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HomeMy WebLinkAboutCSD-15-020 - Zone Change Application ZC14-09-O-GS - 402 & 404 Ottawa Street South - Saint Maurice Coptic Orthodox Church REPORT TO: Community & Infrastructure Services Committee DATE OF MEETING: March 30, 2015 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Garett Stevenson, Planner, 519-741-2200 x 7070 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: February 18, 2015 REPORT NO.: CSD-15-020 SUBJECT: Zone Change Application ZC14/09/O/GS Coptic Orthodox Patriarchate Saint Maurice Coptic Orthodox Church 402 & 404 Ottawa Street South, Kitchener ______________________________________________________________________ RECOMMENDATION: That Zone Change application ZC14/09/O/GS (Coptic Orthodox Patriarchate Saint Maurice Coptic Orthodox Church) for the purpose of changing the zoning of the subject properties from Residential Six (R-6) to Neighbourhood Institutional (I-1) with SpecialRegulation Provision 667Rbe- 2015, attached to Report CSD-15- Subject Properties: 402 and 404 Ottawa Street South *** This information is available in accessible formats upon req Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. 4 - 1 REPORT: The subject properties are municipally addressed as 402 & 404 Ot subject properties is currently developed with a residential bui both of which are in poor condition and proposed to be demolished and redeveloped with an religious institution at 388 Ottawa Street South. zoned as Residential six (R-6). The owner has applied for a Zone Change Application to change th Neighbourhood Institutional (I-1) to facilitate the comprehensiv with an expansion to the existing religious institution at 388 O Regional road widening along Ottawa Street South, Special Use Pr permit a reduced front yard setback from the Ottawa Street South than 6.0 metres. Provincial Policy Considerations: Provincial Policy Statement The Provincial Policy Statement (PPS) provides policy direction related to land use planning and development. The PPS is suppor patterns that optimize the use of land, resources, and public in service facilities. Further, esilient development and land use patterns by accommodating an appropriat long-term needs of a community, including a mix of residential, , institutional (including places of worship), recreation, park and open space, and other uses. Planning staff is of the opinion that the proposed zone change a redevelopment of the properties with an expanded religious insti community. Through the site planning process, the site will be planned higher order transit. The development will enhance and infrastructure. No new roads would be required for the proposed have confirmed there is capacity in the sanitary sewer to permit Planning staff is of the opinion that the Zone Change applicatio intent of the PPS. Growth Plan for the Greater Golden Horseshoe The subject properties are within the Built-up Area as defined i Golden Horseshoe (Growth Plan). The Growth Plan promotes the de balanced communities. The Plan is also supportive of the approp residential neighbourhoods with new development, including non-r Planning staff is of the opinion that the Zone Change applicatio allows for the appropriate redevelopment of the subject property 4 - 2 Regional Policy Considerations: Regional Official Policies Plan (ROPP) & Regional Official Plan The ROPP identifies the subject lands as within the City Urban A appeal, also identifies the subject properties as within the Bui ROP, land use policies support and promote a liveable Region that is comprised of compact and complete communities that provide full services for residents at Planning staff is of the opinion that the Zone Change applicatio Policies Plan as well as the Regional Official Plan. Further, Regional Planning staff have advised that there are no change. The Community Building Strategy (CBS) The Community Building Strategy provides an overall framework an Transit route and specific Station Areas. Planned higher order along the existing rail corridor at Mill Street/Ottawa Street So ION splits at the rail corridor/Ottawa Street South and travels and westbound along the rail corridor to Borden Avenue. The CBS identifies the role and evolution of the Mill Station Ar change into a transit oriented and mixed use area that will prot transforming key sites and areas into higher densities and mixed The City will define the specific direction of growth and develo Transit Station Area planning process currently scheduled for 20 City Policy Considerations: Current Official Plan The subject property is designated Rise Residential designation recognizes the existing scale of re a variety of low density residential uses. The predominant land District is residential, but it is intended to accommodate, enco, including religious institutions, in residential areas at a scal of low rise housing. New Official Plan The new Official Plan for the City of Kitchener was adopted by K 2014 which was approved by the Region of Waterloo on November 19 under appeal. The subject properties are also designated as Low Rise Residenti permits the mixing of residential and non-residential uses, incl religious institutions have been designated as Institutional in the new Official Plan, including the adjacent property (388 Ottawa Street South). It is anticipated tha approved institutional zoning will be designated as Institutional in the new Official Plan through future comprehensive amendments or updates. 4 - 3 Planning staff are of the opinion that the requested application and new Official Plan policies. Planning Around Rapid Transit Stations Areas (Phase 1 and 2) PARTS Phase 1 includes an identification of recommended draft st background information, and a project plan for how to undertake area planning exercises. The subject properties are within the Rockway Stations Study Are is generally bounded by the Iron Horse Trail to the north, the C southerly boundary of the Rockway Golf Course and Conestoga Park rear of properties on Ottawa Street South and Highland Road to t are located in close proximity to the future Mill Street ION sta Ottawa Street South and Mill Street. As part of Phase 2 of PARTS, five corridor-wide initiatives were completed which include; Interim Direction, Communications Approach, Urban Design Guidelines, San and Transportation Demand Management (TDM) Strategy. Special Policy 58 in the Official Plan was recently approved to implement new Transportation Demand Managem the Interim Direction corridor-wide initiative. The main purpos new policies to provide general direction in reviewing developme station area planning exercises are completed. Special Policy 58 development/redevelopment opportunities in advance of the prepar Station Area Plans and to ensure stable residential neighbourhoo and incompatible development/redevelopment proposals. Planning staff are of the opinion that the proposed Zone Change Direction policies in Special Policy 58 of the Official Plan. Planning Analysis: The applicant has applied for a Zone Change application to chang Neighbourhood Institutional (I-1) to facilitate the comprehensiv with an expansion to the existing religious institution on the a South. Due to a future Regional road widening along Ottawa Stre 667R is also proposed to permit a reduced front yard setback fro metres rather than 6.0 metres. In addition to a religious institution, the Neighbourhood Instit following additional permitted uses; Day Care Facility, Educatio Institution. The following uses currently permitted by the Resi permitted with under the Neighbourhood Institutional (I-1) Zone; Detached Duplex Dwelling, and Street Townhouse Dwelling. Two comments were received as a result of the circulation of the in support of the application stating that additional day care, the neighbourhood are good. The recommended zoning would permit expand which is proposed to include accessory uses such as commu classrooms. The second commenter suggested that the buildings w lack of maintenance to provide justification for their removal a the neighbourhood would follow suit. Planning Staff do not cons residential buildings when evaluating the merits of a land use c removed, they could be replaced with new residential buildings u Municipal Code sets standards for maintenance and occupancy applying to all 4 - 4 properties. All property owners are required to repair and maintain their pr standards. If a complaint is received, a Kitchener property-sta determine if a violation exists. If a violation is found, the of advising the owner of the violation and requiring that it be rem The commenter also noted concerns with their own front lawn parkl expropriation of a portion of their property for the widening ofof-way. Planning staff have followed up directly with the Commenter to a The proposed zoning is appropriate as it will allow for the expa complete communities with a mix of land uses, including resident The proposed demolitions do not result in a substantial loss of redevelopment is an appropriate use fronting onto a Regional Roa pedestrian, vehicular, bicycle, and transit connections to Ottaw will permit other accessory community uses such as a day care, c Planning staff recommend amending the zoning for the subject pro ment of these properties with a religious institution align with Regional, and City policies and will contribute positively to Re transit. Planning staff are of the opinion that the proposed Ne appropriate for the subject properties and represents good planning. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: This proposal supports development of our community and will ali Plan as it ensures the implementation of the community priority Development. The proposed Zone Change Application would rezone lands to facilitate a compatible institution with the surrounding neighbourhood. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are associated with COMMUNITY ENGAGEMENT: INFORM Notice of the public meeting will appear in The Record on March mailed to both interested residents whom provided written commen CONSULT The Zone Change application has been circulated for comment to departments, external agencies, and all property owners within 1 December 5, 2014. Written responses from two interested resident. One commenter was in support of the application and one commente condition of the existing buildings and some unrelated issues. both commenters. This report will be pa in advance of the committee meeting. A notice sign has also been erected on the property facing Ottaw South. CONCLUSION: Planning Staff are of the opinion that the proposed site specifi expansion of the adjacent religious institution is compatible an properties. The redevelopment of the site is consistent with th 4 - 5 Plan for the Greater Golden Horseshoe, and the Regional Official recommend that Zone Change Application ZC14/09/O/GS, as attached, be approved. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services) Attachments: oning By-law & Map No. 1 Notice 4 - 6 CSD-15-020 Appendix A PROPOSED BY LAW February 18, 2015 BY-LAW NUMBER ___ OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener Coptic Orthodox Patriarchate Saint Maurice Coptic Orthodox Chur 402 & 404 Ottawa Street South) WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified above; NOW THEREFORE the Council of the Corporation of the City of Kitc follows: 1. Schedule Number 117 o-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No. 1, from Residential Six Zone (R-6) to Neighbourhood Institutional Zone (I-1) with Special Regulation Provision 667R. 2. Schedule Number 117 -law Number 85-1 is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 a 3. DBy-law 85-1 is hereby amended by adding Section 667 as follows: 667. Notwithstanding Section 31.3 of this By-law, within the lan Institutional (I-1), shown as affected by this subsection, on Schedule 117 of Appendix a) PASSED at the Council Chambers in the City of Kitchener this ______day of ___________, 2015 _____________________________ Mayor _____________________________ Clerk 4 - 7 SCHEDULE 144SCHEDULE 145 SCHEDULE 118 4 - 8 CSD-15-020 Appendix B Advertised in The Record March 6, 2015 PLANNING MATTERS: PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS A PROPOSED AMDNEMDNT TO THE KITCHENER ZONING BY-LAW UNDER THE SECTION 34 OF THE PLANNING ACT 402 and 404 Ottawa Street South The City of Kitchener has received an application for a Zone Chato change the zoning from Residential Six (R-6) to Neighbourhood Institutional (I-1) allow the propert Planning & Strategic Initiatives Committee The public meeting will be held by the , a Committee of Council which deals with planning matters on: MONDAY, MARCH 30 at 7:00 P.M. nd COUNCIL CHAMBERS, 2 FLOOR, CITY HALL 200 KING STREET WEST, KITCHENER. Any person may attend the public meeting and make written and/or If a person or public body does not make oral submissions at this public opposition to, the above noted proposal. meeting or make a written submission prior to approval/refusal of this, the person or public body is not entitled to appeal the decision to the Ontario Municipal Board, and may not be added as a party to the hearing of an appeal unless there are reasonable grounds in the opinion of the Board. ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewin meeting agenda (posted 10 days before the meeting at www.kitchener.ca - click on the date in the Calendar of Events and th select the appropriate committee), or in person at the Planning Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Garett Stevenson, Planner - 519-741-2200 x 7070 (TTY: 1-866-969-9994) Garett.Stevenson@kitchener.ca 4 - 9 CSD-15-020 Appendix C 4 - 10 4 - 11 4 - 12 4 - 13 4 - 14 4 - 15 4 - 16 CSD-15-020 Appendix D 4 - 17 4 - 18