HomeMy WebLinkAboutCSD-18-025 - Zone Change Application-ZC17-013-B-CD - 1531 & 1643 Bleams RoadREPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: March 5, 2018
SUBMITTED BY: Alain Pinard,Director of Planning,519-741-2200 ext. 7319
PREPARED BY: Craig Dumart,Junior Planner,519-741-2200 ext. 7073
WARD INVOLVED: Ward 5
DATE OF REPORT: January 30, 2018
REPORT NO.: CSD-18-025
SUBJECT: ZONE CHANGE APPLICATION
ZC17/013/B/CD
1643 and 1531 Bleams Road
Freedom in Christ Pentecostal Assembly and South Estates
(Kitchener) Limited
___________________________________________________________________________
*** 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 application ZC17/013/B/CD (Freedom in Christ Pentecostal Assembly andSouth
Estates (Kitchener) Limited.), for the purpose of changing the zoning of the subject
properties as follows:
1643 Bleams Road: from Agriculture (A-1) to Neighbourhood Institutional Zone (I-1) with
Special Regulation 715R, Open Space Zone (P-2), and Residential Six Zone (R-6) with
Special Regulation Provisions 671R, 672R, and 674R, andNeighbourhood Institutional
Zone (I-1) with Special Use Provision 464U and with Holding Provisions 81H and 24HSR
1531 Bleams road Block 296 on Draft Plan of Subdivision 30T-08206: from Residential Six
Zone (R-6) with Special Regulations 671R, 672R, and674R to Neighbourhood Institutional
Zone (I-1) on the parcelsof land specified and is
No. 1,be approved-January 20,2018,
attached to Report CSD-18-025
REPORT:
Summary of Proposal
The subject lands at 1643 and 1531 Bleams road (Block 296 on Draft Plan of Subdivision 30T-
08206), are located in the Southwest Urban Area of the City of Kitchener, on the south side of
Bleams Road, west of the intersection of Fischer Hallman and Bleams Road. 1643 Bleams
Road is currently developed with an existing Religious Institution building, asurface parking lot,
a single detached dwelling, a storage shed and recreational sports fields. All the existing
structures are located towards the front half of the subject property while the remaining property
is open space. The subject lands on 1531 Bleams Road are located on Block 296 on Draft Plan
of Subdivision 30T-08206. These lands have been included as part of the application as the two
owners have arranged to exchange lands. The land swap will provide the Religious Institution
additional land along the east property line and a future secondary road access on Forestwalk
Street in Subdivision 30T-08206. The subdivision lands will be able to consolidate lots.
The owner of the lands, Freedom in Christ Pentecostal Assembly, and South Estates
(Kitchener) Limited,are proposing to amend the zoning of the subject lands to allow the existing
Religious Institutional use to continue to operate and to allow for future residential development
on a portion of the lands. The owners have proposed the following zoning for the subject lands:
Proposed Zoning Summary:
See the
Area 1, the portion of subject lands with frontage along Bleams Road is proposed to be
changed from Agricultural one (A-1) toNeighbourhood Institutional zone (I-1)with
Special Regulation Provision 715Rand Holding Provision24HSR.This new zoning will
allow for the existing Religious Institution to continue to operate as a Religious
Institution and legalize the 0 metrefrontageof the existing single detached dwelling
along Bleams Road.The new zoning will also allow for a future expansion of the
Religious Institution subject to full municipal servicesbeing available.
Area 2, the portion of the subject lands located directly below Area 1 is proposed to be
changed from Agricultural one (A-1) toNeighbourhood Institutional zone (I-1)with
Special Use Provision 464Uand Holding Provisions81H and 24HSR.This new zoning
will allow for a full range of low density residential uses includingstreet townhouse,
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dwellings, cluster townhouse dwellings and low-rise multiple dwellings. A noise study to
the satisfaction of the Region of Waterloo and full municipal services and adequate road
access is required prior to developing these lands.
Area3, the portion of the subject lands located partially betweenArea 1 and Area 2
along the east portion of the landsis proposed to be changed from Agricultural one (A-
1)toResidential Six Zone (R-6),with Special Regulation Provisions671R, 672R, and
674R. This new zoning will permit multiple dwellings and street townhouse dwellings
and will be part of a future land swap between the two property owners to allow future
residential development on the adjacent lands.
Area 4, the portion of the subject lands on 1531 Bleams road is located directly beside
Area 1 and is proposed to be changed from Residential Six Zone (R-6) with Special
Regulations 671R, 672R, and 674R to Neighbourhood Institutional zone (I-1). This land
will be part of a future land swap between the two property owners and will be owned
and used by the Religious Institution.
Area 5, the triangle shape portion of the lands located below Area 2 is proposed to be
changed from from Agricultural one (A-1) to Open Space Zone (P-2).This new zoning
will permit outdoor reaction uses on the subject parcel.
Policy Conformity
Provincial Policy Statement
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, the
efficient development of lands and provision of a range of housing types and densities. The
proposed development is consistent with the PPS.
2017 Growth Plan for the Greater Golden Horseshoe
The subject la
Plan for the Greater Golden Horseshoe. The Growth Plan promotes development that
contributes to complete communities, creates street configurations that support walking, cycling
and sustained viability of transit services and which creates high quality public open spaces.
The proposal complies with the policies of the Growth Plan.
Regional Official Plan
The subject lands are within the Urban Designated Greenfield Areas as established in the
Regional Official Plan. The proposal conforms to the policies of this plan. Through the review of
the application, the Region of Waterloo has identified the need to complete an environmental
noise study to address road traffic and stationary noise for this property. Regional staff supports
the adoption of the zoning bylaw subject to use of a holding provision to secure the completion
of such study addressing both road traffic and stationary noise, to the satisfaction of the
Regional M
City of Kitchener Official Plan
Land use designation:
Neighbourhood Institutional
Plan, with the portion of hydro corridor designated as
that are not identified as a potential school site will permit educational establishments, religious
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institutions, community facilities, residential care facility, day care facility and Low Density
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based uses as possible within a neighbourhood and new community, such as Rosenberg, it is
recognized that the policies for non-school sites do allow residential uses.
The subject lands are not identified as a school site and the proposed zoning will allow the
property to align with its official plan designation. There are nearby school sites in the
Rosenberg plan.
As per Policy 13.10.4.10 of the Official Plan (1994 version as amended), adjustments to the
plan such as the exchange of the 2 small areas on the east side of the subject site can be
deemed minor by the Director of Planning and not require and Official Plan Amendment.
Planning Analysis
The subject lands are designated Neighbourhood Institutional in the Rosenberg Secondary Plan
which permits Religious Institution uses and Residential Uses. The applicant is proposing to
rezone the subject lands to Neighbourhood Institutional zone (I-1) with site specific regulations
to allow multiple dwellings on a portion of the lands which will allow the property to align with its
Official plan designation.
In considering the foregoing, Staff is supportive of the proposed Zone Change. Staff is of the
opinion that the proposed zoning will allow the property to align with the Official plan
designation. Rezoning the subject lands will reflect the existing institutional use of the property
and allow for the Religious Institution to expand in the future. Residential uses are appropriate
on a portion of the parcel as there is a large institutional component maintained on the subject
land. Furthermore, residential uses are compatible with the adjacent residential uses on the
abutting subdivision lands.
Staff is further of the opinion that the proposed zone change application will allow for the
creation of a complete community where institutional, recreational, and residential uses are all
envisioned.
The proposed Zoning Bylaw Amendment is consistent with the Provincial Policy Statement,
Growth Plan for the Greater Golden Horseshoe, and the Regional Official Plan. The proposed
plan and respects the vision for the
Rosenberg Secondary Plan. Staff is satisfied with the technical review and has incorporated any
requirements throughout the process. Staff is of the opinion that the proposed Zone Change
represents good planning.
In considering the foregoing, Staff is recommending the approval of the Zone Change
application. See Appendix A.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
through the delivery of core service.
AGENCY COMMENTS:
Commenting agencies and City departments have no concerns with the proposed Zone
Change. The City of Kitchener Engineering Department supports this zone change with the
inclusion of a holding provision. A holding provision for municipal servicing including: sanitary
servicing, storm servicing and water servicing for the entire property , to the satisfaction of the
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City of Kitchener along with a holding provision for a noise study to address both road traffic and
stationary noise, to the satisfaction of the Regional Municipality of Waterloo has been added.
Comments have been attached as
COMMUNITY ENGAGEMENT:
INFORM and CONSULT The Application was circulated to City departments, commenting
agencies and property owners within 120 metres of the subject lands onSeptember 28, 2017 as
per Planning Act requirements. A copy of all department/agency comments are attached as
C to this report. Notice signs were placed on the subject lands advising of the zone
change application.
of the committee meeting.
Staff received one written response from a nearby land owner ().The
resident had concerns that more people living in the neighbourhood would create additional
noise and would prefer to see a park or recreational space built over residential uses.
Planning staff responded accordingly to the resident and explained the proposed concept and
clarified that the future residential development would occur behind the existing Religious
Institution building andthat the existing Religious congregation would continue to operate on the
front portion of the lands fronting Bleams Road.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are expected with this recommendation.
COMMUNICATIONS:
Notice of the March 5, 2018 public meeting of the Planning & Strategic Initiatives Committee will
be advertised in The Record on February 9, 2018. The newspaper notice is attached as
Community Engagement section of this
the 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 changes demonstrates good planning
principles, aligns with the Official Plan designation on the subject lands and is appropriate for
the surrounding neighbourhood.Staff therefore 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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Proposed Zoning By-law
PROPOSED BY LAW
January 20, 2018
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
-Freedom in Christ Pentecostal Assembly and South Estates
(Kitchener) G.P. Inc. 1643 Bleams Road and 1531 Bleams
Road)
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 Number 64 -law 85-1 is 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 Agricultural Zone (A-1)to
Neighbourhood Institutional Zone (I-1) with Special Regulation Provision 715R
and Holding Provision 24HSR.
2.-law 85-1 is 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 Agricultural Zone (A-1) to
Neighbourhood Institutional Zone (I-1) with Special Use Provision 464U and
Holding Provisions81H and 24HSR.
3.-law 85-1 is 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 Agricultural Zone(A-1) toResidential
Six Zone (R-6) with Special RegulationProvisions 671R, 672R and 674R.
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Proposed Zoning By-law
4.-law 85-1 is 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 Residential Six Zone (R-6) with
Special Regulation Provisions 671R, 672R and 674R to Neighbourhood
Institutional Zone (I-1).
5.-law 85-1 is hereby amended by
changing the zoning applicable to the parcel of land specified and illustrated as
Area5on Map No. 1, attached hereto, from Agricultural Zone (A-1) to Open
Space Zone (P-2).
6.Schedule Number 64 -law Number 85-1 is 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 464U thereto
as follows:
464. Notwithstanding Section 31.1 of this By-law, within the lands shown
on Schedule Number 64 uses shall
also be permitted:
i)Street Townhouse Dwelling shall be permitted in accordance
with the regulations in Section 40.5.
ii)multiple dwellings shall be permitted in accordance with the
regulations in Section 40.6.
8.-law 85-1 is hereby amended by adding Section 715R thereto
as follows:
715. Notwithstanding Section 31.3 of this By-law, within the lands shown
regulations shall apply:
i)the minimum front yard setback for existing single detached
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Proposed Zoning By-law
dwellings shall be 0 metres.
9.-law 85-1 is hereby amended by adding Section 81H thereto
as follows:
81. Notwithstanding Section 31 of this By-law, within the lands zoned
I-1 as shown as affected by this subsection on Schedule 64of
, no residential use shall be permitted until such time
as the City of Kitchener is in receipt of a letter from the Regional
have been satisfied with respect to the submission of a detailed
noise study, based on a proposed site plan, to assess impact of
road traffic and stationary noise sources, and this Holding Provision
has been removed by By-law.
10.-law 85-1 is hereby amended by adding Section 24HSR
thereto as follows:
24. Notwithstanding Section 31 of this By-law, within the lands zoned
I-1, shown as affected by this subsection on Schedule 64 of
,the holding provision represented by the letter
symbols K (F) as established in Section 3.5.7 shall apply so that no
building permits will be issued until such time as there is adequate
services available to the lands
PASSED at the Council Chambers in the City of Kitchener this day of
, 2018.
_____________________________
Mayor
_____________________________
Clerk
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CSD-18-025
Appendix B
Advertised in The Record February 9, 2018
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
1643 and 1531 Bleams Road
The owners are proposing a Zoning By-law amendment to rezone the lands from Agriculture zone (A-1) to Neighbourhood
Institutional zone (I-1), Residential Six zone (R-6) and Open Space zone (P-2) with site specific regulations. The proposed
zoning will permit the existing Religious Institutional use to continue to operate and allow for future residential
development and parkland on portions of the property now vacant.
The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals
with planning matters on:
MONDAY, MARCH 5, 2018 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, 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 staff report contained in the
agenda (available approximately 10 days before the meeting - https://calendar.kitchener.ca/council - click on the meeting date
th
in the calendar, scroll down & select meeting), 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 ext.7073(TTY: 1-866-969-9994),craig.dumart@kitchener.ca
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