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HomeMy WebLinkAboutPlng & Econ Dev - 1999-03-22PED\1999-03-22 PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MARCH 22, 1999CITY OF KITCHENER The Planning and Economic Development Committee met this date commencing at 4:00 p.m. under Councillor C. Weylie, Chair, with the following members present: Councillors Jake Smola, M. Yantzi, J. Ziegler, K. Taylor-Harrison, G. Lorentz, B. Vrbanovic, T. Galloway, J. Haalboom and John Smola. Mayor C. Zehr entered the meeting shortly after its commencement. Officials present: Ms. C. Ladd, P. Bacon and L. MacDonald. Messrs. J. Gazzola, T. McCabe, B. Stanley, G. Richardson, D. Mansell, J. Witmer and L. W. Neil. 1.BPS 99/31- HURON BUSINESS PARK, PHASE ll - OFFER TO PURCHASE SITE 109 - LEENAN DEVELOPMENTS LIMITED - SOUTH WARD The Committee was in receipt of Business and Planning Services Staff Report BPS 99/31 dated March 15, 1999 dealing with an offer to purchase received from Leenan Developments Limited with respect to Site 109 in Phase ll of the Huron Business Park. On motion - It was resolved: “ That the following staff recommendation be deferred and referred to the March 29, 1999 Council meeting for consideration: That the City accept an Offer to Purchase, dated February 3, 1999 from Leenan Development Limited with respect to lands composing Part 4 on Reference Plan 58R-5840, or otherwise known as site 109 in the Huron Business Park. Based on 1.16 acres at $75,000 per acre, the total purchase price of the lands is $87,000. That the Mayor and Clerk are hereby authorized to execute any other necessary documentation required by the City Solicitor.” 2.BPS 99/26-88 & 86 SYDNEY STREET SOUTH - ZONE CHANGE APPLICATION 99/2/S/PB -HABITAT FOR HUMANITY WATERLOO REGION -ROCKWAY-VICTORIA WARD The Committee was advised that the Department of Business and Planning Services was in receipt of an application from Habitat for Humanity Waterloo Region to change the zoning of lands known municipally as 88 & 86 Sydney Street South. In this regard, the Committee was in receipt of Staff Report BPS 99/26 dated February 18, 1999 and a proposed by-law dated February 10, 1999 attached to the report. It was noted that the subject property is located on Sydney Street South between Maurice and Nyberg Streets and that the applicant proposes to re-zone the lands to facilitate the development of a new semi-detached dwelling. However, the Commercial Residential 2 Zone (CR-2) only permits semi-detached dwellings which existed on the date the CR-2 Zone was applied. The Committee was also in receipt of a letter dated March 9, 1999 from Ms. P. Bacon advising that Map No. 1 of staff report BPS 99/26 dated February 18, 1999 incorrectly illustrated the subject property. Accordingly, attached to her letter was a revised Map No. 1 dated March 8, 1999 that illustrates the property correctly and also references the change in the municipal address to 88 & 86 Sydney Street South rather than 94 to 96 Sydney Street South as shown in report BPS 99/26. It was pointed out in her letter that the content of the report is unchanged other than the municipal address and the location of the property affected on Sydney Street. 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. C. Ladd introduced the report and advised that staff had nothing further to add. Ms. Pat McLean appeared as a delegation on behalf of Habitat for Humanity in support of the recommendation in the staff report. PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MARCH 22, 1999-26 -CITY OF KITCHENER 2.BPS 99/26-88 & 86 SYDNEY STREET SOUTH - ZONE CHANGE APPLICATION 99/2/S/PB -HABITAT FOR HUMANITY WATERLOO REGION -ROCKWAY-VICTORIA WARD (CONT’D) Mr. P. Dietrich also appeared as a delegation on behalf of Habitat for Humanity in support of the recommendation in the staff report and pointed out that the neighbourhood had been consulted with regards to the proposal. No other delegations were registered respecting this matter. On motion by Councillor J. Ziegler - It was resolved: “That Zone Change Application ZC 99/2/S/PB (Habitat for Humanity, Waterloo Region) requesting the addition of a special use provision 266U, to the Commercial Residential Two Zone (CR-2) according to By-law 85-1, on lands legally described as Part Lots 77 to 80 inclusive, Part of Ida Street, Registered Plan 262, more particularly shown as Parts 1 and 2 of Reference Plan 58R-10113, be approved, in the form shown in the attached Proposed By-law dated February 10 1999, including MAP No.1 dated revised March 8, 1999, without conditions. 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 Municipal Plan.” 3.BPS 99/134- LACKNER BOULEVARD / KEEWATIN AVENUE -REVISION TO GRAND RIVER NORTH COMMUNITY PLAN SUBDIVISION APPLICATION 30T-98203 -HALLMAN-ROSEDALE LIMITED - GRAND RIVER WARD The Committee was advised that the Department of Business and Planning Services was in receipt of a subdivision application from Hallman-Rosedale Limited pertaining to a parcel of land located at the south east intersection of Lackner Boulevard and Keewatin Avenue. The subject lands are zoned Neighbourhood Institutional Zone (I-1) which permits low density residential uses including duplexes, single detached dwellings and semi-detached dwellings. Also the lands are designated Low Rise Residential in the Municipal Plan which permits the proposed development and are designated Neighbourhood Institutional in the Grand River North Community Plan. A revision to the Community Plan is being processed concurrently to designate the lands Low Density Residential. In this regard, the Committee considered Staff Report BPS 98/134 dated February 24, 1999. It was noted in the report that the subject lands were originally intended to be developed as a church and were zoned accordingly; however, the developer was unsuccessful in attracting a church use and now seeks to develop the lands as residential. It was pointed out that notice that the Committee would hold a public meeting this date to consider these matters had previously been given. Mr. G. Richardson presented an overview of the proposal wherein it is requested to create 2 lotless blocks and internal cul-de-sac street. In this regard the applicant is proposing either 15 single detached dwelling lots or 12 semi-detached dwelling lots containing a total of 24 units. Mr. Richardson advised that he was requesting the Committee to consider a number revisions to conditions listed in the report and proceeded to itemize these as follows: Section B. 1, the reference to Blocks 1 and 2 should be reversed. City of Kitchener Condition 53 v) should have the words ‘and Section 6.8 (ii)’ deleted. City of Kitchener Condition No.9 should be revised to read as 4.5 metres rather than 4.6 metres. PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MARCH 22, 1999-27 -CITY OF KITCHENER 3.BPS 99/134- LACKNER BOULEVARD / KEEWATIN AVENUE -REVISION TO GRAND RIVER NORTH COMMUNITY PLAN - SUBDIVISION APPLICATION 30T-98203 - HALLMAN-ROSEDALE LIMITED - GRAND RIVER WARD (CONT’D) A new City of Kitchener Condition 63 be added to read: 63.That prior to the installation of services for the development of lotless blocks, to submit a draft reference plan for each lot or block, and obtain approval of the draft reference plan from the Director of Planning, the General Manager of Public Works and the Commission’s Engineer. Regional Municipality of Waterloo Condition No. 7 should be revised to delete the words ‘as modified’. Regional Condition No. 9 should be deleted and Condition No. 10 be renumbered as No. 9. Mr. Richardson referred the Committee to maps designated figure 1 and figure 2 attached to the report which outline the subdivision plan containing single detached units and semi-detached units respectively. He commented on the lotting pattern and on concerns that have been expressed in respect to traffic volumes and the impact of this proposed development within the immediate area. The Committee entered into a discussion of the subdivision lotting proposed by the developer and the existing zoning. Councillor J. Haalboom questioned if the developer could mix single and semi-detached units on the cul-de-sac to achieve a variety of housing forms. Mr. Richardson commented that since the street was a very short cul-de-sac, he was not sure the balance that was being sought would be achieved. The issue of noise originating from the airport was raised and Councillor Jake Smola advised that there was nothing in the Grand River North Community Plan in this regard as the area is not affected to the extent of other residential lands to the south. Councillor Jake Smola pointed out that the neighbourhood residents wish single detached units to be developed on Block 2 so as to correspond to existing developments that their rear yards would abut. However he stated that he would favour some type of mixture of single and semi-detached units on the proposed cul-de-sac. Mr. Howard Mutrie appeared as a delegation on behalf of residents of Keewatin Place to speak in th support of the March 29 correspondence signed by residents and distributed to the Committee. The correspondence pertains to the neighbourhood request that it was their preference single family homes be developed on the proposed subdivision lands. Further, the residents request that the housing form be bungalow or backsplit so that the development after consideration of elevations would not tower over existing adjacent bungalows. Mr. Mutrie made reference to the value of existing homes on Keewatin Place and suggested that if the proposed subdivision was developed with semi-detached units it would negatively impact the value of their Keewatin Place homes. Councillor M. Yantzi questioned Mr. Mutrie’s comment respecting semi-detached units and Mr. Mutrie responded that the residents wish homes of corresponding value developed. Ms. Catalina Wolf also appeared to speak as a neighbourhood resident and first provided an additional response to the question raised by Councillor M. Yantzi by noting that their homes were investment and they did not wish its value to be negatively impacted by existing perceptions of consumers. Ms. Wolf stated that residents chose to live on Keewatin Place because it was in a quiet neighbourhood and the adjacent property’s designation for development of a church. In summary, she stated that she had attended to support Mr. Mutrie relative to the request for single detached units. PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MARCH 22, 1999-28 -CITY OF KITCHENER 3.BPS 99/134- LACKNER BOULEVARD / KEEWATIN AVENUE -REVISION TO GRAND RIVER NORTH COMMUNITY PLAN -SUBDIVISION APPLICATION 30T-98203 - HALLMAN-ROSEDALE LIMITED - GRAND RIVER WARD (CONT’D) Councillor K. Taylor-Harrison also raised questions with regard to the delegation comments respecting semi-detached units and noted that in Markham, Ontario which has one of the highest levels of income in the country all types of housing forms were being developed in a mixed manner on one street. Councillor Haalboom questioned if the delegation was concerned about the type of homes and landscaping issues and Ms. Wolf responded that generally semi-detached dwellings have the appearance of being very cramped on their lots and offer little option but go up in height in order to accommodate the units on the lot. Mr. Paul Dietrich appeared as a delegation on behalf of Hallman-Rosedale Limited in support of the recommendation contained in the staff report. He advised that he has acted for this client for many years and that all proposed homes in this area and in the proposed subdivision were subject to approval by his office. He noted that approval was being requested for two lotless blocks so as to allow for a decision to made later on final development when a builder is attracted to the site. On the matter of the semi-detached units he pointed out that they would have an approximate 25 / 26 foot width which was more than some single detached units. On the matter of grade elevation of the lots that would back onto existing developed housing, he pointed out that there was still a substantial pile of soil that would come off the site and that the final elevations would not be near as drastic as what the residents have expressed a concern about. Mr. Dietrich noted that final development would contain a slight terrace, which would be modified by split grade lots. He stressed that it was the desire of the developer to ensure compatibility within the neighbourhood. On the issue of mixing single and semi-detached units on the same street he commented that such approach has not been accepted in this community in the past and advised that he would be involved personally in home development and selection of good quality builders. In response to Councillor J. Haalboom, Mr. Dietrich advised that the subdivision was likely to be developed by just one builder but it could be that a maximum of two builders may take part. He stressed that each and every house plan must be approved by Hallman-Rosedale as to issues such as building massing and building materials. Other discussions followed with respect to subdivision lotting and a transition process from one building form to another. Moved by Councillor Jake Smola - “That Subdivision Application 30T-98203 (Hallman-Rosedale Limited) be revised as follows: -Block 1 - Maximum of 6 units (3 semi-detached) -Block 2-Maximum of 4 units (2 semi-detached) -Block 2-Maximum of 9 units ( single detached )” Mr. P. Dietrich advised that he was opposed to Councillor Jake Smola’s motion and indicated he may withdraw the request for lotless blocks. Councillor Jake Smola advised that he would like to leave flexibility with the developer to develop up to 19 dwelling units. Councillor B. Vrbanovic suggested that it might be appropriate for some dialogue to take place before this issue was dealt with by the Committee. Mr. P. Dietrich stated that he would rather have the matter deferred to the next Planning and Economic Development Committee meeting to fully address the proposal that has been raised in Councillor Smola’s resolution. Further, he commented that what in effect was happening was that the subdivision process was being utilized to dictate the zoning. Councillor Jake Smola indicated that he would be willing to meet with the developer to review the matter. On motion by Councillor B. Vrbanovic - It was resolved: “That staff report BPS 98/134 - Subdivision Application 30T-98203 (Hallman-Rosedale PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MARCH 22, 1999-29 -CITY OF KITCHENER 3.BPS 99/134- LACKNER BOULEVARD / KEEWATIN AVENUE -REVISION TO GRAND RIVER NORTH COMMUNITY PLAN -SUBDIVISION APPLICATION 30T-98203 -HALLMAN-ROSEDALE LIMITED - GRAND RIVER WARD (CONT’D) Ltd.) and a motion to revise the application as follows: -Block 1-maximum 6 units (3 semi-detached) -Block 2-maximum 4 units(2 semi-detached) -Block 2-maximum 9 units( single detached ) be deferred and referred to the April 12, 1999 Planning and Economic Development Committee meeting for further consideration.” 4.BPS 99/24 - 538 VICTORIA STREET SOUTH -ZONE CHANGE APPLICATION 98/14/V/GR -TIM MACKAY - WEST WARD The Committee was in receipt of an application from Mr. Tim MacKay to change the zoning of property known municipally as 538 Victoria Street South. In this regard the Committee was in receipt of staff report BPS 99/24 dated February 24, 1999 and a proposed by-law dated February 16, 1999 attached to the report. It was noted in the report that subject property is located on Victoria Street South at the corner of Alice Avenue and that the applicant proposes to re-zone the lands to facilitate the conversion of an existing single family dwelling to a health office which is intended to be utilized as a chiropractic office. The property is currently zoned Residential 4 Zone (R-4) and it is requested to extend the permitted uses in this zone to permit the health office with a maximum gross floor area of 83.7 square metres in addition to permitting one parking space for the health office to be located 1.6 metres from the street line with Alice Avenue. 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. C. Ladd provided a brief explanation of the purpose of the report and advised that staff had nothing further to add. Mr. T. MacKay was registered as a delegation in support of his application but indicated that he did not wish to appear before the Committee. No other delegations were registered respecting this matter. On motion by Councillor John Smola - It was resolved: “That Zone Change Application ZC 98/14/V/GR (Tim MacKay), as amended, requesting a change in zoning from Residential Four Zone (R-4) to Residential Four Zone (R-4) with special use regulation 263U, according to By-law 85-1, on Lot 34, Registered Plan 645, be approved in the form shown in the attached Proposed By-law dated January 27, 1999, without conditions. 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 Municipal Plan.” 5.BPS 99/29- LANE PARALLEL TO PATRICK STREET - EXTENDING FROM SOUTHERLY REAR - YARD OF LOT 39 FRONTING WELLINGTON STREET TO THE SOUTHERLY LOT LINE OF LOT 29 FRONTING PATRICK STREET -LANE CLOSURE APPLICATION LA 98/2/P/RM PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MARCH 22, 1999-30 -CITY OF KITCHENER The Committee was in receipt of Business and Planning Services Staff Report BPS 99/29 dated February 10,1999 dealing with a lane closure application for an unnamed lane parallel to Patrick 5.BPS 99/29- LANE PARALLEL TO PATRICK STREET - EXTENDING FROM SOUTHERLY REAR - YARD OF LOT 39 FRONTING WELLINGTON STREET TO THE SOUTHERLY LOT LINE OF LOT 29 FRONTING PATRICK STREET - LANE CLOSURE APPLICATION LA 98/2/P/RM (CONT’D) Street. The portion of the lane to be closed extends from the southerly rear yard of lot 39 fronting Wellington Street to the southerly lot line of lot 29 fronting Patrick Street. It was noted in the report that the owner of 511 Wellington Street North requested the closure of the lane in order to facilitate the expansion of an existing automotive related use. Ms. C. Ladd briefly explained the purpose of the report. She advised that a letter had been circulated this date from Mr. James Richard, Chris Richard Lawyers, advising that as solicitor for Ted Wolanowski, owner of lots 38 and 39 which is immediately adjacent to the portion of the lane that would remain open, has requested that additional lands be included in the process to close the laneway and have the abutting land conveyed to his client. Ms. Ladd advised that if the Committee consented to amending the lane closure application, the closure would extend from Wellington Street North to the point indicated on the map attached to the staff report and that the area of the closure in question would now total approximately 508 square metres. Mr. James Richard appeared as a delegation in support of the request outlined in his March 22 nd letter distributed to the Committee this date to officially make the request outlined by Ms. C. Ladd. No other delegations were registered respecting this matter. The recommendation in the staff report was then considered and it was agreed to revise the recommendation by extending the closure to include the portion of the lane adjacent to lot 39 fronting Wellington Street North. On motion by Councillor John Smola - It was resolved: “That Lane Closure Application LA 98/2/P/RM as revised March 22, 1999, be approved in principle, and that the Legal Department and the Corporate Services and City Clerk Department be instructed to proceed with the ordering of a reference plan, preparation of a By-law and necessary advertising in the local newspaper for the closing of an approximate 508 square metre unnamed lane leading east from Wellington Street North running parallel to Patrick Street, as shown generally on the map to be revised attached to staff report BPS 99/29. The lane closure is subject to the following conditions: 1)That a reference plan be completed and deposited prior to the passing of the lane closure By-law. 2)That the purchasers pay fair market value as determined by the City’s Land Purchasing Officer, for that part of the lane to be closed. That the purchasers be responsible for all the costs related to survey, legal, registration and advertising associated with the closure of the lane. It is the opinion of this Committee that approval of this application is proper planning for the City.” 6.BPS 99/32-PHASED REGISTRATION OF CONDOMINIUMS - ZONE CHANGE APPLICATION 98/16/T/ZJ - WINSTON HALL NURSING HOMES LIMITED / CITY WIDE PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MARCH 22, 1999-31 -CITY OF KITCHENER The Committee was advised that a Zone Change Application initially instituted by Winston Hall Nursing Homes Limited was being proposed on a City wide basis. In this regard the Committee considered Business and Planning Services Staff Report BPS 99/32 dated February 23, 1999 and a proposed by-law dated February 17, 1999 attached to the report. It was noted in the report that the purpose of the proposed zoning amendment is to revise the general provision 6.BPS 99/32-PHASED REGISTRATION OF CONDOMINIUMS - ZONE CHANGE APPLICATION 98/16/T/ZJ - WINSTON HALL NURSING HOMES LIMITED / CITY WIDE (CONT’D) dealing with the application of zoning regulations to internal lot lines created by phased registration of condominiums to allow for this provision to also be applicable to lot lines created by the registration of a condominium on either all or only part of the lands. The staff report discusses the situation as it relates to residential, commercial and industrial plazas developed as condominiums. The matter as it related to the Winston Hall Nursing Home was also discussed respecting a potential zoning conflict. 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. C. Ladd provided a brief explanation of the purpose of the report and advised that staff had nothing further to add. No delegations were registered respecting this matter. On motion by Councillor G. Lorentz - It was resolved: “That Zone Change Application ZC 98/16/T/ZJ (Winston Hall Nursing Homes Limited/City Wide) requesting a revision to General Regulation 5.21 of Zoning By-law 85-1, be approved, in the form shown in the attached ‘Proposed By-law’ dated February 17, 1999, without conditions. 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 Municipal Plan.” 7.REPORT- APPOINTMENTS TO DOWNTOWN ADVISORY COMMITTEE The Committee was in receipt of a letter dated March 16, 1999 from Mr. G. Sosnoski, Deputy City Clerk providing a summary of the applications received following placement of advertisements for appointment of four members of the community at large to the Kitchener Downtown Advisory Committee in accordance with the criteria that is desired. The following individuals were nominated to fill the four positions for a term that would expire November 30, 1999: Fred Bishop Canon Neil Carver Regis Coladipietro Mike Peng S. Howard Rotberg Glen M. Woolner The approved voting procedure was then utilized which resulted in Canon Neil Carver, Mr. Regis Coladipietro, Mr. Mike Peng and Mr. S. Howard Rotberg being elected to the Kitchener Downtown Advisory Committee. On motion - It was resolved: PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MARCH 22, 1999-32 -CITY OF KITCHENER “That the following individuals be appointed to the Kitchener Downtown Advisory Committee for a term to expire November 30, 1999: Canon Neil Carver Mr. Regis Coladipietro Mr. S. Howard Rotberg Mr. Mike Peng” APPOINTMENT TO SAFE CITY COMMITTEE Councillor K. Taylor-Harrison informed the Committee of municipal committee involvement that Mr. Dennis Schnarr has participated in and requested that given his ongoing attendance at the Safe City Committee, he be appointed as a member. On motion by Councillor K. Taylor-Harrison - It was resolved: “That Mr. Dennis Schnarr be appointed to the Safe City Committee for a term to expire November 30, 1999.” 9.ADJOURNMENT On motion, the meeting adjourned at 5:20 p.m. L.W. Neil, AMCT