on Map No. 1, in the City of Kitchener, attached hereto, from Existing Use Zone (E-1) to Existing Use Zone (E-1) with Special Use Provision 420U. 2. Schedule No. 143 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. 3. Appendix "C" to By-law 85-1 is hereby amended by adding Section 420 thereto as follows: "420U. Notwithstanding Section 48.1 of this By-law, within the lands zoned E-1 shown as affected by this subsection, on Schedule 143 of Appendix "A", the following uses shall be permitted to be located within a building existing on the date of the passing of this by-law, and in accordance with regulations in Section 48.3: - sale of sporting goods and uses accessory thereto including office, repair service and warehousing -building material and decorating supply sales - canine orfeline grooming ortraining -computer, electronic and data processing business - craftsman shop -office -research and development establishment -scientific, technological and communications establishment - security or janitorial services - studio -survey, engineering, planning or design business 4-4 Appendix "A" Proposed Zoning By-law PASSED at the Council Chambers in the City of Kitchener this day of , 2012 Mayor Clerk 4-5 Appendix "A" Proposed Zoning By-law z Q wZ~ J ~ ~ N , U N ~ W o Z N O ^ ~ N Z ~ w~0 ww O wW(A ZZ ~ 00 0 z Ow zw0 w ~ z~ Oz~ z O WOE U ~ ~ / z z N ~W(A ~ QOJ OWE ~ ~ L Q ~ Z~J ~ ~~~ ao Q Woo ~Jx z U N ~ ~ c~nzv J ~ - - ~ Q - O Z~~~ ZN ~ } ~ W~ z z W WW Z ~ U ~ Z m O ~ Ow ~ ~~O- ~ON- O s~ Ow~ ~~ z wJJWZ~cnow~ ~ QQ - ° ~ ~ ~ ~- w ~O ~~- Z ~ z_zz~J_ w ~~~ Q zUU w ~Q ~J~~ z ~ WO"O w~~~~ Q ~ ~ W J Q ~ZXN ZWWC~Z Z OZ O W~~Z ~-DUw N ~ U - ~~ JZw U ~ Wz >~~~~W~Q,~o ~ ZOOS Z-NJcn J ~ w ~ m woa OUNw00~=O~ z=QU UN ~ ~ ~ ~ Q ~ ~~ ~ S O U LL - ~ ~ ~ , N i ~ ~ ~, In N NcA0~1 UUUW! ~~aa~ W W ( ~ P~ . a 6 \ ~ ~ "0a~" ~ 1 • eS/ ~ • a / ~ ' \ ~ \ ~ X92 ~ br [9 \f9 \ \ ~~~ by ~ O~ ` S / Y ~~ 1 ,~~ / ~ ds ~S ,,/~s ~' ~ ~ 'CN • ~ ~ r / 1 • 2 ~ ~ h / P / / ~ ! <IIa ~ ~~ V ~~ r ~ p~ J/ O h / ~ • o- QV / o , ,2 • y ~ h • O r c 2ND \ \~ ~ ~~ ~ \ / / R / \ ` ~ f ~ ~ ti/ / Q ~ • s ~:ga r / I ~8s a~ ~ • h ~ `~ ~~ .~ \ ~ ~ ~~~ n ~ ~ ~ ~ ~ ~~_ , ,~ ~ ` • ~ °h J~' ~ ~ ~ .~ ` ~9 o N ~h nn n N n r. ~, ~\ ~ W hhr .a a P~ ~ o n~ "' • ? nh n~ !' n1 h . 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VVV ~, / ry"~ LL O Q / ti~ ~ ~ 4-6 Appendix "B" Newspaper Notice Placed in The Record -March 23, 2012 PLANNING MATTERS: PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS PROPOSED AMENDMENTS TO THE KITCHENER ZONING BY-LAW UNDER SECTION 34 OF THE PLANNING ACT 405-409 Nyberg Street The City of Kitchener has received a Zone Change application for 405-409 Nyberg Street. The purpose of this application is to add the following uses to the Existing-Use Zone: sale of sporting good and uses accessory thereto including office, repair service and warehousing; building material and decorating supply sales; canine or feline grooming or training; computer, electronic and data processing business; craftsman shop; office; research and development establishment; scientific, technological and communications establishment; security or janitorial services; studio; and survey, engineering, planning or design business. The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals with planning matters on: MONDAY, April 16, 2012 at 7:00 P.M. COUNCIL CHAMBERS, 2nd FLOOR, CITY HALL 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 opposition, to the above noted proposal. If a person or public body that files a notice of appeal of a decision, does not make oral submissions at this public meeting or make a written submission prior to approvallrefusal 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 contained in the meeting agenda (available at www.kitchener.ca on the Wednesday evening ~rior to the meeting - click on the meeting date in the Calendar of Events), or in person at the Planning Division, 6t Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Katie Anderl, Senior Planner - 519-741-2987 (TTY: 1-866-969-9994), katie.anderl (~kitchener.ca 4-7 -~.~~ ~~~ ~~ .~~ ~~~~ .~~~ ~ ~~ ~~ ~~~ ~~ ~® •~ ~ ~~ ~~ ~~ ~~ -~ ~ ~ ~ ~~~~ ~~ '~~~ ~ ~~ ~~~ ~~ ~ ~ g~ ~ ~ ~~~ ~~ ~ ~~ ~ ~ ~ : ~~ ~~ ~ ~ ~~ ~ ~~ ~ ~~ ~ ~ ~ ~~ 'S~ se°`~ ~~° ~e ~ ~~ ~® ~ ~° ~ ~ ~ ~~ ~ ®~ ;~ ~a~ ~ ~~ a ~ ~ ~~ ~ ~~ ~ ~ ~~ ~ ~ ~~~ ~ ®~~ ~ ~ ~~ ~ c~ ~~ ~ ~~~h~ ~ ~~~ ~ ~ ~~ ~, ~ ~ ~ '~ ~ ~ ~v ~~ ~ ~ ~ ~ ~ a~ ~ ~ ~ ~W ~ ~ ~ ~ ~ ~~~~ ~~~ ~ c~ ~ m~ ~~ ~a ~~m~ ~ [1.. 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