HomeMy WebLinkAboutCSD-17-050 - Zone Change Application - 362 Dodge Drive & Blair Creek Drive
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: June 12, 2017
SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 x 7319
PREPARED BY: Garett Stevenson, Planner, 519-741-2200 x 7070
WARD(S) INVOLVED: Ward 4
DATE OF REPORT: May 17, 2017
REPORT NO.: CSD-17-050
SUBJECT: ZONE CHANGE APPLICATION ZC16/012/D/GS
DISA HANSEN, KURT HANSEN, ELEANOR HANSEN, & ACTIVA
HOLDINGS INC. OWNERS
362 DODGE DRIVE & BLAIR CREEK DRIVE
Location Map
BACKGROUND:
The Applicant has submitted a zone change application to support a future subdivision
modification for the lands shown on the location map above, being a portion of the parcel
municipally addressed as 362 Dodge Drive as well as a portion of the adjacent undeveloped
parcel.Aportion of 362 Dodge Drive is proposed to be added to an approved multiple dwelling
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block along Blair Creek Drive and the future walkway/trail block is proposed to be rerouted
south of the proposed development block to Groh Drive Trail.
RECOMMENDATION:
That Zone Change Application ZC/16/012/D/GS (Disa Hansen, Kurt Hansen, Eleanor
Hansen, & Activa Holdings Inc.) requesting a change in zoning from Agricultural Zone (A-
1), Open Space Zone (P-2), Agricultural Zone (A-1), and Residential Six (R-6) with Special
Regulation Provisions 685R, 687R, and 689R to: Residential Six (R-6) with Special
Regulation Provisions 685R, 687R, and 689R, Open Space Zone (P-2) and Agricultural
Zone (A-1) with Special Regulation Provision 700R be approved in the form shown in the
-May 3, 2017 attached to Community Services Department
Report CSD-17-050 a.
REPORT:
The Stauffer Woods subdivision plan 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. Conditions 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.
rporate
the proposed public elementary school block in the first stage of the subdivision in order to
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.
Kitchener City Council approved zone change application ZC16/004/N/BB on December 12,
2016 to alter zoning regulations on the lands within the limit of the subdivision zoned as 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. These same regulations
that were approved are now proposed for the portion of 362 Dodge Drive that will be
consolidated with the multiple dwelling block.
The Committee of Adjustment for the City of Kitchener conditionally approved application
B2016-032 for the severance of a portion of 362 Dodge Drive, shown as AREAs 1 and 3 on the
attached Map No.1, subject to a range of conditions, including obtaining a zone change
application and subdivision modification approval for the lands, as well as consolidating the
severed parcel with the multiple residential development block.
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.
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Proposed Zone Change
The proposed zone change application would implement a future subdivision modification which
is currently under reviewAREA locations
noted below.
The portion of 362 Dodge Drive that is proposed to be added to the development block,
shown as AREA 1, is proposed to be changed from Agricultural One (A-1) to
Residential Six (R-6) with Special Regulation Provisions 685R, 687R, 689R.
The existing walkway block, now proposed to be part of the residential block, shown as
AREA 2, is proposed to be changed from Open Space (P-2) to Residential Six (R-6)
with Special Regulations Provisions 685R, 687R, 689R.
The zoning of the new alignment of the community walkway/trail, shown as AREA 3, is
proposed to be changed from Agricultural One (A-1) to Open Space (P-2).
The zoning of the portion of 362 Dodge Drive that is proposed to be retained by the
current owner for the continued use as a single detached dwelling, shown as AREA 4,
is proposed to include Special Zoning Regulation 700R to legalize the lot without
frontage onto a street because legal access is currently provided by an existing
easement.
To change the zoning of a portion of the multiple dwelling development block bring used
for the revised walkway allignment, shown as AREA 5, from Residential Six (R-6) to
Open Space (P-2).
Provincial Policy Statement
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
efficient development patterns that
optimize the use of land, resources, and public investment in infrastructure and public service
facilities. Further, the PPS directs the development of new housing to locations where
appropriate levels of infrastructure and public service facilities are or will be available to support
current and projected needs and promotes densities for new housing which efficiently uses land,
resources, infrastructure and public service facilities. The plan also supports the use of
alternative transportation modes and public transit in areas where it exists or is to be developed.
Planning staff is of the opinion that the proposed applications will permit the development of the
lands with a residential use that is compatible with the existing and planned residential uses in
the community.
Growth Plan for the Greater Golden Horseshoe
The subject properties are within the Built-up Area as defined in the Growth Plan for the Greater
Golden Horseshoe (Growth Plan). The Growth Plan promotes the development of healthy,
safe, and balanced communities. New development taking place in designated greenfield
areas will be planned, designated, zoned and designed in a manner that contributes to
creating complete communities, creates street configurations, densities, and an urban form that
support walking, cycling, and the early integration and sustained viability of transit services,
provides a diverse mix of land uses, including residential and employment uses, to support
vibrant neighbourhoods, and creates high quality public open spaces with site design and urban
design standards that support opportunities for transit, walking and cycling.
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Planning staff is of the opinion that the applications conform to the Growth Plan as it allows for
the appropriate development of the subject lands with a residential use that is compatible with
the existing and planned community.
Regional Official Plan (ROP)
The ROP identifies the subject properties as within the Built-Up Area. Land use policies support
and promote a full range of housing types, and land use patterns that support alternative modes
of transportation including transit, walking, and cycling.
Planning staff is of the opinion that the applications conform to the Regional Official Plan.
Regional Planning staff have no objections to the proposed applications and they provided
future development
applications.
City of Kitchener Official Plan
(2014).
The Official Plan Supports an appropriate range, variety and mix of housing types and styles,
densities, tenure and affordability to satisfy the varying housing needs of our community through
all stages of life. The City favours a land use pattern which mixes and disperses a full range of
housing types and styles both across the city as a whole and within neighbourhoods.
The subject properties are designated as Low Rise Residential. The Low Rise Residential
designation recognizes the existing scale of residential development and allows for a variety of
low density residential uses. This land use designation permits a variety of low density housing
types, including cluster townhouse developments, as well as non-residential uses such the
proposed trail/walkway block.
The Official Plan commits to maximizing the use of existing municipal services and utilities
before consideration is given to extending and/or developing new municipal services to promote
cost-effective development patterns and standards to assist in minimizing servicing costs.
to the policies in the Official Plan. The Low Rise Residential district permits the integration of
innovative and different housing forms of housing to achieve an overall low-rise built form.
The proposed development is a cost-effective means to reduce infrastructure and servicing
costs by minimizing land consumption and making better use of existing community
infrastructure. The development does not require any new City-funded infrastructure. The new
Official Plan commits to maximizing the use of the planned municipal services and utilities that
will be installed as part of the plan of subdivision.
The future subdivision modification approval process will include conditions of approval for the
design and development of the walkway block and the transfer of the Groh Trail walkway block.
A future site plan approval process will be required for the multiple dwelling block.
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Kitchener Growth Management Plan
The Kitchener Growth Management Strategy (KGMS) helps to ensure that growth is managed
effectively to achieve the required density and intensification targets, through a desired built
form and function which will enhance the quality of life in Kitchener.
While the intent of the Kitchener Growth Management Plan (KGMP) is to help guide the relative
priority for all development applications within a growth area with a primary focus is on plans of
subdivision, vacant land condominiums, and official plan amendments for new urban land use
designations within growth areas that have not previously been considered in past Staging of
Development Reports, it is based on the fundamental principle that maximizing the use of
existing infrastructure is preferred, and that planning for and implementing intensification is a
high priority.
Parcel ID No. 139 (362 Dodge Drive) C and the subdivision lands
(Parcel ID No. 90) is identified as ener Growth Management Plan. As the
portion of 362 Dodge Drive can be serviced with the adjacent subdivision, it is appropriate to
consider the zone change at this time.
Planning staff is of the opinion that the applications comply with the KGMS and KGMP as it
allows for the comprehensive development of the subject property, better utilizes the existing
infrastructure, andallows for a built form that is compatible and complementary to the existing
neighbourhood.
AGENCY COMMENTS:
A copy of all comments received from the commenting agencies and City departments are
There are no outstanding concerns with the proposed zone change
application. Additional consideration or concerns will be addressed through the subdivision
modification approval process.
NEIGHBOURHOOD COMMENTS:
Planning staff received awritten submission from one adjacent property owner which is
Planning staff met with the resident at their home to discuss their
comments, which were not directly related to the zone change application.
PLANNING ANALYSIS
Provincial, Regional, and City planning policy provide guidance that must be considered when
evaluating changes in land use permissions as discussed below. Planning
recommendations conform to or are consistent with applicable planning legislation and policy.
The proposed subdivision modification has been circulated and Planning staff will be in a
position to support the modification once the proposed zoning is in place. The applicant has
submitted reports to confirm the feasibility of the proposal. The zoning will allow for the
redevelopment of 362 Dodge Drive with residential development that is comprehensively
planned with the adjacent plan of subdivision.The proposed zoning will permit a compatible
residential use on lands designated for low rise residential development. The integration of a
portion of 362 Dodge Drive with the subdivision lands will allow for with legal frontage onto Blair
Creek Drive and will allow for comprehensive development and infrastructure planning for these
lands.
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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 The application was circulated for comment to internal departments, external
agencies, and all property owners within 120 metres of the subject lands on January 11, 2017.
committee meeting. Notice signs are posted on the property.
CONSULT Planning staff met with the one respondent on site on February 24, 2017 and
answered their questions which were not directly related to the application. The
letter is attached as Ap
The resident who provided a comment will be emailed notice of the public meeting. Notice of
the public meeting will appear in The Record on May 19, 2017.
CONCLUSION:
Planning staff support amending Zoning By-law 85-1 as outlined in this report. Planning Staff
are of the opinion that the proposed zone change will permit the modification to the plan of
subdivision which will allow for the comprehensive redevelopment of 362 Dodge Drive while
maintaining the existing single detached dwelling with legal access to Dodge Drive.
REVIEWED BY: Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Michael May, Deputy CAO, Community Services
ATTACHMENTS:
-law & Map No. 1
Appendix
Proposed Subdivision Plan
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CSD-17-050
Appendix A
PROPOSED BY LAW
May 3, 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
Disa Hansen, Kurt Hansen, Eleanor Hansen, & Activa Holdings Inc.
- 362 Dodge Drive & Blair Creek Drive)
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 Number 209 o-law Number 85-1is hereby amended by
changing the zoning applicable to the parcels of land specified and illustrated as Area 1 on
Map No. 1, in the City of Kitchener, attached hereto, from Agricultural Zone (A-1) to
Residential Six Zone(R-6) with Special Regulation Provisions685R, 687R, and 689R.
2.-law Number 85-1 is hereby amended by
changing the zoning applicable to the parcels of land specified and illustrated as Area 2 on
Map No. 1, in the City of Kitchener, attached hereto, from Open Space Zone (P-2) to
Residential Six Zone(R-6) with Special Regulation Provisions 685R, 687R, and 689R.
3.-law Number 85-1 is hereby amended by
changing the zoning applicable to the parcels of land specified and illustrated as Area 3 on
Map No. 1, in the City of Kitchener, attached hereto, from Agricultural Zone (A-1) to Open
Space Zone (P-2).
4.-law Number 85-1 is hereby amended by
changing the zoning applicable to the parcels of land specified and illustrated as Area 4 on
Map No. 1, in the City of Kitchener, attached hereto, from Agricultural Zone (A-1) to
Agricultural Zone (A-1) with Special Regulation Provision 700R.
5.-law Number 85-1 is hereby amended by
changing the zoning applicable to the parcels of land specified and illustrated as Area 5 on
Map No. 1, in the City of Kitchener, attached hereto, from Residential SixZone(R-6) with
Special Regulation Provisions 685R, 687R, and 689R toOpen Space Zone(P-2).
6. Schedule Number 209 -law Number 85-1is hereby further amended by
incorporating additional zone boundaries as shown on Map No. 1 attached hereto.
7.-law 85-1 is hereby amended by adding Section 700 thereto as follows:
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700. Notwithstanding Section 5.2 of this By-law, within the lands zoned Agricultural Zone
(A-1), shown as affected by this subsection, on Schedule 209D,a
Single Detached Dwelling shall be permitted without frontage on a street.
PASSED at the Council Chambers in the City of Kitchener this ______day of
___________,2017
_____________________________
Mayor
_____________________________
Clerk
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CSD-17-050
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
362 Dodge Drive & Blair Creek Drive
The City of Kitchener has received a Zone Change Application torezone lands to facilitate adding a portion of 362 Dodge
Drive to a multiple dwelling block within an adjacent plan of subdivision.
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals
with planning matters, on:
MONDAY, JUNE 12 at 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 proposal, 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
agenda(posted 10 days before the meeting at www.kitchener.ca - click on the date in the Calendar of Events and select the
th
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).
Garett Stevenson, Planner -519-741-2200 x 7070 (TTY: 1-866-969-9994)Garett.Stevenson@kitchener.ca
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DATE
JULY 9, 2016
JULY 21,2014
MAY 12, 2008
JUNE 11,2014
APRIL 29, 2014
MARCH 3, 2009
AUGUST 8, 2014
AUGUST 20, 2014
NOVEMBER 15,2016
E.AS SHOWN
C.AS SHOWNI.LOAM, SANDY LOAML.AS SHOWN
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B.AS SHOWNK.ALL SERVICES AS REQUIRED
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Approval Stamp
F.AS SHOWN
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OPEN SPACE / STORM WATER MANAGEMENTJ.AS SHOWN
D.RESIDENTIAL / COMMERCIAL / INSTITUTIONAL / PARK /
ADDITIONAL INFORMATION REQUIREDACT R.S.O. 1990,c.P.13, AS AMENDED
UNDER SECTION 51(17) OF THE PLANNING
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