HomeMy WebLinkAboutCSD-12-105 - Zone Change Application - 645 Victoria St NStaff Report
Kl~rc,H~:r~'~:R Commcrnrry Services DepariFmeni" www.kitthenerta
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: August 13, 2012
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Alexandra Pires, Planning Technician, 519-741-3400 x 3177
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: July 12, 2012
REPORT NO.: CSD-12-105
SUBJECT: ZONE CHANGE APPLICATION ZC12/09/V/ATP
645 VICTORIA STREET NORTH
1397187 ONTARIO LTD.
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Location Map: 645 Victoria Street North
RECOMMENDATION:
That Zone Change Application ZC12/09/V/ATP for the subject lands (1397187 Ontario
Ltd., 645 Victoria Street North), for the purpose of changing the zoning from Arterial
Commercial Zone (C-6) to Arterial Commercial Zone (C-6) with a Special Use Provision
423U to add "Sale of Sports Collectibles and Memorabilia" as a permitted use on the
parcel of land specified and illustrated as the Subject Area on Map No. 1, in the City of
Kitchener, be approved in the form shown in the attached "Proposed By-law" dated July
12, 2012 attached to Report CSD-12-105 as Appendix "A".
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REPORT:
The subject property is located on Victoria Street North between Edna Street and the
Conestoga Parkway access ramp. The existing building on site is currently occupied by Natural
Sound (a permitted sale or rental of electric or electronic equipment use), the Bojangles Art of
Dance (a permitted studio use) and a sale of sports collectibles and memorabilia use that is
currently not permitted in the C-6 Zone. In order to legalize this use, the applicant has applied to
change the zoning on the lands from Arterial Commercial Zone (C-6) to Arterial Commercial
Zone (C-6) with a Special Use Provision to add "Sale of Sports Collectibles and Memorabilia" as
a permitted use.
The applicant wishes to add Special Use Provision 423U to the subject lands to permit the sale
of sports collectibles and memorabilia within the existing building on site. The proposed sale of
sports collectibles and memorabilia use will include the sale of a wide variety of sports
collectibles and memorabilia including, but not limited to, framed memorabilia, signed sports
equipment and related items. The proposed use will also include signing engagements with
famous sports figures as well as a place where collectors can gather and discuss sports
collectibles and memorabilia related topics.
Staff notes that the Arterial Commercial Zone (C-6) primarily caters to the broader travelling
public dependant on vehicular means of transportation to access large scale businesses within
this zone. Although the proposed use is usually intended for intensification areas such as the
downtown, staff are of the opinion that the applicant's business would be appropriate to locate
within the C-6 zone as it will cater to a large variety of customers with common sporting
interests from the surrounding areas and beyond the limits of the Region of Waterloo.
The Provincial Policy Statement (PPS)
The Provincial Policy Statement sets the policy foundation for regulating the development and
use of land. With respect to achieving healthy, liveable and safe communities, the Provincial
Policy Statement promotes efficient development and land use patterns, accommodates an
appropriate range and mix of residential, employment, recreational and open space uses to
meet long-terms needs, and avoids development and land use patterns which may cause
environmental or public health and safety concerns. Planning staff is of the opinion that the
proposed zone change will allow the subject site to accommodate an appropriate employment
opportunity to meet long-term needs of the community and as such, is consistent with the
Provincial Policy Statement.
2006 Growth Plan for the Greater Golden Horseshoe
The subject lands are within the `built boundary' as defined by the 2006 Growth Plan for the
Greater Golden Horseshoe. The Growth Plan promotes economic development and
competitiveness by providing for an appropriate mix of employment uses including industrial,
commercial and institutional uses to meet long-term needs of the community. Planning staff is of
the opinion that the proposal complies with the policies of the Growth Plan.
Regional Official Policies Plan
The subject lands are within the City Urban Area as established in the Regional Official Policies
Plan, and staff is of the opinion that the proposal satisfies the policies of this plan.
City of Kitchener Official Plan
The lands are designated as Arterial Commercial Corridor in the Central Frederick
Neighbourhood Secondary Plan. The designation permits uses that provide a specialized
product to persons coming specifically to the premises to do business, rely on business from
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and exposure to the travelling public, require accessibility to swell-populated market area, are
best located on a Primary Arterial Road and due to the characteristics of the operation should
not generally be required to locate within an industrial area. The permitted uses within this
designation generally provide a specialized product or service to persons coming specifically to
the premises to do business. Planning staff is of the opinion that the sale of sports collectibles
and memorabilia use conforms to the Official Plan policies as it will cater to a variety of
customers from far and wide with specific interests and desire for the products being offered.
Current Zoning
The subject property is currently zoned Arterial Commercial Zone (C-6) which permits a broad
range of commercial uses such as convenience retail, financial establishment, health clinic,
free-standing office, personal services, restaurant, and the sale or rental of specific goods and
materials including the sale of sporting goods.
Proposed Zoning
The proposed use currently occupies less than 10 percent of the gross floor area of the existing
building on site. Staff is recommending that the use be limited to a maximum 20 percent of the
gross floor area of the existing building to offer the owner some flexibility for future renovations
or expansion of the business. Asa result, Planning staff is recommending Special Use
Regulation 423U (attached as Appendix "A") which will allow the sale of sports collectibles and
memorabilia as a permitted use which shall be restricted to a maximum gross floor area of 390
square metres within the existing building (20 percent of the gross floor area of the existing
building on site).
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The proposed zone change is required to legalize the existing use on site and will align with the
Kitchener Strategic Plan to ensure the implementation of the community priority Development,
with respect to adding new employment opportunities in our community.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are expected with this recommendation.
COMMUNITY ENGAGEMENT:
Notice of this application was circulated to appropriate agencies and property owners within a
120 metres buffer of the subject property. There were no comments or concerns received as a
result of the circulation. Notice of the August 13, 2012 public meeting of the Planning &
Strategic Initiatives Committee will be advertised in The Record newspaper on July 20, 2012. A
copy of the advertisement is attached as Appendix "C".
CONCLUSION:
In summary, Planning staff is of the opinion that the proposed zone change to legalize the
existing use is consistent with the Provincial Policy Statement and maintains the intent of Official
Plan policies. The subject site is zoned Arterial Commercial (C-6) which currently allows for the
sale and rental of specific goods including the sale of sporting goods. Planning staff is of the
opinion that the proposed use, as outlined in the recommended Special Use Provision 423U,
will be compatible with the existing permitted uses in the area and will accommodate the needs
of the surrounding community. Due to the size and nature of the business, staff are of the
opinion that the proposed use will be appropriate for the C-6 Zone and align with the Arterial
Commercial Corridor Official Plan policies as it is intended to cater to a larger travelling public
that will access the site primarily through vehicular means of transportation. Staff also notes that
there were no concerns identified as a result of the circulation of this application. Planning staff
3-3
is of the opinion that the proposed zone change demonstrates good planning principles and
therefore recommends approval of the zone change as outlined in the Recommendation section
of this report.
REVIEWED BY:
Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Alain Pinard, Acting 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
3-4
PROPOSED BY -LAW
July 12, 2012
BY-LAW NUMBER
OF THE
Repart No. CSD-12- (~~
Rppendix "A"
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 - 1397187 Ontario
Limited - 645 Victoria Street North)
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 Nos. 139 and 140 of Appendix "A" to By-law Number 85-1 are hereby amended by
changing the zoning applicable to the parcel of land specified and illustrated as the Subject
Area on Map No. 1, in the City of Kitchener, attached hereto, from Arterial Commercial Zone
(C-6) to Arterial Commercial Zone (C-6) with Special Use Provision 423U.
2. Schedule Nos. 139 and 140 of Appendix "A" to By-law Number 85-1 are 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 423 thereto as follows:
"423U. Notwithstanding Section 12.1 of this By-law, within the lands zoned C-6 shown as
affected by this subsection, on Schedule No. 139 and 140 of Appendix "A", the
following use shall be permitted to be located within the building existing on the date of
the passing of this by-law, and shall be restricted to a maximum gross floor area of 390
square metres:
- Sale of Sports Collectibles and Memorabilia ."
PASSED at the Council Chambers in the City of Kitchener this
day of , 2012
Mayor
Clerk
3-5
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Appendix "G"
Advertised in The Record -July 20, 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
645 Victoria Street North
The purpose of this application is to change the zoning at 645 Victoria Street North from Arterial Commercial Zone (C-6)
to Arterial Commercial Zone (C-6) with a Special Use Provision to add "Sale of Sports Collectibles and Memorabilia" as a
permitted use.
The public meeting will be held by the City's Planning and Strategic Initiatives Committee, a Committee of Council which
deals with planning matters on:
MONDAY, AUGUST 13, 2012 at 7:00 P.M.
COUNCIL CHAMBERS, 2"d 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 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
contained in the meeting agenda (available on the Friday afternoon prior to the meeting, in the calendar section of the website
http://www.kitchener.ca/calendar/calendarEvent.aspx), or in person at the Community Services Department -Planning
Division, 6 Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Alexandra Pires, Planning Technician - 519-741-3400 x 3177 (TTY: 1-866-969-9994), alexandra.pires@kitchener.ca
3-7
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