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HomeMy WebLinkAboutPlng & Econ Dev - 1997-09-22P E D\1997 -09 -22 PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES SEPTEMBER 22, 1997 CITY OF KITCHENER The Planning and Economic Development Committee met this date commencing at 3:40 p.m. under Councillor C. Weylie, Chair, with the following members present: Councillors John Smola, K. Taylor- Harrison, B. Vrbanovic, T. Galloway, M. Yantzi and M. Wagner. Mayor R. Christy and Councillor J. Ziegler entered the meeting shortly after its commencement. Officials present: Ms. C. Ladd, J. Jantzi, L. MacDonald, L. Pasternak, C. Abbott and Messrs. J. Gazzola, T. McCabe, B. Stanley, R. Mattice, D. Mansell, J. Shivas, R. Morgan, J. Witmer and L.W. Neil. LETTER - LANCASTER CORPORATE CENTRE, PHASE 1 (PARTS 4, 5 & 6, REF. PL. 58R-10893) - OPTION AGREEMENT WITH lAN COOK CONSTRUCTION LIMITED - BRIDGEPORT-NORTH WARD The Committee was in receipt of a letter dated September 12, 1997 from Ms. V. Gibaut recommending the City enter into an Option Agreement with lan Cook Construction Limited with respect to lands in Phase 1 of the Lancaster Corporate Centre. In response to Councillor T. Galloway, Ms. J. Jantzi advised that she did not believe Mr. Cook intended to construct a building containing the environmental features which were built into the Green on the Grand. Mr. J. Shivas requested that the staff recommendation be revised to include reference to the agreement being renewable for one further six month term with an additional 5% deposit and the Committee concurred. On motion by Councillor T. Galloway - it was resolved: "That the City approves and the Mayor and Clerk be authorized to execute an Option Agreement with lan Cook Construction Limited dated September 30, 1997 with respect to lands composed of Parts 4, 5, and 6 Ref. Plan 58R-10893, for a term of six (6) months effective September 30, 1997, renewable for one further six month term with an additional five (5) percent deposit." LETTER - HURON BUSINESS PARK, SITES 118 & 119 - OFFER TO PURCHASE - ANCHOR GROUP (BLM DISTRIBUTION SYSTEMS) - SOUTH WARD The Committee was in receipt of a letter dated September 15, 1997 dealing with an Offer to Purchase, Sites 118 & 119 in Huron Business Park and a copy of a memorandum dated September 16, 1997 noting that the item would be removed from the agenda if terms and conditions of sale were not agreed to by Friday, September 19, 1997. Ms. J. Jantzi advised that the offer was not concluded and the matter should be removed from the agenda. 3. PASSPORT TO SUCCESS Ms. J. Jantzi advised that the Passport to Success event was being held on October 15 & 16, 1997 and that approximately 16 invitations had been sent out. Councillor T. Galloway requested that Members of Council be circulated with a full list of the individuals who would be attending, what company they represent and where it was located. PD 97/94 - 420 BRIDGEPORT ROAD - DEMOLITION CONTROL APPLICATION DC 97/5/B/RM - CHURCH OF OUR LORD JESUS CHRIST - BRIDGEPORT-NORTH WARD The Committee was in receipt of Planning and Development Staff Report PD 97/94 dated August 29, 1997 dealing with a demolition control application submitted by the Church of Our Lord Jesus Christ with respect to the property known municipally as 420 Bridgeport Road. PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES SEPTEMBER 22, 1997 - 145 - CITY OF KITCHENER PD 97/94 - 420 BRIDGEPORT ROAD - DEMOLITION CONTROL APPLICATION DC 97/5/B/RM - CHURCH OF OUR LORD JESUS CHRIST - BRIDGEPORT-NORTH WARD (CONT'D) It was noted in the report that the application involves the demolition of a house that has been converted into a church and that the demolition would facilitate the creation of a new church building with paved parking for 29 vehicles. It was also pointed out that the property was not affected by the Rental Housing Protection Act or the Ontario Heritage Act and that the proposed redevelopment is governed by Site Plan Control Application SP 97/1 l/B/CA. Mr. B. Stanley reviewed the purpose of the application and noted that staff were in support. He noted that a delegation of residents was present who he believed had concerns relating to elements that normally are dealt with through the site plan process. Councillor J. Ziegler entered the meeting at this point. Mr. Mike Disney appeared as a delegation in regards to the application. He advised that he had lived on Lang Crescent for the last seven years and noted that it was his understanding that when the church was first developed residents were very concerned about noise from various sources such as parking. Mr. Disney also stated that originally the church was to accommodate 30 people and 12 vehicles whereas the proposed new church would accommodate 192 people and parking for 29 cars. He expressed concern with respect to surface drainage from the parking lot and noise originating from the building and questioned what type of soundproofing might be incorporated into the building. Councillor C. Weylie inquired whether the residents were satisfied with the site plan and Mr. Disney indicated that the new church building was located roughly in the same position as currently. Mayor R. Christy entered the meeting at this point. On the matter of drainage, Councillor John Smola stated that Bridgeport Road was recently repaved and new storm drain was installed as well as sidewalk along Bridgeport Road. Mr. D. Mansell indicated that the storm water management report for this site has been submitted to the Public Works Department and he confirmed that some of the property drains to Lang Crescent while the remainder drains to the Ministry of Transportation lands. Councillor John Smola questioned the 29 parking spaces being provided and Mr. B. Stanley advised that the site plan has been approved in that regard as the requirements of the by-law have been met. Councillor John Smola requested that consideration be given to expanding the parking to alleviate concerns of the residents that the lot was insufficient to accommodate the number of people utilizing the new church facility. Some discussion took place regarding a suggestion that sidewalk be required along the Lang Crescent frontage of the church property and it was concluded that there would be little point in this regard given that there were no sidewalks on Lang Crescent and that a sidewalk would require installation of proper storm drains. Mr. Mansell indicated that the preference was to leave Lang Crescent in its natural state. On motion by Councillor John Smola - it was resolved: "That Demolition Control Application DC 97/5/B/RM (Church of our Lord Jesus Christ) requesting approval for the demolition of a converted house located at 420 Bridgeport Road legally described as Part Lot 5 and Part Lot 59, German Company Tract b.~e approved. It is the opinion of this Committee that approval of this application is proper planning for the City." As well the Committee directed that staff inquire into the applicant providing additional parking on site in excess of the current 29 parking spaces. PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES SEPTEMBER 22, 1997 - 146 - CITY OF KITCHENER DELEGATION - MR. PHILIP STELZER - PRESENTATION RE: - SKATEBOARD / BICYCLE RAMPS IN RESIDENTIAL AREAS Mr. Philip Stelzer appeared as a delegation to speak on the issue of skateboard/bicycle ramps in residential areas. He submitted a petition signed by 9 area residents opposed to the ramp which has been erected on the property of 195 Courtland Avenue. It was stated in the petition that the residents feel that such a large recreational facility has and will continue to be a constant disturbance to the neighbouring homes and that it has no place being in a residential area. He indicated that the major problems are noise and garbage from those utilizing the structure and that it was his understanding Council was taking some steps under its by-laws to control the situation but stressed that neighbours have immediate concerns that should be addressed so that they can enjoy their properties. Mr. Stelzer specifically referred to the noise by-law and stated that it was too flexible and it would appear that there was no way to enforce the by-law because there are no standards within the by-law. Ms. L. Pasternak, Associate City Solicitor, confirmed that there were no provincial standards dealing with the noise aspect unlike noise that would be emitted from machines. Accordingly, it is necessary to deal with the qualitative aspect of the noise and she pointed out that in the past she has advised Mr. Stelzer that diaries of the occurrences and related noise must be kept. Councillor M. Yantzi pointed out that the ramp was a very large structure that was actually located much closer to the residents of Madison Avenue than to the dwelling of the property on which the ramp is situated. Mr. T. McCabe advised that the matter of regulations of structures for BMX/skateboarders in residential areas was listed on the Committee's unfinished business agenda arising from a direction given by Council on October 28, 1996. It was noted that research is underway and that staff have completed a survey of municipalities. Mr. McCabe advised that staff intend to bring a report on this matter to the October 20th meeting of the Planning and Economic Development Committee. The report will include possible regulations and include suggestions for optional courses for Council to consider on this matter. In reference to the skateboard facility at 195 Courtland Avenue he advised that the ramp is located within a portion of the property that is zoned Hazard Land zone and such zoning would permit outdoor recreational activity. In response to Councillor T. Galloway, Mr. T. McCabe advised that consultation was underway with the Grand River Conservation Authority on this matter. Councillor J. Ziegler stated that he was surprised that we would have difficulty with this issue at the GRCA level where Hazard Lands are concerned. Councillor C. Weylie advised the delegation that the matter would be reviewed again at the Committee's October 20th meeting. DELEGATION - MR. PHILIP STELZER - PRESENTATION RE: - LANG TANNERY PROPERTY - 231 MADISON AVENUE SOUTH - ENVIRONMENTAL HAZARD CONCERNS - VICTORIA PARK WARD Mr. Philip Stelzer appeared as a delegation in regard to the former Lang Tannery property at 231 Madison Avenue South to express concerns regarding environmental hazard issues. Mr. Stelzer previously submitted a document that was distributed with the agenda that poses the following questions: why neighbours were not informed regarding removal of hazardous materials from the abandoned factory, why they were not informed of other hazardous issues and expressed a view that Council should request the Ministry of the Environment to undertake an environmental impact study to assess all aspects of the problem. Mr. Stelzer commented on the matter raised in his submission and made particular reference to the matter of chemical containment, the City's future responsibilities for the vacant lot and the desire of the residents to have a future say in use of the property through a consultation process. Ms. L. MacDonald, Associate City Solicitor, advised that the City undertook to secure the subject property in April 1995 and then briefly reviewed legal events that have occurred since with respect to the property. She noted that in February 1997 the property was declared unsafe and demolition was ordered and that all chemicals had been removed from the property and DELEGATION - MR. PHILIP STELZER - PRESENTATION RE: - LANG TANNERY PROPERTY - 231 MADISON AVENUE SOUTH PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES SEPTEMBER 22, 1997 - 147 - CITY OF KITCHENER - ENVIRONMENTAL HAZARD CONCERNS - VICTORIA PARK WARD (CONT'D) disposed of. As well, she pointed out that at the September 15th Council meeting a contract had been awarded for demolition and that as of September 29th the contractor would take over responsibility for security of the property. She pointed out that the property remains in private ownership and as such the City has no responsibility in that regard. She commented that the City in the past has proceeded under authorized legislation to address matters of municipal concern and that was the extent of the City's powers. Mr. Stelzer commented that residents were not notified of any chemicals that might have seeped out of the premises and in that regard referred to correspondence from Mr. Ron McKnight dealing with the matter of possible leaking chemicals and the containment issue. Mr. Stelzer referred to a fish kill that took place and again requested that a study be done to determine if any chemical seepage has taken place. Ms. MacDonald noted that the fish kill referred to was the subject of a registered spill with the Ministry of the Environment and Energy. Councillor M. Yantzi questioned if the City could ask the Ministry to investigate possible chemical seepage. Mr. Stelzer emphasized that their main concern was the issue of seepage taking place before the Ministry got involved. On motion by Councillor M. Yantzi - it was resolved: "That the Ministry of Environment and Energy be requested to conduct such exploratory investigation as is necessary to ensure that there is no ground contamination from possible chemical seepage at the former Lang's Tannery, 231 Madison Avenue South, Kitchener, Ontario." PD 97/71 - ANNUAL REVIEW OF CITY RESIDENTIAL VACANCY RATE STATISTICS The Committee was in receipt of Planning and Development Staff Report PD 97/71 dated July 15, 1997 dealing with annual review of residential vacancy rate statistics in the City of Kitchener. It was noted in the report that the figures utilized were taken from the October 1996 vacancy rate publication by Canada Mortgage and Housing Corporation. The staff report comprehensively discusses residential vacancy rates and factors that relate to demand and pricing for bachelor, one bedroom, two bedroom and three bedroom rental dwelling units. Mr. R. Mattice provided the Committee with an overhead presentation highlighting significant issues of the staff report that were summarized beginning on page 11 of the report. The conclusion of the report was that the rental market in Kitchener was in a balanced position with approximately 2.5% of units vacant at any one time. This vacancy rate has remained stable for the last few years because of factors noted in the report. Finally, staff are of the opinion that vacancy rates will remain stable in the short term since supply and demand factors appear to be in equilibrium. On motion by Councillor J. Ziegler - it was resolved: "That Council accept Planning and Development Staff Report PD 97/71 on residential vacancy rates in Kitchener for information and direct Staff to make the document available to Canada Mortgage and Housing Corporation (C.M.H.C.), the Ministry of Municipal Affairs and Housing, and those persons requesting information about the local housing market." PD 97~84 - REVIEW OF CONDOMINIUM CONVERSIONS AND IMPACT ON LOCAL RENTAL MARKET The Committee was in receipt of Planning and Development Staff Report PD 97/84 dated July 21, 1997. The report deals with a review of condominium conversions under the Rental Housing Protection Act since 1990 and an analysis of the impact of conversions on the local PD 97~84 - REVIEW OF CONDOMINIUM CONVERSIONS AND IMPACT ON LOCAL RENTAL MARKET (CONT'D) rental market. A summary of approved conversions and their current status was included in the report. It was noted in the report that staff believe the majority of units approved by Council to PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES SEPTEMBER 22, 1997 - 148 - CITY OF KITCHENER 10. convert to condominium have remained in the rental market and have not contributed to a decline of the overall vacancy rate. As well, staff believe that the current stable vacancy rates warrant the continued permissive stance to condominium conversion of townhouse and apartment units. On motion by Councillor J. Ziegler - it was resolved: "That Council accept Planning and Development Staff Report PD 97~84 on condominium conversion for information; and further, That Council direct Staff to continue to take a permissive stance to the conversion of rental townhouses and apartments to condominium." PD 97/91 - UPDATE ON INNER CITY HOUSING MARKET STUDY The Committee was in receipt of Planning and Development Staff Report PD 97/91 dated September 4, 1997 dealing with the matter of a market study of inner city housing. It was noted in the report that an inner city housing market study was one of the initiatives recommended in the Mayor's Task Force on Downtown Revitalization. The Task Force identified the need to understand the market for inner city housing in order to attract residential investment. Financial issues and expectations regarding the proposed study were reviewed in the report and it was noted that the final report will contain findings about consumer housing preferences, price ranges, developable properties and a description of Kitchener's inner city housing market. Mr. B. Stanley briefly reviewed the matter and pointed out that staff found such a study had not been done anywhere else. Further, he advised that the total cost of the study involved a $50,000 budget allocated from the Downtown Capital Reserve. On motion by Councillor M. Yantzi - it was resolved: "That Council approve an expenditure of $10,000 from the Downtown Capital Account to purchase the equivalent of two university courses from the University of Waterloo which will provide the consulting services of Professor Trudi Bunting and Professor Pierre Filion and student resources as necessary for the survey research of the Inner City Housing Market Study." PETITION RE PROPERTY ON BLOOMINGDALE ROAD ADJACENT TO SCHAFER PARK 11. 12. Councillor John Smola noted that a petition had been circulated to Council containing the names of approximately 50 residents, most of whom live on Bloomingdale Road, objecting to the land swap of a Bloomingdale Road parcel of land for one in the Pioneer Tower area. Councillor John Smola requested that staff consider the contents of the petition as part of their study routine to prepare the staff report respecting the subdivision proposed for this parcel of land on Bloomingdale Road. CITY STAFF VOLUNTEERS RE HABITAT FOR HUMANITY PROJECT, GRULKE STREET Mr. T. McCabe advised that the Habitat for Humanity project being undertaken on Grulke Street had been in dire need of skilled tradespersons to complete necessary work. In this regard he advised that the following City building inspectors volunteered 34 hours of their time to the project: Terry Gallamore, John Youngblut, Gunther Mowinski, Glen Good and Scott McDougall. He pointed out that in order for independent inspection of the work to be undertaken Mr. Greg Tollar, Professional Engineer, acted as a third party to undertake required inspections and that he also had volunteered his time in this capacity. UNFINISHED BUSINESS - LIST OF ITEMS AND STATUS The Committee was in receipt of an unfinished business list of items and status for information purposes. 13. PROPERTY STANDARDS ENFORCEMENT PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES SEPTEMBER 22, 1997 - 149 - CITY OF KITCHENER 14. 15. Councillor K. Taylor-Harrison expressed concern with regard to property standards enforcement pertaining to a number of properties in Centre Ward and in particular she expressed concern with regard to the Kraushaar lands in Central Frederick. Ms. C. Ladd advised that staff were in the process of preparing a circulation that includes the Kraushaar lands and now includes the vacant service station site on Frederick Street. She noted that the proposals for land use designation and zoning may not address current concerns regarding the condition of these residential properties. Councillor K. Taylor-Harrison questioned if lot maintenance procedures could be utilized to improve the condition of certain properties. Mr. J. Witmer advised that staff do have some active files and that he would review their status and inform her in this regard. Mayor R. Christy requested that staff also look into the condition of the McMurtry property and in particular the garage. ONE STOP SHOPPING FOR BUSINESS APPROVALS Councillor C. Weylie noted that one stop shopping for business approvals was listed on the unfinished business list of the Planning and Economic Development Committee. She questioned the intent as to whether the matter should be further considered by the Planning and Economic Development Committee or by the Finance and Administration Committee. The Committee directed that the one stop shopping issue and the administrative aspects involving it should be considered by the administration with recommendations being made to the Finance and Administration Committee. Mr. T. McCabe advised that this issue would then be removed from the unfinished business list of the Planning and Economic Development Committee. ADJOURNMENT On motion, the meeting adjourned at 4:25 p.m. L.W. Neil, AMCT Assistant City Clerk