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Home My WebLink AboutCSD-12-142 - Zone Change Application - ZC 11/004/O/BB - 1989 & 2009 Ottawa St SREPORT TO:Planning and Strategic Initiatives Committee DATE OF MEETING:November 5, 2012 SUBMITTED BY:Alain Pinard, Director of Planning PREPARED BY:(519) 741-3400 x 2869 Brian Bateman, Senior Planner WARD(S) INVOLVED:Ward 5 DATE OF REPORT:October 9, 2012 REPORT NO.:CSD-12-142 SUBJECT:ZONE CHANGE APPLICATION ZC11/004/O/BB 1989 & 2009 OTTAWA STEET SOUTH DEERFIELD HOMES LTD. SUBJECT AREA Location Map:1989 & 2009 Ottawa Street South RECOMMENDATION: 1. That Zone Change Application ZC11/004/O/BB (Deerfield Homes, 1989 & 2009 Ottawa Street South), to change the zoning from Agriculture Zone (A-1) to Residential Six (R- 6) and Open Space Two (P-2) in the form shown in the -ated October 9, 2012 , attached to Report CSD-12-142 asAppendix A,be approved AND; 2. That the City of Kitchener grant an exemption in accordance with Section 3.6 of the -1035, to allow for the maximum length of a fire route of 225 metres instead of 150 metres. î ó ï REPORT: The subject lands are located on the south side of Ottawa Street South, midway between Trussler Road and David Bergey Drive. They are bounded by Ottawa Street and future residential to the north; the Mannheim Recharge facility to the south; a hydro corridor to the east; and a woodlot to the west. There is an existing single detached dwelling on 1989 Ottawa Street which has received Demolition Control approval. The old farm house associated with the 2009 Ottawa Street property has been demolished in accordance with Demolition Control approved by Council in the spring of 2012. Deerfield Homes is requesting to change the zoning of the properties from Agriculture Zone (A-1) to Residential Six (R-6) and Open Space Two (P-2). The proposed R-6 Zone permits a variety of low density building types including single-detached, semi-detached, townhouse and other multiple dwelling units with a maximum permitted building height of 3 storeys. The applicant is seeking a zone change in order to permit a multi residential development comprised of approximately 164 townhouses dwelling units. Provincial Policy Statement, 2005 The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and The PPS supports efficient development patterns which optimize the use of land, resources, and public investment in infrastructure and public service facilities. Planning staff is of the opinion that the proposed zone change will facilitate intensification of the subject land by permitting a multi residential development consisting of townhouses and stacked townhouse dwellings. Growth Plan for the Greater Golden Horseshoe, 2006 The subject property is located 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 supportive of intensification. Planning staff is of the opinion that the requested zone change to permit 164townhouse dwellings complies with the intent of the Growth Plan. Region of Waterloo Official Policies Plan (ROPP)/Regional Official Plan (ROP) The subject lands are situated with the Urban Boundary of the ROPP and designated Urban Greenfield Area of the Council adopted ROP. The zone change and corresponding residential development generally conforms to policies of both the ROPP and ROP. City of Kitchener Official Plan The Low Rise Residential designation allows for a variety of low density residential uses and recognizes the existing scale of residential development. The designation aims to accommodate a full range of housing types and favours the mixing and integration of different forms of housing in order to achieve an overall low density. The Low Rise Residential designation permits singles, semis and multiples up to 40 units per ha. The predominant use within the Low Rise Residential District is residential, but it is also intended to accommodate and encourage a mix of non-residential uses within residential areas at an appropriate scale in suitable areas. The Official Plan (OP) supports the mixing and distribution of a full range of housing types, both across the City and within neighbourhoods. The OP states that the City shall identify and promote opportunities for residential intensification and redevelopment as a cost-effective means to reduce infrastructure and servicing costs, and to minimize land consumption. The City will encourage and î ó î 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. Planning staff is of the opinion that the proposed zone change meets the intent of the Official Plan. Residential Six zoning would offer compatibility with the surrounding neighbourhood as outlined in theLow Rise Residential District to permit multi residential development helps meet the intensification targets in the Official Plan and the Kitchener Growth Management Strategy. Kitchener Growth Management Strategy, 2009 According to the Kitchener Growth Management Strategy, t meaning higher priority is placed on bringing these lands into municipal approval. Proposed Zone Change The owner is requesting to change the zoning of the properties from Agriculture Zone(A-1) to Residential Six (R-6) and Open Space Two (P-2). The proposed R-6 Zone permits a variety of low density building types including single-detached, semi-detached, townhouse and other multiple dwelling units with a maximum permitted building height of 3 storeys. The applicant is seeking a zone change in order to permit a multi residential development comprised of townhouse and staked townhouse dwelling units. The P-2 zoning defines the limits of a woodlot that flanks the property along the southerly and westerly limits. The P-2 zoning also includes buffers that have been established through the adoption of the recommendations Environmental Impact Statement. The proposed Zoning By-law and Maps1and 2 arein Appendix A. Cultural Heritage Considerations The property municipally addressed as 2009 Ottawa Street South was listed on the Heritage Kitchener Inventory of Historic Buildings. A Heritage Impact Assessment (HIA) was required as part of a complete application for the proposed Zone Change application. The HIA was submitted and reviewed by Heritage Planning staff and the City's Heritage Kitchener Committee. The HIA recommended removal of all buildings on site and conservation through the systematic recording of the structural log components of the farmhouse prior to disassembly. The HIA was approved on April 4, 2012. Demolition Control was approved by Council at the April 23, 2012 meeting.The farm house, barn and shed have been demolished. Natural Environment Considerations The subject properties are now primarily open grassland/cultural meadow associated with an agricultural land use with some planted landscaping in the north at the existing residences. A large natural upland forest bounds the subject lands at its south and east limits. The property is hummocky but with a high point at the southwest corner and a low point in the northeast. Drainage is therefore overland to the northeast in and towards the Voisin Greenway catchment and stream. There are no surface water, aquatic or wetland features on, or adjacent to, the property. Environmental Planning staff support the zone change subject to the refinement (through development of any kind will occur within the forest blocks on/adjacent to the subject property, This has been done and is reflected in the by-law schedule. The subsequent site plan would then be accurately guided by the amended zoning bylaw. î ó í Emergency Services Policy Exemption Request Section 3.3 of the City's Emergency Service Policy requires that the length of the fire access route multiple residential development not exceed 150 metres to the main or emergency within a access of the development to a public right-of-way. Based on the site plan, the maximum length of the fire route access from the main and emergency access is approximately 255m. Section 3.6 of the City's policy does provide for an exemption to the distance requirement provided certain conditions of the policy exemption can be met. Ottawa Street South is a 'Controlled Access Regulated' Regional Road and the Region will only permit one full access on Ottawa Street South to Deerfield's proposed development. The Region will permit a second access on Ottawa Street South, but only as an emergency access. Access to the property is restricted to Ottawa Street given the adjacent land ownership and land use pattern. As a result, the main and emergency accesses to the Deerfield development are both on Ottawa Street South. These access constraints create a challenge to comply with the City's Policy and as a result, an exemption request is being sought. Fire Prevention has agreed to support the request providing units beyond the 150 metre threshold have a direct detect monitoring system and is maintained in accordance with applicable standards and regulations for the life of the buildings, the emergency access is designed as a full urban cross section and is a dedicated fire route with proper signage and the length of the fire route cannot exceed 255 metres. Staff will ensure these conditions are implemented at the site plan and condominium approval stages. Department and Circulation Agency Comments An internal departmental and commenting agency circulation of the above-noted application was undertaken.andthe Region of Waterloo has reviewed preliminary reports and are satisfied that future development afforded by the proposed zoning can be adequately accommodated. C Community Engagement : Preliminary circulation of the Zone Change was undertaken on March 21, 2011 to all property owners within 120 metres of the subject lands. There were no comments received.Since it has been longer than a year since the initial circulation took place, Council policy requires that area residents within a120 metre radius be notified by mail of the upcoming Committee meeting. Notice of the Committee meeting was placed in the newspaper on October 12, 2012 (see Appendix B). 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 Development and the Environment community priorities established in the Strategic Plan. FINANCIAL IMPLICATIONS : No new or additional capital budget requests are expected with this recommendation. î ó ì CONCLUSION: Planning staff is of the opinion that the proposed zone change to permit a multi residential development consisting of townhouses and stacked townhouse dwelling s is an appropriate opportunity for intensification that will be compatible with the surrounding neighbourhood. The proposal is in compliance with policies.It is Planning this zone change proposal is considered good planning and recommend approval of the zone change application. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY:Michael May, Deputy CAO Community Services Department Attachments: - Proposed Zoning By-law including Map No. 1 & 2 B- Newspaper Advertisement C Department/Agency Comments î ó ë î ó ê î ó é î ó è î ó ç î ó ïð î ó ïï î ó ïî î ó ïí î ó ïì î ó ïë î ó ïê î ó ïé î ó ïè î ó ïç î ó îð î ó îï î ó îî î ó îí î ó îì î ó îë î ó îê î ó îé î ó îè î ó îç î ó íð î ó íï î ó íî î ó íí î ó íì î ó íë î ó íê