Loading...
HomeMy WebLinkAboutCSD-13-065 - Request for Exemption to Council Policy I-995 - 122 Weber St W REPORT TO: Community & Infrastructure Services Committee DATE OF MEETING: June 17, 2013 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Janine Oosterveld,Manager, Site Development & Customer Service-519-741-2200ext. 7076 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: June 3, 2013 REPORT NO.: CSD-13-065 SUBJECT: REQUEST FOR EXEMPTION TO COUNCIL POLICY I-995 (COMMERCIAL PARKING LOTS AND INTERIM COMMERCIAL PARKING LOTS) FOR 122 WEBER ST WEST RECOMMENDATION: Thatexemptions to Council Policy I-995- Commercial Parking Lots and Interim Commercial Parking Lots be APPROVED with respect to 122 Weber Street West as follows: 1. To allow an interim parking lot design on the subject property whereas the policy limits interim designs only within the Downtown Zones; 2. To allow such interim design for a maximum of five years whereas the policy provides a maximum duration of three years; and, 3. To waive the requirement for a full, permanent design whereas the policy requires this submission to be part of the site plan approval. EXECUTIVE SUMMARY: regarding the design of commercial parking lots in order to accommodate a temporary GOTransit bus platform and associated parking on the subject lands. This facility is anticipated to relocate to the Hub site once it is operational in approximately 2017. As such, the Region is requesting relief regarding the design standards that would typically be applied to a commercial parking lot, in a Mixed Use Corridor. BACKGROUND: As part of the reconstruction of Weber Street, the Region of Waterloo has been working with VIA Rail and Metrolinx to mitigate impacts to service caused by the roadway grade separation proposed adjacent to the VIA Rail Station property. As part of the grade separation design, the driveway access from Weber Street will be closed and a number of parking spaces lost, impacting GOTransit bus service to the site (refer to figure 1). To address this issue, the Region has purchased the adjacent lands, municipally known as 122 Weber Street 14 - 1 West.The Region has an agreement with Metrolinx to lease the lands for the use as a GO Transit bus platform and associated parking which is anticipated to continue until such time as the Multimodal Hub transit facility is operational in 2017. At which time, the property could be redeveloped. Figure 1. Site Location VIA Station Access to Subject Lands be closed. REPORT: The subject property, municipally known as 122 Weber Street West, is designated Mixed Use Corridor and zoned MU-1 (Low Intensity Mixed Use Corridor Zone). The public service use of the property as a GO transit platform and associate parking is permitted. The Region has recently contacted the Community Services Department with respect to Site Plan review to redevelop the property from a used car sales lot to a GO transit platform and associate parking. Since the ultimate plan for GO transit service is to relocate to the Multimodal Hub facility, the Region has requested that the parking facilities be designed to condition facilities at this location. Commercial parking lots are required to meet Council Policy I-995, Commercial Parking Lots and Interim Parking Lots Criteria. This policy was established to require parking facilities to be developed with a high standard of urban design while allowing for an interim design within Downtown Zones to accommodate economic development objectives. The Region is requesting that the following exemptions to the Policy be applied to the site: 1. To allow an interim parking lot design on the subject property whereas the policy limits interim designs only within the Downtown Zones; 14 - 2 2. To allow such interim design for a maximum of five years whereas the policy allows a maximum duration of three years; and, 3. To waive the requirement for a full permanent design whereas the policy requires this submission to be part of the full site plan approval. Staff is supportive of the requested exemptions as detailed below: 1. Interim design. The subject property is located directly across Weber Street West from the Downtown zones to which the interim policies apply. Due to the nature of the proposal as a temporary public service use and its proximity to the Downtown zone, staff is of the opinion that an interim condition would be a reasonable standard in this circumstance. 2. Five year maximum.Staff has confirmed with Regional staff that the parking facility is proposed to be paved with asphalt, including asphalt curbing. This surface treatment goes beyond the minimum standard for an interim parking lot per the policy which also allows for gravel, stone dust or recycled asphalt. Given this higher standard of material, staff is supportive of allowing the interim condition for a five year period. 3. Full permanent design. Staff is supportive of waiving the requirement of a permanent design to be implemented after the interim period is complete for a couple of reasons. First, the facility is planned to relocate to the Multimodal Hub site in 2017 therefore a final design at this location would not likely be implemented. Additionally, the MU-1 zone does not permit a commercial parking facility. Should the Region proceed to dispose of the property once the use has ceased, the property would require redevelopment to a use permitted in the MU-1 zone.Should the use continue beyond the limitations of the exemption, the Region would be required to explore alternatives such as an extension to the exemption or a permanent design solution. Staff further notes that the site plan review for the proposed GO transit facility will include the standard review of lot grading and drainage, lighting, and landscaping plans to ensure that the site meets City requirements from a design and safety perspective.For the reasons noted above, staff recommends approval of the requested exemptions to Council Policy I-995. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The request is in align Our shared vision is for Kitchener to be a community that has carefully planned its neighbourhoods and growth by trying to attract specific types of growth, even if it means restricting some new developments. The request provides an interim step toward the development of the multimodal hub which is supportive of active and alternative transportation options as well as the continued redevelopment of Downtown Kitchener. FINANCIAL IMPLICATIONS: No financial implications to the Corporation are anticipated through this request. Should Council refuse the request, the Region of Waterloo would be required to construct the proposed parking commercial parking lot standards which involve additional costs to construction and potential delay for the platform construction. 14 - 3 COMMUNITY ENGAGEMENT: The community providing public access to Committee agendas and reports. ACKNOWLEDGED BY: Michael May,Deputy CAO Community Services Department 14 - 4