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Home My WebLink AboutCSD-17-063 - Addendum - OPA and ZC - 593 Strasburg RoadStaff Report I rTc'.�► t .R Community Services Department wwwkitchener.ca REPORT TO: Council DATE OF MEETING: June 26, 2017 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Andrew Pinnell, Planner, 519-741-2200 ext. 7668 WARD INVOLVED: Ward 6 DATE OF REPORT: June 21, 2017 REPORT NO.: CSD -17-063 SUBJECT: ADDENDUM TO REPORT CSD -17-048: PRESENTATION OF PRELIMINARY DESIGN CONCEPT AND RESPONSE TO OTHER MATTERS RAISED AT PLANNING & STRATEGIC INITIATIVES COMMITTEE OF JUNE 12, 2017 APPLICATIONS: OFFICIAL PLAN AMENDMENT OP15/06/S/AP AND ZONE CHANGE APPLICATION ZC15/017/S/AP OWNER: BLOOMINGDALE MEWS LTD. ADDRESS: 593 STRASBURG ROAD r o� GEN V S "- s ;. SUBJ OPER r- ��o sTP 9'9'11 :.:..... ---- C: cc) Po x z a Location Map: 593 Strasburg Road *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. RECOMMENDATION: For information BACKGROUND: The Official Plan Amendment, Zone Change Application, and associated Staff Report CSD -17-048 for 593 Strasburg Road were originally considered by Planning and Strategic Initiatives Committee (PSIC) on June 12, 2017. At that time, Planning staff recommended approval of the applications. PSIC referred the matter to the June 26, 2017 Council meeting, to allow for an opportunity for the applicant to provide a preliminary design concept for the proposed building. Additionally, several councillors requested additional information pertaining to the future site plan development of the property. The subject report responds to the matters raised at the meeting. REPORT: Preliminary Design Concept: Since the Planning and Strategic Initiatives Committee meeting of June 12, 2017, the applicant has provided two preliminary design concepts (attached as Appendix A and Appendix B). These design concepts show a building with some articulation and some variation in building materials. The concepts have not yet been reviewed or approved by staff for compliance with the Zoning By-law, Urban Design Manual, or other City policies and guidelines, but staff will ensure through Site Plan review that the building meets urban design guidelines and is well articulated and built with attractive building materials. The Site Plan Approval process is the appropriate process for the detailed review of the design of a building, not the Zone Change process. The Site Plan Approval process is an integrated process that involves the review of the Site Plan Review Committee, a committee composed of representatives from a wide range of City departments and external agencies (e.g., Urban Designer, Planner, Transportation Services staff, Engineering Services staff, Regional staff, etc.) Through the future Site Plan Approval process, staff will undertake a detailed review of the proposed building against the City's new Tall Buildings Statement of Expectations, October 24, 2016 (applies to buildings that are a minimum of 9 storeys, including the one proposed), the City's Urban Design Manual and other policies and regulations. Planning staff is currently in the process of transforming the principles of the Tall Buildings Statement of Expectations into specific design guidelines that are able to be practically applied to Site Plan proposals. Staff hopes to finalize these guidelines by December 2017. If these new guidelines are in effect at the time that a Site Plan Application is received for the future development of the subject site, they will be fully applied. Shadow Impact: The proposed zoning would regulate the siting of the future apartment building in such a way as to minimize shadow impacts on adjacent low rise residential uses. A preliminary analysis shows that shadow impacts on the adjacent residential properties are minimal. The adjacent low rise residential uses are not located to the north of the buildings where shadow impacts are greatest. Parkin_q durin_q Construction Phase: As part of the future Site Plan Approval process, the applicant has agreed to prepare a Temporary Parking Management Plan to ensure that adequate parking is maintained for the existing apartment building while the proposed building is under construction. The Plan may consider such measures as re -organizing the existing on-site parking layout to maximize surface parking during construction, finalizing and utilizing the underground parking garage while the apartment building is being constructed directly above, temporary off-site parking arrangements (e.g., at nearby City or private parking facilities), etc. Construction Impacts: As part of the future Site Plan Approval process, the applicant has agreed to conduct Pre -Construction Surveys of adjacent residential properties. This would involve the subject property owner contacting the owners of adjacent residential properties and offering to review and document the pre -construction condition of their properties. In this way, if a complaint is made by an adjacent property owner regarding property damage as a result of construction, the damage may be objectively reviewed to confirm whether compensation by the subject property owner is warranted. It should be noted that any property damage to adjacent residential properties sustained as a result of private construction impacts is a civil matter between the parties. The City is not responsible for such damage, nor does it have policies or other standards that regulate or mitigate damage to adjacent properties. The City's Building Division is sometimes able to act in a facilitatory role to request that a construction initiative respects the needs of the neighbours. Planning staff understands that the Ministry of the Environment and Climate Change (MOECC) does regulate air contamination / pollutants. Any concerns regarding air contaminants should be referred to the MOECC directly. Fencing: A 1.8 metre (6 feet) high board -on -board wood fence is only required where a parking lot is located adjacent to residential development. However, through the future Site Plan Approval process, the subject property owner has agreed to consider going beyond the City's fencing requirements for the entire extent of the rear lot line that acts a boundary between the subject property and adjacent low rise residential properties. Determination of how the fencing might be upgraded may involve conversations with adjacent property owners and the ward councillor. Through this future process, consideration could be given to add a lattice structure on top of the existing wood board - on -board fence to achieve a height greater than 1.8 metres but no more than 2.4 metres or 8 feet (the existing fence was constructed by the subject property owner along the full extent of the rear lot line at the time of the construction of the first apartment building). Playground Expansion: Through the future Site Plan Approval process, an expansion of the existing playground / amenity space or establishment of a second playground / amenity space will be considered. The City's Urban Design Manual outlines criteria for minimum playground guidelines. It should be noted that the subject Zone Change Application includes a provision for a 7.0 metre landscaped buffer along the full length of the rear lot line. This buffer may provide the opportunity for the above mentioned amenity space / playground, if warranted. The applicant has expressed a willingness to work with staff through the Site Plan Approval process with respect to this issue. Public Walkway Safety; An 8 -storey building is planned at the corner of Block Line Road and Strasburg Road. When constructed, this building will be located 23 metres from the public walkway that connects Strasburg Road to Selkirk Drive. The walkway block itself is approximately 9 metres wide and the proposed minimum side yard (distance between the walkway block and the proposed walkway) is 3.54 metres. In total, there would be approximately 35 metres (115 feet) between the planned and proposed buildings. Additionally, many windows within the proposed building would likely face onto the walkway providing opportunities for passive surveillance of the walkway. Furthermore, through the future Site Plan Approval process, the subject property owner has agreed to consider lighting the City walkway, if it is determined by City Operations staff to be beneficial, despite that the Site Plan Approval process does not regulate such matters. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendation of this report supports the achievement of the City's strategic vision through the delivery of core service. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are associated with this recommendation. COMMUNITY ENGAGEMENT: As noted in Report CSD -17-048, this report will be posted to the City's website with the agenda in advance of the Council meeting. PREVIOUS CONSIDERATION OF THIS MATTER: Report CSD -17-048 was considered at the Planning and Strategic Initiatives Committee of June 12, 2017 and contains information directly related to the subject report. CONCLUSION: Planning staff continues to support the recommendations outlined in Report CSD -17- 048. REVIEWED BY: Della Ross, Manager, Development Review ACKNOWLEDGED BY: Michael May, Deputy CAO, Community Services Department ATTACHMENTS: Appendix A — Preliminary Design Concept 1 Appendix B — Preliminary Design Concept 2 T= co .po . . . . . i 0 U) 0. 'Z 0 z < < o ap_5; 0 z Lu 0 baa oo lu LU F 0 Lu 0 < sQ ......... . ... ... . N Imp / ........ . I I nmn/ ........... 7 Ng . ......... ........... IMF% iii kf w. .. .... .... "OR v JUj DI . ......... ,,,///, im lim/a// No 711111 O Jim ........ .... / .......... 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