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Home My WebLink AboutCSD-13-035 - Zone Change Application - 571 Huron Road REPORT TO: Planning & Strategic Initiatives Committee DATE OF MEETING: May 27, 2013 SUBMITTED BY: Alain Pinard,Director of Planning PREPARED BY: Alexandra Pires,Planner,519-741-2200 ext. 7071 WARDINVOLVED: Ward 5 DATE OF REPORT: April 26, 2013 REPORT NO.: CSD-13-035 SUBJECT: ZONE CHANGE APPLICATION ZC13/02/H/ATP 571 HURON ROAD ACTIVA HOLDINGS INC. Location Map: 571 Huron Road RECOMMENDATION: That Zone Change Application ZC13/02/H/ATP for the subject lands (Activa Holdings Inc., 571 Huron Road), for the purpose of changing the zoning from Restricted Business Park Zone (B-2) with Special Use Provision 211U to Residential Three Zone (R-3) with Special Regulation Provision 403R and Special Regulation Provision 1R on the parcel of land in the City of Kitchener specified and illustrated as the Subject Area on Map No. 1,be approved-April 23, 2013 attached to Report CSD-13-035 3 - 1 REPORT: The subject property is located at 571 Huron Road adjacent to an existing subdivision in the Huron Road and Parkvale Drive area, and is regulated by the Grand River Conservation Authority.The City of Kitchener has received an application to change the zoning on the subject lands from Restricted Business Park Zone (B-2) with Special Use Provision 211U to Residential Three Zone (R-3) with Special Regulation Provision 403R and Special Regulation Provision 1R. The current zoning of the subject property permits a range of non-residential uses. The applicant is proposing to change the zoning to Residential Three Zone (R-3)andconsolidate the subject property with adjacent R-3 zoned lands municipally addressed as 2 Parkvale Drive. Once consolidated, theapplicant intends to create two lots by means of aseverance application to permit the development of two single detached dwellings that will front onto Parkvale Drive. The original subdivision plan also contemplated the consolidation of the subject lands with the existing residential lands that front onto Parkvale Drive in order to have a continuous residential streetscape. In addition, Special Regulation Provision 403R andSpecial Regulation Provision 1R will be applied to the subject property.Special Regulation Provision 403R is consistent with the adjacent subdivision and provides requirements for the minimum lot width, minimum lot area and for the design and location of garages. Special Regulation Provision 1R requires a Fill, Construction and Alteration to Waterways permit to beobtained from the Grand River Conservation Authority prior to the erection of any permitted building or any placement of fill in accordance with Ontario Regulation 150/06 (Development, Interference with Wetlands and Alterations to Shorelines and Watercourses Regulation). The Provincial Policy Statement The Provincial Policy Statement (PPS) provides the policy foundation for regulating the development and use of land. ealthy, liveable and safe communities setting principles that will encourage efficient development and land use patterns, promote cost- effective development that will minimize land consumption and servicing costs and ensure necessary infrastructure and public service facilities are available to meet current and projected needs. Planning staff is of the opinion that the proposed zone change is consistent with the policies and intent of the PPS. The development of two additional dwelling units promotes intensification of the subject property that will efficiently use land, existing resources and make use of the existing infrastructure and public service facilities. 2006 Growth Plan for the Greater Golden Horseshoe Greater Golden Horseshoe. The Growth Plan promotes the development of healthy, safe, and balanced communities and is also supportive of the appropriate intensification of existing residential neighbourhoods with new development, including non-residential. Planning staff is of the opinion that the proposed zone complies with the policies of the Growth Plan as it allows for the appropriate intensification with two new residential dwelling units. Regional 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. 3 - 2 The Region advises that the submitted noise study enti has been reviewed and staff concur with the conclusions and recommendations of the report. The recommendations of the report will be implemented through the future severance process required for the subject lands. City of Kitchener Official Plan designation recognizes the existing scale of residential development and allows for a variety of low density residential uses. It accommodates 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 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. Section 1 of the OP outlines Housing policies for the provision of suitable, affordable and attractive accommodation for all residents. The OP determines that the City shall favour the mixing and dispersion of a full range of housing types both across the City as a whole and within neighbourhoods. The City will ensure successful integration of different housing types by emphasizing compatibility of building form, with respect to massing, scale, design and the relationship of housing to adjacent buildings, streets and exterior areas and ensure that both appropriate parking areas and appropriate landscaped areas are provided on site. The OP Housing policies also encourage the City to 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 efficient use of existing infrastructure and public service facilities. With respect to managing an appropriate housing supply, 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. proposed zoning will ensure compatibility with the surrounding neighbourhood as required by the land use designation and housing policies in the OP. The development of two residential dwelling units promotes intensification in an existing neighbourhood that will make use of existing facilities, reduce overall infrastructure and servicing costs and minimize land consumption in the City as a whole. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The proposed zone change will allow for the severance and 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. The proposed applications allow for appropriate intensification that make use of existing infrastructure and public service facilities such as transit use. COMMUNITY ENGAGEMENT: Circulation of the zone change application was undertaken on February 1, 2013 to all property owners within a 120 metres buffer of the subject lands. As a result of the circulation, staff 3 - 3 INTERNAL DEPARTMENT AND AGENCY COMMENTS: An internal department and commenting agency circulation of the above-noted applications was undertaken on February 1, 2013. No concerns were identified with the zone change application. Some comments identified requirements that will be imposed on the future severance FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: Notice of the May 27, 2013 public meeting of the Planning & Strategic Initiatives Committee will be advertised in The Record on May 3, 2013. The newspaper notice is attached as Appendix C CONCLUSION: Planning staff is of the opinion that the subject property offers a desirable opportunity for an infill development. The proposed Residential Three Zone (R-3)and Special Regulation Provision 403Ris similar to the existing zoning in the immediate area which will ensure that the future development will be compatible with the existing neighbourhood. The proposed two single detached dwelling units will provide appropriate low rise residential intensification that will be cognisant of the existing surrounding development and policy direction within the land use designation. Planning staff is of the opinion that the proposed zoning to permit the further development of two single detached dwellings exhibits good planning principles and recommend approval of the zone change as outlined in the Recommendation section of this report. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Michael May, Deputy CAO Community Services Department Attachments Appendix A Proposed Zoning By-law Appendix B Map No.1 Appendix C Special Regulation Provision 403R Appendix D Special Regulation Provision 1R Appendix E Newspaper Advertisement Appendix F Department/Agency Comments Appendix G Property Owner Comment 3 - 4 3 - 5 3 - 6 3 - 7 3 - 8 3 - 9 3 - 10 3 - 11 3 - 12 3 - 13 3 - 14 3 - 15