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HomeMy WebLinkAboutPlng & Econ Dev - 1999-10-25PED\1999-10-25 PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES OCTOBER 25, 1999CITY OF KITCHENER The Planning and Economic Development Committee met this date commencing at 4:46 p.m. under Councillor C. Weylie, Chair with the following members present: Mayor C. Zehr and Councillors Jake Smola, M. Yantzi, J. Ziegler, K. Taylor-Harrison, G. Lorentz, B. Vrbanovic, T. Galloway, J. Haalboom and John Smola. Officials present: Ms. C. Ladd, J. Jantzi, J. Dean, L. MacDonald and Messrs. J. Gazzola, B. Stanley, G. Borovilos, L. Masseo, J. Witmer, D. Mansell, D. Snow, P. Wetherup and L. W. Neil. 1.BPS 99/161-TRILLIUM DRIVE, HURON BUSINESS PARK -OFFER TO PURCHASE - SITE 134 -FREDERICK AND BONNIE GORE -(ST. JUDE’S SCHOOL INC. AND SCHOLARS HALL INC.) - SOUTH WARD The Committee was in receipt of Business and Planning Services staff report BPS 99/161dealing with an offer to purchase Site 134 located on Tillium Drive in the Huron Business Park. Councillor C. Weylie advised that staff are requesting consideration of the report be withdrawn. Councillor T. Galloway advised that the applicant had contacted him and indicated that he was opposed to deferral. Mr. G. Borovilos advised that the offer had just been returned by the applicant with an additional 22 conditions which he was asking the Lgal Dpartment to review. Following some discussion, at the request of Councillor T. Galloway, Mr. G. Borovilos agreed to st make every effort to bring the matter to the November 1 Council meeting for consideration, but emphasized it would be difficult to meet that deadline. Councillor J. Haalboom referred to the issue of the land immediately surrounding the Heritage Elm Tree and advised that aborists from the University of Guelph had new information concerning the detriment caused to trees in such situations and asked that staff investigate this matter further. Mr. G. Borovilos responded that he thought a reasonable set back distance had already been developed but that he would make appropriate inquiries. On motion by Councillor T. Galloway - It was resolved: “That consideration of Business and Planning Services staff report BPS 99/161 (Offer to Purchase Site 134, Trillium Drive in Huron Business Park submitted by Frederick and Bonnie Gore) .” be deferred and referred to the November 1, 1999 Council meeting 2.BPS 99/162-STRASBURG ROAD, HURON BUSINESS PARK -OFFER TO PURCHASE - SITE 74 -TORBRAM ELECTRIC SUPPLY CORPORATION - FAIRVIEW WARD The Committee was in receipt of Business and Planning Services staff report BPS 99/162 dealing with an offer to purchase Site 74 located on Strasbsurg Road in the Huron Business Park. Councillor C. Weylie advised that staff were requesting deferral of this matter and consideration at the November 8, 1999 Planning and Economic Development Committee meeting. On motion by Councillor John Smola - It was resolved: “That consideration of Business and Planning Services staff report BPS 99/162 (Offer to Purchase Site 74, Strasburg Road in Huron Business Park submitted by Torbram Electric Supply Corporation) be deferred and referred to the November 8, 1999 Planning and ” Economic Development Committee meeting. 3.BPS 99/163-WASHBURN DRIVE, HURON BUSINESS PARK -OFFER TO PURCHASE - SITES 148 AND 149 -BECKER BROTHERS TOWING - SOUTH WARD The Committee was in receipt of Business and Planning Services staff report BPS 99/163 3.BPS 99/163-WASHBURN DRIVE, HURON BUSINESS PARK PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES OCTOBER 25, 1999- 154 -CITY OF KITCHENER -OFFER TO PURCHASE - SITES 148 AND 149 -BECKER BROTHERS TOWING - SOUTH WARD (CONT’D) dealing with an offer to purchase Sites 148 and 149 located on Washburn Drive in the Huron Business Park. The Committee was advised that staff had nothing further to add to the report under consideration. Councillor T. Galloway requested that it be ensured in the Site Plan process that best efforts were taken to obtain installation of appropriate berming and sound barriers by means of this particular sale. Ms. L. MacDonald advised that she had dealt with the mortgage issue and there was an intent in that regard. On motion by Councillor T. Galloway - It was resolved: “That the City accept the conditional Offer to Purchase from Henry Becker and Michael Becker, In Trust for a Company to be Incorporated, for Parts 17, 18 and 28 on Reference Plan 58R-7426 being approximately 4.06 acres (1.64 ha) at a purchase price calculated at $75,000.00 per acre, except for that portion of the lot which is sloped which will be calculated at $5,000.00 per acre; and, That the City agrees to take back a first mortgage for the balance of the purchase price for a term of one year; and further, That the Mayor and Clerk are hereby authorized to execute any necessary documentation as required by the City Solicitor.” 4.BPS 99/150-LOT 5, LANCASTER CORPORATE CENTRE, PHASE l -CITY RE-PURCHASE FROM GREREI INVESTMENTS LIMITED -BRIDGEPORT-NORTH WARD The Committee was in receipt of Business and Planning Services staff report BPS 99/150 dealing with the matter of re-purchase of Lot 5 from Grerei Investment Limited in Phase l of the Lancaster Corporate Centre. The Committee was advised that staff had nothing further to add to the report under consideration. On motion by Councillor John Smola - It was resolved: “That the City repurchase Lot 5 in Phase I of the Lancaster Corporate Centre also known as Parts 5, 23,24 and 25 on Plan 58R-7231 and Part 1 on Plan 58R-11808 in Phase II of the Lancaster Corporate Centre from Grerei Investment Limited for the sum of $420,271.” 5.BPS 99/138-OLD CHICOPEE DRIVE -MODIFICATIONS TO PLAN OF SUBDIVISION 30T- 89017 -NORTHFAIR PROPERTIES LIMITED - GRAND RIVER WARD The Committee was in receipt of Business and Planning Services staff report BPS 99/138 dated September 28, 1999. The report incorporates proposed modifications to Plan of Subdivision 30T- 89017 of Northfair Properties Limited to expand the boundaries of the Plan to include the rear of the property addressed as 442 Old Chicopee Drive, to increase the number of lots from 69 to 96 and to stage the plan in 2 stages. It was pointed out in the report that normally the General Manager of Business and Planning Services could approve the modifications but that because of the increase in the number of lots and adjacency of existing residents, he determined that it would be appropriate for Council to make the recommendation on these revisions. 5.BPS 99/138-OLD CHICOPEE DRIVE -MODIFICATIONS TO PLAN OF SUBDIVISION 30T- 89017 PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES OCTOBER 25, 1999- 155 -CITY OF KITCHENER -NORTHFAIR PROPERTIES LIMITED - GRAND RIVER WARD (CONT’D) Ms. J. Given advised that the plan was first draft approved on June 26, 1992 and originally provided for 69 lots for single detached dwellings that under the zoning could have a minimum width of 9.1 metres, whereas the average width of the lots was 13 metres. She then reviewed the remaining modifications proposed and presented a request that the wording of condition number 62 be revised from that listed in the report so as to better address the landscaping plan. Finally, Ms. Given commented that it was her view that all of the issues of concern previously raised by various property owners had been addressed within the modifications. Mr. Brenton Toderian, MacNaughton Hermsen Britton Clarkson Limited appeared as a delegation on behalf of the applicant, along with Mr. John Zimmer. He advised that the staff report and revision requested this date has been reviewed and the applicant was in support of the staff recommendations. Further, he noted that the applicant had worked with staff to address all of the issues of concern that had previously been identified. Mayor C. Zehr referred to previous discussions regarding the tree canopy along Old Chicopee Drive and questioned if there would actually be some real preservation take place given what had occurred earlier. Accordingly, he questioned the commitment to enhancing the scenic value of the road. Ms. J. Given advised that in the revised condition 62, staff had attempted to use wording that was consistent with wording in other plans of subdivision. Mayor C. Zehr asked that every effort be made to retain existing plantings adjacent to this development. In response to a question from Councillor Jake Smola regarding the impact on existing residences, Mr. D. Mansell advised that staff were working with the engineer to install services to houses on the opposite side of Old Chicopee Drive. Councillor J. Haalboom expressed concerns regarding the impact of the proposal to upgrade Old Chicopee Drive. Mr. D. Mansell referenced the sidewalk installation and pointed out that the roadway had been narrowed so as to have the least impact on land within the right-of-way. Further, he noted that the developers side of the roadway had been utilized to the greatest extent possible and referred the Committee to Condition 61 in this regard. Councillor Jake Smola questioned if there would be any retaining walls within the subdivision and Mr. D. Mansell advised that there were embankments where lots 13 to 16 abut Old Chicopee Drive but that he was not aware of any intent to install retaining walls. Councillor Jake Smola questioned if a condition could be included to require a building permit to authorize installation of any retaining walls in the event it was decided they were needed. Mr. J. Witmer advised that there are provisions within the Building Code that address the retaining wall issue. The recommendation in the staff report was then considered as well as the revision requested to Condition 62 by Ms. J. Given. On motion by Councillor Jake Smola - It was resolved: “That modifications to Subdivision Application 30T-89017 (Old Chicopee Drive – Northfair Properties Limited) be recommended to the Regional Municipality of Waterloo, subject to the following conditions: 1.That the Subdivider enter into a City Standard Form Residential Subdivision Agreement, as approved by City Council, embracing those lands shown outlined on the attached modified Plan of Subdivision and that the following special conditions be contained therein: 50.That the final plan for registration purposes shall be prepared in accordance with the attached Plan of Subdivision prepared by the City of Kitchener, dated July 26, 1999, provided that minor changes to said plan, acceptable to the General Manager of Business and Planning Services and not affecting the numbering of lots or blocks may be permitted without an amendment to this agreement. 5.BPS 99/138-OLD CHICOPEE DRIVE -MODIFICATIONS TO PLAN OF SUBDIVISION 30T- 89017 -NORTHFAIR PROPERTIES LIMITED - GRAND RIVER WARD (CONT’D) PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES OCTOBER 25, 1999- 156 -CITY OF KITCHENER 51. To submit a Lot Grading Control Plan to the satisfaction of the City’s General Manager of Public Works in consultation with the City’s General Manager of Parks and Recreation and the Grand River Conservation Authority, to be approved prior to any grading or construction on site and prior to the City’s release of each stage of the subdivision plan for registration. 52. To carry out an Archaeological Survey and Rescue Excavation of any significant archaeological remains found on the site prior to any grading, at the expense of the owner. 53.That the owner submit a final stormwater management report for the approval of the City’s General Manager of Public Works in consultation with the City’s General Manager of Parks and Recreation and the Grand River Conservation Authority in accordance with the approved Idlewood Creek Master Drainage Study and the approved Stormwater Management Reports (Paragon-Jan/95 and Stantec Consulting Ltd.-May/99), prior to any grading or construction on site and prior to the release each stage of the plan for registration. Said engineering design shall include provision for any required erosion and siltation control features to be installed both during and after construction stages. The Subdivider further agrees to implement all required measures as outlined in the approved final design. 54.The Subdivider agrees that in consideration of the wooded character of the subdivision lands and the City's desire to minimize the impact of development on treed areas worth retaining, to comply with the following process in the development of the subdivision in accordance with the City's approved Tree Management Policy: a)prior to the City releasing each stage of the Subdivision Plan for registration, the Subdivider shall submit the detailed vegetation plan for the approval of the City's Director of Planning. b)that no area/rough grading shall occur on the lands until such time as all approved measures for protection of isolated trees, tree clusters and woodlands affected by such grading have been satisfactorily implemented, and inspected by the City and the Subdivider has received a written authorization from the City's General Manager of Public Works to proceed with said grading. c)to implement and be responsible for providing all information contained in the approved detailed vegetation plan, tree preservation/enhancement plan (if applicable), to all of its heirs, executors, administrators, successors and assigns in order to ensure that the requirements outlined in said plan(s) are carried out as specified. d)a tree preservation/enhancement plan will be required prior to applying for or having issued any building permits for those lots or blocks which are subject to site plan approval under Section 41 of The Planning Act, corner lots where site service locations and building type have not been predetermined, interior lots having street frontage greater than 13.7 metres, proposed buildings that are located deeper on the lot than approved on the detailed vegetation plan and/or on which the revised grading will have an adverse effect on the detailed vegetation plan. 5.BPS 99/138-OLD CHICOPEE DRIVE -MODIFICATIONS TO PLAN OF SUBDIVISION 30T- 89017 -NORTHFAIR PROPERTIES LIMITED - GRAND RIVER WARD (CONT’D) PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES OCTOBER 25, 1999- 157 -CITY OF KITCHENER e)in the event of construction causing minor tree damage, remedial measures such as trimming, dressing or bark doctoring shall be implemented at the Subdivider's cost and as directed by the Subdivider's Environmental Consultant who prepared the approved plan. In cases where major irreparable tree damage is done, liability is questionable, or the tree is judged to be unsafe, in the opinion of the Subdivider's Environmental Consultant and/or the City, each such tree shall be removed and replaced with at least one tree of equal value based on the tree value formula as set out in "Guide for Plan Appraisal" of the International Society of Arboriculture, latest edition. Tree replacements are to be located on the same lot or block as the tree requiring removal or to a location within the subdivision requiring enhancement. Furthermore, such remedial measures or tree replacements shall be approved by the City's Director of Planning and shall be satisfactorily implemented prior to occupancy of the units or, due to weather conditions, by the next planting season. 55. The 5% parkland dedication for the entire plan of subdivision, being 0.514 hectares, shall be satisfied by both the conveyance of Block 59 (Stage 1) for park purposes, at no cost and free of encumbrance, concurrently with the registration of Stage 1 of the plan along with a cash contribution equivalent to the value of 0.104 hectares of land. Since Block 59 also contains hazard lands, wetlands and stormwater management, it is acknowledged, however, that only that part of the Block 59 outside of the wetland/hazard land/stormwater management boundary is eligible to satisfy the 5% contribution requirement. 56. To construct 1.5 metre wide sidewalks to the satisfaction of the General Manager of Public Works, in the following locations: a) along both sides of Briarmeadow Drive and Sandwell Court b) along the westerly side of Idle Creek Drive c) along the north side of Tisdale Court to Block 60 d) along the east side of Lynn Court connecting to walkway Block 57 57. That construction traffic to and from the proposed subdivision be restricted to accessing the subdivision from Briarmeadow Drive and Idle Creek Drive from Fairway Road only. The Subdivider agrees to advise all relevant contractors, builders and other persons of the requirement and to be responsible for any signage, if required, all to the satisfaction of the City’s Director of Transportation. 58. That in addition to the standard servicing requirements and responsibilities outline in this Agreement, the Subdivider agrees to pay to the City, its fair share of the actual cost of the Ottawa Trunk Sanitary Sewer, as determined by and to the satisfaction of the City’s General Manager of Public Works, prior to the registration of each stage of the subdivision. 59. The Subdivider agrees that no sewer or water service be installed within 1.5 metres of the centre of a proposed submersible transformer vault or within 0.9 metres of a proposed electical service stub and that no fire hydrant be installed within 3.0 metre of a proposed street light pole or hydro pole. The Subdivider shall review the Commission’s drawings to coordinate the locations of these utilities and shall be responsible for insuring that these separations are maintained. 5.BPS 99/138-OLD CHICOPEE DRIVE -MODIFICATIONS TO PLAN OF SUBDIVISION 30T- 89017 -NORTHFAIR PROPERTIES LIMITED - GRAND RIVER WARD (CONT’D) 60. That a plan showing driveway locations for all lots be approved by the City’s PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES OCTOBER 25, 1999- 158 -CITY OF KITCHENER General Manager of Business and Planning Services in consultation with the City’s General Manager of Public Works prior to the issuance of any building permits within each stage the Plan. 61. That the plan of subdivision shall be registered in two stages. Stage 2 may register together with or following the registration of Stage 1. 62. a)To submit a landscape plan showing the regenerative planting proposed along Old Chicopee Trail to enhance the scenic value of the road, for the approval by the City’s Director of Planning in conjunction with the City’s General Manager of Public Works and the Director of Transportation prior to the registration of Stage 1 of the Plan. The Subdivider agrees to provide a Letter of credit for 100% of the total cost of the regenerative planting in a form satisfactory to the City Solicitor, and to the satisfaction of the City’s Director of Planning prior to the release of Stage 1 of the plan, to be held as security for the completion of the works required in this Section. The Subdivider agrees to implement the landscape plan within Lots 41-44 (Stage 1) inclusive and Lots 13-16 (Stage 1) inclusive prior to the transfer of title of such lots to the first time occupants, or in the event of winter conditions, by June 1 immediately following such transfer of title. The Subdivider agrees to attach the approved planting plan to all Offers to Purchase / Agreements of Purchase and Sale. b)That the approved landscaping required in this section shall be maintained in a state acceptable to the City’s Director of Planning. 63. To construct 6.0 metre wide, dual purpose walkway/emergency vehicular accesses over Block 60 (Stage 1), Block 56 (Stage 2) to Old Chicopee Drive within the closed portion of Old Chicopee Drive, and Block 57 (Stage 2), to the satisfaction of the General Manager of Public Works, General Manager of Parks and Recreation and the City’s Fire Department. 64. Unless otherwise completed in accordance with the requirements of the agreement pursuant to Consent B12/99, the Subdivider shall upgrade Old Chicopee Drive to full municipal services within a 16.0 metre right-of-way from the southerly limit of Lot 30, RP 1823 to the southerly limit of Lot 41 (Stage 1), save and except for a sidewalk on the westerly side of Old Chicopee Drive. All works are to be designed to maximize the retention of the scenic value of the road, to the satisfaction of the City’s General Manager of Public Works . 65.To obtain from the Grand River Conservation Authority, a Fill, Construction and Alteration to Waterways Permit for any filling, grading or proposed structure, including roads, stormwater management facilities and/or outlets located within the scheduled Fill Line or Regulatory Floodline for the Grand River and/or the Regulatory Floodline/Fill Line associated with Idlewood Creek prior to any on site grading, the installation of services and prior to the registration of Stage 1 of the plan. 66.To upgrade and finish, where necessary, in a form satisfactory to the City’s Department of Parks and Recreation and the Grand River Conservation Authority, those areas of Block 59 (Stage 1) disturbed during the construction of abutting lots. All works required of the Subdivider by this section shall be completed in conjunction with the timing of the grading of surrounding residential development not to exceed two years from the 5.BPS 99/138-OLD CHICOPEE DRIVE -MODIFICATIONS TO PLAN OF SUBDIVISION 30T- 89017 -NORTHFAIR PROPERTIES LIMITED - GRAND RIVER WARD (CONT’D) registration of the subdivision plan or at an alternate time to the satisfaction of PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES OCTOBER 25, 1999- 159 -CITY OF KITCHENER the General Manager of Public Works. 67. The Subdivider agrees to install a 1.2 metre high paige wire fence or alternate marking system along the boundary of Block 59 (Stage 1) where it abuts residential lots or blocks prior to the occupancy of any residential lots or blocks, or at such time as required by the General Manager of Parks and Recreation. Further, the Subdivider agrees to include a statement advising of the marking system requirement in all Offers to Purchase and Agreements of Purchase and Sale for said lots and blocks. 68.To convey to the city, at no cost and free of encumbrance, Blocks 63 and 64 (Stage 1) as 0.3 metre reserves concurrently with the registration of Stage 1 of this plan. 69.That the City Solicitor shall arrange for the passing of a By-law opening the 0.3 metre reserves shown as Blocks 41 and 42 of RP 1799 subsequent to the registration of Stage 1 of this Plan and the completion of related public roads to the satisfaction of the General Manager of Public Works. 70.If not already deeded to the City, that Blocks 61 and 62 (Stage 1) be dedicated through the registration of Stage 1 of the plan as road widenings of varying widths required to achieve a 16 metre right-of-way. 71.That no building permits shall be issued for Blocks 45-56 (Stage 1) and Blocks 53-55 (Stage 2) inclusive until each block is consolidated with each abutting respective block created under RP 1799 and RP 1823. 72.That the driveway for Lot 41 (Stage 1) be situated on the side of the lot closest to Lot 42 (Stage 1) 73.The Subdivider be responsible for installing a 1.52 metre high solid wood or paige wire fence along the rear of Lots 20-22 (Stage 2) and Blocks 35- 37 (Stage 2) as they abut the closed portion of Old Chicopee Drive, within one year of occupancy of the respective lots. It is the opinion of this Committee that approval of these Modifications to the application is proper planning for the City.” 6.BPS 99/167-COMMERCIAL POLICY REVIEW STUDY The Committee was in receipt of Business and Planning Services staff report BPS 99/167 dated October 21, 1999, dealing with the Commercial Policy Review Study. Distributed with the staff report was the Commercial Policy Review Study for the City of Kitchener, dated October 25, 1999 which was prepared by The Planning Partnership and Royal LePage Strategic Advisory Services. It was noted in the staff report that the department was directed to proceed with the Comprehensive Review of the Commercial Policies contained in Part 3, Section 4 of the City’s Municipal Plan and, in the event changes to the existing Commercial Policies were proposed, an Amendment to the City’s Municipal Plan was to be prepared and tabled with the Planning and Economic Development Committee. Further, it was also noted that this initiative was being undertaken concurrently with a review of the Commercial Policies in the Region’s Official Plan. The report provided additional background information relative to a number of applications that were received by the City requesting significant revisions to the City’s commercial structure and subsequent action in that regard was described in the report. The staff report described the process undertaken with respect to the Commercial Policy Review Study and the existing 6.BPS 99/167-COMMERCIAL POLICY REVIEW STUDY (CONT’D) situation as to commercial land use which is currently based on a policy structure of a hierarchical approach with the lowest commercial function being convenience commercial and the highest being regional shopping centre and the downtown. A description of each category of the hierarchy was provided with respect to the following uses: convenience commercial, neighbourhood PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES OCTOBER 25, 1999- 160 -CITY OF KITCHENER commercial, community commercial, service commercial, highway commercial, regional shopping centre and the downtown. Current problems with the hierarchical approach to commercial land use were described and the proposed new approach was provided that overall would replace the hierarchical policies with a new nodal policy. The nodal policy would expand the structure of nodes to recognize, incorporate and replace the existing commercial designations. It was pointed out in the report that implementation of this new approach to commercial land use would require a full revision of the commercial policies contained in the City’s Municipal Plan. Mr. B. Stanley provided an overview of the background relating to the commercial policy review study and then introduced the members of the consultant teams being Scott Chandler and Tony Reale from Royal LePage and Scott Burns and Ron Palmer from The Planning Partnership. Mr. Scott Chandler, Royal LePage advised that the Commercial Policy Review Study was a joint project of the Planning Partnership and Royal LePage. In his presentation he reviewed the objectives of the study, retail development trends which generally involve bigger, better and fewer retail stores and the City's commercial future as it relates to strong population growth but has a somewhat less important context within the growing region. Mr. S. Burns, representing The Planning Partnership, commented on sections of the study dealing with the City’s current commercial planning regime, key issues and conclusions and a new approach. In reference to the key planning issues, discussion was raised in the report as to what was the public interest, whether the hierarchical approach was still appropriate and what other approaches could be of use. As to the new approach he recommended it be based on the following basic tenents: -continued support for the evolving downtown -flexibility to accommodate the changing retail commercial sector -options for existing landowners -no allocation of specific commercial uses. He referenced the fact that in order to implement these 4 tenents, the following basic structural changes will be required: a)change the commercial structure to match the structure of nodes and corridors b)policies should provide greater flexibility change policies to anticipate all forms of commercial development · anticipate non-commercial uses within commercial areas · plan for a wider range of building forms · c)new development should be considered based on the suitability of the site d)municipal planning tools need to be used differently. Ms. C. Ladd pointed out that the purpose of the meeting this date was to discuss the proposed new approach to commercial policies in the City. She commented that throughout the period of consideration and consultation, there was clear support for the changes now being proposed and suggested a working group be established to undertake the necessary implementation procedures and consideration of issues. Councillor K. Taylor-Harrison referred to the trend in the United States to big box stores opening smaller stores in certain locations. Mr. Chandler concurred with the trend that some retailers were decreasing in size but emphasized that all such retailers were following the four (4) tenents already set out in the Review Study. Mayor C. Zehr questioned what approach the Cities of Waterloo and Cambridge use. Ms. C. Ladd advised that Waterloo was very hierarchical although there were indications this was about to change and that Cambridge had a very open ended policy in respect to commercial uses. Mayor C. Zehr questioned whether it was advantageous or detrimental for Kitchener to have a policy different to that of Waterloo. 6.BPS 99/167-COMMERCIAL POLICY REVIEW STUDY (CONT’D) Mr. S. Burns, The Planning Partnership, advised that in his opinion opening up the approach to commercial policies has to be beneficial both within the municipality and from a regional perspective. Mayor Zehr questioned how the change would affect proposed developments that have been proceeding under the existing commercial hierarchical approach. Mr. Burns advised that in Markham there was virtually no opposition to the policy change. Mayor Zehr questioned PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES OCTOBER 25, 1999- 161 -CITY OF KITCHENER what would happen under the new commercial policy to sites that had stores in the 30,000 to 40,000 sq. ft. range and Mr. Chandler advised that the competitive nature of retail would require that these stores and the retail uses evolve in order to prosper. Councillor M. Yantzi questioned the impact of the change as it relates to the Downtown. Mr. Burns advised that the market would sort out downtown related uses from other uses and that removal of protection features of the current commercial hierarchical approach would not affect the downtown. Mr. B. Stanley commented that in 1976, commercial policies were established as a result of the Regional Official Plan and that the great majority of downtown stores were lost at the peak of the 1980’s boom. Councillor J. Haalboom referred to statistics involving the proposed increase in population and the increasing percentage of the population that made up the senior age range and questioned what this meant in terms of the report. Mr. Chandler advised that the consultants did fully consider the impact of demographics as to seniors and the baby boom echo and commented that if the market need was there, retailers would provide the necessary service. He referred to pages 3-3 and 3-4 of the report which reference population age group issues and commented that there would be shifts in retail spending but that it was difficult to predict the nature of the spending changes. Mr. B. Stanley commented that the concerns raised by Councillor J. Haalboom would be addressed in the implementation phase. Ms. C. Ladd advised that staff propose to start the implementation stage of the study immediately but emphasized that it would take a significant amount of time and ultimately draft policies would be tabled with the Planning and Economic Development Committee. It was proposed that these policies would be dealt with concurrently along with the required 5 year review of the Municipal Plan. Mayor C. Zehr questioned if there was anything restricting the City from working under the proposed new commercial policy regime. Ms. C. Ladd noted that while any major applications will be folded into the process encompassing the new policies, staff were bound to follow existing policies in the current Municipal Plan. On motion by Councillor K. Taylor-Harrison It was resolved: “That City Council support a new approach to commercial land use planning in the City as outlined in the attached report entitled “Commercial Policy Review Study for City of Kitchener”, prepared by The Planning Partnership and Royal LePage; and, That City Council direct the Department of Business and Planning Services to prepare new commercial policies for inclusion in the City’s Municipal Plan in consultation with representatives from the downtown and suburban commercial and office sectors and to table draft commercial policies with the City’s Planning and Economic Development Committee prior to embarking on a full public consultation process; and, That any outstanding applications for Municipal Plan Amendments involving major commercial development be processed in conjunction with the development of new commercial policies; and further, That no new applications for commercial Municipal Plan Amendments be accepted until the completion and approval of new commercial policies by City Council.” 7.BPS 99/158-DOWNTOWN LIGHTING DESIGN STUDY EVALUATION AND RECOMMENDATIONS The Committee was in receipt of Business and Planning Services staff report BPS 99/158 dated October 19, 1999. The report deals with the Downtown Lighting Study and evaluations that have taken place to produce recommendations proposed in that regard. Mr. B. Stanley requested that the matter be deferred to the next meeting. PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES OCTOBER 25, 1999- 162 -CITY OF KITCHENER On motion by Councillor K. Taylor-Harrison - It was resolved: “That consideration of Business and Planning Services staff report BPS 99/158 (Downtown Lighting Design Study – Evaluation and Recommendations) be deferred and referred to .” the November 8, 1999 Planning and Economic Development Committee meeting 8. BPS 99/159-MUNICIPAL PLAN POLICIES AND PHILOSOPHY -RE: TRANSPORTATION PROJECTS The Committee was in receipt of Business and Planning Services staff report BPS 99/159 dated October 18, 1999. The report discussed Kitchener Municipal Plan Policies and Philosophy respecting Transportation Projects. In particular it makes reference to providing the Region with information for its consideration of the Westmount Road / Glasgow Street intersection improvements. The Committee was in receipt of a memorandum from Janet Billett, Committee Administrator, th advising that at the October 25 meeting of the Public Works and Transportation Committee, it had adopted the following recommendation: “That the following recommendation arising from discussion with respect to staff report DOPWR 1999-10-21 – Westmount Road Improvements, be referred to the October 25, for consideration in conjunction 1999 Planning and Economic Development Committee with staff report BPS 99/159 – Municipal Plan Policies and Philosophy: ‘That the Public Works and Transportation Committee recommends that Alternative D for the Westmount Road Improvement Project, from the south of Glasgow Street to John Street be endorsed’.” Mr. B. Stanley advised that the report was prepared following a question raised by Councillor C. Weylie at a previous Committee meeting dealing with the quality of urban life and the impact that transportation projects could have on it. He referenced the fact that the 1994 new Municipal Plan was a re-appraisal of the approach to providing transportation facilities and review of planning philosophy as it relates to sustainable communities. As outlined in the report, he noted that it was clear in the Municipal Plan that in balancing community and transportation issues, emphasis on the quality of residential communities was predominant. He stated that there were policies which support protecting the quality of life in residential neighbourhoods by protecting heritage resources through the conservation of buildings, structures and streetscape as well as protecting street trees located within and outside road right-of-ways. Mr. Stanley pointed out that in 1994 Council took action confirming this approach when it dealt with an issue in the Doon area. Councillor J. Haalboom requested that the recommendation in the staff report be revised to include Kitchener strongly endorsing Alternative ‘D’ as it relates to the Westmount Road improvement project. On motion by Councillor J. Haalboom - It was resolved: “That the Council of the City of Kitchener forward the discussion in Business and Planning Services staff report BPS 99/159 “Kitchener Municipal Plan Policies and Philosophy 8. BPS 99/159-MUNICIPAL PLAN POLICIES AND PHILOSOPHY -RE: TRANSPORTATION PROJECTS (CONT’D) Respecting Transportation Projects” to the Regional Municipality of Waterloo for information in their consideration of the Westmount Road/Glasgow Intersection Improvements; and further, That the Region be advised that based on Municipal Plan Policies relating to maintaining the quality of residential areas by protecting heritage resources and streetscapes, the City of Kitchener strongly endorses ‘Alternative D’ described in the October 20, 1999 PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES OCTOBER 25, 1999- 163 -CITY OF KITCHENER correspondence of Steve Van De Keere, Regional Engineering, as it relates to the Westmount Road Improvement Project from south of Glasgow Street in Kitchener to John Street in Waterloo.” 9.ADJOURNMENT On motion, the meeting adjourned at 5:57 p.m. L.W. Neil, AMCT Assistant City Clerk