HomeMy WebLinkAboutCSD-16-071 - Draft Plan of Subdivision - 30T-08203 - ZC16-004-N-BB - New Dundee Road
REPORT TO: Planning & Strategic Initiatives Committee
DATE OF MEETING: December 5, 2016
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Brian Bateman, Senior Planner,519-741-2200 ext. 7869
WARD(S) INVOLVED: Ward 4
DATE OF REPORT: October 31,2016
REPORT NO.: CSD-16-071
SUBJECT: ZONING BY-LAW AMENDMENT ZC16/004/N/BB
ACTIVA HOLDINGS INC.
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*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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RECOMMENDATION:
That Zone Change Application ZC/16/004/N/BB (Activa Holdings Inc.) requesting a
change in zoning from Residential Four Zone (R-4) with Special Regulation Provision
405R, Residential Six Zone (R-6), Community institutional Zone (I-2), Convenience
Commercial Zone (C-1) with Special Regulation Provision (491R) and Special Use
Provision (386U), Neighbourhood Shopping Centre Zone (C-2) with Special Regulation
Provision (490R) and Special use Provision (385U), Open Space Zone (P-2), and Public
Park Zone (P-1) to: Residential Four Zone (R-4) with Special Regulation Provisions (685R
and 686R); Residential Six (R-6) with Special Regulation Provisions (685R, 687R, 688R
and 689R);Community institutional Zone (I-2) with Special Regulation Provisions (685R,
687R and 689R), Convenience Commercial Zone (C-1) with Special Regulation Provisions
(491R, 685R, 688R and 689R) and Special Use Provision (386U), Neighbourhood
Shopping Centre Zone (C-2) with Special Regulation Provisions (490R, 685R, 688R and
689R and Special Use Provision (385U); and Hazard land Zone (P-3) be approved in the
-November 4, 2016 attached to Community
Services Department Report CSD-16-071 A
EXECUTIVE SUMMARY: This zone change application is proposing to alter zoning regulations
on the lands zoned R-4, R-6, I-1, C-1 and C-2 relating to residential building setbacks and
building height in order to accommodate and recognize new housing products being proposed
by Activa on their draft approved subdivision known as Stauffer Woods, 30T-08203.
REPORT:
The Stauffer Woods Plan of Subdivision is located in the Doon South Community bounded by
Groh Drive and Dodge drive to the east, New Dundee Drive to the south, Reidel Drive to the
west and Stauffer Drive to the north.The plan consists of approximately 1500 residential units
on a modified grid street road pattern which also includes open space and commercial land
uses.
was approved by Ontario Municipal Board in March of 2009. A
number of draft plan approval conditions were imposed on the plan of subdivision to ensure the
development complies with the stormwater management recommendations/ criteria of the
Upper Blair Creek Functional Drainage Study as well as to protect and monitor adjacent natural
heritage features. Urban design requirements for priority lots and lands abutting cultural heritage
roads were also incorporated into the approval of the subdivision to ensure compliance with the
were also imposed regarding servicing requirements
and traffic. The approved zoning also established zone limits to ensure the protection of abutting
natural heritage features (and their associated buffers) in accordance with the approved
recommendations of the Environmental Impact Reports submitted in support of the applications.
The residential zoning categories, as originally approved by the Board, generally permit a range
of unit types characteristic of the Low Rise Residential designation.
Since the B
the proposed public elementary school block in the first stage of the subdivision in order to
ion, including the new
school site, was registered on June 26, 2015 as Plan 58M-584. In addition to the school,
Moorelands Crescent has been constructed and homes are built or under construction.
Proposed Zone Change
The proposed zone change is to allow for a reduction in yard regulations and an increase in the
overall height of buildings. These new regulations will result in improved design flexibility and
land efficiencies to help drive better urban design through enhanced architectural articulation
and compact urban form, porches and verandahs, and varied rooflines which together will
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create a more attractive, lively andinviting streetscape. Moreover, the proposed changes will
recognize andfacilitate the provision of different housing styles (i.e. back-to-back townhouses)
and options that are detailed in the amending zoning by-law. This approach is consistent with
other approved subdivisions located in other parts of the City (e.g. the Mattamy Subdivision on
ussler Road Subdivision). The proposed zone change
does not change the approved land uses of the plan or alter the configuration of the plan; nor
does itpropose to change the 6 metre driveway parking setback, reduce the number and
availability ofon-street parking spaces or decrease the boulevard space used for street tree
planting. These will remain unchanged as originally approved.
Provincial and Regional Policy Conformity
Provincial Policy Statement (2014)
The Provincial Policy Statement (PPS) sets the policy foundation for regulating the development
and use of land. The PPS promotes building healthy, liveable and safe communities. Specific
policies promote the efficient development of lands; the provision of a range of housing types,
institutional lands, parks and open spaces to meet long-term needs; avoiding development that
may cause environmental, public health or safety concerns; and providing land use patterns that
are transit supportive, and that support active transportation, including the provision of trails and
linkages. The proposed development is consistent with the PPS.
2006 Growth Plan for the Greater Golden Horseshoe
The subject lands are designated as part of the Designated Greenfield Area as defined by the
2006 Growth Plan for the Greater Golden Horseshoe.
new development taking pace in designated greenfield areas will be planned, designated, zoned
and designed in a manner that contributes to creating complete communities, creates density
and urban forms that support walking, cycling, and which provide a mix of residential housing
types.
Regional Official Plan & Regional Official Policies Plan
The subject lands are within the Urban Area established in the Regional Official Plan & the
Regional Official Policies Plan. Regional policies generally promote the establishment of a full
range of housing types, efficient land use patterns and land use patterns that support alternative
modes of transportation including transit, walking and cycling. The proposed Plan of Subdivision
and Zone Change applications conforms to the Regional Official Plan or Regional Official
Policies Plan.
Municipal Policy Considerations
Official Plan Designation (in effect)
This application conforms to the Official Plan. The subject lands are designated Low Rise
Residential and Open Space Low Rise Residential districts shall
accommodate a full range of housing types at a maximum density of 25 units per hectare as
well as other compatible non-residential uses. In these districts the City favours the mixing and
integration of different forms of housing to achieve an overall low intensity of use. The proposed
range of residential, park and open space uses under consideration conforms to the Low Rise
Residential designation established in the Doon South Community Plan.
In addition, the Urban Design policies and the City Urban Design Manual encourage and
support architectural variety and styles that these regulations will offer.
New Official Plan (under appeal)
This application conforms to the Official Plan. The subject lands are designated primarily Low
Rise Residential with some Open Spaceand Natural Heritage Conservation
Adopted Official Plan (under appeal). The Low Rise Residential Designation supports a full
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range of housing types at an overall low intensity of use in addition to recognizing housing
innovation and height variations providing these changes are consistent with the surrounding
neighbourhood.The requested zone change is intended to allow for design flexibility which will
provide for innovative low rise housing to the market. As a result, the proposed residential uses
conform to the designation in this plan.
Doon South Communty Plan
The subject lands are designated Low Rise Residential and Open Space in the Doon South
Community Plan. The proposed plan of subdivision is consistent with the land use designations
and policies contained in the community plan.
Planning Analysis:
In considering the foregoing, Staff is supportive of the proposed Zone Change to implement a
more flexible set of regulations. Staff is of the opinion that these zoning regulations enable and
encourage a broader range of house designs, styles and architectural enhancements in a more
compact urban form which supports the urban design direction to create more lively and
varied streetscapes. The proposed zone change will improve the community design elements of
the Plan of Subdivision by providing variety within the community while maintaining the unique
character of the Doon South neighbourhood.
In summary, staff is supportive of the changes in zoning regulations proposed and is considered
Official Plan, ROP and PPS.
initiatives.
The proposed zoning regulations have undergone an extensive review process and staff
is satisfied incorporating any revisions through appropriate regulations.
Transportation Planning staff has tested these regulations (i.e. corner lots) and is
satisfied the proposed regulations will not pose a safety hazard and/or visibility risk for
both vehicular and pedestrian traffic.
Transportation Planning staff has tested the proposed yard regulations against the
provision to provide on-street parking and is satisfied they do not compromise the ability
to provide on-street parking.
It does not change or affect any of the environmental regulations imposed on the plan.
The zoning regulations do not affect the width of boulevard right-of ways as originally
approved thereby not compromising street tree planting.
Ithas undergone apublic consultation review process resulting in changes that all
parties have agreed to.
The proposed changes to the zoning regulations provide for a variety of housing types
and styles in a more compact urban form that are considered compatible and desirable
in a low rise residential area.
In considering the foregoing, staff is recommending the approval of the zone change
application.
AGENCY COMMENTS:
Commenting agencies and City departments have provided extensive review of the technical
considerations associated with this zone change request. Staff is satisfied and supportive of
the changes under consideration.
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ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
through the delivery of core service.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are associated with these recommendations.
COMMUNITY ENGAGEMENT:
INFORM & CONSULT- The subject application was circulated by mail within a 120 metre radius
as required by Council policy. There were three responses received from residents located on
Moorelands Crescent who back onto the northerly portion of the subject lands. Their concern
was with potential impacts (i.e. views and privacy) associated with new homes being
constructed directly behind their homes using these new zoning regulations. To address the
concerns, render drawings were prepared by MHBC to illustrate the relationship of new homes
using the revised regulations to existing homes located along Moorelands Crescent. These did
not satisfy resident concerns so a meeting was held on September 15, 2016 at the Doon Valley
Golf Course.A total of five residents along with Planning staff and MHBC/Activa were in
attendance. There was a lot of positive back and forth discussion generated from both sides. In
the end, it was agreed upon by all parties in attendance that the proposed zoning regulations
would not apply to those lots that immediately back onto Mooreland Crescent and that there
was no concern with the balance of the lands having these revised regulations.
Notice of the Planning and Strategic Initiatives Committee Meeting will be given in the Record
on November 11, 2016.
CONCLUSION: City of Kitchener staff supports the proposed Zone Change application. Staff
is of the opinion that the proposed zoning regulations are desirable for the future development
of the subject lands, which the proposed regulations will ensure that the subject lands develop
appropriately within the context of the surrounding neighbourhood and are consistent with
. The Zoning Bylaw Amendment is consistent with the
Provincial Policy Statement, Growth Plan for the Greater Golden Horseshoe, and the Regional
Official Policies Plan. Accordingly, Planning staff recommends that the Zoning By-law
Amendment application ZC16/004/N/BB be approved.
ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services)
REVIEWED BY: Della Ross, Manager of Development Review
ACKNOWLEDGED BY:
Michael May, Deputy CAO
Community Services Department
Appendices
A- Map 1 & Zoning By-law
B Agency Comments
C Resident Comments
D Newspaper Notice
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FILE:
ZC16004NBB
FROM RESIDENTIAL FOUR ZONE (R-4)WITH SPECIAL REGULATION PROVISION 405RTO RESIDENTIAL FOUR ZONE (R-4)WITH SPECIAL REGULATION PROVISIONS685R AND 686RFROM RESIDENTIAL SIX ZONE (R-6)TO RESIDENTIAL
SIX ZONE (R-6)WITH SPECIAL REGULATION PROVISIONS685R, 687R AND 689RFROM COMMUNITY INSTITUTIONAL ZONE (I-2)TO COMMUNITY INSTITUTIONAL ZONE (I-2)WITH SPECIAL REGULATION PROVISIONS685R,
687R AND 689RFROM NEIGHBOURHOOD SHOPPING CENTRE ZONE (C-2)WITH SPECIAL REGULATION PROVISION 490RAND SPECIAL USE PROVISION 385UTO NEIGHBOURHOOD SHOPPING CENTRE ZONE (C-2)WITH SPECIAL
REGULATION PROVISIONS490R, 685R, 688R AND 689RAND SPECIAL USE PROVISION 385UFROM CONVENIENCE COMMERCIAL ZONE (C-1)WITH SPECIAL REGULATION PROVISION 491RAND SPECIAL USE PROVISION 386UTO
CONVENIENCE COMMERCIAL ZONE (C-1)WITH SPECIAL REGULATION PROVISIONS 491R, 685R,688R AND 689RAND SPECIAL USE PROVISION 386UFROM OPEN SPACE ZONE (P-2)TO HAZARD LAND ZONE (P-3)FROM PUBLIC
PARK ZONE (P-1)TO HAZARD LAND ZONE (P-3)
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ZONE GRID REFERENCE SCHEDULE NO. 205, 206, 207, 208, 209 AND 210OF APPENDIX 'A'KITCHENER ZONING BY-LAW 85-1A-1 AGRICULTURAL ZONEC-1 CONVENIENCE COMMERCIAL ZONEC-2 NEIGHBOURHOOD SHOPPING
CENTRE ZONEI-2 COMMUNITY INSTITUTIONAL ZONEP-1 PUBLIC PARK ZONEP-2 OPEN SPACE ZONEP-3 HAZARD LAND ZONER-3 RESIDENTIAL THREE ZONER-4 RESIDENTIAL FOUR ZONER-6 RESIDENTIAL SIX ZONE
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Appendix A Bylaw and Map 1
BY-LAW NUMBER
November 4, 2016
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law No. 85-1, as amended, known as the
Zoning By-law for the City of Kitchener
Activa Holdings Inc.
(Stauffer Subdivision 30T-08203)
WHEREAS it is deemed expedient to amend Zoning By-law 85-1;
NOW THEREFORE the Council of The Corporation of the City of Kitchener enacts
as follows:
1. Schedule Numbers 205, 206, 207, 208, 209 and 210 of Appendix A to By-law
85-1 are hereby amended by changing the zoning applicable to the parcel of land
specified and illustrated as Area 1 on Map No. 1, attached hereto, from Residential
Four (R-4) with Special Regulation Provision 405R to Residential Four Zone (R-4)
with Special Regulation Provisions 685R and 686R.
2. Schedule Numbers 205, 206, 207, 208, 209 and 210 of Appendix A to By-law
85-1 are hereby amended by changing the zoning applicable to the parcel of land
specified and illustrated as Area 2 on Map No. 1, attached hereto, from Residential
Six Zone (R-6)to Residential Six Zone (R-6) with Special Regulation Provisions
685R,687R and 689R.
3. Schedule Numbers 206 and 207 of Appendix A to By-law 85-1 are hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 3 on Map No. 1, attached hereto, from Community Institutional
Zone (I-2) to Community Institutional Zone (I-2) with Special Regulation Provisions
685R,687R and 689R.
4. Schedule Number 207 of Appendix A to By-law 85-1is hereby amended by
changing the zoning applicable to the parcel of land specified and illustrated as
Area 4 on Map No. 1, attached hereto, from Neighbourhood Shopping Centre
Zone (C-2) with Special Use Provision 385U andSpecial Regulation Provision
490R to Neighbourhood Shopping Centre Zone (C-2) with Special Use Provision
385U andSpecial Regulation Provisions 490R, 685R, 688R and 689R.
5. Schedule Numbers 206 and 207 of Appendix A to By-law 85-1 are hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 5 on Map No. 1, attached hereto, from Convenience
Commercial Zone (C-1) with Special Use Provision 386U and Special Regulation
Provision 491R to Convenience Commercial Zone (C-1) with Special Use
Provision 386U and Special Regulation Provisions 491R, 685R, 688R and 689R.
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Appendix A Bylaw and Map 1
6. Schedule Numbers 208 and 209 of Appendix A to By-law 85-1are hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 6 on Map No. 1, attached hereto, from Open Space Zone (P-2)
to Hazard Land Zone (P-3).
7. Schedule Numbers 208 and 209 of Appendix A to By-law 85-1are hereby
amended by changing the zoning applicable to the parcel of land specified and
illustrated as Area 7 on Map No. 1, attached hereto, from Public Park Zone (P-1) to
Hazard Land Zone (P-3).
8. Schedule Numbers 205, 206, 207, 208, 209 and 210 of Append-law
85-1 are hereby further amended by incorporating additional zone boundaries as
shown on Map No. 1 attached hereto.
9. -law 85-1 is hereby amended by adding Section 685 thereto as
follows:
685.
(i) Notwithstanding Section 5.6A.4 a) of this By-law, within the
lands shown on Schedule Numbers 205, 206, 207, 208, 209
and 210
shall apply for permitted projections for dwellings:
(a) Terraces, porches and decks may be located within a
required side yard abutting a street provided the
terrace, porch or deck is set back a minimum of 1.5
metres from the lot line abutting a street whether or not
covered and provided they are not enclosed and do not
exceed 1.2 metres in height above finished grade level.
All railings that are attached to a terrace,porch or deck
shall beconstructed in a manner and of materials that
do not obstruct visibility of approaching traffic.
(ii) Notwithstanding Section 5.24 of this By-law, within the lands
shown on Schedule Numbers 205, 206,207, 208, 209 and
210
apply:
(a) The minimum setback for any residential building or
part thereof, located on a lot which is abutting an
art
Official Plan, shall be 12.0 metres from the street line,
provided however that for multiple dwellings and street
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Appendix A Bylaw and Map 1
townhouse dwellings containing a minimum of four
dwelling units, or any residential building with primary
access from such arterial road, the setback
requirements of the applicable zone shall apply. Any
buildings located less than 12.0 metres from an arterial
road shall be developed in accordance with mitigation
measures recommended in the approved Noise Study
as part of the Plan of Subdivision approval for the lands,
but such mitigation measures shall not include noise
walls or berms.
(iii) Notwithstanding Sections 5.3, 6.1.1.1 b) iv) and 6.1.1.1 c) iii)
of this By-law, within lands shown on Schedule Numbers 205,
special regulations shall apply:
(a) on a corner lot abutting two streets the driveway shall not
be located closer than 7.0 metres to the intersection of the
street lines abutting the lot.
(b) on a corner lot abutting the same street, the driveway shall
not be located closer than 4.5 metres to the intersection of
the street lines abutting the lot.
10. -law 85-1 is hereby amended by adding Section 686 thereto as
follows:
686. Notwithstanding Section 38.2.1 of this By-law, within the lands zoned
R-4 as shown on Schedule Numbers205, 206, 207, 208, 209 and
210
For Single Detached Dwelling
a) Minimum Corner Lot Width -11.0 metres
b) Minimum Side Yard - 0.6 metres on one side; 1.2 metres on the
other and in no case shall a dwelling be located closer than 1.8
metres to a dwelling on the adjoining lot
c) Minimum Side Yard Abutting a Street 3.0 metres for yards
flanking Blair Creek Drive, Thomas Slee Drive, Stauffer Woods
Trail or Blair Valley Street, and 2.0 metres for yards flanking all
other streets.
d) Minimum Rear yard 7.0 metres
e) Maximum Building Height 12.5 metres
f) encroachments may be permitted for stairs and access ramps,
provided the minimum setback to the encroachment is 1.0metre
from the side lot line abutting a street.
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Appendix A Bylaw and Map 1
For Semi Detached Dwelling
a) Minimum Corner Lot Width -17.5 metres for each dwelling; and
10 metres for each dwelling unit.
b) Minimum Side Yard - 0.6 metres on one side; 1.2 metres on the
other and in no case shall a dwelling be located closer than 1.8
metres to a dwelling on the adjoining lot
c) Minimum Side Yard Abutting a Street 3.0 metres for yards
flanking Blair Creek Drive, Thomas Slee Drive, Stauffer Woods
Trail or Blair Valley Street, and 2.0 metres for yards flanking all
other streets.
d) Minimum Rear yard 7.0 metres
e) Maximum Building Height 12.5 metres
f) encroachments may be permitted for stairs and access ramps,
provided the minimum setback to the encroachment is 1.0 metre
from the side lot line abutting a street.
11. -law 85-1 is hereby amended by adding Section 687 thereto as
follows:
687. i) Notwithstanding Section 40.2 of this By-law, within the lands
zoned R-6 as shown on Schedule Numbers 205, 206, 207,
208, 209 and 210 and zoned I-2 as shown on
Schedule Nos. 206 and 207,the following
special regulations shall apply:
For Single Detached Dwelling
a) Minimum Corner Lot Width -11.0 metres
b) Minimum Side Yard - 0.6 metres on one side, and 1.2 metres on
the other and in no case shall a dwelling be located closer than
1.8 metres to a dwelling on the adjoining lot
c) Minimum Side Yard Abutting a Street 3.0 metres for yards
flanking Blair Creek Drive, Thomas Slee Drive, Stauffer Woods
Trail or Blair Valley Street, and 2.0 metres for yards flanking all
other streets.
d) Minimum Rear yard 7.0 metres
e) Maximum Building Height 12.5 metres
f) encroachments may be permitted for stairs and access ramps,
provided the minimum setback to the encroachment is 1.0 metre
from the side lot line abutting a street.
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Appendix A Bylaw and Map 1
For Semi Detached Dwelling
a) Minimum Corner Lot Width -17.5 metres for each dwelling; and
10 metres for each dwelling unit.
b) Minimum Side Yard - 0.6 metres on one side, and 1.2 metres on
the other and in no case shall a dwelling be located closer than
1.8 metres to a dwelling on the adjoining lot
c) Minimum Side Yard Abutting a Street 3.0 metres for yards
flanking Blair Creek Drive, Thomas Slee Drive, Stauffer Woods
Trail or Blair Valley Street, and 2.0 metres for yards flanking all
other streets.
d) Minimum Rear yard 7.0 metres
e) Maximum Building Height 12.5 metres
f) encroachments may be permitted for stairs and access ramps,
provided the minimum setback to the encroachment is 1.0 metre
from the side lot line abutting a street.
For Street Townhouse Dwelling
a) Minimum Corner Lot Width - 9.5 metres
b) Minimum Side Yard - 0.6 metres (end units) and in no case shall
end units be located closer than 1.8 metres to the dwelling on the
adjacent lot
c) Minimum Side Yard Abutting a Street 3.0 metres for yards
flanking Blair Creek Drive, Thomas Slee Drive, Stauffer Woods
Trail or Blair Valley Street, and 2.0 metres for yards flanking all
other streets.
d) Minimum Rear yard 7.0 metres
e) Maximum Lot Coverage - A total of 60%, of which the habitable
portion of the dwelling shall not exceed 50% and the accessory
buildings or structures, whether attached or detached, shall not
exceed 15%.
f) Maximum Number of Attached Units 8 units
g) Maximum Building Height 12.5 metres
h) encroachments may be permitted for stairs and access ramps,
provided the minimum setback to the encroachment is 1.0 metre
from the side lot line abutting a street.
For Back-to-Back Townhouse Dwelling
a) Minimum Front Yard - 3.0 metres for yards fronting Blair Creek
Drive, Thomas Slee Drive, Stauffer Woods Trail, Blair Valley
Street, Reidel Drive or New Dundee Road, and 2.0 metres for
yards fronting all other streets. No part of any building used to
accommodate off-street parking shall be located closer than 6.0
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Appendix A Bylaw and Map 1
metres from the front lot line
b) Minimum Lot Area 78 square metres
c) Minimum Lot Width 6.0 metre
d) Minimum Corner Lot Width - 9.5 metres for each dwelling; and
12.5 metres for each dwelling unit
e) Minimum Side Yard - 0.6 metres (end units) and in no case shall
the end unit be located closer than 1.8 metres to the dwelling on
the adjacent lot.
f) Minimum Side Yard Abutting a Street 3.0 metres for yards
flanking Blair Creek Drive, Thomas Slee Drive, Stauffer Woods
Trail, Blair Valley Street,Reidel Drive or New Dundee Road, and
2.0 metres for yards flanking all other streets.
g) Minimum Rear yard 0.0 metre
h) Minimum Landscaped Area 6.5%
i) Maximum Number of Attached Units 16 units
j) Maximum Building Height 12.5 metres
i) encroachments may be permitted for stairs and access ramps,
provided the minimum setback to the encroachment is 1.0 metre
from the side lot line abutting a street.
For Multiple Dwelling
a) Minimum Front Yard - 3.0 metres for yards fronting Blair Creek
Drive, Thomas Slee Drive, Stauffer Woods Trail, Blair Valley
Street, Reidel Drive or New Dundee Road, and 2.0 metres for
yards fronting all other streets.No part of any building used to
accommodate off-street parking shall be located closer than 6.0
metres from the front lot line
b) Minimum Side Yard - 1.2 metres
c) Minimum Side Yard Abutting a Street 3.0 metres for yards
flanking Blair Creek Drive, Thomas Slee Drive, Stauffer Woods
Trail, Blair Valley Street, Reidel Drive or New Dundee Road, and
2.0 metres for yards flanking all other streets.
d) Minimum Rear yard 7.0 metres
e) Minimum Landscaped Area 15%
f) Maximum Floor Space Ratio 0.75
g) Maximum Building Height 12.5 metres
h) 0.5 metre encroachment may be permitted for a porch and/or
balcony provided the minimum setback to the encroachment is
1.5 metres from the front and/or side lot line abutting a street
i) 1.0 metre encroachment may be permitted for stairs and access
ramps, provided the minimum setback to the encroachment is 1.0
metre from the front lot line and/or side lot line abutting a street.
ii) Outdoor Amenity Area means an area in a
rear yard used for landscaping and/or an area on a front, rear, side or roof
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Appendix A Bylaw and Map 1
top balcony or deck which has direct access from the interior of the dwelling
unit but
12. -law 85-1 is hereby amended by adding Section 688 thereto as
follows:
688. i) Notwithstanding Section 8.2 of this By-law, within the lands
zoned C-1as shown on Schedule Numbers 206 and 207 of
and zoned C-2 as shown on Schedule Number
the following special regulations shall apply:
For Street Townhouse Dwelling
a) Minimum Corner Lot Width - 9.5 metres
b) Minimum Side Yard - 0.6 metres (end units) and in no case shall
an end unit be located closer than 1.8 metres to the dwelling on
the adjacent lot.
c) Minimum Side Yard Abutting a Street 3.0 metres
d) Minimum Rear yard 7.0 metres
e) Maximum Lot Coverage - A total of 60%, of which the habitable
portion of the dwelling shall not exceed 50% and the accessory
buildings or structures, whether attached or detached, shall not
exceed 15%.
f) Maximum Number of Attached Units 8 units
g) Maximum Building Height 12.5 metres
h) encroachments may be permitted for stairs and access ramps,
provided the minimum setback to the encroachment is 1.0 metre
from the side lot line abutting a street.
For Back-to-Back Townhouse Dwelling
a) Minimum Front Yard 3.0 metres, except no part of any building
used to accommodate off-street parking shall be located closer
than 6.0 metres from the front lot line
b) Minimum Lot Area 78 square metres
c) Minimum Lot Width 6.0 metre
d) Minimum Corner Lot Width - 9.5 metres for each dwelling; and
12.5 metres for each dwelling unit
e) Minimum Side Yard - 0.6 metres (end units) and in no case shall
an end unit be located closer than 1.8 metres to a dwelling on the
adjacent lot.
f) Minimum Side Yard Abutting a Street 3.0 metres
g) Minimum Rear yard 0.0 metre
h) Minimum Landscaped Area 6.5%
i) Maximum Number of Attached Units 16 units
j) Maximum Building Height 12.5 metres
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Appendix A Bylaw and Map 1
i) encroachments may be permitted for stairs and access ramps,
provided the minimum setback to the encroachment is 1.0 metre
from the side lot line abutting a street.
For Multiple Dwelling
a) Minimum Front Yard - 3.0 metres, except no part of any building
used to accommodate off-street parking shall be located closer
than 6.0 metres from the front lot line
b) Minimum Side Yard - 1.2 metres
c) Minimum Side Yard Abutting a Street 3.0 metres
d) Minimum Rear yard 7.0 metres
e) Minimum Landscaped Area 15%
f) 0.5 metre encroachment may be permitted for a porch and/or
balcony provided the minimum setback to the encroachment is
1.5 metres from the front and/or side lot line abutting a street
g) 1.0 metre encroachment may be permitted for stairs and access
ramps, provided the minimum setback to the encroachment is 1.0
metre from the front lot line and/or side lot line abutting a street.
ii) In addition to the definitions in Section 4, for the purposes of this Section,
Landscaped Area shall mean an area in a rear yard used for landscaping
and/or an area on a front, rear, side or roof top balcony or deck which has
direct access from the interior of the dwelling unit but which does not serve
as a primary access into the dwelling uni
13. -law 85-1 is hereby amended by adding Section 689 thereto as
follows:
689. Notwithstanding Section 5.21A of this By-law, within the lands shown
on Schedule Numbers 205, 206,207, 208, 209 and210 of Appendix
special regulations shall apply with respect to
back-to-back multiple dwellings:
More than one single detached, semi-detached, duplex, street
townhouse or back-to-back townhousedwelling shall be permitted
on a lot provided that each dwelling has direct access to an internal
private driveway or road that is a common element in a registered
Condominium connecting to a public street or direct access to a
public street Plan of
Condominium. For purposes of this regulation, the front lot line for
each Unit in a Plan of Condominium shall be deemed to be that lot
line abutting the internal driveway portion of the common element or
a public street, and the dwelling on such a Unit shall comply with all
applicable zoning regulations, including but not limited to setbacks,
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Appendix A Bylaw and Map 1
lot area, lot width and parking.For the purposes of back-to-back
townhouses the special regulations of Section 687
PASSED at the Council Chambers in the City of Kitchener this day
of , 2016.
Mayor
Clerk
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Report No. CSD-16-071
Appendix "B"
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Report No. CSD-16-071
Appendix "C"
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Appendix D CSD-16-071
PLANNING MATTERS:
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED ZONING BY-LAW
UNDER SECTION 34 OF THE PLANNING ACT
New Dundee Rd/DodgeDr/South Creek Dr/Reidel Dr
In 2009, Stauffer Woods Draft Plan of Subdivision, 30T-08203 was approved and zoned. The owner is proposing changes
to the zoning regulations for residential development within the plan. The purpose of the zone change is to amend
regulations for residential dwellings to reduce side and rear yard setbacks, reduce driveway setbacks from intersections,
permit yard encroachments for porches etc., increase building height, add special regulations for back to back
townhouses and exceptions to permit access of plan of condominium units onto a public road. The zone change will not
change the approved land uses, introduce new land uses or change the layout of the subdivision.
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals
with planning matters on:
th
MONDAY, December 5 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 verbal representation either in support of, or in
opposition to, either of/any of the above noted proposal(s). If a person or public body that files a notice of appeal of a
decision does not make oral submissions at this public meeting or make a written submission prior to
approval/refusal of this/these proposal(s), the Ontario Municipal Board may dismiss all or part of a subsequent
appeal.
ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the report contained in the
meeting agenda (available at www.kitchener.ca on the Wednesday evening prior to the meeting - click on the meeting date
th
in the Calendar of Events), or in person at the Planning Division, 6 Floor, City Hall, 200 King Street West, Kitchener between
8:30 a.m. - 5:00 p.m. (Monday to Friday).
Brian Bateman - 519-741-2200 ext. 7869 (TTY: 1-866-969-9994), brian.bateman@kitchener.ca
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