HomeMy WebLinkAboutCSD-15-070 - Kitchener Growth Management Plan (KGMP) - Fall 2015 to Fall 2017+
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: September 21, 2015
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Natalie Goss, Senior Planner, 519-741-2200 ext. 7067
Brandon Sloan, Manager Long Range and Policy, 519-741-
2200 ext. 7648
WARD(S) INVOLVED: ALL
DATE OF REPORT: September 2, 2015
REPORT NO.: CSD-15-070
SUBJECT: Kitchener Growth Management Plan (KGMP)
Fall 2015 to Fall 2017+
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RECOMMENDATION: That the Kitchener Growth Management Plan Fall 2015 to
Fall 2017+, attached to report CSD-15-070, be approved.
BACKGROUND:
In January 2009, Council approved the Kitchener Growth Management Strategy
(KGMS). A key action item from the KGMS was to evolve the 40-year old practice of the
Staging of Development into a comprehensive plan to manage growth-related projects,
infrastructure, land use planning and development applications. In May of 2009, Council
approved the first Kitchener Growth Management Plan (KGMP). Subsequent KGMP’s
have been approved by Council in 2011 and 2013. This report provides an updated
KGMP for the 2015-2017 timeframe. The KGMP is an important tool used by internal
City divisions and external agencies in preparing their respective work programs and
Capital Budget considerations.
REPORT:
An internal staff team from Planning, Development Engineering, Transportation
Services, Finance, Building, Community Programs & Services and Information
Technology provides input into the biennial KGMP. The KGMP guides decisions on the
relative priority and timing of development applications, environmental assessments,
and a broad range of growth-related capital projects, especially infrastructure and
community facilities. The KGMP is considered in early Fall (September or October) in
order to inform the sequence of growth related infrastructure in the Capital Budget
process for the following year. The KGMP also informs and aligns with the Development
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Charges process. The KGMP is used by City divisions, the Region, the GRCA, School
Boards and other agencies to prioritize their work loads.
Synopsis of Current KGMP
Since the KGMP 2013-2015, several plans of subdivision received approval (either
through Council or the OMB) in several growth areas. In 2013 and 2014, a total of 1,981
dwelling units were draft approved. Additionally, numerous subdivision modifications
were completed and engineering plans reviewed. Many subdivisions or stages thereof,
were also registered (902 dwelling units were registered in 2014). A number of master
plans, engineering environmental assessments, construction projects and other
planning projects were undertaken – including 5 of the 7 Priority A or B projects from the
KGMP 2013-2015 are now complete.
KGMP 2015-2017+ Process
The internal staff team conducted a preliminary analysis of parcels and project timing
based on the Staging of Development criteria outlined in the KGMP (see attached
Appendix B). A draft KGMP was prepared, including the assignment of relative priorities
to land parcels. The draft KGMP was circulated to City departments, agencies,
landowners and their representatives in early July. The item was discussed at the
August meeting of the Waterloo Region Homebuilders Association Liaison Committee.
The internal staff team then synthesized the comments received in order to formulate
the responses provided in this report and to create the final KGMP.
This year, the preparation of the KGMP coincides with the Annual Monitoring Report
(CSD-15-061 – August 31, 2015).
KGMP 2015-2017+ Highlights
The KGMP 2015-2017+ includes a modified relative priority ranking based on three
categories (Priority A – green, Priority B – orange, Priority C – red). This modified
ranking system clearly indicates which applications would complete the community and
are ready to go (Priority A – green, no additional major infrastructure required), which
applications require some additional infrastructure or dependency on others (Priority B –
orange) and those which require significant studies or infrastructure to be developed
before applications can be considered (Priority C – red, typically the timing of major
infrastructure or the completion of studies is further into the future).
The outlook for the KGMP 2015-2017+ includes the consideration and relative
prioritization of a significant number of parcels of land and growth-related initiatives. The
following is a summary of the recommended prioritization of land parcels:
Priority A Priority B Priority C
21 + more than 20 24 + 4 Intensification
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Intensification Areas Areas
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The recommended Priority A and B lands consist of 20 draft approved plans, 9 plans in
circulation and 16 future plans (pending) for a total of 45 parcels. One Priority C parcel is
in circulation and 13 are future plans, all of which require future works/applications.
Although lands indicated as Priority C may be the lowest priority for development
applications, there are often initiatives recommended to be undertaken and completed
within each of these areas in advance of the submission of development applications
during the upcoming 2-year timeframe.
The approach to growth management is not just about prioritizing the number of plans of
subdivision and dwelling units. Important considerations for this Growth Management
Plan’s forecast include allocation of resources towards conducting studies that are needed
before development can be considered along with completing initiatives that are required
to move lands from draft approval to registration and construction. These initiatives include
proceeding with environmental assessments and detailed design for roads, sanitary
servicing infrastructure and improvements, intersection upgrades, new cycling path
construction, PARTS Plans, and park/trail implementation.
Responses to Preliminary Circulation
There were 15 responses received on the preliminary circulation regarding 26 parcels.
One agency, the GRCA responded and indicated they did not have any concerns. The
reminder of the responses was on behalf of various landowners and their
representatives as well as one community group. The comments received on the
preliminary circulation are contained within Appendix A to this report. The following is a
summary, by Planning Community, of the requests and a brief staff response.
Grand River South
KGMP Plan ID # 66 – Woolner Trail Community
Comment - This parcel of land is owned by the Grand River Conservation Authority. The
Woolner Trail Community requests that the boundaries of this parcel be modified to
exclude the southern portion as this is to be retained by the GRCA for conservation
purposes
Staff Response - The City’s mapping system can only show entire parcels of land.
Similar to lots which include other environmental features (see KGMP Plan ID#’s 137,
57 or 58) the entire lot fabric is shown even though significant portions of these
properties have environmental features that would restrict the developable area. Should
this larger parcel be subdivided, each subsequent parcel may be assigned appropriate
priorities in future KGMPs.
Hidden Valley
KGMP Plan ID#’s 57, 58, G – GSP Group on behalf of Pearl Valley Development Corp.
Comment – The request is to identify all parcels as Priority B as the River Road EA
process was completed by the Region in 2014. GSP suggests that this would allow the
Hidden Valley Land Use planning and sanitary servicing EA and other infrastructure
studies to be conducted concurrently in a timeframe that will facilitate the submission of
development applications on these lands within this KGMP timeframe.
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Staff Response – Staff acknowledge that there is a pending decision from the Province
on the River Road EA. Until such time as this decision has been issued, final detailed
design for construction of the River Road extension cannot formally proceed. The
KGMP includes updated timing/priority for the land use planning framework and related
sanitary servicing EA for Hidden Valley (i.e. Priority B and 2016+ timing). Upon
completion of these studies, appropriate priorities will be assigned to development
applications in subsequent KGMP’s. The parcels themselves do not have to be a higher
Staff recommends retaining Priority B timing
priority for the studies to commence.
for the Hidden Valley Land Use Plan and Sanitary Servicing EA; that KGMP Plan
ID#57 remain Priority B timing and; KGMP Plan ID#58 and G remain Priority C
timing.
KGMP Plan ID# 115 – GSP Group on behalf of 1232118 Ontario Inc.
Comment – The request is to update the comments associated with the parcel to reflect
the current status of the Official Plan Amendment and Zone Change application
submitted in May 2015 and to identify these lands as Priority A.
Staff Response – Staff have confirmed that KGMP Plan ID# 115 is not subject to a
development application. GSP is referring to applications at 1054 and 1070 Hidden
Valley Road (which is not #115). Those lands are being considered with the regular
processing of Official Plan/Zoning By-law Amendments.
Doon South Phase 1
KGMP Plan ID#37 – MHBC Planning Ltd. On behalf of Chalon Estates
staff recommend Priority A timing
Comment – Supports the .
KGMP Plan ID#116 – GSP Group on behalf of LVH Developments Inc.
Comment– The plan of subdivision was approved by the OMB in July 2015. Conditions
of approval require the construction and maintenance of a joint stormwater
management facility with KGMP Plan ID#37. The request is to identify this parcel as
Priority A.
Staff Response – Staff confirm that the OMB very recently issued the written decision
staff
regarding the draft plan approval of this plan of subdivision. As such,
recommends updating to a Priority A timing
to complete the Doon South Phase 1
community and road network.
Doon South Phase 2
KGMP Plan ID#45 – GSP Group on behalf of Tuerr Holdings Inc.
Comment – A Zone Change application has been submitted for these lands. Request
that the comments within the KGMP with respect to this property be updated to reflect
the current status of the application. Also, request clarification as to how development
applications for infill/intensification resulting in additional units are considered and
incorporated into the KGMP.
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Staff Response – The KGMP is based on a dynamic reporting system that primarily
tracks the progress of subdivision applications. Zone Change applications are typically
shown as “future plans”. However, there was a previous subdivision application on
these lands which is why the application remains shown as “in-circulation”. The notes in
the KGMP for this parcel acknowledge the Zone Change application. The result is a
Priority B status as there is no approved new zoning at this time. The application will be
considered on its own merits and assessed based on good planning principles.
In addition, infill sites within the Built-Up Area are different than sites within the
Designated Greenfield Area. Sites within Intensification Areas (i.e. Urban Growth
Centre, nodes, and corridors) are given Priority A. Sites within the Built-Up Area but
outside of these areas may be considered Site Specific Intensification Opportunities
(SSIO’s) and may also be a high priority. This information is typically confirmed as part
of a pre-submission application. The subject parcel is within the Designated Greenfield
Area and is not necessarily considered ‘infill/intensification’.
KGMP Plan ID#46 – MHBC Planning Ltd. on behalf of Ormston
Comment – This application has been draft approved and should be identified as
Priority A.
Staff Response – At the time of circulation of the draft KGMP the appeal period for this
plan of subdivision had not expired. Staff was aware that the status of this application
may change prior to the KGMP being presented to Committee of Council. The appeal
period has now expired and this application is draft approved. The majority of the plan
can be serviced through existing infrastructure and the remainder can utilize available
capacity in the new Doon South Phase 2 pumping station (under construction). In
addition, this plan of subdivision will deliver the necessary segments of Thomas Slee
Drive and Blair Creek Drive which will complete the collector road network in this area.
Staff recommends updating to a Priority A timing
.
KGMP Plan ID#97 – Pieter/Catherine Vos and Mattamy
Comment (Pieter/Catherine Vos) – The east portion of their property is not included in
the KGMP. It should be included and assigned a Priority A.
Staff Response (Pieter/Catherine Vos) – Lands which are registered are no longer
shown in the KGMP as necessary approvals have been granted and the lots created.
The portions of the lands remaining within the KGMP are ones which still require
approvals/registrations.
staff recommended Priority A timing
Comment (Mattamy) – Supports the .
KGMP Plan ID#101 – Mattamy
staff recommended Priority A timing
Comment– Supports the .
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KGMP Plan ID#139 – Activa Management Corp and Hansen
Comment – This parcel is located adjacent to a multiple residential block that is within
Activa’s subdivision. That adjacent subdivision (KGMP Plan ID#90) is a Priority A. It is
Activa’s intention to consolidate #139 with #90 and develop them concurrently. The
request is to identify this parcel as Priority A.
Staff Response – The subject site could potentially be considered via a modification to
the adjacent plan of subdivision. Although servicing may be available shortly, the site
requires a zone change, consideration of a subdivision modification and may include the
staff is recommending Priority B timing
submission of technical studies. As a result, .
Huron South
KGMP Plan ID#29 – Davies Howe on behalf of Becker Estates Ltd.
Comment– Request that these lands be assigned a Priority A as these lands have
been draft approved since 2009. Request clarification as to how these lands were
assessed against the KGMP criteria.
Staff Response – Although this plan of subdivision was draft approved at the OMB
several years ago, it is contingent upon the timing and construction of the South
Strasburg Sanitary Trunk Sewer. That trunk sewer needs to be constructed through
multiple parcels to the east. These other parcels require the submission of updated
development applications prior to the construction of this infrastructure work. The KGMP
criterion is located within the document. Priority A is assigned to parcels that have no
significant outstanding infrastructure requirements or dependencies. It would not be
logical from a growth management perspective to indicate the furthest parcel in a
Planning Community (from a servicing perspective) with a higher priority than the other
parcels. According to the Credit Refund Agreement Policy, both Priority A and B parcels
Staff recommends retaining a Priority B
may be eligible for consideration. .
Rosenberg
KGMP Plan ID#’s 118 and 119 – Mattamy
staff recommended Priority A timing
Comment– Supports the .
KGMP Plan ID#’s 120– Bousfields on behalf of South Estates and KGMP Plan ID#121 -
Davies Howe on behalf of Big Spring Farms Ltd.
Comment – Request Priority A as this plan of subdivision was approved in 2015 and
final approval is pending from the OMB.
Staff Response – Parcels which are under appeal at the OMB remain with the priority
assigned prior to the appeal. The priority may be change upon receipt of a written
decision from the OMB where appropriate and when the applications are farther along
in the development process. Parcels, including those in the Rosenberg Secondary Plan
area, that have immediate servicing in place (i.e. south Rosenberg) are a higher priority.
The Middle Strasburg Sanitary Trunk Sewer (MSSTS) is required, through lands to the
east (those on the east side of Fischer Hallman Road), for these parcels to develop.
The timing of the MSSTS is currently 2022-2024. The priority of the lands to the east
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are identified as Priority B. Given this, from a growth management perspective, it is not
logical for the subject parcels to have a higher priority for registrations in the next 2
years. Lands on the east side of Fischer Hallman Road were previously zoned and part
of a previous Community Plan. Staff is aware of the possibility of a Development
Charge Credit Refund Agreement request during this KGMP timeframe. Priority A and B
Staff recommends retaining the Priority B
parcels may be eligible for consideration.
timing
.
KGMP Plan ID#132 – MHBC Planning on behalf of Stamm Investments
staff recommended Priority B timing
Comment– Supports the .
KGMP Plan ID#133 – Mattamy and KGMP Plan ID #’s 134, 135, 136 - MHBC Planning
Comment – Request Priority B as the properties adjacent and to the immediate east are
ahead in planning/engineering stages. All lands west of Fischer Hallman Road north of
Williamsburg Cemetery require the same offsite infrastructure in order to proceed (i.e.
Middle Strasburg Sanitary Trunk Sewer). Priority B would allow the completion of
technical reports and a plan of subdivision application.
Staff Response – Staff are open to considering pre-submission applications/meetings
for these lands to occur within this KGMP timeframe. These meetings can be used to
outline the technical studies that will be required and the process to be used to
undertake them. Although servicing and other necessary infrastructure may be years
away (current Capital Budget timing for the sewer is 2022-2024 plus the extension of
local sewers through numerous parcels), a pre-submission application would provide
the landowners the ability to further work on the required technical studies and the lands
Staff recommends retaining Priority C
will be reconsidered in the next KGMP.
timing
.
Laurentian West Phase 3B
KGMP Plan ID# 117 - Activa Management Corp.
Comment – The reference to the 2009 relative priority ranking as approved by Council
should be removed as these lands have been draft approved and zoned. A sanitary
servicing solution has been confirmed and approved via the EA for the Ottawa-Trussler
Area Sewage Facility. Request is for Priority A.
Staff Response – The timing of the Ottawa-Trussler sewage facility is currently 2023.
Staff is aware of the possibility of a Development Charge Credit Refund Agreement
request during the upcoming KGMP timeframe. Parcels which are identified as Priority
Staff recommends retaining the Priority B
B are eligible for consideration. . Reference
to the previous Council approved ranking is removed as the stipulations are complete.
69 Amherst Drive – GSP Group
Comment – An application has been submitted for an Official Plan Amendment and
Zone Change. The property should be identified as part of the KGMP.
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Staff Response – This parcel is not within the Designated Greenfield Area and is also
not within an Intensification Area in the Built-up Area. Therefore, the parcel is not
shown in the KGMP. The application will be considered on its own merits and assessed
based on good planning principles.
Southwest Kitchener
The OMB recently approved a settlement regarding the Region’s Official Plan. A result
of this settlement is that in the Region’s Plan, additional lands are added to the Urban
Area, along with new and revised policies. This includes portions of land within
southwest Kitchener. A process is now required through the Region for the lands to be
identified within Kitchener’s Official Plan as City Urban Area. Following that process, the
lands will be identified in a future KGMP as ‘hatched’. Future studies will be required for
these lands and they will also be identified and a timing/relative priority provided. Once
the high-level studies are completed and after the lands have an urban land use
designation in the City’s Official Plan, individual parcel priorities for development
consideration would then be reflected in a future KGMP. All of the above is consistent
with past practice and good growth management principles (i.e. the same approach was
taken for the previous lands that were added to the Urban Area and subject to
community master planning studies and the Rosenberg Secondary Plan).
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
Strategic Priority 3 – Safe and Thriving Nieghbourhoods
Strategy 3.3 – Manage growth, curb urban sprawl, and foster more mixed-use
development, ensuring new development is integrated with diversity and character of
the surrounding community
Business Plan #51 – Kitchener Growth Management Plan 2015-2017.
FINANCIAL IMPLICATIONS:
Decisions on the KGMP are intended to inform the growth-related Capital Budget
Forecast and assist with the coordination of the provision of services and timing of
development. Changes to the KGMP may impact the timing and/or financial implications
of infrastructure and non-infrastructure projects (although there are numerous other
factors and influences). The KGMP is also reflective of the 2014 Development Changes
Background Study and the timing updates in the most recent approved Capital Budget.
COMMUNITY ENGAGEMENT:
INFORM – This report has been posted to the City’s website with the agenda in
advance of the council / committee meeting.
CONSULT – A draft KGMP was circulated to departments, agencies, landowners and
their representatives in early July. Consideration of their comments is reflected in this
report. This item was also discussed at the August meeting of the Homebuilders
Association Liaison Committee.
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CONCLUSION:
The KGMP provides a comprehensive plan that identifies the relative priority for
development applications, studies and infrastructure projects within growth areas. The
KGMP directly implements the City’s Growth Management Strategy and Strategic Plan.
REVIEWED BY:
Della Ross, Manager of Development Review
Linda Cooper, Manager of Development Engineering
Ken Carmichael, Manager of Transportation Planning
Mark Hildebrand, Director of Community Programs & Services
Ruth Anne Goetz, Senior Financial Analyst
ACKNOWLEDGED BY:
Michael May, Deputy CAO (Community Services)
ATTACHMENTS:
Appendix A – Preliminary Circulation Comments Received
Appendix B – Kitchener Growth Management Plan Fall 2015 to Fall 2017+ (available
online)
http://www.kitchener.ca/en/businessinkitchener/kitchener_growth_management_plan.asp
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CSD-15-070
Appendix A
Preliminary Circulation
Comments Received
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