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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 1
DATE OF REPORT: August 23, 2012
REPORT NO.: CSD-12-113
SUBJECT: ZONE CHANGE APPLICATION ZC12/006/W/GS &
DEMOLITION CONTROL APPLICATION DC12/005/W/GS
262 & 268 WOOLWICH STREET
ACTIVA HOLDINGS INC.
ELFRIEDE CZERLINSKI
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Subject Area: 262 & 268 Woolwich Street
2-1
RECOMMENTATION:
That Zone Change Application ZC12/006/W/GS for Activa Holdings Inc. and Elfriede Czerlinski at
262 and 268 Woolwich Street, for the purpose of changing the zoning from Agricultural One (A-1)
to Residential Three (R-3) with Special Provision Regulations 304R, 307R, and 634R in the form
shown in the "Proposed By-law" dated August 8, 2012, attached to Report CSD-12-113 as
Appendix "A", be approved, and further,
That Demolition Control Application DC12/005/W/GS requesting permission to demolish one (1)
single detached dwelling located at 262 Woolwich Street, owned by Activa Holdings Inc., be
approved without conditions.
REPORT:
The City of Kitchener has received an application to change the zoning on the subject lands from
Agricultural One (A-1) to Residential Three (R-3) with Special Regulations 304R and 307R. The subject
properties are located near the intersection of Falconridge Drive and Woolwich Street and both are
currently developed with asingle-detached dwelling.
The properties are designated as Low Rise Residential in the City's Official Plan. The Low Rise
Residential designation recognizes the existing scale of residential development and allows for a variety
of low density residential uses.
The subject properties are currently zoned Agricultural One (A-1) which permits a variety of uses
including; Agriculture, Canine or Feline Boarding, Breeding, Grooming or Training, Equine Boarding
Service, Riding Stable or Riding Academy, Home Business, Private Home Day Care, Sale, Rental,
Storage, Repair or Service of Tools and Farm Equipment, Single Detached Dwelling, and Veterinary
Services, subject to regulations.
Residential Three (R-3) zoning permits the following residential uses; Coach House Dwelling Unit, Duplex
Dwelling, Home Business, Private Home Day Care, Residential Care Facility, and Single Detached
Dwellings. In addition, the Owner is requesting Special Regulations 3048 and 307R. Regulation 304R
requires that the minimum lot width and the minimum corner lot width shall be 15 metres. Regulation
307R regulates the location and size of attached garages and driveways. The proposed zoning would
allow for future development that was contemplated during the design of Plan of Subdivision 30T-04210
(Appendix "I").
In consultation with Region of Waterloo staff, Planning staff are recommending Special Regulation
Provision 634R be included in the approved zoning to require a setback of 5.0 metres from Woolwich
Street to mitigate any potential road noise concerns.
The Applicant is proposing to rezone the property to develop the rear portion of 268 Woolwich Street with
single detached dwellings that will front onto future Redtail Court. The residential dwelling fronting onto
Woolwich Street is proposed to be retained.
The Applicant is also proposing to rezone 262 Woolwich Street and develop the property with three to
four single detached dwellings that will front onto Falconridge Drive. The Community Services
Department has also received an application requesting the demolition of the single detached dwelling at
262 Woolwich Street.
Staff do not have any concerns with the proposed demolition as it is required for the redevelopment of the
property. One dwelling will be removed from the City's housing stock in order to redevelop the property
with new dwelling units. In addition, all internal department post-circulation comments were also taken
into consideration and no concerns were identified with the proposed demolition. (See Appendix "D")
2- 2
Notice of the zone change application was circulated to the surrounding neighbourhood for comments
and the resolution to their concerns is discussed in the Community Engagement section below.
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Front View: Photograph of the Existing Dwelling
PLANNING ANALYSIS and LEGISLATIVE 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 directs the development of new housing towards locations where appropriate
levels of infrastructure and public service facilities are or will be available to support current and projected
needs and promotes densities for new housing which efficiently use land, resources, infrastructure and
public service facilities. The plan also supports the use of alternative transportation modes and public
transit in areas where it exists or is to be developed.
Planning staff is of the opinion that the proposed zone change will facilitate the intensification of the
subject properties with additional single detached dwelling units. The proposed zoning will allow future
consent applications to create lots that will make use of the existing infrastructure. The proposed use
was contemplated with the design of Plan of Subdivision 30T-04210 (River Ridge). Planning staff is of
the opinion that the proposed zone change application is consistent with the policies and intent of the
PPS.
Growth Plan for the Greater Golden Horseshoe, 2006
The subject property is within the Built-up Area as defined in the Growth Plan for the Greater Golden
Horseshoe. The Plan promotes the development of healthy, safe, and balanced communities. The Plan
is also supportive of the intensification of existing residential neighbourhoods with new development,
including non-residential.
Planning staff is of the opinion that the requested zone change conforms with the Growth Plan as it allows
for the intensification of the two properties with single detached dwellings. The proposed Residential
Three (R-3) zoning with Special Provision Regulations 304R, 307R, and 634R, is compatible with the
adjacent plan of subdivision.
2-3
Region of Waterloo Official Policies Plan
The subject lands are designated as City Urban Area in the Regional Official Policies Plan. The Region
of Waterloo advises that there is no objection to the proposed zone change.
The Region of Waterloo has reviewed a noise study that was submitted in support of the zone change
application. The recommendations of the noise study require a 5.0 metre setback for residential
dwellings from Woolwich Street. Planning staff are recommending Special Use Provision 634R with this
zone change application which will require a 5.0 metre setback of any residential dwelling from Woolwich
Street.
City of Kitchener Official Plan
The subject property is designated as Low Rise Residential in the City's Official Plan (OP). The Low Rise
Residential designation recognizes the existing scale of residential development and allows for a variety
of low density residential uses. Low Rise Residential Districts accommodate a full range of housing types
and favours the mixing and integration of different forms of housing to achieve a low overall intensity of
use. The predominant land use in the Low Rise Residential District is residential, but it is intended to
accommodate, encourage and mix non-residential uses in residential areas at a scale and in locations
appropriate to an area of low rise housing.
The OP states that the City shall identify and promote opportunities for residential intensification and
redevelopment as acost-effective means to reduce infrastructure and servicing costs and to minimize
land consumption. The City will encourage and provide opportunities for the creation of additional
housing in existing developed areas, through conversion, infill, and redevelopment as an appropriate
response to changing housing needs and to make better use of existing infrastructure and public service
facilities.
The Housing policies in the Official Plan outline criteria for infill development in existing neighbourhoods.
The OP requires that any new buildings are appropriate in massing and scale and are compatible with the
built form and character of the neighbourhood. New buildings must be sensitive to the exterior areas of
adjacent properties and appropriate screening and/or buffering must be provided to mitigate any adverse
impacts. The OP requires that the lands can function appropriately and not adversely impact adjacent
properties.
It is Planning staff's opinion that the proposed zone change conforms with the policies in the City's OP.
The recommended zoning of Residential Three (R-3) with Special Provision Regulations 304R, 307R,
and 634R will allow for the intensification of the property. The redevelopment of the rear portion of 268
Woolwich Street has been contemplated with Plan of Subdivision 30T-04210. The recommended zoning
is consistent with the surrounding redeveloped lands and will facilitate compatible new development with
the existing buildings on Woolwich Street. The proposed zoning will regulate the future lot sizes as well
as the built form of the future single detached dwellings to ensure consistency with the newly developed
residential dwellings in the adjacent plan of subdivision.
Kitchener Growth Management Strategy, 2009
The Kitchener Growth Management Strategy (KGMS) helps to ensure that growth is managed effectively
and that the City achieves the required density and intensification targets, while accomplishing the
desired built form and function which will enhance the quality of life in Kitchener. This Growth
Management Plan is based on the principle that maximizing the use of existing infrastructure is preferred
and that planning for and implementing intensification is also a high priority.
Planning staff is of the opinion that the requested zone change complies with the KGMS as it allows for
the intensification of the subject property with additional single detached residential dwellings, better
utilizes the existing infrastructure and allows for a built form that is compatible and complementary to the
2-4
existing neighbourhood. The redevelopment of the subject lands are logical and represent compatible
infill development.
ALIGNMENT WITH THE CITY OF KITCHENER STRATEGIC PLAN:
The proposed zone change will allow for the intensification of the property which aligns with the Kitchener
Strategic Plan as it ensures the implementation of the community priority Development with
comprehensive intensification that is consistent with Provincial, Regional, and City planning policies.
COMMUNITY ENGAGEMENT:
Properfy Owner Commenfs
Preliminary circulation of the zone change application was undertaken on March 15, 2012 to all property
owners within 120 metres of the subject lands. As a result of the circulation, staff received one letter from
the adjacent property owner. The main issues identified were: tree protection, privacy, building setbacks
and existing fencing on Woolwich Street, traffic, and sanitarily sewer hookups. Planning staff, the
applicant, and the residents met on site. At that site meeting, the respondents were satisfied that all of
their concerns were addressed and advised that they had no objections to the proposed zone change.
No Neighbour Information Meeting was held as only one comment was received and an on-site meeting
was held instead.
A copy of the neighbour's submission is provided in Appendix "E" and discussed below.
Grading
The respondents were concerned about the grading of their property and the proposed lots fronting onto
Falconridge Drive. During the on-site meeting, Planning staff advised that any proposed changes to the
grade must match the existing grade at the property line. The applicant advised that the residential
dwellings fronting onto Falconridge Drive are proposed to be walkout lots, and that the buildings will be
designed to meet the current grades of the respondent's backyard and Falconridge Drive.
Tree Protection
The neighbours identified trees on their property that they were concerned may be impacted by the
proposed grading on the subject lands. The City's Senior Environmental Planner identified the location
where future tree protection fencing will be installed on site. Planning staff also confirmed with the
property owner that the Developer will be obligated through a future Tree Management Plan to protect
and preserve all trees on the neighbour's property.
Privacy
The respondents questioned the height of the proposed dwelling units and the height of any attached
outdoor deck or patio area. Planning staff advised that the maximum height permitted under the
proposed zoning is 10.5 metres and advised that any outdoor deck or porch greater than 0.6 metres
above grade must be setback a minimum of 4.0 metres from the property line. The City's Fence By-law
outlines the City's fence regulations. Under the current regulations, a wooden privacy fence with a
maximum height of 2.4 metres (8 feet) can be built along the side and rear lot lines in the rear yard.
Setbacks and Fencing along Woolwich Street
Through previous approvals and in order to redevelop the surrounding area, the municipal right-of-way for
Woolwich Street was previously widened to 20.0 metres. As part of a land exchange agreement, a black
aluminum fence was constructed across the front property line adjacent to Woolwich Street for the
houses located on the east side of Woolwich Street, between Hawkswood Drive and Falconridge Drive.
2-5
There is no obligation for individual property owners to maintain that fence, and the arrangements for
payment, maintenance, and installation of the fence did not include the City of Kitchener.
As part of this zone change application, Planning staff are recommending Special Regulation Provision
634R to require any residential dwelling to be set back 5.0 metres from Woolwich Street. The purpose of
this regulation is threefold: to increase the setback of a residential dwelling from Woolwich Street to allow
for noise mitigation, to allow for greater corner visibility at the intersection of Falconridge Drive and
Woolwich Street, and to establish a consistent street edge along Falconridge Drive. The street edge
varies along this area of Woolwich Street. A tighter urban standard exists where redevelopment has
recently occurred, and a greater setback exists where the original single detached homes still exist. It is
anticipated that as properties redevelop over the course of time, a more urban street edge will develop.
In the meantime, the proposed dwellings along Falconridge Drive will create a buffer from the proposed
four way intersection of Falconridge Drive and Woolwich Street from the respondent's front yard.
Traffic
The respondents expressed concern about traffic, including unsafe driving habits and pedestrian safety.
Woolwich Street is a highway under the jurisdiction of the City of Waterloo. The City of Waterloo will be
undertaking an Environmental Assessment for the redesign and reconstruction of Woolwich Street. It is
anticipated that the design of the new road, including the development of a full intersection at Falconridge
Drive and Woolwich Street, will aid in slowing vehicle traffic and will see the installation of sidewalks on
both sides of the Woolwich Street.
UFFI Insulation
Concerns were also expressed for the demolition of the neighbour's property as there may be Urea
Formaldehyde insulation located within the dwelling. Planning staff have notified Building staff of this
potential, however, it is the responsibility of the demolition contractor to safely remove any potential
contamination. Building staff advised that as part of the initial review of the structure by the demolition
contractor, a risk assessment is usually undertaken and precautionary measures are determined at that
time.
Septic Tank and Sanitary Sewer Connection
The respondent also raised concern for new development within close proximity of their septic field and
expressed an interest to have a sanitary connection to their dwelling be provided through one of the
proposed single detached lots. The existing septic field is wholly on the respondent's property and the
upkeep of such is their sole responsibly. The City of Waterloo will review the feasibility of installing a
sanitary sewer within the Woolwich Street right-of-way during the Environmental Assessment.
Engineering staff confirmed that it is best practice not to have private services cross private lands under
separate ownership. It is the City's objective to ensure that all urban dwellings are provided with full
services where possible, and anticipate that full services will be available directly from Woolwich Street in
future, by the City of Waterloo.
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. Staff from the City's
Engineering and Planning divisions, the Region of Waterloo, and the Grand River Conservation Authority
have reviewed preliminary reports and are satisfied that future development afforded by the proposed
zoning can be adequately accommodated. Specific requirements will be outlined in a development
agreement as a condition of approval of the future severance applications.
A copy of all agency and department comments is provided in Appendix "D"
2-6
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are expected with this recommendation
COMMUNICATIONS:
Preliminary circulation of the zone change application was undertaken on March 15, 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.
Notice of the zone change application was published in The Record on August 17, 2012. The notice
included details of the upcoming September 10, 2012 Planning and Strategic Initiatives Committee
meeting. The newspaper advertisement is attached as Appendix "C".
A neighbourhood circulation of the demolition control application was also undertaken to all property
owners within 120 metres of the subject property. Planning Staff will also mail a notice of the date of the
Committee meeting dealing with this demolition control application for information purposes.
CONCLUSION:
Planning staff is of the opinion that the subject property represents an excellent opportunity for infill
residential development. The proposed zoning and demolition will facilitate future single detached
dwellings that are compatible with the existing area and were contemplated as part of the approved plan
of subdivision. Planning staff recommend approval of the zone change and demolition control
applications.
REVIEWED BY:
Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Michael May, Deputy CAO
Communit Services De artment
Attachments
Appendix "A" -Proposed Zoning By-law
Appendix "B" -Map No.1
Appendix "C" -Newspaper Advertisement
Appendix "D" - Department/Agency Comments
Appendix "E" -Property Owner Comments
Appendix "F" -Residential Three (R-3) Zone Regulations
Appendix "G" -Special Regulation Provisions 304R & 307R
Appendix "H" -Plan of Subdivision 30T-04210 (River Ridge)
2 ~ 7
Report No, CSD-12- 1 ~
Appendix "~ "
PROPOSED BY-LAW
August 8, 2012
BY-LAW NUMBER
OF THE
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 - Activa Holdings
Inc. and Elfriede Czerlinski - 262 and 268 Woolwich 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 Nos. 128 and 129 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 Subject Area on Map No. 1, in the City of Kitchener, attached hereto, from
Agricultural Zone (A-1) to Residential Three Zone (R-3) with Special Provision
Regulations 304R, 307R, and 634R.
2. Schedule Nos. 128 and 129 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 "D" to By-law 85-1 is hereby amended by adding Section 634 thereto as
follows:
"634. Notwithstanding Section 37.2.1 of this By-law, for the lands shown as affected by
this subsection on Schedule Nos. 128 and 129 of Appendix "A", the following
special regulations shall apply:
a) The minimum front yard and side yard abutting a street adjacent to
Woolwich Street shall be 5.0 metres."
PASSED at the Council Chambers in the City of Kitchener this day of
2012.
Mayor
Clerk
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~2ep®rt No, CSD-12-~~ 3
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i~ep®rt N®, GSD-12- its
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
262 & 268 Woolwich Street
The purpose of this application is to change the zoning on the subject lands from Agricultural One (A-1) to
Residential Three (R-3) with Special Regulations 304R, 307R, and 634R to facilitate the future redevelopment of
the property with single detached dwellings.
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), garett.stevenson(a~kitchener.ca
2-10
Report No. CSD-12- 1 t 3
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