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HomeMy WebLinkAboutCSD-13-075 - Zone Change Application - 34 Becker Street - Henry Walser Funeral Home REPORT TO: Planning & Strategic Initiatives Committee DATE OF MEETING: September 9, 2013 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Alexandra Pires, Planner, 519-741-2200 ext. 7071 WARDINVOLVED: WARD 1 DATE OF REPORT: August 6, 2013 REPORT NO.: CSD-13-075 SUBJECT: ZONE CHANGE APPLICATION ZC13/05/B/ATP 34 BECKER STREET HENRY WALSER FUNERAL HOME LTD. Location Map: 34 Becker Street RECOMMENDATION: That Zone Change Application ZC13/05/B/ATP for Henry Walser Funeral Home Ltd. at 34 Becker Street, for the purpose of changing the zoning from Residential Five (R-5) to Commercial Residential Two (CR-2)with Special Use Provision 268U in the - June 25,2013, attached to Report CSD-13-075be approved. 2 - 1 REPORT: The subject property municipally addressed as 34 Becker Street is currently developed with a single detached dwelling and is located adjacent to the existing Henry Walser Funeral Home (507 Frederick Street).The City of Kitchener has received an application to change the zoning of the subject property from Residential Five Zone (R-5) to Commercial Residential Two Zone (CR-2) with Special Use Provision 268U. The subject property has been acquired by the owner of the adjacent funeral home.In order to alleviate the overflow of parking on City streets during busy funeral service hours, theowner is proposing to demolish the residential dwelling on the subject property and utilize the lands for the expansion of the existing funeral home parking lot. To facilitate this development, the owner requires a zone change on the subject lands from Residential Five Zone (R-5) to Commercial Residential Two (CR-2) with Special Use Provision 268U, which is the same zoning on the adjacent funeral home lands. The current R-5 zone permits a range of residential uses. The CR-2 zone allows a range of commercial and residential uses, and Special Use Provision 268U specifically does not permit uses such as a health office, health clinic, medical laboratory, personal services, printing establishment, private club or lodge, veterinary service and convenience retail. In addition, the applicant has submitted a site plan application for the proposed parking lot expansion. At this time, Site Plan Approval in Principle has been issued for the proposed be subject to the approval of this zone change application. The Provincial Policy Statement The Provincial Policy Statement (PPS) provides the policy foundation for regulating the development and use of land in the Province. The PPS promotes healthy, liveable and safe communities by accommodating an appropriate range and mix of residential, employment (including commercial uses), recreational and open spaces uses to meet long-term need of its residents. Planning staff is of the opinion that the proposed zone change will promote an efficient development and use, and improve functionality of the subject lands. It will allow for better integration of a commercial use into the mixed use area by alleviating the over flow of on-street parking that is apparent in the area. As such, Planning staff is of the opinion that the proposed zone change is consistent with the policies and intent of the PPS. 2006 Growth Plan for the Greater Golden Horseshoe Golden Horseshoe. The Growth Plan promotes economic development and competitiveness by providing for an appropriate mix of employment uses including industrial, commercial and institutional uses to meet long-term needs of the community. Planning staff is of the opinion that the proposal complies with the policies of the Growth Plan. 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 they do not have concerns with the proposed zone change. City of Kitchener Official Plan commercial uses. These nodes are intended to serve an inter-neighbourhood function and provide a balanced distribution of commercial, multiple residential and institutional uses. Mixed Use Nodes generally have strong pedestrian linkages and are encouraged to be compatible with surrounding residential neighbourhoods. 2 - 2 Planning staff are of the opinion that the zone change proposal will provide for better integration of the commercial use into the surrounding residential area as it will alleviate the over flow of on-street parking during busy funeral service hours. Staff has approved the site design for the parking lot expansion which will ensure compatibility with the surrounding residential area by providing adequate buffering. As such it is staff opinion that the proposed zone change meets the intent of the Mixed Use Node design. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The zone change will facilitate the comprehensive redevelopment of lands which aligns with the Kitchener Strategic Plan. The subject application will ensure the implementation of the community priority Development with comprehensive redevelopment that is consistent with Provincial, Regional and City planning policies. COMMUNITY ENGAGEMENT: Circulation of the zone change application was undertaken on March 27, 2013 to all property owners within a 120 metres buffer of the subject lands. As a result of the circulation, staff received two (2) comments found in Appendix E One respondent provided support of the application whereas the second respondent identified concerns with respect to noise and environmental pollution, the removal of visual barriers as a result of the proposed redevelopment and parking concerns along Ann Street attributed to the funeral home. The manner in which these concerns have been addressed is explained below: Noise and environmental pollution The respondent identified the possibility for increased noise pollution due to the removal of the dwelling which is seen to be a buffer from the Conestoga Expressway. Potential noise concerns are addressed through the site plan approval process. The Regional Municipality of Waterloo has been given the delegated authority by the Province to formally address noise issues as it relates to proposed developments. Regional staff thoroughly reviewed the proposed site plan and did not identify any noise related concerns. The respondent also identified the possibility for increased environmental/air pollution due to the removal of plants, trees and other vegetation. Replacement plantings are addressed through the site plan approval process. Urban design staff ensure that if trees are removed or harmed during construction they are respectively replaced elsewhere on site or additional plantings are required. Staff have reviewed the proposed site plan and ensure that an adequate amount of landscaping is provided on site for the proposed redevelopment. Provision of visual barriers The respondent identified a concern regarding the removal of visual barriers between the Expressway and/or the commercial use and the surrounding residential area as a result of the proposed development.The provision of visual barriers has been addressed through the site plan approval process. The proposed parking lot expansion will be buffered from the surrounding residential properties with the provision of visual barriers such as opaque fencing and plantings along the perimeter of the property. In terms of site design, this will provide an aesthetically pleasing transition from commercial use to residential use. Parking concerns along Ann Street s main intention for the proposed zone change and parking lot expansion is to alleviate the overflow of parking onto City streets like Ann Street during busy funeral service hours. opinion that the proposed zone change and redevelopment will concern in the future. 2 - 3 INTERNAL DEPARTMENT AND AGENCY COMMENTS: An internal department and commenting agency circulation of the above-noted applications was undertaken on March 27, 2013. No concerns were identified with the zone change application. A copy of all agency and depD FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: Notice of the September 9, 2013 public meeting of the Planning & Strategic Initiatives Committee will be advertised in The Record on August 16, 2013. The newspaper notice is attached as Appendix C This newspaper notice as well as the statutory circulation described under the Community Engagement section of this report, Engagement Strategy. CONCLUSION: Planning staff is of the opinion that the proposed zone change is appropriate and required to implement the future redevelopment of the subject lands. The redevelopment will alleviate the traffic and on-street parking concerns in the immediate area during busy funeral service hours and will also improve the functionality of the subject site.Staff have thoroughly reviewed and approved the site design for the parking lot expansion which ensures compatibility with the surrounding area with the provision of visual barriers and also exhibits better integration of the commercial use into a mixed use area. As such, Planning staff 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 Newspaper Advertisement Appendix D Department/Agency Comments Appendix E Neighbourhood Circulation Comments 2 - 4 2 - 5 2 - 6 2 - 7 2 - 8 2 - 9 2 - 10 2 - 11 2 - 12 2 - 13 2 - 14 2 - 15 2 - 16 2 - 17 2 - 18 2 - 19