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HomeMy WebLinkAboutCSD-13-085 - Zone Change Application - ZC13/06/C/BB - 430 Connaught Street REPORT TO:Planning and Strategic Initiatives Committee DATE OF MEETING:October 21, 2013 SUBMITTED BY:Alain Pinard, Director of Planning PREPARED BY:(519) 741-2200x7869 Brian Bateman, Senior Planner WARD(S) INVOLVED:Ward 3 DATE OF REPORT:September 24, 2013 REPORT NO.:CSD-13-085 SUBJECT:ZONE CHANGE APPLICATION ZC13/06/C/BB 430 CONNAUGHT STREET I. GILLANI/ C. THEMISTOCLEOUS Location Map:430 Connaught Street RECOMMENDATION: 1. That Zone Change Application ZC13/06/C/BB(I.Gillani/C. Themistocleous 430 Connaught Street),to changethe zoning from Residential Four (R-4)to Residential Six (R-6)with Special Regulation Provision(644R)in theform shown in the -September 18, 2013, attached,as Appendix A, be approved. 1 - 1 REPORT: The City of Kitchener has received an application to change the zoning on 430 Connaught Street from Residential Four (R-4) to Residential Six (R-6) with a Special Regulation Provision (644R). A single detached dwelling currently exists on the subject property which measures 15 metres wide by 100 metres long for an area of 0.15 hectares (0.38 acres).The subject lands are flanked on either side by medium density residentialapartment buildingswith single detached residential dwellings located on the opposite side of Connaught Street. To the north are vacant commercially zoned lands owned by Dare Foods.The subject property is within walking distance to Fairview Park Mall andon amajor busroute. The owner is proposing to demolish the existing single detached dwelling and erect a medium density, 5-storey, 14 unit multiple dwelling with 16 parking spaces, which exceeds the required minimum number of parking spaces according to the zoning by-law. Eight of the proposed 14 22 dwellings units are approximately 51m (549ft) in size and the remaining 6 units are approximately 22 111m (1200 ft) in size. The subject property is narrow in width (15m) but quite long (100m). As a result, the property width is too narrow for a townhouse development andthe property length too long for asingle detached dwelling. To overcome this challenge and to achieve highest and best use,a creative design approach has been proposed: A medium density multiple dwelling that utilizes a portion of the ground floor as a pass-through for vehicles and pedestrians to access the rear of the property for parking and amenity space. This design maximizes the amount of available building frontage while utilizing the rear of the lot for parking and amenity space. In order to implement the plan, a zone change is required from Residential Four (R-4) to Residential Six (R-6) with a special regulation provision. Special Regulation Provision 644R proposes to fix the location of the building footprint on the lot as well as regulating the building height and massing and the minimum amount of parking to be provided. Provincial Policy Statement, 2005 The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest 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 lands while better utilizing existing infrastructure and public services. 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 14 units in a 5-storey multiple dwelling 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. Regional staff has indicated they have no objections to the zone change proposed. 1 - 2 City of Kitchener Official Plan The subject lands are designated Arterial Commercial Corridor The Arterial Commercial Corridor designation provides for a broad range of commercial and industrial business uses, including free-standing offices. This designation also supports residential uses at higher intensities subject to meeting several criteria. These criteria include: a minimum Floor Space Ratio of 1 to a maximum 4;compatibility; and transition. Staff is of the opinion this zone change satisfies the Official Plan policy tests for the following reasons. The proposal for a 5-storey multiple dwelling has a minimum Floor Space Ratio of 1.0 thereby satisfying the first criterion outlined in the Arterial Commercial designation. The second criterion is compatibility with nearby industrial or commercial operations.Although this property does back onto vacant commercially zoned lands, staff is of the opinion there is adequate separation given the depth of the lot and the design of the site that has the proposed building situated closer to Connaught Street with the proposed rear parking providing separation from the commercially zoned lands. Moreover, there are existing residential properties located on St Jerome Crescent that are closer to these commercially zoned lands. As a result, compatibility would be achieved. The third criterion is transition. From a locational standpoint, this medium density proposal buffers or provides transition between the commercial land use along Kingsway Drive and existing low rise, low density residential land use located on the south-side of Connaught Drive. In addition, this property is situated between a 3-storey multiple residential building and a 6-storey multiple residential building. Consequently, a 5-storey building would provide a gradual transition in height and would be a compatible building form. The Housing policies in the Official Plan also outline criteria for infill development in existing neighbourhoods. The OP requires that any new buildings are appropriate in massing and scale and are compatible with the built form and character of the neighbourhood. New buildings must be sensitive to the exterior areas of adjacent properties and appropriate screening and/or buffering must be provided to mitigate any adverse impacts. The OP requires that the lands can function appropriately and not adversely impact adjacent properties by providing both an appropriate number of on-site parking spaces and an appropriate landscaped/amenity area on the site. In support of the zone change, the applicant has submitted a conceptual site plan and building elevations demonstrating how the proposal can function and how it conforms to Urban Design and Site Development policies. Staff has reviewed the conceptual site plan and is satisfied that the proposal is serviceable, has adequate parking, and can function appropriately. Staff is pleased with the proposed building elevations. The use of varying building materials, variety of colours and usable amenity space (i.e. balconies) will help animate the streetscape and provide for -on-the- The front door addresses Connaught Street and there is a strong pedestrian connection from the street. The proposed building has an articulated roof line because of the recessed balconies and the projected architectural feature consisting of an aluminum panelled fin. For all of the reasons stated above, staff is of the opinion that the proposed zone change satisfies the outlined in the Arterial Commercial Corridor designation to allow for residential development on the subject lands and that it further satisfies the housing policies for infill development. 1 - 3 Kitchener Growth Management Strategy, 2013 The Kitchener Growth Management Strategy (KGMS) helps to ensure that growth is managed effectively and that the City achieves the required density and intensification targets, while accomplishing the desired built form and function which will enhance the quality of life in Kitchener. This Growth Management Plan is based on the principle that maximizing the use of existing infrastructure is preferredand that planning for and implementing intensification is also a high priority. Planning staff is of the opinion that the requested zone change complies with the KGMS as it allows for the intensification of the subject property with new residential dwellings, better utilizes the existing infrastructure, allows for a built form that is compatible and complementary to the existing neighbourhood, and will bring new residents into a stable community. Proposed Zone Change The owner is requesting to change the zoning of the property from Residential Four (R-4) to Residential Six (R-6) with Special Regulation (644R). The proposed R-6 Zone permits the use of a multiple dwelling and special regulation 644R establishes the zoning regulations such as FSR (1.0), height (5-storeys), number of parking spaces and yard setbacks necessary to implement the building envelope and massing proposed. The R-6 zoning is also consistent with the zoning applied to the surrounding properties.The proposed Zoning By-law and Map 1arein Appendix A. Cultural Heritage Considerations There are no cultural heritage considerations identified with this proposal. Natural Environment Considerations Environmental Planning staff has no concerns with the proposed zone change. Infill Development &Density Considerations The subject lands are located within the Vanier Neighbourhood which has been the recipient of a number of infill type developments over the last several years. Most of those have been in the form of demolishing existing single detached dwellings and erecting duplexed semi-detached dwellings. Staff views this application as a completely different form of infill as the context is different. The differences are this property is located where there are a range of dwellings types from multiples to single detached dwellings, is on a bus route, the proposed form of development is compatible with adjacent medium rise apartment buildings and it provides for transition between the established low rise residential areas of Vanier andcommercial land use along Kingsway Drive. Although there were no issues raised by the public through the formal circulation of this zone change application, staff has ensured that the design of the site is sensitive to its surroundings and that the . proposed density is within limits established by the Official Plan Department and Circulation Agency Comments An internal departmental and commenting agency circulation of the above-noted application was undertaken.City and Agency staff has reviewed preliminary reports and plans and is satisfied that future development afforded by the proposed zoning can be adequately accommodated. C 1 - 4 COMMUNITY ENGAGEMENT: Circulation of the zone change application was undertaken on April 22, 2013 to all property owners within a 120 metres buffer of the subject lands. There were no comments received. Notice of the th statutory public meeting will be placed in the Record on September 27.The circulation of the application to the public and the notice of the meeting published in the Record fulfill the onsultand inform themes of the Community Engagement Strategy. 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. CONCLUSION: Planning staff is of the opinion that the proposed zone change to permit a 5-storey, 14 unit multi- residential development is an appropriate form of intensification that is compatible with the surrounding properties and provides for proper transition between commercial land use along Kingsway Drive and the low rise, low density residential lands along the south side of Connaught Street.Itis a suitable building form given the lot configuration. Finally, the proposal incorporates high levels and standards of urban design and is appropriate density for the size of lot and surrounding area.The proposal is in compliance with policies.Therefore, it is Planning this zone change proposal is considered good planning and recommends 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 1 - 5 1 - 6 1 - 7 1 - 8 1 - 9 1 - 10 1 - 11 1 - 12 1 - 13 1 - 14 1 - 15 1 - 16 1 - 17 1 - 18 1 - 19 1 - 20 1 - 21 1 - 22 1 - 23