HomeMy WebLinkAboutDSD-18-143 - 152 Shanley Street Vision StatementREPORT TO:Planning & Strategic Initiatives Committee
DATE OF MEETING: November 5, 2018
SUBMITTED BY:Alain Pinard, Directorof Planning, 519-741-2200 x7319
PREPARED BY:Tina Malone-Wright, Senior Planner,519-741-2200 x7765
WARD(S) INVOLVED:Ward 10
DATE OF REPORT:October 16, 2018
REPORT NO.: DSD-18-143
SUBJECT:VISION STATEMENT FOR 152 SHANLEY STREET
RECOMMENDATION:
THAT the Vision Statement for 152 Shanley Street, shown in Appendix ‘A’ to report CSD-
18-143, be adopted;
AND FURTHER THAT the Vision Statement be released as part of the tax sale
advertisement to provideguidanceand supportto the processing of future Planning Act
applications to facilitate the redevelopment of 152 Shanley Street.
BACKGROUND:
In April and May of 2017, the City advertised the sale of 152 Shanley Streetthrough a formal tax
sale process. Unfortunately, the tax sale was unsuccessful as the City only received one tender
which did not meet the minimum tender amount as per legislative requirements. Feedback from
the development industry, after the failed tax sale, was that the acquisition of the site was too
risky ‘as is’.The site is contaminated and remediation is expected to be costly. The development
industry advised that it is not possible to recover remediation costs and make a profit under
current “planning rules” which limit the height of the building to 4storeys and only allow
residential uses.
The City is permitted to tender a second time within two years after the day of an unsuccessful
public sale (May 3, 2017). In order to make the property more appealing it was recommended
that the Planning Division hold a Neighbourhood Design Charrette to explore a redevelop vision
that enables a bigger building and additional land uses. If achieved, a visionstatement would be
developed to clarify expectationsand provide a certain level of assurance to the community and
the development industry as to what is desirable in the future. It was also recommended to write
off the interest portion of the taxes so that with a reduced minimum bid there would be a greater
potential that a second tax sale would be successful.
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REPORT:
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A Neighbourhood Design Charrette was held on Saturday, April 28,2018 in the Rotunda space
at City Hall. Approximately 66 persons were in attendance to hear an overview of the charrette
process, be provided with the background and technical information to generate discussion and
the development of various options and concepts. The objective of the charrette was to
determine the form of development and/or redevelopment of the site that the neighbourhood
would support. i.e. use(s) and built form (building type, location, height)
At
the conclusion of the design charrette, Planning staff reviewed the materials and developed
a Vision Statement, attached as Appendix ‘A’ to this report. The Vision Statement contains text
and visuals to articulate the community vision for the site, provides clear expectations with
respect to land use and urban design considerations and establishes a maximum building height
of 6 storeys. The Vision Statement is based on a three key themes, whichappeared to be
common to the majority of the options. They include:
Recognition that the building(s) may need to be demolishedin order to remediate the
site.
Broad support for demolition of the 1-storey component and support for an addition to
the 4-storeycomponent or replacement of both building components with a larger and
taller building.
Broad support for a broader range ofuses, especially on the ground floor and if
providing a service or amenity to the immediate surrounding community.
A draft of the Vision Statement was discussed with representatives of the Midtown Development
Review Committee, was circulated to the neighbourhoodandwas posted to the City’s website
in advance of it being considered at a Community Engagement Session on Thursday,
September 27, 2018. Approximately 25 persons attended this engagement session on the draft
vision statement and of the 25 persons that attended only 7 persons attended the Design
Charrette in April.
Attendees who participated in the Design Charrettecommented that the Vision Statement is an
accurate depiction of the majority of the feedback from the Design Charretteand appears to
have broad support. However, there were suggestions for minor revisions and a few neighbours,
including adjacent property owners do not support a building of this scale and non-residential
uses on the ground floor.
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The k
ey points from the comments expressed by persons that attended the September 27
engagement session, and those persons that submitted comments in advance of the October
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5deadline,are further detailed below:
Thescale of the proposed building at 6 storeys and the loss of privacy.
The property should be redeveloped as a park or some other form of low-rise housing
such as townhomes.
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The type of non-residential uses proposed on the ground floor such as pubs, coffee shops
and storesmay be supported by many, but a concern to some, particularly adjacent
property owners.
Concern that the concepts generated at the charrette and the resulting vision were
developed by those that do not live beside the property.
Need for affordable housing.
The location of the parking adjacent to the residential property to the west and the need
for a greater setback and buffering.
Loss of privacy and the retention and maintenance of the tree canopy at the rear of the
property.
Consider reduced and flexible parking arrangements for the property.
The Vision Statement is an accurate depiction of the majority of the feedback from the
Design Charrette.
One of the submissions that was received was a petition, opposed to the City of Kitchener’s
current vision for the construction of a large (currently described as a six storey) apartment
building at the former Electrohome site at 152 Shanley Street, with 27 signatures. Of the 27
persons that signed the petition:
4of the persons participated in the Design Charrette in April;
2 of the persons attended the Engagement Session in September; and
21 of the persons did not participate in the Design Charrette in April orattend the
Engagement Session in September.
Planning staff considered the comments that were received and made severalminor revisions
to the text and the visuals in the Vision Statement to:
Adjust the location of the surface parking adjacent to the residential property to the west
and the residential properties to the north;
Reflect some of the existing vegetation on the site;
Support the retention and maintenance of theexistingtree canopy at the rear of the site;
State the importance of visual barriers adjacent to low-rise residential;
Enhance the public realm along Shanley Street; and
Considerreduced and/or flexible parking arrangementsthrough the review of
development applications.
As expressed at the Design Charrette, the development of the site for a park use and for low-
rise residential housing is not a feasible option given the site contamination, the ability to
remediate, andin orderto provide a sufficient return on investment. The concepts at the Design
Charrette ranged in height from 4 to 10 storeys and it was felt that 6 storeys represented the
majority consensus as an acceptable height for this site.The provision for non-residential uses
on the ground floor was again supported by a majority consensus and seen as an opportunity to
provide a ‘ground separator’ to the contamination and welcomed amenities to the
neighbourhood.
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ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
Strategic Priority 3 – Safe and Thriving Neighbourhoods
Strategy 3.1 - Give citizens the tools and opportunities to play an active leadership role in
creating great neighbourhoods and fostering a stronger sense of community belonging.
NANCIAL IMPLICATIONS:
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No new or additional capital budget requests are associated with these recommendations.
COMMUNITY ENGAGEMENT:
INFORM – This report has been posted to the City’s website with the agenda in advance of the
council / committee meeting.
CONSULT – As discussed above, the Neighbourhood was consulted and asked to develop their
own vision concepts for the property at the Design Charrette on April 28, 2018. The
neighbourhood was further consulted on a draft of the Vision Statement in advance and on
September 27, 2018.
COLLABORATE – Although not unanimously endorsed, the Vision Statement was developed in
collaboration with members of the community and has broad community support.
PREVIOUS CONSIDERATION OF THIS MATTER:
The Tax Sale Process for 152 Shanley Street was previously considered in Report FCS-17-179.
This report recommendedthat a Design Charrette be undertaken, that a vision be developed,
and that following the charrette and development of a vision, that the property be advertised for
a second time under the tax sale process.
CONCLUSION:
The Vision Statement was developed based on a majority consensus of those persons that
attended the design charrette and represents the community vision for this property. It would be
appropriate to include the Vision Statement in the advertisement of the tax sale to provide
assurance to the community and the development industry as to what would be desirable and
acceptable in the redevelopment of this site.
REVIEWED BY:Adam Clark, Urban Designer, 519-741-2200 x7027
ACKNOWLEDGED BY: Justin Readman - General Manager, Development Services
Appendix ‘A’ – Vision Statement (see website link)
Appendix ‘B’ – Community Comments on the Draft Vision Statement
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Vision Statement
To view, please see link to website:
https://calendar.kitchener.ca/council/Detail/2018-11-05-1900-
Planning-and-Strategic-Initiatives-Committee
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