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HomeMy WebLinkAboutPlng & Econ Dev - 1992-07-06P E D\1992 -07 -06 PLANNING AND ECONOMIC DEVELOPMENT COMMITTEE MINUTES JULY 6, 1992 The Planning and Economic Development Committee met this date commencing at 3:10 p.m. under the Chairmanship of Alderman J. Ziegler, with the following members present: Mayor D.V. Cardillo and Aldermen C. Weylie, J. Smola, M. Yantzi, B. Stortz, G. Leadston, M. Wagner, G. Lorentz, C. Zehr and T. Galloway. Officials Present: Mr. T. McKay, Mr. S. Klapman, Mr. B. Stanley, Mr. J. Wallace, Mr. D. Mansell, Ms. C. Ladd, Mr. N. Dobbing, Mr. L. Bensason, Mr. G. Borovilos, Ms. V. Gibaut, Ms. S. Frenette, Mr. Z. Janecki, Ms. P. MacPherson, Mr. D. Snow and Mr. L.W. Neil. 1. MINUTES Moved by Mayor D.V. Cardillo Seconded by Alderman C. Weylie That the minutes of the regular meeting of the Planning and Economic Development Committee held June 15, 1992, as mailed to the members, be accepted. Carried 2. CORRESPONDENCE Tablinq of "Apartments in Houses" (Draft Leqislation) The Committee was provided with a news release dated June 18, 1992 from the Ministry of Housing concerning a consultation paper on legislative amendments to allow one apartment in a house. = LETTER - DOWNTOWN FACADE IMPROVEMENT LOAN PROGRAM AND - DOWNTOWN INTERIOR IMPROVEMENT LOAN PROGRAM The Committee considered a letter dated June 25, 1992 from Mr. T. O'Brien, Landscape Architect, dealing with the Kitchener Downtown Facade Improvement Loan Program and the Kitchener Downtown Interior Improvement Assistance Loan Program. The letter explains the nature of the two programs and provides a summary of participation in the Downtown Facade Improvement Program. Also attached to the report were schedules outlining criteria relative to definition and regulation of each program. Alderman B. Stortz advised that he wished to propose changes to each of the schedules and that he had discussed these changes with staff. Firstly, under Funding, he requested that the requirement for a lien be deleted and that the Commissioner of Finance and the City Solicitor be authorized to obtain appropriate financial security to secure the loan portion of the program. Also under Funding, he requested that paragraph no. 5 be deleted in its entirety. Under Eligibility, he requested that the first sentence of paragraph no. 1 be deleted regarding applicants who were in default of payments to the City. Moved by Alderman B. Stortz Seconded by Alderman M. Yantzi That operation of the Facade Loan Program be extended beyond the existing sunset date of June 30, 1992 for a period of 18 months, at which time the effectiveness of the program should again be assessed. The program would offer a 30% forgiveness incentive until December 31, 1992, after which the impact of this feature would be evaluated for extension at the same or reduced level. That the proposed Downtown Interior Improvement Assistance Loan Program as outlined in the staff report dated June 25, 1992 from T. O'Brien be adopted by the City of Kitchener and offered to eligible applicants. This program would feature forgiveness incentive rates and sunset dates identical to the Facade Loan Program. PLANNING AND ECONOMIC DEVELOPMENT COMMITTEE MINUTES - 210 - JULY 6, 1992 LETTER - DOWNTOWN FACADE IMPROVEMENT LOAN PROGRAM AND - DOWNTOWN INTERIOR IMPROVEMENT LOAN PROGRAM, (CONT'D) That Schedule 'A' - Facade Improvement Loan Program and Schedule 'A' - Downtown Interior Assistance Loan Program, each be modified to reflect the following revisions: - under Funding, paragraph #3, delete the words "and secured by a lien on the property which is registered on title" and insert a new sentence in its place to read to the effect that "The Commissioner of Finance and the City Solicitor be authorized to obtain appropriate financial security to secure the loan portion of the program". - under Funding, paragraph #5, be deleted in its entirety - under Eligibility, paragraph #1, delete the first sentence which reads "To be eligible for this program, applicants must not be in default of any municipal taxes, local improvements, utility accounts, or any other money owing to the City of Kitchener." Carried 4. PD 30/92 - KITCHENER OFFICE LOCATION STUDY The Committee considered staff report PD 30/92 which deals with the Kitchener Office study location report which was attached to the staff report. This matter was previously considered by the Committee at its May 11, 1992 meeting and referred to this meeting for consideration. The introductory explanation of the report, as contained in the May 11, 1992 minutes, follows. "It was noted in PD 30/92 that the West Side Study - Part 1, had concluded that large areas of undeveloped portions of the Huron Business Park were unsuitable for Business Park Development due to the severity of topography and environmental considerations related to the protection of Strasburg Creek. Consequently, office uses have been suggested as an alternative but this raises questions about whether free standing office uses should be permitted in areas designated as Business Park and whether such a policy may have a negative impact on the continuing efforts to encourage new office development in Downtown Kitchener." Mr. B. Stanley advised the Committee that as a result of concerns raised at the May 11, 1992 meeting, staff were directed to circulate the report and send it to some 30 individuals with an interest in the matter. Out of that circulation, 3 letters were received, 2 of which supported the recommendations in the report and 1 which expressed concerns. At this time Mr. B. Stanley circulated a memorandum dated July 3, 1992 proposing the addition of a further recommendation that Official Plan Amendments and Zone Change Applications conforming to the approved office location policies be processed without the necessity to bring them forward to the Committee for direction for processing. Mr. Stanley advised that once direction was received, staff would commence implementation. He noted that a balanced approach would be taken and that in regard to suburban office locations, it was proposed that the City continue an approach to allow free- standing offices in locations were arterial roads intersect with Highways or Homer Watson Boulevard, that they be permitted to locate at the entrance locations to Huron Business Park and that they be included in situations were existing inner-city plants have become vacant. In summary, Mr. Stanley stated that in terms of magnitude, the effect of this approach was quite small within the office market. Mr. Stanley referred to the question of whether or not office locations should be permitted in a portion of Huron Business Park and stated that a review of the Huron area was in process that was expected to take at least 12 months and he suggested that the Committee could defer consideration of this issue until more information on the Huron area becomes available. The Committee was in receipt of correspondence dated June 24, 1992 from Mr. P. Dietrich on behalf of Northport Landing Inc. indicating support for the recommendations in the report, in particular, the recommendation PD 30~92 - KITCHENER OFFICE LOCATION STUDY, (CONT'D) for a balanced approach which would allow for flexibility and choice to office users. It was noted in the letter that other nearby municipalities already permit suburban office locations and that Kitchener could lose potential office users to these cities, if the recommendations of the report were not implemented. PLANNING AND ECONOMIC DEVELOPMENT COMMITTEE MINUTES - 211 - JULY 6, 1992 The Committee was also in receipt of a letter dated June 12, 1992 from Mr. Arnold Shniffer, on behalf of Berkshire Building Corporation, which generally supports the report based on an emerging suburban office market, which requires a broadening of the range of permitted uses. It was requested that Recommendation 1.2.3 be clarified to also review office use in existing buildings and the infill lots in the existing Huron Business Park. Mr. P. Britton, McNaughton, Hermsen, Britton, Clarkson Planning Ltd., appeared as a delegation along with officials of Berkshire Building Corporation to support the Office Location Study which Mr. Britton stated was connected with staff report PD 52/92 which is to be considered this date. Mr. Britton stated that there was a need to develop economic strategies for the City as a whole, and for that reason, his clients were in support of the recommendations in the office location study subject to a minor revision to Recommendation 1.2.3. In this regard, he requested that reference to underdeveloped portions of the Huron Business Park be removed so that the consideration of free-standing offices locating in the Huron Business Park would apply to both developed and undeveloped parts of the Business Park. In response to Alderman M. Wagner, Mr. Britton commented that the suburban office market was substantially different than the inner-city office market and this segment of the market should be addressed. Mr. Tom Cahill appeared as a delegation on behalf of Truscan Realty Ltd. with respect to a submission from Truscan on this matter. He indicated that Truscan Realty_ had five office buildings in the downtown core and could provide office space ranging from 500 ft.2 to 10,000 ft.2 per floor. He acknowledged that current economic conditions were difficult but that in the near term a higher vacancy rate in the core of up to 25% could be anticipated. He noted that there was an indication of revival taking place within the core, but that permitting offices in suburban locations would hurt this revival and that offices in suburban business park locations offer little in the way of amenities compared to the downtown core. Alderman G. Lorentz stated that the City's concern was that it could lose downtown tenants who prefer a suburban location to suburban Waterloo or Cambridge and for the City not to address this issue did not make any sense as there was a need for suburban office locations in Kitchener. Mr. Steve Smith appeared as a delegation on behalf of Truscan Realty. He commented on the new planning policies for the downtown which call for a cap on floor space ratio and that since land costs more in the core, there was no strong incentive for anyone to locate in the core. He referred to development examples that have occurred in Scarborough Town Centre and Mississauga City Centre and stated that it was necessary to encourage building in the core and that high density office buildings should remain there. Mr. B. Stanley pointed out that staff were not proposing a cap as bonusing was an available alternative for new developments. Further, he pointed out that the entire matter would come up for discussion at the Public Meeting of the Planning and Economic Development Committee to be held on August 12, 1992. Ms. V. Gibaut advised that the Department of Economic Development experience was that 75% of requests they have received for office accommodation have been related to suburban locations. She emphasized that the objective of this exercise was to offer additional choice within the marketplace in Kitchener. 4. PD 30/92 - KITCHENER OFFICE LOCATION STUDY, (CONT'D) Comments were made and discussion took place relative to the merits of the City's investment in development of the Huron Business Park and altering the uses from industrial to commercial. It was pointed out that in dealing with Huron Business Park, the City was not just dealing with its own land. Mr. T. McKay stated that he did not support Recommendation 1.2.3 of the report relative to free- standing offices in Huron Business Park and that he also disagreed with statements being made about the Business Park. He pointed out that if Recommendation 1.2.3 was accepted, it should be questioned why anyone would want to locate in the Lancaster Corporate Centre at higher cost. Further, he noted that there was no urgency to act on Recommendation 1.2.3. Alderman C. Zehr stated that Recommendation 1.2.3 was for purposes of exploration only and not a final decision. Alderman B. Stortz suggested that a review of 1.2.3 should also include the possibility of residential development. Mr. B. Stanley stated that a review of land use designations within the PLANNING AND ECONOMIC - 212 - DEVELOPMENT COMMITTEE MINUTES Huron Business Park would take at least 12 months. J U LY 6, 1992 No other delegations responded to the Chairman's invitation to address the Committee on this matter. The recommendations in the staff report were then dealt with. Recommendation 1.2.3 was considered separately and approved, including the revision requested by Mr. P. Britton. The balance of the recommendations in the staff reports were considered as well as the additional recommendation requested by Mr. B. Stanley this date, and agreed to. Moved by Alderman G. Lorentz Seconded by Mayor D.V. Cardillo That Kitchener Council adopt the Kitchener Office Location Study dated April 1992 by resolution as an implementation plan and that the recommendations contained in the study, as listed hereunder, be used as a basis for the preparation of new city-wide office location official plan policies: 1.1 That the City of Kitchener's current approach of encouraging new office development to locate in the Downtown, in part, by restricting the number of alternative suburban office locations, be revised to create a more balanced approach that recognizes the existence of distinct downtown and suburban office sub-markets within the overall regional office market. 1.2 That the City of Kitchener create new opportunities for locating freestanding offices in locations outside of Downtown Kitchener. 1.2.1 That the City of Kitchener continue its approach of permitting freestanding offices to locate in suburban locations that abut or are near major interchanges of the Provincial Highway System and Homer Watson Boulevard and the major interchanges that abut or are near Primary Arterial roads that provide direct access to the Provincial Highway System. 1.2.2 That the City of Kitchener permit freestanding offices in entrance locations to existing areas that are currently designated as Business Park and remove the existing gross floor area restrictions that apply to office uses zoned Business Park Service Centre Zone (B-3). 1.2.3 That the City of Kitchener explore the possibility of permitting freestanding offices to locate in the Huron Business Park through the Huron Community Plan Review. 1.2.4 That the City of Kitchener consider freestanding office uses as one of the primary land uses in a strategy to 4. PD 30/92 - KITCHENER OFFICE LOCATION STUDY, (CONT'D) 1.3 1.4 help redevelop existing inner city industrial areas, thereby achieving more effective use of existing serviced lands and buildings, providing additional inner city employment opportunities and promoting proximity of place of residence to place of work. That the City of Kitchener continue to recognize that Downtown Kitchener is, and will remain, an important and unique office location in the regional office market for offices that require a prestige location, good overall accessibility to other parts of the region, and proximity to services and other office functions that are located within the Downtown. Further, that the Kitchener Economic Development Department continue to aggressively seek to attract such new offices to Downtown Kitchener. That the office policies/regulations in the Neighbourhood Commercial, Community Commercial Core, Community Shopping Centre and Service Commercial Official Plan land use categories and Comprehensive Zoning By-law 85-1 categories remain unchanged. 1.5 That the Planning and Development Department and the Economic Development PLANNING AND ECONOMIC - 213 - JULY 6, 1992 DEVELOPMENT COMMITTEE MINUTES Department be directed to prepare an annual survey of city-wide trends in office type, location, floor area and employment and provide a report on the results of each survey to the Planning and Economic Development Committee. That Kitchener Council direct staff to proceed to prepare the official plan amendments required to implement the recommendations that are contained in the Kitchener Office Location Study. That Official Plan Amendments and Zone Change Applications conforming to the approved office location policies be processed without the necessity to bring them forward to the Planning and Economic Development Committee for direction for processing. Carried The Chairman advised that this recommendation would be considered by City Council at its meeting to be held Monday, July 13, 1992. = PD 52~92 - Homer Watson Boulevard and Manitou Drive - Official Plan Amendment Application 91/5 - Zone Change Application 911381HILB (Berkshire Bldg Carp) - Fairview Ward The Committee was in receipt of reports regarding a Joint Official Plan Amendment Application and Zone Change Application submitted by Berkshire Building Corporation relative to 2.09 hectares (5.16 acres) of land located at the northwest corner of Homer Watson Boulevard and Manitou Drive. The Official Plan Amendment would amend the Official Plan Land Use Designation on these lands, legally described as Part of Lot 32, Registrar's Compiled Plan 1489 (Part 1 of Plan 58R-5097) by adding a special policy to the existing General Industrial Designation to permit restaurant, personal services and free-standing office. In this regard, the Committee considered the Official Plan Amendment report illustrating the lands which are the subject of the change which are shown on Schedule A attached to the report. Also attached to the report was the proposed amendment to the Official Plan undated and the proposed By-law undated to adopt this amendment to the Official Plan. The Committee also considered staff report PD 52/92 dated May 20, 1992 and the proposed Zoning By-law dated May 20, 1992 attached to the report. The proposed zoning change is from General Industrial (M-2) to General Industrial (M-2) with a special use and a special regulation provision, all according to By-law 85-1. It was noted in the report that the purpose of both the Official Plan Amendment and Zone Change Applications was to allow additional uses to locate within an industrial mall. = PD 52~92 - Homer Watson Boulevard and Manitou Drive - Official Plan Amendment Application 91/5 - Zone Change Application 911381HILB (Berkshire Bldg Carp) - Fairview Ward, (CONT'D) It was pointed out that notice that the Committee would hold a Public Meeting this date to consider this matter had previously been given. Mr. L. Bensason explained the purpose of each of the Official Plan Amendment and Zone Change Applications. He advised that 1 letter of objection has been received from Canada Alloy Castings Ltd. He indicated that staff had nothing further to add to the report or recommendations under consideration. Alderman T. Galloway commented on the location of the subject property and pointed out that the widening of Homer Watson Boulevard was many years off. He referred to a new intersection that is planned for the corner of Huron Road and Homer Watson Boulevard and Mr. D. Snow advised that it was not opposite this property but that all future changes have been taken into account in regard to the recommendation that was before the Committee. Alderman M. Yantzi stated that he was surprised that there were not more objections coming forward from Traffic staff. Mr. Snow advised that the Region of Waterloo has reviewed the proposal and accepted it but stated that he had not seen the traffic impact analysis. Mr. John Rousseau, Sutherland, Haggerty, Barristers, appeared as a delegation on behalf of PLANNING AND ECONOMIC - 214 - JULY 6, 1992 DEVELOPMENT COMMITTEE MINUTES Canada Alloy Castings Ltd. to present a submission which he distributed to the Committee this date. Mr. Rousseau indicated that he would shorten his presentation from the detail contained in the written submission. He noted that Canada Alloy Castings Ltd. was strenuously opposed to approval of these applications and stated that the firm had relocated to this site in the mid 1960's. He commented that the main problem was that the operations of the steel foundry were incompatible with neighbours, as there was considerable noise, heat, smell and dust associated with the company operations and even though it does everything possible to keep these negative features within its boundaries, there would still be a conflict with any other adjacent use except a similar industrial use. Accordingly any other use would be incompatible and could result in law suits in the future. Alderman C. Zehr questioned if future owners of the property that is proposed for development could be bound to not object to the operations of Canada Alloy Castings Ltd. Mr. J. Wallace advised that there was no obligation on the part of current owners to pass on warning clauses to future owners should resale of the property take place. Mr. Paul Britton, McNaughton, Hermsen, Britton, Clarkson Planning Ltd., appeared as a delegation on behalf of Berkshire Holdings Ltd. in support of the staff reports and recommendations. He referred to the issues of volume of traffic and access to Homer Watson Boulevard and noted that no access was available from the property to Manitou Drive. He indicated that access was guaranteed through the conditions of sale and a widening of the access point was a requirement to facilitate turning movements onto/from Homer Watson Boulevard. In addition, the applicant was required to construct lanes to facilitate left turn movements from Homer Watson Boulevard and other lanes to facilitate entrance/exit from the subject property. In reference to the matter of whether the proposed use was compatible with adjacent uses, he referred to a memorandum from Mr. B. Thompson supporting such use on the basis that it was transitional from the residential uses on the opposite side of Homer Watson Boulevard as it separated them from the heavy industrial uses of Canada Alloy Castings Ltd. Mr. Dave Ladd, 528 River Road, Cambridge and Mr. Arnold Kurzatz, 237 Kingswood Drive, President of the Workers' Local 5699 of the USWA, appeared as a delegation and advised that he had a prepared submission but noted that since some of the issues have already been raised, he would raise the question that if a proposal, which was the reverse of the situation being dealt with this date; that being to locate heavy industrial adjacent to a business use, was presented would the Planning Department be recommending in favour of such proposal. Further, he PD 52~92 - Homer Watson Boulevard and Manitou Drive - Official Plan Amendment Application 91/5 - Zone Change Application 911381HILB (Berkshire Bldg Corp) - Fairview Ward, (CONT'D) commented that a lot of discussion had taken place with respect to traffic issues, and he pointed out that the inclusion of turning lanes would not be of any benefit and was not realistic as there currently was a major traffic problem existing on Homer Watson Boulevard and turning lanes would not help. No other delegations responded to the Chairman's invitation to address the Committee on this matter. Alderman T. Galloway stated that he was opposed to the proposal based on existing traffic problems and that he was on record that he would not support additional development until Homer Watson Boulevard was widened. He noted that the road was a major truck route and that intensification of the use of the subject property could not be justified. Moved by Alderman G. Leadston Seconded by Mayor D.V. Cardillo That Official Plan Amendment Application 91/15 (Berkshire Building Corporation) requesting an amendment to the Kitchener Official Plan from General Industrial to General Industrial with a special policy on lands described as Part of Lot 32, Registrar's Compiled Plan 1489, more particularly described as Part 1 of Plan 58R-5097, be approved. That Zone Change Application 91/38/H/LB (Berkshire Building Corporation) requesting a change in zoning from General Industrial (M-2) to General Industrial (M-2) with a special use and a special regulation provision, PLANNING AND ECONOMIC - 215 - JULY 6, 1992 DEVELOPMENT COMMITTEE MINUTES all according to By-law 85-1, on lands described as Part of Lot 32, Registrar's Compiled Plan 1489, more particularly described as Part 1 of Plan 58R-5097, be approved in the form shown in the Proposed By-law attached, dated May 20, 1992, subject to the following conditions being satisfied prior to any readings of the amending zoning by-law by City Council: To arrange for notification by letter from the Regional Municipality of Waterloo to the City's Clerk, that Regional requirements have been satisfied with respect to the proposed development. The Owner acknowledges that condition 1 hereof is required to be satisfied no later than seven (7) months from Council having approved by resolution the amending zoning by-law relative to Zone Change Application 91/38/H/LB. In the event this requirement is not fulfilled within the seven month period, Council shall consider rescinding its zone change approval. MOTION LOST Moved by Alderman B. Stortz Seconded by Alderman M. Wagner That Official Plan Amendment Application 91/15 (Berkshire Building Corporation) requesting an amendment to the Kitchener Official Plan from General Industrial to General Industrial with a special policy on lands described as Part of Lot 32, Registrar's Compiled Plan 1489, more particulary described as Part 1 of Plan 58R-5097, be refused. That Zone Change Application 91/38/H/LB (Berkshire Building Corporation) requesting a change in zoning from General Industrial (M-2) to General Industrial (M-2) with a special use and a special regulation provision, all according to By-law 85-1, on lands described as Part of Lot 32, Registrar's Compiled Plan 1489, more particularly described as Part 1 of Plan 58R-5097, be refused. PD 52~92 - Homer Watson Boulevard and Manitou Drive - Official Plan Amendment Application 91/5 - Zone Change Application 911381HILB (Berkshire Bldg Corp) - Fairview Ward, (CONT'D) It is the opinion of this Committee that the refusal of these applications is proper planning for the City. Carried The Chairman advised that this recommendation would be considered by City Council at its meeting to be held Monday, July 13, 1992. PD 59~92 - Victoria Street Secondary Plan - Recommended modifications to Official Plan Amendment #99 - Victoria Park Ward The Committee was in receipt of staff report PD 59/92 dated June 8, 1992, dealing with modifications to Official Plan Amendment No. 99 - Victoria Street Secondary Plan. It was noted in the report that as a result of Regional Staff's circulation of the proposed amendment, two concerns were brought forward, one from the Grand River Conservation Authority and one from CN Rail, both of which are discussed in the staff report. Mr. B. Stanley pointed out that the recommended modifications were in response to the concerns of the Region. With respect to the recommendation in the report, Mr. B. Stanley requested the Committee consider several revisions and in this regard, he distributed the proposed changes which request removal of the words "to a maximum of three units" from both items 2.5.9 and 2.5.10 and addition of the word "existing" ahead of the words "semi-detached" in item 2.5.11. He indicated that these changes did not change the intent of the modifications and were only housekeeping in nature. PLANNING AND ECONOMIC - 216 - JULY 6, 1992 DEVELOPMENT COMMITTEE MINUTES Mr. Michael Sanderson, 60 New Dundee Road, appeared as a delegation in regard to the modifications to this Official Plan Amendment and indicated that he was in favour of the revisions. No other delegations responded to the Chairman's invitation to address the Committee on this matter. The Committee considered the staff report and the revisions requested by Mr. B. Stanley which were agreed to. The recommendations, as revised, were then considered. Moved by Mayor D.V. Cardillo Seconded by Alderman C. Zehr That Kitchener City Council request the Council of the Regional Municipality of Waterloo to modify Official Plan Amendment No. 99 -Victoria Street Secondary Plan in accordance with: 1) the modifications that are recommended in the Region's post-circulation letter dated April 30, 1992; 2) the City of Kitchener's revised standardized wording for inner city secondary plan land use categories and; 3) to reflect the Region of Waterloo's approval of Official Plan Amendment No. 127 -City Wide Institutional, such modifications to include the following: 2.1 SECTION 2 - PURPOSE OF THE AMENDMENT Revise the second sentence of the first paragraph to read "This amendment will redesignate...". PD 59~92 - Victoria Street Secondary Plan - Recommended modifications to Official Plan Amendment #99 - Victoria Park Ward, (CONT'D) 2.2 2.3 2.4 SECTION 3 - BASIS OF THE AMENDMENT Revise the second sentence of the second paragraph to read "The Industrial designation covers .... SECTION 3.1 - TRANSPORTATION POLICIES Revise the third sentence of the second paragraph to read "Similar removal of this proposed Primary Road designation was previously undertaken with respect to other affected areas through ePA No. 75 - Victoria Park Secondary Plan and ePA No. 101 - Road Designation Revisions to Official Plan Maps 1,2, 3 and 4." SECTION 3.2 - LAND USE DESIGNATIONS Revise sub-section 3.2.7 Major Institutional by deleting the existing text and replacing it with the following new text: "It is recognized that the existing Low Density Residential land use designation is an inappropriate land use designation to be applied to the Hydro Electric Commission of Kitchener-Wilmot (H.E.C.K.W.) operations located at 301 Victoria Street South and some adjacent lands located on the same block generally bounded by Patricia Avenue, Victoria Street South, the Grand River Railway, West Avenue and the Henry Sturm Greenway, given the scale and nature of H.E.C.K.W.'s operations. The Major Institutional land use designation is seen as being the most appropriate alternative land use designation for the subject block; however, a Special Policy is required to recognize the existence of executive and administrative offices and associated warehousing and outdoor storage." 2.5 SECTION 4 - THE AMENDMENT PLANNING AND ECONOMIC DEVELOPMENT COMMITTEE MINUTES - 217 - JULY 6, 1992 2.5.1 Revise policy 4.1.1 to read "Public service uses as defined in Policy VI.IX of this Plan shall be permitted...". 2.5.2 Revise policy 4.2.1 by deleting the phrase "... shall be replaced by Schedule 'A'..." and replacing it with the phrase "... shall be amended as shown on Schedule 'A'...". 2.5.3 Revise policy 4.2.2 by deleting the phrase "... shall be replaced by Schedule 'B'..." and replacing it with the phrase "... shall be amended as shown on Schedule 'B'...". Also, replace "Flood Plan" with "Flood Plain". 2.5.4 Revise policy 4.2.3 by deleting the phrase "... shall be replaced by Schedule 'C'..." and replacing it with the phrase "... shall be amended as shown on Schedule 'C'...". 2.5.5 Revise policy 4.2.4 by deleting the phrase "... shall be replaced by Schedule 'D'..." and replacing it with "...shall be amended as shown on Schedule 2.5.6 Revise policy 4.3.2 such that it makes reference to "... attached Schedule 'A' dated June 9, 1992". PD 59~92 - Victoria Street Secondary Plan - Recommended modifications to Official Plan Amendment #99 - Victoria Park Ward, (CONT'D) 2.5.7 2.5.8 2.5.9 2.5.10 day care." 2.5.11 Add new policy 4.3.3 as follows: "Map 2, 'Flood Plain and Environmental Areas shall be amended to show the revised floodlines of Westmount Creek as shown on the attached Schedule 'B' dated June 9, 1992." Revise the first sentence of Policy 4.4.1 Low Density Conservation to read: "Permitted uses are restricted to single detached dwellings, duplexes, semi-detached dwellings, conversion of existing housing stock to multiple dwellings to a maximum of three units, multiple dwellings to a maximum of three units, small residential care facilities, home occupations and private home day care." Revise the second sentence of the first paragraph of Policy 4.4.2 Low Rise Multiple Residential to read: "Permitted uses are restricted to single detached dwellings, duplexes, semi-detached dwellings, conversion of existing housing stock to multiple dwellings, multiple dwellings, small residential care facilities, home occupations, and private home day care." Revise the second sentence of the first paragraph of Policy 4.4.3 Low Density Multiple Residential to read: "Permitted uses are restricted to single detached dwellings, duplexes, semi-detached dwellings, conversion of existing housing stock to multiple dwellings, multiple dwellings, small residential care facilities, home occupations and private home Revise the first sentence of the first paragraph of Policy 4.4.4 Medium Density Multiple Residential to read: PLANNING AND ECONOMIC DEVELOPMENT COMMITTEE MINUTES - 218 - JULY 6, 1992 "Permitted uses are restricted to existing single detached dwellings, duplexes, existing semi-detached dwellings, multiple dwellings up to a maximum density of 200 units per hectare (80 units per acre), day care facilities provided they are located internal to a multiple dwelling, small and large residential care facilities, private home day care and home occupations." 2.5.12 Revise the first two paragraphs of Policy 4.4.5 Low Density Commercial Residential to read: "Permitted residential uses are restricted to single detached dwellings, duplexes, semi-detached dwellings, the conversion of existing housing stock to multiple dwellings, lodging houses, home occupations, private home day care, small and large residential care facilities and multiple dwellings. Commercial uses are restricted to office uses including health offices and health clinics, club facilities, funeral homes, financial establishments, religious institutions, medical PD 59~92 - Victoria Street Secondary Plan - Recommended modifications to Official Plan Amendment #99 - Victoria Park Ward, (CONT'D) 2.6 laboratories, day care facilities, studios and personal services. Commercial, residential and religious institution uses may be located within separate buildings or may mix within the same building. Retail uses shall not be permitted. Personal services must be located within a building used primarily for other commercial or multiple residential uses. New residential development may not exceed a density of 100 units per hectare (40 upa), within a Maximum Floor Space Ratio of 1.0, that is, the above grade building floor area shall not exceed 1.0 times the lot area." 2.5.13 Delete the existing text of Policy 4.4.7 Major Institutional in its entirety and replace it with the following new text: "Permitted uses within the Major Institutional land use category shall be restricted to hospitals, health office, health clinics, medical laboratories, small and large residential care facilities, educational establishments, religious institutions, museums, day care facilities, community centres, studios, sports and/or recreation facilities, veterinary services, and social service establishments. Convenience retail, financial establishment and personal service uses shall be permitted provided that they are located within a building used for a health clinic, multiple dwelling or large residential care facility. Multiple residential uses developed in association with permitted institutional uses may be permitted to a maximum net residential density of 200 units per hectare (80 units per acre). Commercial uses developed in conjunction with, and intended to directly serve permitted institutional uses, may be permitted." SPECIAL POLICIES Add new Section 2.6 Special Policies as follows: "2.6 SPECIAL POLICIES PLANNING AND ECONOMIC - 219 - JULY 6, 1992 DEVELOPMENT COMMITTEE MINUTES 2.6.1 Notwithstanding the Major Institutional land use designation which applies to the lands located on the block generally bounded by Patricia Avenue, Victoria Street South, the Grand River Railway, West Avenue and the Henry Sturm Greenway, the executive and administrative offices of the Hydro Electric Commission of Kitchener-Wilmot located at 301 Victoria Street South and the associated warehousing and outdoor storage uses shall be permitted uses." That City of Kitchener Council request the Council of the Regional Municipality of Waterloo Council to defer approval of the land use designations proposed for the area shown on Map 1 (attached) to PD 59~92 - Victoria Street Secondary Plan - Recommended modifications to Official Plan Amendment #99 - Victoria Park Ward, (CONT'D) permit City and Regional staff further opportunity to attempt to resolve an objection to the residential land use designations in this area by C.N. Rail. It is the opinion of this Committee that approval of these modifications to Official Plan Amendment No. 99 is proper planning for the City. Carried The Chairman advised that this recommendation would be considered by City Council at its meeting to be held Monday, July 13, 1992. PD 53~92 - 53 Madison Avenue North - Zone Change Application 92191MIPMc (Lena Bremner) - Centre Ward The Committee was advised that the Department of Planning & Development was in receipt of a Zone Change Application from Lena Bremner with regard to lands known municipally as 53 Madison Avenue North. The proposed Zoning Change is from General Residential (R3) and Semi-Restricted Residential (R2) to Semi-Restricted Residential (R2) with an extension of use and special regulations according to By-law 4830. In this regard, the Committee considered the staff report PD 53/92 dated May 26, 1992 and the proposed By-law dated June 9, 1992 attached to the report. It was noted in the report that the subject lands were located between Weber Street and Duke Street. The proposed Zone Change will allow the following uses: a single detached dwelling, a duplex dwelling and a triplex dwelling; personal services, health office and health clinic. The lands are currently used a single detached residential dwelling with a home occupation for a beautician. It was pointed out that notice that the Committee would hold a Public Meeting this date to consider this matter had previously been given. Ms. Lena Bremner, 53 Madison Avenue North, appeared as a delegation and indicated she was in support of the recommendations in the staff report. No other delegations responded to the Chairman's invitation to address the Committee on this matter. Moved by Mayor D.V. Cardillo Seconded by Alderman G. Leadston That Zone Change Application 92/9/M/PMc (Lena Bremner) requesting a change in zoning from General Residential (R3) and Semi-Restricted Residential (R2) to Semi-Restricted Residential (R2) with and extension of use and special regulations according to By-law 4830 on Part of Lot 3, Registered Plan 370, be approved in the form shown in the proposed By-law attached, dated June 9, 1992, subject to the following conditions being satisfied prior to any readings of the By-law by Council. 1. To arrange for notification by letter from the Regional Municipality of Waterloo to the City's PLANNING AND ECONOMIC - 220 - JULY 6, 1992 DEVELOPMENT COMMITTEE MINUTES Clerk, that all Regional requirements have been satisfied with respect to the proposed development. The Owner acknowledges that Condition 1 is required to be satisfied no later than seven (7) months from Council having approved the amending zoning by-law relative to the Zone Change Application 92/9/M/PMc by resolution. In the event this requirement is not fulfilled within the seven month period, Council shall consider rescinding its zone change approval. PD 53~92 - 53 Madison Avenue North - Zone Change Application 92191MIPMc (Lena Bremner) - Centre Ward, (CONT'D) It is the opinion of this Committee that the approval of this application is proper planning for the City. Carried The Chairman advised that this recommendation would be considered by City Council at its meeting to be held Monday, July 13, 1992. 8. D. Travers - Hidden Valley Subdivision (Vace Farms) - Request for Issuance of Building Permits Prior to Construction of Wabanaki Drive through Amendment to the Subdivision Agreement - Fairview Ward Mr. D. Travers, Travers and Paquette, Barristers, appeared as a delegation on behalf of Vace Farms Ltd. respecting the company's subdivision 30%87063 in Hidden Valley. Mr. Travers commented that because of a change in circumstances resulting from the economic climate, the company was unable to complete obligations agreed to under condition 65 of the Subdivision Agreement because the financial lender requires 15 pre-sales before advancing funds that would allow for the construction of Wabanaki Drive. However, condition 65 of the Subdivision Agreement provides that no Building Permits shall be issued for any lots until such time as Wabanaki Drive is constructed. He noted that when the subdivision was originally proposed, traffic concerns were an issue to area residents but that with the closing of the Deilcraft Building and much reduced levels of business activity, traffic volume is considerably reduced over previous levels. He noted that at present over $1 Million has been spent to service the subdivision and that plans were to start construction of 5 new homes before Christmas and start another 5 during the winter. Ms. C. Ladd advised that staff were opposed to granting relief from the condition. In this regard, she noted that the condition in the Subdivision Agreement now is substantially different than what was originally approved since Vace Farms has, on at least 3 separate occasions, applied for relief from conditions of the Agreement. Alderman C. Zehr commented that circumstances do change and that it was his opinion that developing these lots without construction of Wabanaki Drive would not make any significant change to traffic flow in the area and he could not see how this would cause further problems for the residents. Ms. Ladd noted that normal conditions relative to 100% bonding would apply. Moved by Alderman G. Lorentz Seconded by Mayor D.V. Cardillo That the following revisions to City Council's July 17, 1989 conditions of approval relative to Draft Plan of Subdivision 30T-87063 (Vace Farms Ltd.) be approved: That condition 65 be amended by inserting the words "only 15 building permits shall be issued within the subdivision prior to the construction of Wabanaki Drive, and further that" no 'additional' building permits ... after the words performance security arrangements in the first sentence so that the revised condition 65 shall read as follows: 65. The Subdivider agrees that notwithstanding any other conditions or performance security PLANNING AND ECONOMIC - 221 - JULY 6, 1992 DEVELOPMENT COMMITTEE MINUTES arrangements, only 15 building permits shall be issued within the subdivision prior to the construction of Wabanaki Drive, and further that no additional building permits shall be issued for any lots or blocks contained within this Plan of Subdivision until such time as Wabanaki Drive is constructed between Wilson Avenue and Hidden Valley Road, to the satisfaction of the City's 8. D. Travers - Hidden Valley Subdivision (Vace Farms) - Request for Issuance of Building Permits Prior to Construction of Wabanaki Drive through Amendment to the Agreement - Fairview Ward, (CONT'D) Subdivision Commissioner of Public Works. In this regard, the Subdivider shall be responsible for the installation of a two (2) lane road being the Wabanaki Drive Extension from Wilson Avenue to the new local access road for the Hidden Valley area to binder asphalt constructed to City of Kitchener standards as approved by the City's Commissioner of Public Works including gravel shoulders and adequate storm ditches. Further, the Subdivider shall pay 100% of the cost and agrees and acknowledges that the City's 60% responsibility as set out in the Development Charge Policy as reflected in Section 34. of an Agreement registered on the 7th day of September 1990 as Instrument Number 1052245 no longer applies. Carried The Chairman advised that this recommendation would be considered by City Council at its meeting to be held Monday, July 13, 1992. PD 57~92 - 9 MacVille Avenue - Zone Change Application 911411MIZJ (Mike & Ethel Vilandre) - Bridqeport North Ward The Committee was advised that the Department of Planning & Development was in receipt of a Zone Change Application from Michael & Ethel Vilandre with regard to lands known municipally as 9 MacVille Avenue. The proposed Zoning Change is from Agricultural (A) according to Township of Waterloo By-law 878A to Restricted Residential (R2A) with special regulations according to By- law 4830. In this regard, the Committee considered staff report PD 57/92 dated June 8, 1992 and the proposed By-law dated June 1, 1992 attached to the report. It was noted in the report that the subject land have a lot area of approximately 875 m2 (9,420 ft.2) with a frontage along MacVille Avenue of 29.26 m (96 ft.) and are located on the south side of MacVille Avenue east of Woolwich Street. The applicant intends to re-zone the subject lands to permit the development of a single detached dwelling on a proposed severed lot. It was pointed out that notice that the Committee would hold a Public Meeting this date to consider this matter had previously been given. The Committee was advised that staff had nothing to add to the report under consideration. Ms. Rose Kube, 6 MacVille Avenue and Mrs. E. Vilandre, 9 MacVille Avenue appeared as a delegation and advised of support for the application. No other delegations responded to the Chairman's invitation to address the Committee on this matter. Moved by Mayor D.V. Cardillo Seconded by Alderman G. Leadston That Zone Change Application 91/41/M/ZJ (Michael & Ethel Vilandre) requesting a change in zoning from Agricultural (A) according to Township of Waterloo By-law 878A to Restricted Residential (R2A) with special regulations, on Part of Lot 60, German Company Tract, be approved, in the form shown in the proposed by-law attached, dated June 1, 1992, subject to the following conditions being satisfied prior to any readings of the amending zoning by-law by Council. To arrange for notification by letter from the Regional Municipality of Waterloo to the City's Clerk, that all Regional requirements have been satisfied with respect to the proposed zone change. PLANNING AND ECONOMIC DEVELOPMENT COMMITTEE MINUTES - 222 - PD 57~92 - 9 MacVille Avenue - Zone Change Application 911411MIZJ (Mike & Ethel Vilandre) - Bridqeport North Ward, (CONT'D) J U LY 6, 1992 10. The Owner acknowledges that Condition 1 hereof is required to be satisfied no later than seven (7) months from the date of Council having approved by resolution, the amending zoning by-law relative to Zone Change Application 911411MIZJ. In the event this requirement is not satisfied within the seven month period, Council shall consider rescinding their zone change approval. It is the opinion of this Committee that approval of this application is proper planning for the City and is in conformity with the City's Approved Official Plan. That City Council waive the requirement of a 4.95 metre road widening along the entire frontage of 9 MacVille Avenue, as provided for under the City's Official Plan. Carried The Chairman advised that this recommendation would be considered by City Council at its meeting to be held Monday, July 13, 1992. PD 58~92 - 1764 Huron Road - Zone Change Application 90/15/H/JW (Rockway Holdings Ltd.) - South Ward The Committee was advised that the Department of Planning & Development was in receipt of a Zone Change Application from Rockway Holdings Ltd. with regard to lands located within the South Plains Planning Community on the south side of Huron Road, west of Amand Drive. The proposed Zoning Change is from Agricultural (A-l) to Agricultural (A-l) with special use and special regulation provisions, all according to By-law 85-1. In this regard, the Committee considered staff report PD 58/92 dated June 12, 1992 and the proposed By-law dated June 4, 1992 attached to the report. It was noted in the report that it is proposed that the 30.7 hectare property be re-zoned to allow a pit for the extraction of sand, gravel and clay from a 16.3 hectare portion of the property. It was pointed out that notice that the Committee would hold a Public Meeting this date to consider this matter had previously been given. Mr. J. Willmer provided the Committee with a summary of revisions to the staff recommendations in PD 58/92 that were prepared in response to revisions requested in the letter dated July 22, 1992 from Mr. P. Puopolo. The revisions relate to conditions 6, 7, 9, 10 (iii), addition of a condition 13 and deletion of items 4 and 5 of those listed that were to be brought to the attention of the Ministry of Natural Resources for its consideration relative to the application of Rockway Holdings Ltd. In particular, Mr. Willmer clarified condition 6 in that the wording has been revised to the extent that berm construction shall not occur during the months of June, July or August. Mr. P. Puopolo, Planning Initiatives Ltd., advised that he was in support of the report with the revisions requested by staff. No other delegations responded to the Chairman's invitation to address the Committee on this matter. Alderman T. Galloway commended all those who had been involved in the process respecting this Zone Change Application. He questioned what truck route status was and Mr. J. Willmer advised that haul routes were regulated by the Ministry and that there was no commitment to a truck route on Trussler Road. 10. PD 58~92 - 1764 Huron Road PLANNING AND ECONOMIC - 223 - DEVELOPMENT COMMITTEE MINUTES - Zone Change Application 90/15/H/JW (Rockway Holdings Ltd.) - South Ward, (CONT'D) J U LY 6, 1992 The staff report was then considered and the Committee agreed to revise the recommendations in the staff report in accordance with the request of Mr. J. Willmer responding to the concerns expressed by Mr. P. Puopolo. The report recommendations, as revised, were then considered. Moved by Alderman G. Leadston Seconded by Alderman B. Stortz That Zone Change Application 90/15/H/JW (Rockway Holdings Limited) requesting a change in zoning from Agricultural (A-l) to Agricultural (A-l) with special use and special regulation provisions on Lots 10-14 inclusive, 24-26 inclusive and Part Lots 9 and 23, Registered Plan 585 and Part Lot 149, German Company Tract, be approved in the form shown in the Proposed By-law, attached, dated June 4, 1992, subject to the following conditions being satisfied prior to any readings of the By-law by Council: That the owner enter into a Development Agreement to be prepared by the City Solicitor and registered on title and the following conditions shall form part of this agreement: The Owner agrees: To prepare a landscaping plan showing planting and surfacing details for all areas outside the Limits of Extraction as shown on Map No. 2 of the Proposed By-law attached to Report PD 58/92, to obtain approval thereof from the City's Director of Development prior to any readings of the By-law by Council and to complete the landscaping in accordance with the approved plan within one year of commencing the stripping of topsoil on site. To maintain the approved landscaping in a state acceptable to the City's Director of Development for the life of the proposed pit. To prepare a detailed Grading and Drainage Control Plan showing drainage details for the subject property, abutting properties and public rights-of-way so as to ensure compatible drainage, and to show thereon all detailed erosion and siltation control features; to obtain approval thereof from the City's Commissioner of Public Works, prior to any readings of the By-law by Council. The Owner agrees to implement all erosion and siltation control measures prior to the commencement of any site grading, to complete the site grading and drainage scheme in accordance with the approved plan within one year of commencing the stripping of topsoil on site, and to maintain the erosion and siltation control measures for the life of the proposed pit. To close all redundant driveways to the Regional Municipality of Waterloo's standards prior to commencing the stripping of topsoil on site. To install, at the Owner's cost and to the Regional Municipality of Waterloo's standards, new driveway ramps prior to commencing the stripping of topsoil on site. That, owing to the proximity of nearby dwellings, berm construction adjacent to Huron Road shall not occur only in the months of June, July or August. 10. PD 58~92 - 1764 Huron Road - Zone Change Application 90/15/H/JW (Rockway Holdings Ltd.) - South Ward, (CONT'D) That the haulage route shall not include any portion Trussler Road south of Ottawa Street unless or until such time as said portion of Trussler Road is upgraded to Truck Route status. PLANNING AND ECONOMIC DEVELOPMENT COMMITTEE MINUTES - 224 - J U LY 6, 1992 That, wherever possible, extraction shall be carried out at the elevation of the pit floor. That the operation of any machinery or equipment used in conjunction with the pit, other than water pumping equipment, shall not occur between the hours of seven o'clock in the afternoon (local time) and seven o'clock in the morning (local time) of the next day or on any Sunday or holiday unless written permission is obtained from the City's Commissioner of Public Works for special projects. 10. (i) To provide, prior to commencing the stripping of topsoil on site, a cost estimate for 100% of the total cost of all "site development works" required to be done by this Agreement. Such cost estimate shall include materials, installations, removals, closures and restorations, other than within the area of extraction, and shall be in a form satisfactory to the City's Director of Development. (ii) "Site Development Works" shall be applicable only outside of the area of extraction and shall include the following: a) On site works: Rough grading; fine grading; plant material; sodding and seeding; and b) Off site works: Redundant driveways; driveway ramps; fine grading; and sodding. To provide prior to commencing the stripping of topsoil on site, for each phase, a Letter of Credit to the City's Director of Development for 50% of the total cost of all site development works in a form satisfactory to the City Solicitor, to be held by the City as security for the completion of the works required in this Agreement. The Letter of Credit will be retained until such time as 50% of the value of the site development works have been completed in conformity with their approved design. Thereafter reductions shall commence for additional works completed in conformity with their approved designs, in amounts in accordance with the cost estimate, subject to the receipt of verification in writing from the Owner's consultants that such works are so completed. (iv) The Letter of Credit shall be kept in force until the completion of the required site development works in conformity with their approved designs. If the Letter of Credit is about to expire without renewal thereof and the works have not been completed in conformity with their approved designs, the City may draw all of the funds so secured and hold them as security to guarantee completion unless the City Solicitor is provided with a renewal of the Letter of Credit forthwith. 10. PD 58~92 - 1764 Huron Road - Zone Change Application 90/15/H/JW (Rockway Holdings Ltd.) - South Ward, (CONT'D) (v) In the event that the owner fails to complete, to the satisfaction of the City's Director of Development, the required site development works in conformity with their approved designs within one year of commencing the stripping of topsoil on site, then it is agreed by the Owner that the City, its employees, agents or contractors may enter on the lands and so complete the required site development works to the extent of monies received under the Letter of Credit. The cost of completion of such works shall be deducted from the monies obtained from the Letter of Credit. In the event that there is a surplus, the City shall pay it forthwith to the Owner. In the event that there are required site development works remaining to be completed, the City may by PLANNING AND ECONOMIC - 225 - JULY 6, 1992 DEVELOPMENT COMMITTEE MINUTES by-law exercise its authority under Section 325. of The Municipal Act to have such works completed and to recover the expense incurred in doing so in like manner as municipal taxes. (vi) Other forms of performance security may be substituted for Letters of Credit provided that approval is obtained from the City Treasurer and the City Solici- tor. 11. To operate the pit in accordance with all applicable provincial and municipal requirements. In particular, the Owner acknowledges the existence of By-law 87-345, being a By-law to Regulate the Operation of Pits and Quarries, and agrees to operate the pit in strict compliance thereto. 12. That the City may give a Release of this Agreement as it applies to the lands or portions thereof. This Release shall not, however, release this clause or any of the conditions related to site works which are required by this agreement to be maintained for the life of the proposed pit. 13. To forward a copy of each written report, required pursuant to Section 17 of the Aggregate Resources Act, to Kitchener's Department of Planning and Development for information. To arrange for notification by letter from the Regional Municipality of Waterloo to the City's Clerk, that all Regional requirements have been satisfied with respect to the proposed development. 3. The owner acknowledges that the registered Development Agreement required in Condition 1, the approvals or provisions of conditions 1.1, 1.2 and 1.10.(iii) and Condition 2 hereof are required to be satisfied no later than seven (7) months from Council having approved the amending zoning by-law relative to the Zone Change Application 90/15/H/JW by resolution. In the event this requirement is not fulfilled within the seven month period, Council shall consider rescinding its zone change approval. It is the opinion of this Committee that the approval of this application is proper planning for the City and is in conformity with a recommended Amendment (No. 118) to the City's Approved Official Plan. 10. PD 58~92 - 1764 Huron Road - Zone Change Application 90/15/H/JW (Rockway Holdings Ltd.) - South Ward, (CONT'D) That the Ministry of Natural Resources have regard to the following matters in considering the application of Rockway Holdings Limited for a Class A Licence on Lots 10-14 inclusive, 24-26 inclusive and Part Lots 9 and 23, Registered Plan 585 and Part Lot 149, German Company Tract: Approval by the City of Kitchener of a zoning by-law to permit a pit is based on the Existing Features Plan, Operational Plan and Notes, and Progressive Rehabilitation and Final Rehabilitation Plans and Notes, dated 92 04 06 and attached to Report PD 58/92. The City of Kitchener objects to the inclusion of Note 24 on the Operational Plan as no application has been made to the City of Kitchener to permit a portable asphalt plant on the site. The City of Kitchener requires the owner to enter into a Development Agreement to be registered on title prior to any readings of the By-law by Council. The conditions which shall form part of this agreement are detailed in part (A) of this resolution. Carried PLANNING AND ECONOMIC DEVELOPMENT COMMITTEE MINUTES - 226 - J U LY 6, 1992 The Chairman advised that this recommendation would be considered by City Council at its meeting to be held Monday, July 13, 1992. 11. PD 35~92 - A Review of Policy Direction for Approving the Conversion of Rental Housing to Condominium Tenure under the Rental Housinq Protection Act The Committee was in receipt of staff report PD 35/92 which was a review of Policy Direction for approving the conversion of rental housing to condominium tenure under the Rental Housing Protection Act. It was noted in the report that the Department has received an unusually high number of inquiries from owners of rental housing stock, seeking approval under the Rental Housing Protection Act, so that they can convert all or part of their properties to condominium tenure. These owners have report high vacancy rates in their buildings, which is creating business difficulties for them and are seeking ways to generate sufficient cash flow in order to retain some of their holdings. A copy of a letter from Mr. D. Brown of Ross, Bennett and Lake, Barristers, London, was distributed to the Committee for its information. No delegations responded to the Chairman's invitation to address the Committee on this matter. Moved by Alderman B. Stortz Seconded by Mayor D.V. Cardillo That Staff adopt a more permissive stance with respect to the approval of condominium conversions under the Rental Housing Protection Act. That in considering approval of condominium conversions, regard shall be had to: 1. The overall rental housing vacancy rate in the City of Kitchener; 2. The supply of rental housing in areas where condominium conversions are proposed; 11. PD 35~92 - A Review of Policy Direction for Approving the Conversion of Rental Housing to Condominium Tenure under the Rental (CONT'D) Housinq Protection Act, 3. The impact of a conversion on existing tenants. Carried The Chairman advised that this recommendation would be considered by City Council at its meeting to be held Monday, July 13, 1992. 12. Official Plan Review-Special Meetinq Mr. B. Stanley advised the Committee that a Special Meeting was required to consider the Regional Vision Paper to 2021 and the City's Vision in respect to the Official Plan Review. He suggested that an appropriate date would be July 13. Moved by Mayor D.V. Cardillo Seconded by Alderman G. Leadston That a special meeting of the Planning and Economic Development Committee be held on Monday, July 13, 1992 commencing at 4:00 p.m. to consider the Region of Waterloo 'Vision Paper to 2021' and the City's Vision in respect to the Official Plan Review. Carried PLANNING AND ECONOMIC - 227 - DEVELOPMENT COMMITTEE MINUTES 13. Storaqe of Mobile Siqns - Re: Siqn By-law J U LY 6, 1992 The Committee was in receipt of a copy of a memorandum from Alderman J. Ziegler requesting clarification from the Committee as to how and where mobile signs are to be stored when they can no longer be used, due to the 120 day per year display limit. Alderman Ziegler's suggestion contained in his memorandum is that the owner be allowed to store the sign outside, as far as possible from the roadway with no lettering permitted during this time. Mr. S. Klapman pointed out that the purpose of the regulation was to get the portable signs out of sight, when they could no longer legally be used. Alderman C. Zehr indicated that he did not want to change the Sign By-law just to deal with this issue of storage. Alderman J. Ziegler stated that he has received complaints and owners are questioning what they can legally do with a sign after the 120 day limit. The Committee suggested that a common sense approach be taken to this aspect of enforcement of regulations. 14. PD 64/92 - 601 Glasgow Lane - Demolition Control Application DC92/4/RM (Kenmore Commercial Inc.) - West Ward The Committee was in receipt of staff report PD 64/92 dated June 27, 1992 concerning a Demolition Control Application submitted by Kenmore Commercial Inc. with regard to property known municipally as 601 Glasgow Lane. It was noted in the report that the applicant proposes to demolish a single detached dwelling (farm house) and two sheds in order to construct a 40 unit senior citizens' apartment complex and 50 townhouse units. Ms. C. Ladd advised that staff have nothing further to add to the report. No delegations were registered respecting this matter. 14. PD 64/92 - 601 Glasgow Lane - Demolition Control Application DC92/4/RM (Kenmore Commercial Inc.) - West Ward, (CONT'D) Moved by Alderman M. Wagner Seconded by Mayor D.V. Cardillo That Demolition Control Application DC 92/4/RM (Kenmore Commercial Inc.) requesting approval for the demolition of a single detached dwelling (farm house) and two framed sheds located at 601 Glasgow Lane, legally described as Lot 6 and 28 Benjamin Weber's Survey, Registered Plan 402 be approved subject to the following: a) That the attached site plan, dated June 26, 1992, be approved in principle, with the final site plan and the following condition included in a Development Agreement pursuant to Section 41 of the Planning Act: "The Owner agrees to construct and substantially complete the approved site development not later than two years from the day demolition of the existing detached dwelling is commenced. Upon failure to complete the approved site development within two years, the Clerk of the Municipality shall be entitled to enter on the Collector's Roll to be collected in like manner as municipal taxes, the sum of $20,000 for each dwelling unit for which demolition permits have been issued and such sum shall, until payment thereof, be a lien or charge upon the land in respect of which the permit to demolish the residential property is issued." It is the opinion of this Committee that approval of this application is proper planning for the City. Carried The Chairman advised that this recommendation would be considered by City Council at its PLANNING AND ECONOMIC - 228 - DEVELOPMENT COMMITTEE MINUTES meeting to be held Monday, July 13, 1992. 15. ADJOURNMENT On motion, the meeting adjourned at 6:00 p.m. J U LY 6, 1992 L.W. Neil, AMCT Assistant City Clerk