Loading...
HomeMy WebLinkAboutPlng & Econ Dev - 2000-06-12PED\2000-06-12 PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES JUNE 12~ 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 M. Yantzi, J. Ziegler, K. Taylor-Harrison, G. Lorentz, B. Vrbanovic, and J. Haalboom. Mayor C. Zehr entered the meeting shortly after its commencement. Officials Present: Ms. C. Ladd, L. MacDonald and K. Dever and Messrs. J. Gazzola, B. Stanley, G. Borovilos, G. Richardson, J. Witmer, D. Corks, D. Mansell, P. Wetherup and L.W. Neil. 1. BPS-00-064 STRASBURG ROAD, HURON BUSINESS PARK, PHASE 1 OFFER TO PURCHASE - SITE 74 TECHNICAL ELECTRIC SUPPLY COMPANY LTD. IN TRUST FAIRVIEW WARD The Committee was previously advised that staff had withdrawn this matter from the Agenda. No delegations were registered respecting this matter. 2. BPS-00-070 ANNUAL ANALYSIS OF KITCHENER RESIDENTAL VACANCY RATE STATISTICS The Committee was in receipt of the above Business and Planning Services staff report dated May 15, 2000 dealing with annual analysis of residential vacancy rate statistics in the City of Kitchener. It was noted in the report that 'Kitchener's vacancy rate is currrently at 1.1% and is the fourth lowest rental vacancy rate of all metropolitan areas across Canada, a position unchanged from last year. Average rents have increased, and will continue to increase with the addition of over 900 new units to the Kitchener rental market in 2000 and 2001. New units under construction will ease the tight rental market and interest in redevelopment of inner city industrial buildings and vacant lots is high.' Ms. Kathryn Dever provided a detailed presentation of the staff report utilizing the overhead projection system. She referenced the conclusions in the report and commented on tables illustrating vacancy rates and building permits issued for multiple units over a ten year period. She provided additional remarks on the overall vacancy rate by unit type, average rents by unit type, the drop in the vacancy rate from 1.6% in 1996 to 1.1% currently, only 220 units being available for rent at any one time, and a suggestion that the city consider reinstating a condominium conversion policy. Mayor C. Zehr entered the meeting during Ms. Dever's presentation. Mayor Zehr noted that information had come to his attention that the vacancy rate was less than 1% and asked that a copy of the staff report be sent to the Housing Division at the Regional Municipality of Waterloo for their comment. He suggested that if the city was below a 1% vacancy rate, a strategy needed to be developed and accordingly, requested that staff provide City Council with further information on this issue for its June 19, 2000 meeting. A question was raised with respect to condominium conversion policy which was removed several years ago and Ms. C. Ladd advised that staff were exploring the issue at this time. Mr. B. Stanley also noted that staff were attempting to meet with apartment developers to encourage additional multiple residential unit development, particularly in the downtown core. On motion by Councillor B. Vrbanovic- It was resolved: "That Council accept Business and Planning Services staff report BPS-00-070 on vacancy rates 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." PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES JUNE 12, 2000 - 88 - CITY OF KITCHENER 3. BPS-00-074 - ADDENDUM TO BPS-00-025 - 3040 OLD MILL ROAD - ZONE CHANGE APPLICATION ZC 99108101GR - JANET KUNSCH AND JOHN KINZIE - DOON-PIONEER WARD The Committee was in receipt of the above Business and Planning Services staff report dated June 8, 2000 prepared as an addendum to the original staff report BPS-00-025. The report deals with the April 10, 2000 deferral of the Zone Change application for 3040 Old Mill Road and provides an update on discussions that have taken place as well as a revised zoning by-law for the Committee's consideration. It was noted that a town house development of 95 units is now proposed as compared to 98 units previously. A revised by-law dated June 7, 2000 was attached to the staff report for the Committee's consideration. The Committee was also in receipt of a further revision which Mr. G. Richardson requested be added as a final sentence to Recommendation 2 of the staff report to read as follows: 'A heritage easement shall be provided across the north side of the closed portion of Old Mill Road in order to protect, where practical and appropriate, existing vegetation for inclusion in the development'. Councillor J. Haalboom advised that it was her understanding that the latest revisions to the zone change had only been provided to neighbourhood residents late last week. She commented that since issues appear to be near resolution, it would be appropriate to have a short deferral to ensure the neighbours were adequately informed of the latest changes, with the matter then being dealt with by City Council at its June 19, 2000 meeting. Mayor C. Zehr questioned the need for deferral and Councillor C. Weylie commented that it would be best to inform neighbourhood residents of the solutions that have been found to concerns previously expressed. Mr. Steve Grant appeared as a delegation on behalf of neighbourhood residents and indicated that he supported a deferral. Mr. Mel Code appeared as a delegation on behalf of the applicants and commented that if the deferral was granted, it would be the third time. He advised that the applicants wished to cooperate but were not sure what was left to negotiate. Mr. Code noted that last Monday a new site plan was provided to staff and to Mr. Grant and that 14 or 15 persons from the community had attended a meeting last week regarding the matter. He recommended that the Committee discuss the issue this date to determine what else needs to be addressed. Councillor J. Haalboom commented that it would be in the best interest of the planning process if the matter was deferred this date as she requested. On motion by Councillor J. Haalboom: It was resolved: "That the following staff recommendation outlined in Business and Planning Services report BPS-00-074 pertaining to 3040 Old Mill Road be deferred and referred directly to City Council for consideration at its June 19, 2000 meetinq: 1) That Zone Change application ZC 99/8/O/GR (Janet Kunsch and John Kinzie) requesting a change in zoning from Residential Three Zone (R-3) and Residential Three Zone (R-3) with special regulation 1R to Residential Six Zone (R-6) with holding provision 41H, special use provision 279U and special regulation provision 330R and Residential Six Zone (R-6) with special regulation provision 1R, on lands legally described as Part of Lot 11, Beasley's Old Survey, be approved in the form shown in the attached "Proposed By-law" dated June 7, 2000, without conditions. 2) At such time as the re-aligned portion of Old Mill Road has been completed and opened to the public, the Legal Department and the Corporate Services and City Clerk's Department be instructed to proceed with the preparation of a By-law and necessary advertising for the closing of the portion of Old Mill Road adjacent the frontage of the subject lands, in a location as approved by the General Manager of PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES JUNE 12, 2000 - 89 - CITY OF KITCHENER 3. BPS-00-074 - ADDENDUM TO BPS-00-025 - 3040 OLD MILL ROAD - ZONE CHANGE APPLICATION ZC 99108101GR - JANET KUNSCH AND JOHN KINZIE - DOON-PIONEERWARD (CONT'D) Public Works, with all costs relating to advertising, land, survey, legal work and registration being the responsibility of the property owner, and further that suitable arrangements be made with appropriate authorities for the provision of easements over said portion of road to be closed, including any necessary easements across the owners lands. A heritage easement shall be provided across the north side of the closed portion of Old Mill Road in order to protect, where practical and appropriate, existing vegetation for inclusion in the development. 3) That the Lower Doon Secondary Plan be revised by adding a new policy after section 1.6 to permit multiple dwellings on lands municipally addressed as 3040 Old Mill Road as follows: 1.7.1 Notwithstanding Section 1.6, multiple dwellings may be permitted on lands municipally addressed as 3040 Old Mill Road provided such dwellings are compatible in form and height with the Iow density character of the neighbourhood." 4. BPS-00-075 PERIODIC REVIEW/PROGRESS RE: COMMERCIAL POLICY REVIEW STUDY The Committee was in receipt of the above, undated Business and Planning Services staff report providing an update on the status of the implementation strategy for the Commercial Policy Review study in accordance with Council's January 31, 2000 direction. It was noted in the report that a working group has been established consisting of representatives from the downtown and suburban office and retail sectors, a local I.C.I. realtor, a planning consultant and senior staff from the Regional Municipality of Waterloo and the Cities of Waterloo and Cambridge. The working group has held three meetings and has prepared a rough Commercial Node Policy framework with a further meeting scheduled for July 12, 2000, at which a more detailed refinement of the recommended policy structure will be discussed. Ms. C. Ladd advised that staff had nothing further to add to the report. On motion by Councillor B. Vrbanovic: It was resolved: "That Business and Planning Services staff report BPS-00-075 (Status Report on the Commercial Policy Review Study - Implementation Strategy) be received for information." BPS-00-078 BPS-00-076 COMMERCIAL PARKING REVIEW - CiViC CENTRE NEIGHBOURHOOD MUNICIPAL PLAN 5 YEAR REVIEW DIRECTION FOR PROCESSING The Committee was in receipt of Business and Planning Services staff report BPS-00-076 dated June 7, 2000 dealing with a request for direction for processing with respect to the five year review of the City's Municipal Plan. As well staff report BPS-00-078 dated June 9, 2000 was distributed this date and deals with a commercial parking review in the Civic Centre Neighbourhood. This report was prepared as a companion report to BPS-00-076. It was noted in report BPS-00-076 that the Ontario Planning Act requires municipalities to review their Official Plans 'not less frequently than every five years'. The City adopted its Municipal Plan in May of 1994 and subsequently received final approval from the Region in May of 1995 and accordingly a review of the plan is now required. PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES JUNE 12, 2000 - 90 - CITY OF KITCHENER 5. BPS-00-078 BPS-00-076 COMMERCIAL PARKING REVIEW - CIVIC CENTRE NEIGHBOURHOOD MUNICIPAL PLAN 5 YEAR REVIEW DIRECTION FOR PROCESSING (CONT'D) Staff report BPS-00-078 deals with a number of commercial parking facilities that have developed in the Civic Centre Neighbourhood in response to high demand. It was suggested in the report that a review of land uses and the commercial parking issues in the Civic Centre Neighbourhood Secondary Plan be undertaken as part of the five-year Review of the City's Municipal Plan. However, Ms. C. Ladd advised the Committee that staff now prefer that the parking issue be removed from the five-year Municipal Plan Review and dealt with as quickly as possible. A brief discussion took place and Councillor K. Taylor-Harrison supported Ms. Ladd suggested course of action. On motion by Mayor C. Zehr: It was resolved: "That all current enforcement actions related to existing commercial parking facilities in the Civic Center Neighbourhood be waived until such time as an independent review of this land use is completed as expeditiously as possible and a resolution of this issue is determined by City Council." The Committee then dealt with the staff recommendation relative to the five-year review of the City's Municipal Plan. On motion by Councillor K. Taylor-Harrison: It was resolved: "That the Department of Business and Planning Services be directed to commence the legislated 5 year review of the City's Municipal Plan with the expected completion date to be fall of 2001 ." DUPLEX AT 1762 OLD MILL ROAD Councillor J. Haalboom advised that there was a delegation in attendance to express a concern with respect to a duplex building adjacent to the Homer Watson House and Gallery noting that there was some question as to its status as either a duplex or a semi-detached unit. Ms. Joan Oleskevich appeared as a delegation and advised that the subject property has undergone renovations, and in fact was now a building containing apartments resulting in a total of four self-contained units. She commented on the historical features that have been lost as development occurred in the Doon area and noted the impact that this property would have on the Homer Watson House and Gallery. Mr. J. Witmer advised the Committee that over a year ago Mr. I. Biuk submitted an application for a duplex and following review and discussions with the applicant, that the building has now been divided vertically with part of a unit extending over one below. He noted that its status now is a multiple duplex and not a semi-detached unit. Mr. Witmer advised that the applicant meets the zoning definition of a duplex and that required permits were issued. Following further discussion, Mayor C. Zehr requested that staff monitor the building to ensure that it is constructed to regulation. Councillor J. Haalboom questioned if a meeting could be convened with the neighbourhood to explain the plans with respect to the subject property and inform them of duplex regulations and the owner's rights and obligations. Mr. J. Witmer offered to attend any meeting that Councillor J. Haalboom arranged in this regard. PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES JUNE 12, 2000 - 91 - CITY OF KITCHENER 7. BPS-00-071 DRAFT ROPP AMENDMENT REGIONAL GROUNDWATER PROTECTION STRATEGY The Committee considered the above Business and Planning Services staff report dated June 7, 2000 pertaining to a Draft Regional Official Policies Plan Amendment that would add new policies to provide for a water resources protection strategy. It was noted in the report that the purpose of the Amendment is 'to regulate new non-residential development near municipal groundwater supplies' to ensure the protection of a safe and adequate water supply. Lengthy comments of the department were included in the report and staff believes it would be more appropriate to phase-in the Regional Protection Policies at this time. Accordingly, 'the adoption of a ROPP amendment to prohibit the designation and development of greenfield areas for non-residential uses in the sensitive portion of Well Head Protection Areas would be appropriate at this juncture. However, the adoption of a ROPP Amendment to deal with existing development in non-residential areas should be deferred until there is a better understanding of the full implications of the policy approach and the method of implementation that will be used.' The Committee was advised that the staff had nothing further to add to the report. Mayor C. Zehr asked the Kitchener Regional Councillors encourage the Region to deal with this matter as soon as possible. On motion by Councillor J. Ziegler: It was resolved: "That City Council advise the Regional Council that it supports the protection of Region's water resources; and That City Council supports the restriction of the designation of lands to allow new, non- residential land uses in high sensitivity areas where the risk of impact to groundwater is the greatest and in this regard support an amendment to the Regional Official Policies Plan to introduce policies restricting the designation of lands accordingly; and further, That City Council request the Region defer adoption of an amendment to the Regional Official Policies Plan to restrict existing non-residential land uses in existing non-residential areas until such time as implementation strategies have been considered in more detail." 8. BPS-00-077 ENFORCEMENT PROCEDURES FOR LONG GRASS AND WEEDS The Committee was in receipt of staff report BPS-00-077, undated, which outlines the procedures followed by Enforcement staff when investigating complaints of long grass and weeds in accordance with Municipal Code Chapter 650 (Lot Maintenance). The report was prepared in response to a concern expressed at the June 5, 2000 Council meeting by Councillor B. Vrbanovic as to the necessity to expedite the grass-cutting process of property owners who were in violation of the Municipal Code. On motion by Councillor J. Ziegler: It was resolved: "That Business and Planning Services staff report BPS-00-077 (Enforcement Procedures for Long Grass and Weeds) be received as information." ADJOURNMENT On motion, the meeting adjourned at 5:10 p.m. L.W. Neil, AMCT Assistant City Clerk