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HomeMy WebLinkAboutPlng & Econ Dev - 2000-05-01PED\2000-05-01 PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MAY 1, 2000 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 J. Ziegler, G. Lorentz, B. Vrbanovic, T. Galloway and John Smola. Mayor C. Zehr and Councillors Jake Smola, M. Yantzi and K. Taylor-Harrison entered the meeting after its commencement. Officials Present: Ms. C. Ladd, J. Given, L. MacDonald and Messrs. G. Borovilos, G. Richardson, R. Morgan, D. Mansell, J. Witmer and L.W. Neil. 1. BPS 00/51 WASHBURN DRIVE, HURON BUSINESS PARK EXTENSION RE: OFFER TO PURCHASE - SITES 148 & 149 BECKER BROTHERS TOWING INC. - SOUTH WARD The Committee considered Business and Planning Services staff report BPS 00/51 dealing with a request for extension of the conditional time limit for the Becker Brothers Offer to Purchase Sites 148 & 149 on Washburn Drive in the Huron Business Park. Mr. R. Morgan presented the staff report and noted that the applicant wishes to commence construction in July and has accordingly requested appropriate extensions. Councillor T. Galloway advised that a potential problem has been identified in respect to the truck use proposed for these sites. He noted that he has been receiving numerous inquiries from residents who back onto Bleams Road complaining of truck traffic on Bleams Road where a 7:00 p.m. to 7:00 a.m. truck prohibition is in place. Accordingly, there is a concern that if the firm locates at Bleams Road and Washburn Drive this would magnify the problem. Councillor Galloway indicated that he had requested staff to contact Becker Brothers to discuss what other sites might be available in the business park. Mr. R. Morgan indicated that he was unaware of this problem and would undertake discussions with Becker Brothers to resolve it. The Committee concurred to proceed with consideration of the recommendation in the staff report. On motion by Councillor G. Lorentz - It was resolved: "That with regard to the Offer to Purchase from Becker Brothers pertaining to Sites 148 and 149 on Washburn Drive in Huron Business Park, the City of Kitchener grant the following extensions: · extension · extension · extension of the date to waive conditions from November 19,1999 to May 9, 2000 of the date to examine title from November 26, 1999 to June 7, 2000 of the date to close from May 12, 2000 to July 7, 2000" BPS 00/36 1591 STRASBURG ROAD ZONE CHANGE APPLICATION ZC O01051SIBH 1379419 ONTARIO INCORPORATED - FAIRVIEW WARD The Committee was advised that the Department of Business and Planning Services was in receipt of an application from 1379419 Ontario Incorporated to change the zoning of lands known municipally as 1591 Strasburg Road, comprising a parcel of land 0.435 hectares in size located at the northeast corner of Battler Road and Strasburg Road. The purpose of the zoning change is to add a special use provision to the lands in order to allow a gas bar for the sale of propane motor fuel in the Business Park Zone (B-l). In this regard, the Committee considered staff report BPS 00/36 dated March 29, 2000 and a proposed by-law dated March 24, 2000 attached to the report. 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 further to add to the report under consideration. BPS 00/36 1591 STRASBURG ROAD ZONE CHANGE APPLICATION ZC O01051SIBH 1379419 ONTARIO INCORPORATED - FAIRVIEW WARD (CONT'D) PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MAY 1, 2000 - 72 - CITY OF KITCHENER No delegations were registered regarding this matter. The recommendation in the staff report was then considered. On motion by Councillor J. Ziegler - It was resolved: "That Zone Change Application ZC 00/05/S/BH (1591 Strasburg Road - 1379419 Ontario Incorporated) requesting a change in zoning to add special use provision 276U to the current Business Park Zone (B-l), and Business Park Zone (B-l) with special provision 112U on lands legally described as Parts 13 to 18 of 58R-10219, be approved in the form shown in the attached "Proposed By-law", dated March 24, 2000, without conditions. It is the opinion of the Committee that approval of this application is proper planning for the City and is in conformity with the City's Municipal Plan." BPS 00~50 ZONE CHANGE APPLICATION ZC O01161TCIJG CITY-INITIATED RETAIL OF MOTOR VEHICLES AND MAJOR RECREATIONAL EQUIPMENT IN HIGHWAY COMMERCIAL (C-8) ZONE VARIOUS WARDS The Committee was advised that the Department of Business and Planning Services has initiated a City-Wide zone change to add the sale of motor vehicles and major recreational equipment to the C-8 Zone. In this regard, the Committee considered staff report BPS 00/50 dated April 19, 2000 and a proposed by-law dated April 7, 2000 attached to the report. The reason for the necessity of this application was explained in the background section of the report wherein details were provided on how the issue arose as a result of zoning changes that took place in 1994. 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 further to add to the report under consideration. No delegations were registered respecting this matter. The recommendation in the staff report was then considered. On motion by Councillor B. Vrbanovic - It was resolved: "That Zone Change Application ZC 00/16/TC/JG (City Wide - City Initiated) adding the "sale or rental of motor vehicles and major recreational equipment" to the Highway Commercial (C-8) Zone, be approved in accordance with the attached "Proposed By-law" dated April 7, 2000, 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." BPS 00/33 190 PARK STREET DEMOLITION CONTROL APPLICATION DC 00/01/P/BH BEAVER LUMBER COMPANY LIMITED ROCKWAY-VICTORIA WARD PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MAY 1, 2000 - 73 - CITY OF KITCHENER The Committee was advised that the Beaver Lumber Company has submitted a demolition control application with respect to a single detached dwelling known municipally as 190 Park Street. In this regard, staff report BPS 00/33 dated April 13, 2000 was considered wherein it was pointed out that the detached dwelling is a 1% storey brick structure and that the demolition would allow for the expansion of the Beaver Lumber Company parking lot from the abutting property. The Committee was advised that staff had nothing further to add to the report under consideration. Councillor C. Weylie noted that many trucks destined to the Beaver Lumber Company property from Victoria Street South could not utilize Park Street due to the Iow height clearance of the Park Street railway overpass. She asked that Ms. C. Ladd investigate a method for the trucks to access the Beaver Lumber Company property through adjacent City owned lands. No delegations were registered respecting this matter. The recommendation in the staff report was then considered. On motion by Councillor J. Ziegler - It was resolved: "That Demolition Control Application DC 00/01/P/BH (190 Park Street - Beaver Lumber Company Limited) requesting approval for the demolition of one single detached dwelling located at 190 Park Street, legally described as Part of Lots 1 and 2, Registered Plan 317, be approved. It is the opinion of this Committee that approval of this application is proper planning for the City." Mayor C. Zehr entered the meeting at this point. BPS 00/49 1682 HIGHLAND ROAD WEST DEMOLITION CONTROL APPLICATION DC O01021HITMW TRUSSLER PROPERTIES LTD. - WEST WARD The Committee was advised that a demolition control application has been submitted by Trussler Properties Ltd., with respect to the property known municipally as 1682 Highland Road West. In this regard, the Committee considered Business and Planning Services staff report BPS 00/49 dated April 18, 2000 wherein it was noted that the applicant wishes to demolish a vacant single detached dwelling, a frame barn and a shed due to their deteriorated condition. The subject lands are located on the north side of Highland Road West between Glasgow Street and Trussler Road. The Committee was advised that staff had nothing further to add to the report under consideration. In response to Councillor T. Galloway, Ms. C. Ladd clarified the location of the property and noted that the map attached to the staff report was out dated. No delegations were registered respecting this matter. Councillors Jake Smola and M. Yantzi entered the meeting at this point. BPS 00/49 1682 HIGHLAND ROAD WEST DEMOLITION CONTROL APPLICATION DC O01021HITMW TRUSSLER PROPERTIES LTD. - WEST WARD (CONT'D) On motion by Councillor B. Vrbanovic - It was resolved: "That Demolition Control Application DC 00/02/H/TMW (1682 Highland Road West - Trussler Properties Ltd.), requesting approval for the demolition of the single detached PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MAY 1, 2000 - 74 - CITY OF KITCHENER dwelling located at 1682 Highland Road West, legally described as Part of Lot 38, German Company Tract, be approved. It is the opinion of this Committee that approval of this application is proper planning for the City." Councillor K. Taylor-Harrison entered the meeting at this point. BPS 00/44 ZONE CHANGE APPLICATION ZC O01151TCIJG CITY INITIATED KITCHENER'S RESIDENTIAL STREETSCAPES - FINAL REPORT VARIOUS WARDS The Committee considered a City-Initiated zone change application proposing City-Wide changes to single detached residential developments and to duplex regulations. In this regard, Business and Planning Services staff report BPS 00/44 dated April 14, 2000 was considered as well as a proposed by-law dated April 12, 2000 attached to the report. Also attached to the staff report was a document entitled 'Kitchener's Residential Streetscapes - Final Report' which addresses many land use planning and design issues related to the concentration of small lot single detached dwellings in residential communities in the City. It was noted in the staff report that in view of the problems of small lot developments, the challenge was to maintain this form of housing given its popularity and affordability while ensuring that it does not compromise or threaten well planned and functional neighbourhoods. The Residential Streetscape report outlines solutions that have been developed in concert with the building industry to problems that have been identified. It was further noted in the staff report that adoption of the recommendation will ensure that the objectives of the City's Municipal Plan to provide a variety of lot sizes and housing types within each neighbourhood are preserved and reinforced, yet retain the flexibility and market responsiveness as envisioned with the creation of the residential zones. Further, the recommendations will provide improved opportunities for accommodation of vehicles associated with the single detached dwellings to meet the market demands, both on-site and on-street. Ms. C. Ladd pointed out that the proposed zoning changes in the staff report were very technical. Ms. J. Given and Mr. G. Richardson made a joint presentation of the staff report and the Residential Streetscapes document. The membership of a working group to deal with this matter was explained and recognized prior to their presentation utilizing the overhead projection system in the Council Chamber. Key issues originally identified as concerns by staff and a number of representatives of the Home Builders were: · garages visually dominating the streetscapes due to the projection of the garages and their large proportion of the building · lack of available on-street parking due to the number and proximity of curb cuts · lack of habitable living space at the front of the dwellings adding 'eyes on the street' · driveways widened to consume large portions of front yards · limited boulevard areas for street trees and utilities · difficulty in meeting the driveway setbacks for corner lots Subsequently, the smaller working group of industry representatives and staff developed the recommended changes to the zoning by-law and other implementing planning documents such BPS 00/44 ZONE CHANGE APPLICATION ZC 00/15/TC/JG CITY INITIATED KITCHENER'S RESIDENTIAL STREETSCAPES - FINAL REPORT VARIOUS WARDS (CONT'D) as community plans and subdivision agreements set out in the Residential Streetscapes final report. Ms. Given and Mr. Richardson then illustrated and commented on the proposed regulations affecting the following issues: PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MAY 1, 2000 - 75 - CITY OF KITCHENER - garage dominance - corner Iotwidths - maximum garage width - driveway pairing - maximum garage projection - accessory buildings - maximum garage onwide lots - covered porches - driveway width - grandfathering of plans - interior Iotwidth - implementation - driveway setback from corner lots Ms. J. Given referred to the recommendations in the staff report and requested recommendation #1 of the report be revised to provide for two minor changes to the attached proposed by-law. She asked that clause #5 of the proposed by-law dated April 12, 2000 be revised as follows: - under.1 (garage width) add the words 'at ground level' after the word street - under .2 (garage sideyard) reference to 10.9 metres should be corrected to 10.4 metres Staff responded to questions from various Councillors pertaining to lot width, lot yield, minimum rear yard, drainage and driveway width. Ms. C. Ladd pointed out that through the proposed changes staff were trying to deal with most of the common situational problems that have been encountered. She pointed out that if staff encounter a unique development not covered by the regulations, staff would address the issue at that time. Councillor C. Weylie requested Ms. C. Ladd to make arrangements for a presentation of this topic at the televised June 5, 2000 Council meeting. Mr. Mark Van Dongen, President, Waterloo Region Home Builders Association, appeared as a delegation to briefly speak to this matter and to urge the Committee to accept the staff report. Mr. Peter Bufe appeared as a delegation and commented that nothing in the staff report evaluated the effect of the new regulations on older areas. He asked that the by-law apply only to new subdivisions. Ms. J. Given commented that the by-law for the most part arises from discussion relating to suburban small lot communities; however, it also addressed some other minor issues such as the height of accessory buildings. Ms. Ladd explained the nature of the changes respecting accessory buildings wherein the height limitation has been left the same, but that the regulations with regard to walls of the building have been altered. No other delegations were registered respecting this matter. The recommendations in the staff report, as well as the requested revisions to the proposed by- law as outlined by staff, were then considered. On motion by Councillor K. Taylor-Harrison - It was resolved: "1) BPS 00~44 That Zone Change Application ZC 00/15/TC/JG (City-wide changes to Single Detached Residential and Duplex Regulations) be approved in accordance with the "Proposed By-law" attached, dated April 12, 2000, as revised May 1,2000 in respect Clause #5 of the By-law dealing with Garage Width and Garage Sideyard, without conditions. ZONE CHANGE APPLICATION ZC O01151TClJG CITY INITIATED KITCHENER'S RESIDENTIAL STREETSCAPES - FINAL REPORT VARIOUS WARDS (CONT'D) 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. 2) That Council adopt the recommendations contained in "Kitchener's Residential Streetscapes Final Report" and direct the Department of Business and Planning PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES MAY 1, 2000 - 76 - CITY OF KITCHENER Services to prepare a Design Brief based on these recommendations for incorporation in the City's Urban Design Manual approved by Council. 3) That Council confirm its commitment to mixing lot sizes within subdivisions as set out in the Municipal Plan and direct the Department of Business and Planning Services to continue to include appropriate supportive policies in community plans and prepare implementing zoning by-laws for Plans of Subdivision respecting this objective." 7. ADJOURNMENT On motion, the meeting adjourned at 4:50 p.m. L.W. Neil, AMCT Assistant City Clerk