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HomeMy WebLinkAboutCSD-12-111 - Zone Change Application - 60 Washburn DrSta~F Re o~~ I~.ITC;H~,1~T~,R C©mmurrityServ~cesDepartmer~~ www.kitcherterca REPORT TO: Planning & Strategic Initiatives Committee DATE OF MEETING: September 10, 2012 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Garett Stevenson, Planner (519-741-3400 x 3158) WARD(S) INVOLVED: Ward 5 DATE OF REPORT: August 22, 2012 REPORT NO.: CSD-12-111 SUBJECT: ZONE CHANGE APPLICATION ZC12/010/W/GS 60 WASHBURN DRIVE ISLAMIC HUMANITARIAN SERVICE 6L~PMS R~ N a~ Jg y ~~ SUBJECT AREA !-~'- = - WASH$~~~ Dg Subject Area: 60 Washburn Drive 1- 1 RECOMMENTATION: That Zone Change Application ZC12/010/W/GS for Islamic Humanitarian Service at 60 Washburn Drive, for the purpose of changing the zoning from Restricted Business Park Zone (B-2) to Restricted Business Park Zone (B-2) with a special Use provision to allow for a Religious Institution to occupy 100% of the gross floor area of a building, be refused. REPORT: The City of Kitchener has received an application to change the zoning on the subject lands from Restricted Business Park Zone (B-2) to Restricted Business Park Zone (B-2) with a special regulation provision to permit a Religious Institution to occupy 100% of the gross floor area of a building. Under the current zoning regulations, a Religious Institution shall only be located within a building used for other permitted B-2 uses and shall not exceed 25 percent of the gross floor area. The property is currently vacant. If the zone change application is approved, a site plan application will be required prior to the construction of the new building. The preliminary concept for the proposed building includes 2multi-function halls, a food warming area (kitchen), library, Sunday school rooms, gym, community centre, and outdoor play area. The subject property is currently zoned Restricted Business Park Zone (B-2) which permits the following uses: Biotechnological Establishment, Building Material and Decorating Supply Sales, Commercial Parking Facility, Computer, Electronic or Data Processing Business, Day Care Facility, Dwelling Unit, Educational Establishment, Industrial Administrative Office, Laboratory, Manufacturing, Printing Establishment, Religious Institution, Repair Service, Research and Development Establishment, Sale, Rental or Service of Business Machines and Office Supplies, Sale, Rental, Storage or Service of Tools and Industrial, Farm or Catering Equipment, Scientific, Technological or Communications Establishment, Security or Janitorial Services, Service, Storage or Repair of Motor Vehicles or Major Recreational Equipment, Surveying, Engineering, Planning or Design Business, Tradesman or Contractor's Establishment, Transportation Depot, Truck Transport Terminal, Veterinary Services, Warehouse, and Wholesaling. Some uses are subject to additional zoning regulations. Based on analysis that included a review of the City and Provincial policy, as well as the public input obtained throughout the process, Planning staff are recommending that the requested zone change application be refused. POLICY FRAMEWORK: Provincial Policy Statement, 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. The PPS directs municipalities to promote economic development and competitiveness by providing for a mix and range of employment uses to meet long-term needs, by providing opportunities for a diverse economic base, ensuring that there is sufficient infrastructure in place, and to protect and preserve Employment Areas for current and future uses. 1-2 The PPS defines an Employment Area as "those areas designated in an official plan for clusters of business and economic activities including but not limited to manufacturing, warehousing, offices and associated retail and ancillary facilities". While policy 1.3.1 of the PPS encourages the City of Kitchener to provide an appropriate range of employment uses which include industrial, commercial, and institutional uses, institutional uses are not contemplated in the definition of an Employment Area, and therefore Planning staff are of the opinion that a Religious Institution is not an appropriate employment use within an Employment Area. Religious Institutions are permitted as an employment use elsewhere in the City, but not within Employment Areas. Growth Plan for the Greater Golden Horseshoe (Growth Plan), 2006 The Growth Plan provides additional clarity and direction as to how municipalities should deal with Employment Areas and employment uses. As directed by the PPS and the Growth Plan, the City of Kitchener conducted a Comprehensive Review of Employment Lands (CREL) that was approved by Kitchener City Council on March 22, 2010. The Growth Plan also clarified that major retail is not an employment use, giving further direction on the PPS definition of an Employment Area. Comprehensive Review of Employment Lands (CREL), 2010 The Comprehensive Review of Employment Lands (CREL) calculated the city's long-term needs for employment lands as defined by the PPS and the Growth Plan and assessed all lands that are currently occupied by employment uses and/or where the Official Plan and/or the Zoning By-law permit employment uses. The purpose of the study was to comprehensively review the City of Kitchener's employment lands (industrial lands) to ensure that the City has sufficient lands to meet long term industrial employment needs, to protect prime industrial employment lands, and to identify industrial employment lands that are suitable for conversion to other employment uses and non- employment uses. Employment Area jobs is a relatively new term which refers to jobs that have traditionally been called `industrial' jobs and are found in specifically designated industrial lands or business parks. These industrial and business park areas (Protected Employment Areas) have come to be referred to as employment lands as opposed to industrial lands because of the breadth of uses that now tend to locate within these areas. The Growth Plan has stated that the Region of Waterloo will need to accommodate 366,000 jobs by 2031. The Regional Official Plan further broke down this number to indicate that the City of Kitchener would need to accommodate 130,000 jobs by 2029. The CREL categorized the City's existing employment lands into four classifications. The subject lands fall within the first category, being lands that should be protected as Employment Areas as defined by the PPS. These lands are contiguous with other employment lands, form a vibrant and viable cluster, have convenient and superior access to highways, and on a primary/secondary arterial/major collector road, are separated from sensitive uses, are removed from groundwater recharge area, are relatively flat, and have a parcel size greater than 0.4 hectares (1 acre). As these lands are identified as "Protected Employment" in the CREL, they are recommended to be retained for Employment Area uses and to be designated for employment in the City's new Official Plan. Planning Staff are of the opinion that the proposed zone change does not meet the recommendations of the CREL. A Religious Institution is not considered to be an Employment Area land use for Category 1 (Protected) lands as outlined in the CREL. 1-3 Region of Waterloo Official Plan The new Regional Official Plan (ROP) is currently under appeal and is therefore not in full force and effect. However, the applications were reviewed in the context of the new ROP policies, as these best represent Regional Council's interpretation of the PPS and Growth Plan. The Region's interpretation of Policy 2.2.6 5 e) of the Growth Plan is that the subject policy is only applicable to applications that propose a change in Official Plan land use designation. As the subject application is to amend the Zoning By-law only and a change the Official Plan designation is not required, Regional staff have no objections to the proposed application. Notwithstanding the Regional comments received, Kitchener Planning Staff are of the opinion that a Religious Institution which occupies 100% of the floor area of a building is not an appropriate Employment Area land use. The City of Kitchener is the approval authority for amendments to Kitchener's Zoning By-law 85-1. As such, in this case, determination of appropriate employment land uses within the Employment Area is left to the City of Kitchener to decide. Consistent with the Growth Plan, the ROP encourages municipalities to designate and preserve lands within the Urban Area and Township Urban Areas in the vicinity of existing major highway interchanges, rail yards, or the Region of Waterloo International Airport as Employment Areas where appropriate. The subject property is located within an Employment Area, being an established business park, and is surrounded by other employment uses. Access to major collector roads and interregional highways are also available. The subject property meets the ROP criteria for lands that should be preserved for Employment Area uses. Kitchener Growth Management Strategy, 2009 Kitchener's Growth Management Strategy (KGMS) was adopted by Council on January 29, 2009. The Plan's objectives relevant to growth management aim to: distribute a range of employment opportunities throughout the city to reduce commutes and improve ease of access, locate large employment in the Central Transit Corridor and Urban Growth Centre, help the private sector capitalize on industrial development opportunities, assist with the redevelopment of Brownfield lands and adaptive reuse of buildings, and to continuously develop and implement economic development strategies. One of the recommended actions of the KGMS was to prepare the CREL. City of Kitchener Official Plan The City of Kitchener's Official Plan (OP) identifies an expanding economic base as a fundamental growth concept. The OP emphasizes that the quality of life of the City's residents is closely linked to economic development. The OP acknowledges that industrial activity is integral to the development and growth of the local economy. Due to its importance to the community, the Official Plan seeks to strengthen the existing industrial areas through effective land use planning and requires that there always be an adequate supply of employment lands. The properties are designated as Business Park in the City's Official Plan. The Business Park District generally applies to a large area of land which is planned as a unit and intends to be regarded as a prestigious location for certain industrial uses due to its access to major transportation corridors, high visibility, and distinct identity. Industrial businesses are characterized by those industrial operations with a commercial component which requires large areas for the storage of goods, such as building material sales, industrial office supply, or industrial service. A Religious Institution is not specifically listed as a permitted use in the Business Park designation. 1-4 Only certain key locations on the perimeter of the Business Park which are at intersections of Primary, Secondary or Trunk Roads will be planned to perform more of a service function by concentrating a range of commercial and support operations which primarily serve the needs of the industrial community. In addition to the uses permitted within all Business park areas, these key locations also allow for free standing industrial administrative offices, offices, health offices, health clinics, exhibition facilities; and, all permitted uses with Service Commercial Districts as outlined in Part 3, Section 4.4 of the Official Plan. Zoning Bylaw There is a sufficient land supply within the City of Kitchener that is currently zoned to permit Religious Institutions which are located closer to, or within, established residential communities. Religious Institutions are widely permitted in twenty different zoning districts in the City of Kitchener, of which only eight zones limit the building floor area to 25% of the gross floor area. In 2005, as a result of the PPS being released by the Province, Kitchener City Council supported amending eight of the zoning districts to limit the floor area of a Religious Institution to a maximum of 25% of the total gross floor area of a building used to accommodate other permitted uses. The intent of this zoning amendment was to protect Employment Areas by only allowing for small scaled Religious Institutions to be located within an industrial district, aligning with the PPS definition of an Employment Area, which only allows "ancillary facilities" but not institutional uses outright. It was anticipated at that time, once a comprehensive review of employment lands and an update to the City's OP were completed, the Zoning By-law would be updated to reflect the policies of the PPS and the new OP. The CREL and the first draft of the new OP support restricting permitted uses in the Zoning By-law for Protected Employment Areas to those uses that align with the PPS definition of an Employment Area, and will not include institutional uses such a Religious Institution. A Religious Institution occupying 100% of the building floor area of a building within the Restricted Business Park Zone (B-2) is not consistent with the intent of the Zoning By-law. There are other suitable properties within the City that are vacant and zoned to accommodate a large Religious Institution as proposed. PLANNING ANALYSIS: Planning staff do not consider a Religious Institution to be a compatible use with other uses permitted in the Business Park designation. The subject property is located within an existing industrial area and would not serve as a buffer to more sensitive uses. A Religious Institution does not serve the day to day needs of the employees in the industrial area, and serves more as a destination itself. Religious Institutions tend to house sensitive land uses including: banquet facilities, restaurants, day care, and in some cases residential dwellings. These uses are not compatible with the surrounding industrial community. In part with the CREL study, as directed by the Province by the PPS and the Growth Plan, it has been determined that the City of Kitchener has sufficient employment lands to meet the projected number of jobs in those employment sectors to 2029. As the projected employment forecasted by the Region is less, the City of Kitchener is definitely in a position to meet the employment forecast in the ROP and the Growth Plan. Although industrial employment capacity could increase through the current Official Plan review through the retention of some of the lands in the Major Transit Station Area for employment or on parcels not already designated industrial, it should be recognized that there will be limited opportunities to designate new industrial employment lands. While the City has enough industrial employment lands to meet the projections to 2029, the City cannot ensure and plan to have enough industrial employment lands beyond the next 20 years. Employment lands are 1-5 hard to replace, which is why it is important to retain the protected employment lands identified in the CREL. Planning staff are of the opinion that the proposed Religious Institution use is not compatible with the surrounding existing industrial land uses. The site is within an established business park and it is more suited to be developed an industrial type uses. A Religious Institution occupying 100% of the floor area of a building is not supported by the Official Plan and is not consistent with Kitchener City Council's 2005 decision to implement the current 25% floor area regulation. A Religious Institution could feature sensitive land uses that may be impacted by adjacent industrial operations. ALIGNMENT WITH THE CITY OF KITCHENER STRATEGIC PLAN: The City of Kitchener's Strategic Plan identifies Development as a strategic community priority. Although development is an objective of the Strategic plan, the vision for the City is to be a well planned community by managing growth and trying to attract specific types of growth even if it means restricting some new developments. The strategic plan also gives priority to manufacturing and new employment opportunities. COMMUNITY ENGAGEMENT: Property Owner Comments Preliminary circulation of the zone change application was undertaken on May 9, 2012 to all appropriate departments and agencies and all property owners within 120 metres of the subject lands. As a result of the circulation, staff received 5 comments from neighbouring property owners. The owners of 45 Washburn Drive wrote in support of the zone change application and expressed an interest to have the zone change include their property as well. The owners can apply for their own individual application at any time, as this application only pertains to 60 Washburn Drive. Planning staff are in receipt of 4 comments that are not in support of the zone change application. Respondents identified the following concerns: increase in non-industrial traffic in an industrial area where industrial vehicles tend to use the roads, increased night time security requirement, parking, inability to rent industrial space near a religious use, reduced property value, increased property taxes to compensate for non-taxed religious lands, noise conflicts between industrial and religious uses, and presence of pedestrians and children on streets. A copy of all neighbourhood comments received as a result of the circulation period are provided in Appendix "B" and discussed below. Traffic, Roads, and Parking The City's Transportation Services staff have reviewed the proposed zone change and do not have any concerns. The Zoning By-law regulates the off-street parking requirement for Religious Institutions. Transportation Services staff will review parking lot designs during the site plan process to ensure there is adequate parking. There are currently no sidewalks on either side of Washburn Drive and pedestrian access to the property is limited. The area does have transit service provided by Grand River Transit. While there may be a heavier concentration of industrial vehicles in this area, all vehicles using a public street must do so in a legal manner and have regard for fellow motorists. 1-6 Security and Afterhours Activity Regular and special programming at Religious Institutions across the City attracts afterhours and weekend traffic to their locations. While more people would be coming to the area to attend events, there is no evidence that a Religious Institution would require the neighbours to hire additional security. Property Value and Taxation Respondents 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. Compatibility with Industrial Use Respondents identified through several examples why they do not think that a Religious Institution use would be compatible with other industrial uses. Industrial districts are generally designed to accommodate large vehicles and feature large buildings on large lots. Due to the nature of the business and the size of the properties, industrial businesses tend to have an indoor and an outdoor component to their operations. Industrial businesses are concentrated in employment areas such as business parks because their outdoor operations may cause a nuisance to more sensitive land uses such as commercial, residential, and recreational. Noise, dust, light, and vibration are typical of industrial operations. Planning staff aim to locate Religious Institutions within communities with close access to community amenities, adequate public transit, residential dwellings, and recreational lands. Through new plans of subdivisions, institutional blocks are usually identified for future schools and Religious Institutions. Planning staff have provided the Owner with a list of other sites within the City that are zoned for Religious Institutions that are not limited to 25% of the gross floor area regulation. Planning staff agree that in this location, a Religious Institution is not a compatible land use. INTERNAL DEPARTMENT AND AGENCY COMMENTS: An internal departmental and commenting agency circulation of the above-noted application was also undertaken and no concerns were identified with the zone change application. A copy of all agency and department comments is provided in Appendix "A". FINANCIAL IMPLICATIONS: The property is currently subject to the Commercial classification tax rate. The owner may apply for a Vacancy Rebate as the property is not developed. If the zone change is approved, the owner may apply to the Municipal Property Assessment Corporation (MPAC) to be classified as Exempt once the Religious Institution (Place of Worship) is constructed and operational. Exempt classification means that no property taxes are collected for the property. Same is true for any other property within the City of Kitchener. 1-7 COMMUNICATIONS: Preliminary circulation of the zone change application was undertaken on May 9, 2012 to all appropriate departments and agencies and all property owners within 120 metres of the subject lands. A notice sign was posted on the subject property. The zone change application was published in The Record on August 17, 2012. The notice included details of the September 10, 2012 Planning and Strategic Initiatives Committee meeting. The newspaper advertisement is attached as Appendix "C". CONCLUSION: The CREL concluded that these lands are Category 1 (Protected) and should be preserved as an Employment Area as defined in the PPS, which does not allow for institutional uses. The proposed zone change application is not consistent with the 2005 City-initiated zone change to limit Religious Institutions to occupy up to 25% of the gross floor area of a building that houses additional industrial uses. A Religious Institution is not a compatible land use with the surrounding industrial community and is more appropriately located within amixed-use community, serving the needs of surrounding residents. The CREL and first draft of the new OP do not support Religious Institutions in an Employment Area. It is anticipated that during the next comprehensive review of the City's Zoning By-law, Religious Institutions will not be permitted in an Employment Area. The requested zone change is not consistent with the Business Park designation in the City's Official Plan and does not align with the City's Strategic Plan. Planning staff recommend that Kitchener City Council refuse the requested zone change. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Michael May, Deputy CAO Community Services Department Attachments Appendix "A" -Department/Agency Comments Appendix "B" -Property Owner Comments Appendix "C" -Newspaper Advertisement 1-8 Report No. CS®-12- ":I~ m .~-~ .'C„ 0 0~ 3 c N Q ~ a t6~ tt Appendix C y T - N a°~cyUtE n o m ocn ~ o rn c m~ a ° ono .~ ~ o .- c m ~ 'c o ~ u , y U ~ c O. U' 0 0 'C N U U N a c m a ,-, U w C Qa N m m -¢ C y C N IA .fl ~ O T ~ ~ c .0) O O m Q c~ U m o 7 C O o, O y m m ~ m o "O d d O tp ~ N~ 4. i ~ C w O N ~ K c a m a~ rn ~ omco,.-a>m ~~ in > O 2 o ° ' O c oN p >, L ° d ~ d U . y m .X o aa _ m O a~ p U? c m ~ c ~ ~ o om .~ ~ ~ ~ Z•~o~3E '= o c 3 m o ~C C L N -2 ~ o- m ~ m o 3 m ~ ~ d m >3a>iai m c y S' f6 o aa~ N ~. m ~ v ~ ~ ~ _N C,N S O N m m O~~ a0 O U O= ~U N a ~ t b C N m >. 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Vf F- N1 Z 1-11 'O N tl of N bl N ~ I -~ !J aJ N ~ lD ci ~ O N E A O iP >~ +~ ~ N m ro N w O N N }I -.i H - C . ~ N O m N L N ~ ro N I rl N N ~ v r1 o -'i q O -~+ N U .C y O b b w w x " ~ v rn o v ro ~ v ~ a c A ~ - - i k A N b U N N N ~, S i v C ~ +~ d' N - - U O N 'iJ N O ~--i O a U io U ,4 ZS i b W N W O V ro y N e j } ~ i l O O v~ Sa h 1J I .-f O N E `~ G •.1 W ,C ~ N -~-1 .O ~ U O O c-~ co N v o~ N ~ ,Q O ~+ -.-f .-i x ro N ro 3 O ~ .[ w N .-1 '~ U }, ~ +I N N ri a '{ -rl N N N ~ -N N 11 O -rl iJ N -N U1 N , ~ v y, w q ro +~ 3 a C ~~; s ' }a S+ k ~~1 N N W _ a.~ cn G O O O N .._ V N O N r1 O -.-i G u t c~ ~ r ~ v y U j N ~ \ - l ~-+ S+ ~ GI ~ N io o ~r y a~ A .C A O •~I v ~ w ~ H b~ -.1 x u o v V] y or N ?~ N v O ro b1 •• m O O N ?I ~ v- Cf O ro ri O {-I ~ N -rl y ~ O ~ 3 Sa ro ~ 3 N .. ~ z j- " '.~ ~~ -~: m o ~ o ~, v tia ro s, E ~ v D ~+ F m v m > ,a2Y' I I . A N .-+ 1~ ro rtf ~ 1i •• ~-+ N N bl a O .~ C N . o ~~ ' N u a .-+ o o ro .a o -~ o s~ a s U v ,~ o ,~ " " ~ aJ o ,C m m ,-i a~ a ,-I ro b~ N z W w ~ -.+ ~ H -~ q .-, rn N N U) 7 I I o N -~ q _ .1' }i .. x'a ~ q rtt -N r Ul r-1 o 7 -ri b W 3 O J~ o (' rt- y N N ~ O ~ - O to io bl X N O Sa ~ .-I .-I O ,.1 rl .-i q N N U ~. a~ N N ~ .-+ ~ w G O q [~ -fi -.1 O O -.i N ?i rtt -fl r-I N N N >~ O O O 3 ~n V~ -i N A c <n ~ O -~ P~ O1 C,7 C +~ V1 N ~a E.. W U X - ~ ro .~ O E' w q3 ? N N W rl q E v b l . v o Y: a i x .- ,G <r ~, ~ U q N Sa . C. i N q v v .C . U N 1a N r 7 0 orn r- > o ro v rl U.+ v ro ~ ro L roo~c~ -~+ .-~ ...~ N y ,~ ro v •• w ro a .c a ro ,c ~ v w ro ~, ,,~ In a w cn ~ F w z v w a x z FC Q a F rt a H 3 H v o ~ .o r `~~ J ~~ ~ ~ V +z ~ ~ ~'y ~OpQ ;~mQ jd~2 ~0~~ CV Q ~ W N ~~ iQ N v d C a O a N N a .~ a N d m ~~ yy a ~ a `.4 {~~~ ~ ,'y «° d c v ~ n d ~ :~ a N v ~ ~ ~ a ~ o ~ c rn z ~, t~ ~~ t/ V J •~ ~V V~. ~ \~ ~ ~ v ~v Ul i` u c '~ ~ m y, ^v a \ h ~ ~' E "' '`. LYf t \ 10 "i° .V ~ 0 .d. 0 l '`,. _/~ /rte ~ w`T; t, r ~'~ -~ lA`` ~` =` IrJr~ m E u "' m M U N O C W v W N ~ ~ O m _U ~ °~Zr`~iv my C O~ O~ O QtOjU i0 N [11~ lOr ~ fp O !) d ~ N CO>~ ~ C a~i ain~~" > ~_ y d ~ N N~ C W in ~ N w yc="y LZ ~~ a~i m«o °OiCO ~ n- c~a~°Yau~.°rn z 0 N N N N N a U C .a 1~ O J ,> ,- ~- .~ v ~~ Q ~ I L ~~ a N N Cn ~+ ro ro ~ a ~ 1-12 C O d d N w Y L t7 v 0 L >N O W C O Q a ,~ Q b w a rn m .. .c v u -~ c c O ' o .- N ~ ~ ~ ~ w U M ~ T N E C ~ O v O V m N Q C O O C ~ V1 O ~ l7 U L ccN C O ?J, v G J 1 0 m ~ ti ~ V ~ L ` I. ,~ ~ V ~ N c v O ~ N Q a C m y U L Q C U N ~ OJ 3 0 o ~ o ~ ~ m a u U C ~ ~ ~ X Y L p N w O~ S ~ bU y O L_ Q C G m O c L W v _v m e '' N v .. E +. ~ vi '~' ~ ~ Y .-, a u d ~ vi F ~ O o m EO C .a r ,~ s u m C7 ~ t6 - m~ Y ~ - C ~ Y Ql °~ v o ~ N z ~ N rL>V7 (_, Q~pQ ~L F~z~ az~ra- z J" d~ N ~I Q U'W~U p Q 1' Q = U J U Z N v c a 3 m a 1O m a a > .~ ~ a m ? ~ f c d ~ y c m V ~ oai c ~ L u ~ N ~ .a. ~ N y ~ p' G q Z C ~ y a E o ,~ u N N d u E O ~ A y d E N d E N p E U U E ~ U m ~ N N v d ~ C S ~ ~ ~ M U ~ x o ~ V' W V N m - \ Y~ d N ~ 61 U ~ T U C `` T 7 Lf ~ v Z M V Q~ Y ~ X N "' c O_ ~n rn .~ o ~ ~ mr~ ~ ~ m `n a~a ~~ .y H ~ m ~, R ~ O Qm c ~YL ° d a T _ d v p A p N a R~= o ='SQ~ i0 C~a.UNYa~E- rn Report Na CSD-12-111 C N 0 C .LO. ~ m ~ N N ~ O >O ~ w .a m O > L O ~ ~ N'N O C N L C .O w E O U ~ t6 •O O C ~ m 7 ~ ~ C ~a~ m m' m m~ 3 c E w N mL~.~CN~ N ~ (1$ N m C Q C .O• ~ C ~ ~. -NO ~ o N ~ °c C U .- L ' ~ C ~ NL-, m O N O O N O ~ ~ ~ (6 ~ O '.. m ~ w, O Z3 C a o ,_.~ .S m m o ~ m ~~ cUi ~ L N O O N C C~ C O 0 3 o._~f6°~c O mi6 ~ C O 'O U O) m O ~ O N ~ C ~ m N w N ~ ~ ~ N 'p N C N (p C ~ ~ T o ~ Op r O ~ Q ~ -: ti T~m- ~> U N O.. oa m U C O U~ y° ~~ w W U m n 7 ,.~ o ~ N •~ ~ :3 ~ ~ •~ O axy .~ ~ ~ z x ~ C~ w y i.1 aN+ O :Q ~ ~ M ~ L O a 7 V i 0 ^ V ~ C '" ~ C1 O O ~ E" N N a O m ~ ~ ~ _ ~ O T ~ m ~' .o c ~ aoi a~ N .N m U C ~ N~ O y L >~ C "' C O 'O .- ~ m C ~' j U C N U 'O O O~ U T m 'x .L.~ C N ._ .~. N S O Y N~ N W - ~ L m "O tq O T N O C Q~ ~ N~ U N m~ T U C m m :c T o-r 3 o aQ m~, mv. E Q, O ~~ O C L O p c O '> N N i D_ ~ m m O~ O C C O U N a ~ m.~ o ~~ c ~o o.am~~ TOo C O N '-J (n O_ C U Q~~ m'C "C C p ~~ m N N gy m. ~ N 7 L 3 ~~ Nia N°~ N T ~ .~ O .~ O~ ~ N w ~ ~ m o ~ ~ Oa u0i CO ~ C m - ~. o `n 3 a> o~ ai m~ o o u> m O ~ Q t/~ N N N m N N r/> C .~ O` y O a ~ = ~.. m m o m.~ v ~ m m N N "CJ ~O O' cn m +L-~ ~ N 7 >' N G m 0 N Q O ~ 3 N N N C m y 1- O p N U C 0 o aN `~ > c ~" ~-°mN~o '°-'Nm O m O` L L p ~ C _U O w O Q ~ ~ a~ o' Z m w >a~ a~ ~Q 'S~a~~3 >Q~ °'i _ ~ ~a 4 G 5~ _' 'f~j G '.~~_ ~' ''. €~:° N O N N 0 ~ o Ot ~~ ~ _ ~ >O C ~ m ? fn ~ = N ~ 'cam ~~Z > ~U~~O _N a~~c-~'~ ~ I ~ C O ~ V N C O L Y m L c9ac~YNaYz d v_ .~ d N ~ m ~ •~ Y ~ •~ ~~ O U N C O ~ '++ N m- U ~ a Q ~ 6t ~ ~ ~ C Q m t t U d C O o~ N N •-' L 'O ~ ~ m C m a 3 C N 0 cn C T N ,L., C C O N E U T1~ C N-a Tmw o~a m (~ ~ 'J .L.. 7 ~ ~ N ~~~Q3oa~EN .~ d~ p'~ ~ Q-p C N U O 'C O m O O C 'a ~ O ~ .G p~ N N N O m N ~ .~ .L,,, C U 'O .C ~ .0.~ ~ N C m C O_.C O. ~~ N N mU p Y0 m ~ co 0 0 ~ ° ~ cQ~~~oa~C t°p O m m 0 0~ O Q•N N ,~ C O ~~ O O O~ O ~n • ~ N v c0 a c 3 N o N~'~ o m ~~ o o m io m o Y m U Q~' C O~ m N~ O O °-'o~,~~ o~ m ~ Q' •N O O C 0 3 C N O 'O m f6~o o~mo mcLi .,Lm. O N O O ~~ m N m 3'0 C ~p'C O G ~E E:-m N C U d N j' V O x~ p m N O) C N m L N .C > C ~~~ ~~ ~O O N = N C N 3 ~ ~ -OO ~ ~ ~C O O L N O L (~ m .~ N 7 N N O 3 _T O m N N 0 U m O C L L O ~ m > U > O_ O m f/1 OL.J O N O N ~ +~ ~ C U ~ o ~ p~ 7 w N ~ ~ m ~' m m o O ~ Q Appendix " ~" _ ~_ n.aNi v ~ ~ ~`L fl. U_ m C N '6 N C m~ Q U w iN O N T O N ~ C C A N N m 0 L N ~~ N m .~0.• U O U N N C C c .Q ~ a.0 .U ~ U w ~ «C m d. ~ '6 L ~S N O ~ a~ 3 ti m o N m _ o a~ ~^NU N ~ N ~ ._ m T N~,~-- ~ ~ m ~, m o~ aci U O W C ~ '~m"O o U ~_ ~ o ~ v N ..,, C ~ C ~ ~ ~ m C ~ _ ~nm~ o m o-co n. ~ (~ m C m U ~ U cQ" U N'U U m ~ L m ~ ..U. ~ O O -O C O ~ fn YO" om ~mC O - d qc`7 N.m O~ m ~_ O N cn O O_ v ~ ~ o~ UN om °-~ Uo'N O-Cw Qm mO m~ N w. n. 3 a n. o o d°~ c w - ~ O N M ~ O O O L r C p p , ,O O ,~, m N a~m o ~ o 'o ~ ~~a-~o U N 'C C O d O C tia _ U'O_NL ,.~', ~ m ~ ~~Y ~ m o U c o~ '.. ~ O N '°- o ~ 'o a'°- o ~ ~.0 3 t~ t m m a c F- ° Q- o ~' 'o H ~ c cn m O N O ..... _ N ~ N O -.N• L O O '- m O ~O C~0 O)O y Ca N m 'O S] O ,C D_ O~ N O U O O O L .~? N ~a O o.-Q~~x~con O O _U N w N .mC rc '~ O .N C Q N ,~-, C~ L (~ 3 +T, O Q. w m m m C m N C O N d.N N O O)-'Uw _,~ 00~ CA.>L ~ O .~ ~ ~ a; ~ n.rnm am ow U N N> °-' °' E O Q O N ~~~ N p O Uw.,L.. O. .O ~ ~.L-. U C ~ vj O m U ~ m d ~0.3~~~:~N_N m~~~:~.m~~~3 C m L C' ~N£' ~o=N ~ m a m~~ N o m o O7 'C y0 ~ C U O C N y U N 'O O~ ~~ N C N~~~~ U~ N m m O 'B N .L-~ C Q U m j rL O m U~ O m m m .T, a~ m~~~ 7 U N ~ t~ - ~ C 'O ~ E C T O m 0 0 (0 O U~ O d> Q~ C N G `2 ~ :.-. U U N a C O H O ~ ~ C~~ O~ N N T.L.. 7 _ ~ o "' ~ ~ a~i y a~ v a m a~ c -a~ > _ m?j m ~' E ~ .C v 3 0 (/) U O~ N C N N N N> ^U '~ ~ O~ O ~ ~(n O m 7 fOp N j m m m~ m ao ~- ~ w O n L O O CL .- (~ m ~ ~ ~ ~ 7 m C ~.`- t6 ~n O O a N .- N O L C N O~ ~ F- O Z 'a ~ o - ~ c6 O O U ~ N _ ~ N m 7 ~ U N N 'O l4 "" '-L' O~ O C Y N O. "-' C N i N 4 C ,L....., f0 Q.~ ~ C .O =O 3 N N O> N VNO! O` ~ m N ~~~,Neo ~"a ~ m °7 m 9 ~ m ~ o m Ul (6 > U ~ a~n 3 o m ~ ~ N U -6 .C N ~ N ~ a °~•o a m U - C U'O m •N N m C ~ N ~ U O .C N U -.-~ s C -o~ c ~ 3 ~ C •O O 7 m m C U U N U U m N ~ N m N o ~ ~ m s ~ C ~ m rn N C'6 'U O C c4 ~~ C C N m m' ~yvEcSx s'~mo~°~ ~- C .`-. U .-~L.-• 1-14 r ~i W ~ W (Y ~ W ~ = Z . (n = F Z m 1 `~ N 1 ~ Q ~ ~ ~ ~ _ ,N (~. N E N rn C O D (9 O L C ~ O N'N N _,L C E O N O .. p O'X ~ N ~ O ~'i 4 ~:O O C_~ d N .~-. X ~ - ~ n `° O:£ a N-T N d -~ Y O;~ ~ T- ~ ~ ~ •- o a ~ ~ 'o m m Qm L ~, a ~ ~'E a'O •- U G 0 d O d O m T ao c N J O n E N N L ?, -Q ~ , N . ~ C `u~ N w ~ ~ N 'Q C m ~ ..L.. ..L.. C a~ m p ~ ~ . •. 3 N _~O'Ua ~ .D N N Ny m L N a ~ a " y~ a ~ "IDS, m o ~ fl. N a~ ~ ~~ m N ~a ~ 'O 'O N O ~ o gia p 'C O ~ m y w.~m O ~ cN >+ ~ oU = O ~m .O N y E~mm k_ Q C pm m C 3~'N3~ U 'y m N 0 ~_ N "O p N N O C R p)~ Q O m C n m~ Q .- C 7 Q m' N rn U a :. C i ~'a p4jh ~ N ~~ Nw N v Q :c N n L y'D U A m m~ m.~ ' O~ a Q_ U min m ~... c~ y cu m ° ~ ~ 3 ~ O `~ 3 0 m oa m~ `~ C ~ N ~ mY:c.a ~ ao E d ~ C M ~ "U ~ N c O~ N '- L U O d ~ U N~ '4 G .O m C .O L 'O N (6 m N U N N O S y ~ 1Z Q .. ~ Q . U N~~ m ~ 'D N i- y ~ ~ ~ Q p Y to ~ ~ m v m~ mmm o U m U c`a ~ m ~ '~ m V a u,"~ c.~ i ~ m N n. ~ Z.o U c o m a ms m m H O m p m . c ~" £ a -a~ noc ~'° ~ ~ 0 C ~ "6 C~ C _ E 0 N -' N tn~ C ~ v i N vi . ~ C O~O~ O ~~ 4 ~m•-ma~ C1Z C N.Q . ° O m C ~ p m ° ~aa~ ° ~, c a m m~' ~ iu E'er ~ a ~ c 3 o.m m Q. °m ~ ~ C) ~ o c >, . a m w ~o ~, ~,.,, ~ 'C 'p o c m °' .~.. .Q ' .Q ~ o aEL m ~ U ~ _ - to ~. "O N N N ~ 15'. O N v Q E >0 L C O U ~ L UU Q' = LL O O p m~ } ~ U` d p U ~. C ~ m to C o_ N > > U) O N E O C O 'O m c (6 N ' O n m m a M 1-15 C 0 h C d H T -,.- f -~ ~- :~ S_ "3 G ~ ~ ~ C U ~ v ~ N 'o a°i°E ~ 019~m ~ N ~ ~ fl c0 L d > ~ @ ry ~ - . fl ~ C ~ ~ Q? O O N ~ y C_ ~ h ~ ~ N O N a 4 N L U o ~- c U c m o n ~ ~ . ~', E N O OJ N v m m ` T 3 csa~ mt: o n L U O ~ LY ac O C v v' U C O O ~ E N E? ~~ O ` L T Q 3~ O O T ccTC N C 'm' C N D ~> m2~ v~ ELE~ wL °-'main ~mi w N ~~o a E N G O~ °`°oc ~ ..J Eo ~> ~ L O m~aoO NO~E ~ ~ .~ " U c s O N ' ~~ ~ O O N O O~ U a_ U ~~ a y O N N> T U O E N G C N 3= m ~ ~ c cc ~ C ' m 3 ai o c cn m ~OC ~ m c 'o m o = ~~,~ mom .°tt~ m3 - ~~ c. L c<-°m.om°u' m ~ d =..po ~ . =nUa ~ v~~~ Ecv~ Es~ o ~ ~ s v °1 ° m c °3 }=° N ° c. c N - E ~ ~ c v mm _ w> m a° d "cO~oaE°E t? O vN ~ l _ c O _ ~ N !? h ~ O ~ L anT E ~ ~ '' ~ E ~ R'L (9 ~ ~ N C' C U R W N~ O N O a"' y I (9 I vi ° , ~ c ~ ~ ~ d~ ~ O O U v N y .... - C d (6 J NEc 0 i3 a y- T U> N O Z ' f6 ° ' ~ ~5o m ~' ~ G U . O~ O~ `. N (n C ~ h N ~ C c0 N C : - J ' C ._ .. A C C 'C ~ a U F O C O e m~ ~ N N i O N d ~ . p . Q Ti O D ry U- ~ ~~~ ~ ~C C~ G C y v a2~ m m ~dpw~n in E t ~ c W c= E-o = c m E L f0 p o 0 'O ~ O` ~ p ' ~ O Vi 'O O J O W 6> O; .O~ ~ C ~n S ~ ~n = N~ '_' ~ O O W U O O. ~ C O~ ~~ N C tl. E c0 tD C O N ~ _ E E ~ „~'°, .. ~ n~ Lx me c° 'v`~"`0n ~ ° ' r2 ~~ Z o~wn"~> U ~~ O ac LL~n~vQ ~ G0~3~ ~~ - ~C~°1r ~6,3 ~ z U L =c ,~ ~~ ~, ~ ~~ ~i ~i ~~ ti~ I ' ~ '~i ~ ~~ ~- c " a~ n TL N __ N s a O C ~ C O n N O >+ ~ ~ o 0 ~a~'m O O 7 G ~ N ~ E O N E c 4' ~' ° oT y (D Qd N y. m ~ E c ~wa~m s ~ E .. ~ ~~~~ ~~ ~ f~~:. ~~~~ -~-~ ~` s -~ e ~ u ~~ ~ ~~ ~~ ~ ~ ~~ ~~~ -~ -~~=~ ~~ J 3 1-16 o ~ o m ., c ~ o w ~ ~ a nm C ~ c~'o n £ a = ~ n m c ~ a ~ 01 m c ~ V G B O ~ -p C J O U f0 O U ~ N O N O N ~ T O ~p w O T /~ U N _CE .n U ~ ~ C m C N N 0 3 ~ C ~ E _ o a o ~ ~ = O O ` N ~ Y U (n O N _ ~? N ~ ~ ¢ ~C y O m> m ~ N o 0 c m~ °>'Oo o~ ? @j ,~ E v o ~+ ~ -U' ~m m E E~" °~n °~t0 ~a v v N C N C C N T .-+ O T m ' " O °i N ~ ~ '6 O C - > - ~ "O c O) E N O~ "6 V' ~ N +m-~ w a~3 ~~ @1 .~ D ,- ~ p N U ~ . j~ m ~ m C ~ ~~ l7 O ~ N CO ~ p' C N ~ > N i ~ 3 'O n ~ ~ N ~ ~ t6 . O O. N G tD O }~ ~ N N (C L O_ `' N U O m N O i Z Ql 0~ ~ C _ a U Z O O C~~ T c4 U N N y tp (n = ma N 3~ N (6 N m o m - N r ~ O v m~ 3 m o a o ~ j L 3 ro~y a o~ c6dLf W NCO ~~ ; ~ U C u ,. N N w0 N -O ~-J O~ W ~.- N' S ~n ~n ._ I U W o c a ~ (~ ~ my ° opt m =~o~_ x ~~ ~ m i es ~-- O ~i vi 1 -. v v~ T - 0 3 ~ ~ ~ 3 ~ ~ t~ ~ Y F - Z ro a N ~ C N a 'm0 N__, O ~_ > C N L C > N .- O N ui Y 3 ' N U a -- m" ~' ~ ~ E > E m!~ ~ o L o~ o ~~ ~ C C y -4 O 16 N ~ ~- N ~ [/ N p ~'C ~ = ~ C C C N ~ i° ~ ~ ~ o~°ic~~' O~'-w~ O ~ .-. N. C~ m ~ ~ O O_ N O N O N ~ O Q O U C N O. p Nom.. ~ N ~ >Y O T N ~ O O ~ ~ O N ~ N C O U~ C y C E'O N E O O C m ~c ~ ami 3 ~ o r m~ 3 N N QI y. ~ ~ N '~ ~ ~ C i>E m~~~ ~Qa9~~~~ 1-17 Report No. CSD-12- i ~~ Appendix "~" Advertised in The Record -August 17, 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 60 Washburn Drive The purpose of this application is to change the zoning on the subject lands from Restricted Business Park Zone (B-2) to Restricted Business Park Zone (B-2) with a special use provision to allow for a Religious Institution to occupy 100% of the gross floor area of a building. 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, SEPTEMBER 10, 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). Garett Stevenson, Planner - 519-741-3400 x 3158 (TTY: 1-866-969-9994), aarett.stevenson@kitchener.ca 1-18