HomeMy WebLinkAboutCSD-17-047 - Zone Change Application - 8 Bloomingdale Road
REPORT TO: Planning and Strategic Initiative Committee
DATE OF MEETING: June 12, 2017
SUBMITTED BY: Alain Pinard,Director of Planning,519-741-2200 ext. 7319
PREPARED BY: Craig Dumart,Junior Planner,519-741-2200 ext. 7073
WARD(S) INVOLVED: Ward 1
DATE OF REPORT: May 4, 2017
REPORT NO.: CSD-17-047
SUBJECT: ZONE CHANGE APPLICATION
ZC17/002/B/CD
8 Bloomingdale Road
Petricca Holdings Inc.
_____________________________________________________________________________
RECOMMENDATION:
That application ZC17/002/B/CD (Petricca Holdings Inc.), for the purpose of changing the
zoning of the subject property (8 Bloomingdale Road) from Existing Use Zone (E-1) with
Special Use Provision 183U to Existing Use Zone (E-1) with amended Special Use
Provision 183U on the parcel of land specified and i
Map No. 1,be approved-dated May4,2017,
attached to Report CSD-17-047
Subject Property: 8 Bloomingdale Road
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Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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REPORT:
The subject lands municipally addressed as 8 Bloomingdale Road are located at the southeast
corner of Bloomingdale Road and Bridge Street East. Currently the property consists of a
501m², four unit commercial plaza with thirty two surface parking spaces provided onsite. The
surrounding properties include commercial/industrial businesses to the south and east, a car
dealership to the west and single detached residential dwellings to the north. The subject
property is located within the floodway of the Grand River and is under regulation of the Grand
River Conservation Authority (GRCA).
The subject property is currently developed as a four unit commercial plaza with asurface
parking lot.The subject property is designated Open Space in the 1994 Official Plan and is
zoned Existing Use Zone (E-1) with Special Provision 183U.
The intent of the Existing Use Zone is to allow existing uses to legally continue. Properties
located within the E-1 zone that are located within the flood plain and are proposing additional
uses to be added through a zone change should be less sensitive uses or similar to uses that
are currently permitted. Special Use Provision 183U permits C-1, Convenience Commercial
Zoneuses excluding those uses prohibited by Section 48.2 of the Zoning By-law.Therefore,
Special Use Provision 183U permits the following uses on the subject property: Convenience
Retail, Financial Establishment, Health Office, Personal Services, and Restaurant.
Planning Analysis
The owner is proposing a Zoning By-law amendment to allow additional uses on the subject
property. The owner is proposing toadd the following uses to the existing Special Use
Regulation 183U:Canine and Feline Grooming,Veterinary Services, Retail (restricted up to 186
square metres) and Office (restricted up to 186 square metres).The largest unit within the four
unit commercial building is 186 square metres. Restricting the maximum gross floor area to 186
square metres for Office orRetailwould allow the usesto occupy any of the four existing units
and allowthe plaza to continue operating on neighbourhood scale.The proposed additional
uses are similar in nature to the existing uses permitted on the subjectproperty under Special
Use Provision 183U. There is no development, expansion ormodification being proposed to the
existing buildingor property. The proposed uses will not aggravate or pose a new risk
associated with flooding to the property, tenants or customers.The proposed uses are
appropriate for the subject property and are compatible with the surrounding neighbourhood.
The additionof these uses will broaden the number of prospective tenants for the existing
commercial plazaand will provide the opportunity to remain economically viable.
The Grand River Conservation Authority(GRCA) was directly involved in the review of this
application. The GRCA has indicated that they have no concerns with the proposed additional
uses as the proposed uses are similar to the existing commercial uses permitted and the
additionaluses will not increase risk to life and or propertyassociated with flooding.
Planning staff is of the opinion that the proposed zone change to amend Special Use Provision
183U will benefit the subject property and surrounding community. Adding additional uses to the
183U will permit a broader range of commercial uses that are appropriate and compatible for
the subject lands and surrounding neighbourhood. The additional uses will improve the ability to
re-tenant existing units and prevent longer term vacancies.
The Provincial Policy Statement (PPS)
The Provincial Policy Statement (PPS) provides the policy foundation for regulating the
development and use of land in the Province. The PPSpromotes healthy, liveable and safe
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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. Specifically, the following policiesprovide direction for inclusion of additional
permitted uses tosupport the sustainability of an existing commercial plaza:
Policy 1.1.1: Healthy, livable and safe communities are sustained by:
a) promoting efficient development and land use patterns which sustain the financial well-being
of the Province and municipalities over the long term;
b) accommodating an appropriate range and mix of residential (including second units,
affordable housing and housing for older persons), employment (including industrial and
commercial), institutional (including places of worship, cemeteries and long-term care homes),
recreation, park and open space, and other uses to meet long term needs;
Policy 1.7.1: -term economic prosperity should be supported by:
a) promoting opportunities for economic development and community investment readiness
Furthermore, the proposal to add four additional uses to the Site Specific Zoning of the subject
property is not considered andtherefore
conform.
Growth Plan for the Greater Golden Horseshoe
Greater 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.
City of Kitchener Official Plan
Official Plan 2014. The 2014 Official Plan Designation is in effect, however a significant number
of Natural Heritage Conservation policies from the 2014 Official Plan are under appeal and
therefore are not in effect.Although not yet in effect it is noted that the proposed zone changes
conform with the relevant proposed policies of the Official Plan 2014, namely the Conservation
land use designations provisions.
As the Natural Heritage Conservationpolicies of the 2014Official Plan remain under appeal, the
comparable previous Open Space policies have not been formally repealed and can be used as
guidance until such time as the appeals/repeals have been resolved.
The intent of the designation is to not only recognize municipal recreation areas but to recognize
areas that are subject to GRCA regulation. The subject property and surrounding area are built-
up and consist of uses other than outdoor recreation and natural areas. Policy 6.1.5 warrants
alternative uses may be permitted through a zone change provided that the subsequent uses
are compatible with the surrounding land use designations, no new dwelling units are created,
the use presents less of a risk to life and property in the event of flooding, the new use is not
specifically prohibited in Part 2, Policy 7.4.1.3, and approval is received from the Grand River
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Bridgeport East Secondary (Community) Plan
The subject site is located within the Bridgeport East Community Plan and is designated
Convenience Commercial/Neighbourhood Commercial. This land use designation permits
commercial facilities of a local convenience nature.
Planning staff is of the opinion that the proposed zone change conforms to the intent of the
Official Plan and the Bridgeport East Secondary (Community) plan, as the additional uses to
Special Use Provision 183Usatisfy the policies of Section 6.1.5 and are appropriate for the
community.
Regional Official Policies Plan
The subject lands are designated as Built Up Area in the Regional Official Policies Plan. The
Region of Waterloo advises that they do not have concerns with the proposed zone change.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The
through the delivery of core service.
COMMUNITY ENGAGEMENT:
INFORM and CONSULT The Application was circulated to City departments, commenting
agencies and property owners within 120 metres of the subject land onMarch 22, 2017 as per
Planning Act requirements. A copy of all department/agency comments are attached as
Cce signs were placed on the subject land advising of the zone
change application.
of the committee meeting.
Staff received one written response from an adjacent land owner (atta).
The resident asked staff to clarify whether or not an addition to the current building was
proposed.
Planning staff responded accordingly and reassured the resident that there are no plans to
expand or redevelop the subject lands, as the applicant has only requested to add uses to the
site that are currently not permitted.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are expected with this recommendation.
COMMUNICATIONS:
Notice of the June 12, 2017 public meeting of the Planning & Strategic Initiatives Committee will
be advertised in The Record on May 19, 2017. The newspaper notice is attached as Appendix
as the statutory circulation described under the Community
Community Engagement Strategy. The notice will also be posted on the City of Kitchener
website at www.kitchener.ca.
CONCLUSION:
Planning staff is of the opinion that the proposed zone change demonstrates good planning
principles.The added uses will not aggravate or pose a new risk associatedwith flooding to the
property.The uses are appropriatefor the siteand offeranopportunity foreconomic stability and
ensurethat the neighbourhood commercial plaza can continueto serve the surrounding
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community. Stafftherefore recommends 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)
Attachments
Appendix A - Proposed Zoning By-law
Appendix B - Newspaper Notice
Appendix C - Department/Agency Comments
Appendix D Adjacent Landowner Comment
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CSD-17-047- Appendix A
PROPOSED BY LAW
May 10, 2017
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
Petricca Holdings Inc. 8 Bloomingdale Road)
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 Kitchener enacts as
follows:
1. Schedule Numbers 126 and 136-law Number 85-1are hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as the Subject
Area on Map No. 1, in the City of Kitchener, attached hereto, from Existing Use Zone(E-1)
with Special Use Provision 183U to Existing Use Zone (E-1) with Revised Special Use
Provision 183U.
2. Schedule Numbers 126and136-law Number 85-1are hereby further
amended by incorporating additional zone boundaries as shown on Map No. 1 attached
hereto.
3.C-law 85-1 is hereby amended by amending Section 183 thereto as follows:
183. Notwithstanding Section 48.1 of this By-law, within the lands zoned E-1 shown as
affected by this subsection, on Schedules 126 and 136
a) Those uses permitted in Section 7.1, but not including those uses prohibited by
Section 48.2, shall also be permitted, in accordance with the regulations set out in
Sections 7.2 and 48.3 of this by-law.
b) The following additional uses shall also be permitted, in accordance with the
regulations set out in Sections 7.2 and 48.3 of this by-law:
Canine and Feline Grooming
Veterinary Services
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CSD-17-047- Appendix A
Office (up to a maximum of 186 square metres of the total building floor area)
Retail (up to a maximum of 186 square metres of the total building floor area).
PASSED at the Council Chambers in the City of Kitchener this day of
,2017
_____________________________
Mayor
_____________________________
Clerk
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CSD-17-047 - Appendix B
Advertised in The Record May 19, 2017
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
8 Bloomingdale Road
The owner is proposing a Zoning By-law amendment to allow additional uses on the subject property. The owner is
proposing to amend Special Use Regulation 183U to permit Canine and Feline Grooming, Veterinary Services, Retail
(restricted up to 186 Square metres) and Office (restricted up to 186 Square metres) as uses on the property.
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals
with planning matters on:
MONDAY,JUNE12, 2017at 6:00 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, the above noted proposal. If a person or public body does not make oral submissions at this public
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, viewing the report contained in the
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 Division, 6 Floor, City Hall, 200 King Street West, Kitchener
between 8:30 a.m. - 5:00 p.m. (Monday to Friday).
Craig Dumart,JuniorPlanner -519-741-2200 x 7073(TTY: 1-866-969-9994)
craig.dumart@kitchener.ca
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