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HomeMy WebLinkAbout2013-05-27 PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES MAY 27, 2013 CITY OF KITCHENER The Planning and Strategic Initiatives Committee met this date, commencing at 6:40 p.m. Present: Councillor B. Vrbanovic - Chair Mayor C. Zehr and Councillors K. Galloway-Sealock, S. Davey, P. Singh, J. Gazzola, D. Glenn-Graham, F. Etherington, Z. Janecki, and B. Ioannidis. Staff: J. Willmer, Chief Administrative Officer M. May, Deputy CAO, Community Services A. Pinard, Director, Planning S. Ross, Assistant City Solicitor B. Sloan, Manager, Long Range Policy & Planning D. Ross, Manager, Development Review H. Holbrook, Senior Planner, Urban Design T. Malone-Wright, Senior Planner S. Coutu, Policy Analyst M. Drake, Heritage Planner A. Pires, Planner D. Livingstone, Committee Administrator CSD-13-043 - OFFICIAL PLAN - TABLING FOR PUBLIC REVIEW 1. The Committee considered Community Services Department report CSD-13-043, dated May 9, 2013, regarding the second draft of the new Official Plan for the City of Kitchener. Ms. S. Coutu and Ms. T. Malone-Wright reviewed the report, stating that the first draft of the City’s new Official Plan was tabled at the Planning and Strategic Initiatives Committee meeting on June 20, 2011. The second draft incorporates over 1,000 comments that were received during the initial review period as well as new policy sections and mapping. Ms. Malone-Wright reviewed significant changes from the first draft, including: consolidated land-use designations; incorporation of new Transportation System policies; new and revised special policy areas; and, updated mapping and schedules. Ms. Coutu indicated that the second draft will undergo another period of public review which is anticipated to end on October 12, 2013. She stated that following the review and commenting stage, a final version of the Official Plan will be brought forward for consideration of adoption by Council, either in late 2013 or early 2014. She indicated that there are two strategic sessions proposed for Council to discuss and receive input on specific sections and policies within the new Official Plan. These sessions are tentatively scheduled for August 12 and 26, 2013. She advised that the City’s Advisory Committees will be included in the consultation phase and a formal public meeting will be held to consider the adoption of the Official Plan. She noted that the City has a designated webpage and email address for comments and input on the draft Official Plan. She encouraged comments and feedback through the various methods available and indicated that further information is available through the Official Plan Review webpage. Mr. B. Sloan responded to questions advising that prior to the strategy sessions scheduled in August 2013 for Council, an outline will be provided focusing on specific topics and detailed policy direction. On motion by Councillor D. Glenn-Graham - it was resolved: “That the second draft of the new Official Plan for the City of Kitchener, dated May 27, 2013, attached as Appendix ‘C’ to Community Services Department report CSD-13-043 be received for information; and, That the second draft of the new Official Plan be made available to the public and stakeholders for their review and comment until October 12, 2013; and, That staff continue with community engagement of the draft new Official Plan as outlined in Report CSD-13-043; and further, That following the community engagement period on the second draft of the new Official Plan staff bring forward a final version for consideration of adoption by Council.” PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES MAY 27, 2013 -36- CITY OF KITCHENER CSD-13-043 - OFFICIAL PLAN - TABLING FOR PUBLIC REVIEW (CONT’D) 1. Councillor B. Vrbanovic then read aloud the following statement: “This is a formal public meeting to consider applications under the Planning Act. If a person or public body does not make oral or written submissions to the City of Kitchener before the proposed applications are considered, the person or public body may not be entitled to appeal the decision to the Ontario Municipal Board and may not be added as a party to a hearing of an appeal before the Ontario Municipal Board.” CSD-13-027 - OFFICIAL PLAN AMENDMENT - OP12/03/K/HH 2. - ZONE CHANGE APPLICATION - ZC12/18/K/HH - 445 KING STREET WEST, 2335945 ONTARIO INC. (O/A MOMENTUM DEVELOPMENTS) The Committee considered Community Services Department report CSD-13-027, dated April 29, 2013, recommending approval of Official Plan Amendment Application OP12/03/K/HH and Zone Change Application ZC12/18/K/HH to permit a high-rise residential development with ground floor commercial uses in a new building to be constructed on the subject lands. In addition, the Committee was in receipt of a revised fifth page of the Official Plan Amendment which corrects a typographical error which should read Section a) Part 3 – Section 12 is amended to add new Special Policy #51 on Page 5 of The Amendment. Ms. H. Holbrook reviewed the report, advising that the subject land is municipally addressed as 445 King Street West and is currently occupied by a commercial building and parking lot. She stated that the owner is proposing to demolish the existing building and construct a 19-storey residential building with ground level commercial uses on the parcel, which is located across from the Multi-modal Transit Hub. She explained that the subject lands are in the Warehouse Design District in the Official Plan which establishes a maximum floor space ratio (FSR) of 2.0, with uses restricted to those suited to the re-use of the existing industrial buildings. The proposed amendments include site specific special policies in the Official Plan to broaden the range of permitted land uses to include multiple residential and retail, and to increase the maximum FSR to 7.5. She indicated that a number of studies have been completed relative to the proposal including: a Planning Report, prepared by GSP Group; Transportation Study prepared by Paradigm Transportation Solutions; Urban Design Brief prepared by GSP Group; Noise Feasibility Study prepared by HGC Engineering; Preliminary Servicing Report prepared by IBI Group; and, a Heritage Impact Assessment (HIA) prepared by Martindale Planning Services related to the proximity of the Kaufman Lofts at 410 King Street West. Ms. Holbrook noted that the HIA was submitted in support of the applications; and, considered impacts of the proposed developments on the Heritage Property known as the Kaufman Lofts. She added that the findings of the HIA, which was presented to Heritage Kitchener on April 2, 2013, concluded that the impacts to the Kaufman Lofts would be limited to select shadow and view impacts and would not significantly impair the character defining heritage features or attributes. She noted that the Downtown Action Advisory Committee has also been presented with the proposal and has recommended support of the development. Councillor K. Galloway-Sealock inquired if reducing the proposed height from 19-storeys was considered by the applicant. Ms. Holbrook responded that the Planning Report and associated studies all contemplated the proposed 19-storeys and all were supportive. Mr. Michael Druker, area resident, appeared in support of the project stating that he is an urbanist who lives and works in downtown Kitchener. He explained that he understands the height concerns expressed by members of the Committee, but encouraged intensification through higher density development to prevent urban sprawl. He urged the Committee to consider removing minimum parking requirements in downtown developments in order to support affordable urbanism. He stated that removal of minimum parking requirements provide an opportunity for developers to offer incentives, such as transit passes, and more affordable unit costs. Mr. Chris Pigeon, GSP Group, gave a presentation reviewing the proposal. In response to questions, he stated that the 19-storey height of the Podium has been justified by market demand and compatible designs, such as the Kaufman Lofts. He indicated that although 195 PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES MAY 27, 2013 -37- CITY OF KITCHENER CSD-13-027 - OFFICIAL PLAN AMENDMENT - OP12/03/K/HH 2. - ZONE CHANGE APPLICATION - ZC12/18/K/HH - 445 KING STREET WEST, 2335945 ONTARIO INC. (O/A MOMENTUM DEVELOPMENTS) (CONT’D) was the original number of residential units contemplated, the penthouses were reconsidered due to lack of demand. The total has been increased due to layout of the penthouse floor to accommodate additional units; however, the parking ratio will remain at 0.8 spaces per unit. Mr. Michael Maxwell, Momentum Developments, responded to questions regarding parking, advising that the development contemplates unbundled parking. He explained that purchasers are not required to purchase a parking space with a unit and that the commercial uses within the lower level of the development will be pedestrian oriented, requiring less allocated parking. Councillor F. Etherington inquired about the impact of traffic onto Halls Lane from the development. Mr. Pigeon responded that Halls Lane is currently two-way; however, the Traffic Impact Study will utilize ongoing monitoring to determine advantages to revising traffic direction to one-way. On motion by Councillor F. Etherington - it was resolved: “That Official Plan Amendment Application OP12/03/K/HH for 445 King Street West requesting to introduce Special Policy 51 to permit a high rise residential development with ground floor commercial uses that is subject to the site-specific provisions on the subject lands illustrated as the 'Subject Area' on Schedule A be adopted, in the form shown in the Official Plan Amendment attached to Community Services Department report CSD-13-027 as Appendix ‘A’, and accordingly forwarded to the Region of Waterloo for approval; and, That Zone Change Application ZC12/18/K/HH for 445 King Street West for the purpose of changing the zoning from Warehouse District Zone (D-6) with Special Use Provision 142U to Warehouse District Zone (D-6) with Special Use Provision 428U and Special Regulation Provision 626R be approved in the form shown in the ‘Proposed By-law’ dated April 25, 2013 attached to Report CSD-13-027 as Appendix ‘B’; and further, That the Urban Design Brief for 445 King Street West, dated April 2013, and attached to Report CSD-13-027 as Appendix ‘C’, be adopted.” CSD-13-035 - ZONE CHANGE APPLICATION - ZC13/02/H/ATP 3. - 571 HURON ROAD, ACTIVA HOLDINGS INC. The Committee considered Community Services Department report CSD-13-035, dated April 26, 2013, recommending approval of Zone Change Application ZC13/02/H/ATP to permit the creation of two residential lots on the subject lands located at 571 Huron Road for the future construction of single-detached dwellings. Ms. A. Pires reviewed the report advising that the applicant proposes to change the current Restricted Business Park Zone (B-2) with Special Use Provision 211U to Residential Three Zone (R-3) with Special Regulation 403R and 1R, with the intention to consolidate the property with adjacent R-3 zoned lands. She indicated that the owner will submit an application for severance of the lots, once consolidated, to permit the development of two single-detached dwellings with frontage onto Parkvale Drive. In response to questions, Ms. Pires stated that the proposed lot widths in the R-3 Zone with Special Regulation Provisions 403R and 1R would result in compatible lot sizes to adjacent residences and would be consistent with the adjacent subdivision. She explained that the original subdivision plan contemplated the consolidation of the subject lands with the existing residential properties that front onto Parkvale Drive in order to have a continuous residential streetscape. She noted that sightlines onto Parkvale Drive will be maintained. Mr. Jason Malfara, Activa Holdings, appeared in support of staff’s recommendation, advising the property was purchased with the intention of integration into the Huron Village Subdivision. PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES MAY 27, 2013 -38- CITY OF KITCHENER CSD-13-035 - ZONE CHANGE APPLICATION - ZC13/02/H/ATP 3. - 571 HURON ROAD, ACTIVA HOLDINGS INC. (CONT’D) He indicated that the Region of Waterloo requires homes with southern frontage on to Huron Road to have a noise attenuation wall. He stated that during the widening of Huron Road, the City of Kitchener entered into an agreement with Activa Holdings to share the cost of noise attenuation barriers in the subject area of Huron Road. Mr. Malfara responded to questions, stating purchasers of the proposed residences will be advised of the noise concerns, as the wall will be constructed in advance of the structures and a noise warning clause is required to be registered on title. Mr. S. Ross did not have the details of a shared-cost agreement relative to Activa Holdings and the City for the cost of the noise attenuation wall on Huron Road. He agreed to provide information prior to the June 10, 2013 Council meeting, stating that if no agreement exists the cost to construct the noise wall would be borne upon the applicant. On motion by Councillor K. Galloway-Sealock - it was recommended: “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 in the form shown in the attached ‘Proposed By-law’ dated April 23, 2013 attached to Community Services Department report CSD-13-035 as Appendix ‘A’.” CSD-13-036 - PLAN OF SUBDIVISION - 30T-13201 4. - PLAN OF CONDOMINIUM - 30CDM-13203 - 701 HOMER WATSON BOULEVARD, 2269953 ONTARIO INC. The Committee considered Community Services Department report CSD-13-036, dated April 25, 2013, recommending approval of applications for a Plan of Subdivision consisting of 87 freehold townhouse units and a common elements Plan of Condominium for 701 Homer Watson Boulevard. Ms. A. Pires reviewed the report advising that the site has received final Site Plan Approval and is being constructed. She clarified that the subject applications are necessary to create the freehold townhouse lots and the common element condominium ownership of the shared common elements. Councillor Z. Janecki inquired about the location of the deep well system for garbage/recycling receptacles. Ms. Pires responded that there are several locations noted on the Site Plan, including on the outside curve of Brisbane Court, which would serve the subdivision. Mr. Rino Dal Bello, IBI Group, appeared in support of staff’s recommendation. He gave an overview of the subject lands, stating the location is adjacent to a large commercial development, located at Homer Watson Boulevard and Block Line Road, which is not part of the subject applications. He indicated he has reviewed the conditions within the report and does not have any concerns with the recommendation. He elaborated on the deep well system, stating that there are eight locations which have been detailed on the approved Site Plan. On motion by Councillor S. Davey - it was recommended: “That the City of Kitchener pursuant to Section 51(31) of the Planning Act R.S.O 1990, Chapter P 13 as amended, and delegation by-law 2002-64, grant draft approval to Plan of Subdivision Application 30T-13201, in the City of Kitchener, for 2269953 Ontario Inc., subject to conditions outlined in Community Services Department report CSD-13-036; and, PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES MAY 27, 2013 -39- CITY OF KITCHENER CSD-13-036 - PLAN OF SUBDIVISION - 30T-13201 4. - PLAN OF CONDOMINIUM - 30CDM-13203 - 701 HOMER WATSON BOULEVARD, 2269953 ONTARIO INC. (CONT’D) That the City of Kitchener, pursuant to Section 51(31) of the Planning Act R.S.O. 1990 c.P.13, as amended, and By-law 2002-64 as amended, of the City of Kitchener, hereby grants draft approval to Condominium Application 30CDM-13203 for 701 Homer Watson Boulevard in the City of Kitchener, subject to conditions outlined in Report CSD-13-036.” CSD-13-033 - 5. DRAFT PLAN OF SUBDIVISION 30T-12201 - ZONE CHANGE APPLICATION ZC12/12/E/KA - EDEN OAK TRAIL, HALLMAN CONSTRUCTION LTD. The Committee considered Community Services Department report CSD-13-033, dated May 2, 2013, approval of Zone Change Application ZC12/12/E/KA and Plan of Subdivision application 30T-12201 to permit development of mixed low-rise residential dwellings on the subject lands. In addition, the Committee was in receipt this date of a revised recommendation which references Special Regulation Provision 597R, as detailed in the report. Ms. M. Drake gave a presentation outlining the proposal, advising that the subject lands are currently designated Community Institutional in the Grand River Community Plan. She stated that when the Community Plan was adopted, the subject lands were located within the 30 Noise Exposure Forecast (NEF) Contour approved by Transport Canada for the Waterloo Regional International Airport and does not permit residential development. In 2000, the Airport Master Plan was completed with updated NEF Contours which identifies the subject lands as being located in a 25-30 NEF Contour, where residential uses are permitted subject to noise attenuation measures. She advised that at this time, it is appropriate to amend the Community Institutional designation in the Community Plan to permit residential uses, and a change in zoning to implement the proposed subdivision. She noted that the owner is proposing to develop the lands with a cul-de-sac street abutted by 25-33 residential units consisting of a mix of single-detached, semi-detached and townhouse dwellings. Councillor Z. Janecki commented that religious purposes are a permitted use within the existing Community Institutional Zone and inquired if there has been any interest in developing this site for religious institutional use. Ms. Drake indicated that staff is aware of Council’s attention to the need to address land use for religious institutional use; and, staff has endeavoured to inform interested parties in the availability of lands with permitted zoning. Mayor C. Zehr advised that the lack of available land for religious institutional uses is becoming a serious matter. He inquired if the existing zoning on the subject lands could be retained through the Planning Act. Ms. Drake responded that the land use designation in the Official Plan, without the Special Regulation, permits residential uses; and, the applicant is requesting removal of the Special Regulation as the noise restrictions have been removed. Mayor Zehr stated that although the interest in developing the lands for religious institutional uses did not materialize for the subject lands, he would like a future examination of all non-developed I-2 zoned lands. He indicated he would follow up with staff to have this matter included as a topic for a strategic session on the draft Official Plan. Councillor B. Vrbanovic referred to the new Airport Master Plan which places the subject lands in a lower noise contour, and inquired if the Region of Waterloo has approved the application for low-rise residential on the subject land. Ms. Drake responded that the Region received the circulated application, and provided comments, which do not suggest opposition. Councillor Vrbanovic requested that staff provide confirmation from the Region of Waterloo indicating that any noise concerns they may have with the application have been addressed prior to the Council meeting on June 10, 2013. Mr. Paul Britton, MHBC Planning, appeared on behalf of Hallman Construction, in support of staff’s recommendation. He responded to the concerns expressed by Mayor Zehr, stating that the site has been available for purchase for 16 years with no interest in development for religious purposes. He advised that the subject lands are not located in proximity to any major intersection and is not an overly large site that could accommodate a religious centre. He referred to noise concerns, explaining the current zoning is in recognition of past NEF PLANNING & STRATEGIC INITIATIVES COMMITTEE MINUTES MAY 27, 2013 -40- CITY OF KITCHENER CSD-13-033 - 5. DRAFT PLAN OF SUBDIVISION 30T-12201 - ZONE CHANGE APPLICATION ZC12/12/E/KA - EDEN OAK TRAIL, HALLMAN CONSTRUCTION LTD. (CONT’D) contours. He noted the lands to the east are occupied by the Rockway Seed Mill Subdivision which is in closer proximity to the Waterloo Regional Airport. With regard to Regional approval, he indicated Region of Waterloo staff has provided input and comments related to noise which have been considered. In addition, the Owner has agreed to noise attenuation provisions through the Grand River South Development. Councillor Vrbanovic requested information on the types of housing that would be developed on the corner properties on Eden Oak Court and Eden Oak Trail. Mr. Britton confirmed that single detached dwellings are planned as these lots are recognized as priority lots with enhanced design features and elevations. He explained that although lot fabric has not been formulated, he agreed to modify the plan of subdivision map to illustrate single detached blocks at the corners of Eden Oak Court and Eden Oak Trail. Mr. Britton agreed to work with staff to provide a modified map or schedule to the draft Plan of Subdivision for the June 10, 2013 Council meeting. Mr. Peter Adeyemi, area resident, appeared in opposition of staff’s recommendation. He explained that the existing homes in the area are single detached with 36’ lots, and he is not in support of the proposed mixed residential development. He expressed concern that the approved development would permit townhomes which could lessen area property values. Ms. Drake responded to the concerns expressed by Mr. Adeyemi, advising that the proposal was reviewed as low-rise residential, an appropriate use under the intensification guidelines in the Provincial Policy Statement. She further explained that the zoning in place for lands west and east of the subject lands permits a wide range of low-rise residential uses, such as single- detached, semi-detached, and street townhomes, demonstrating that the proposed subdivision is in conformity with the area. On motion by Councillor Z. Janecki - it was recommended: “That Policy 5.2 of the Grand River South Community Plan be amended to add residential uses as a permitted use; and, That Zone Change Application ZC/12/12/E/KA for Hallman Construction Limited requesting a change in zoning from Community Institutional Zone (I-2) with Special Use Provision 275U and Holding Provision 15HSR to Community Institutional Zone (I-2) with Special Regulation Provision 597R be approved in the form shown in the ‘Proposed By- law’ dated April 5, 2013 attached to Community Services Department report CSD-13- 033 as Appendix ‘B’; and further, That the City of Kitchener, pursuant to Section 51(31) of the Planning Act R.S.O. 1990, Chapter P13 as amended, and delegation by-law 2002-64, grant draft approval to Plan of Subdivision Application 30T-12201, in the City of Kitchener, for Hallman Construction Limited, subject to conditions outlined in Community Services Department report CSD- 13-033.” ADJOURNMENT 6. On motion, this meeting adjourned at 8:30 p.m. D. Livingstone Committee Administrator