HomeMy WebLinkAboutDev & Tech Svcs - 2006-03-06DEVELOPMENT & TECHNICAL SERVICES COMMITTEE MINUTES
MARCH 6, 2006 CITY OF KITCHENER
The Development and Technical Services Committee met this date, commencing at 7:00 p.m.
Present: Councillor C. Weylie -Chair
..............Mayor C. Zehr, and Councillors J. Smola, G. Lorentz, and M. Galloway
Staff: R. Browning, Acting General Manager of Development & Technical Services
F. McCrea, Assistant City Solicitor
R. Shames, Director of Engineering
J. Willmer, Director of Planning
J. McBride, Director of Transportation Planning
C. Draper, Student Planner
S. Ritchie, Student Planner
D. Gilchrist, Committee Administrator
1. CRPS-06-028 - SIGN BY-LAW AMENDMENT -REGIONAL ROAD CORRIDORS
The Committee considered Corporate Services Department report CRPS-06-028, dated
February 15, 2006, recommending an amendment to the City's Sign By-law, and a
corresponding repeal of a Regional By-law, dealing with signs on Regional road corridors. This
recommendation is based on a new provincial regulation under the Municipal Act, 2001.
On motion by Councillor J. Smola -
itwas resolved:
"That the draft by-law dated February 17, 2006, attached to Corporate Services
Department report CRPS-06-028, be adopted in order to have the City's Sign By-law
2005-194 apply to property along Regional road corridors; and further,
That the Council of the City of Kitchener requests the Council of the Regional Municipality
of Waterloo to repeal its By-law 05-083, being a By-law to Prohibit or Regulate the
Placing or Erecting of any Sign, Notice or Advertising Device within 400 metres of any
limit of a Highway under the jurisdiction of The Regional Municipality of Waterloo."
2. DTS-06-025 - 2005 ANNUAL REPORT -DELEGATED APPROVAL AUTHORITY
The Committee considered Development and Technical Services Department report DTS-06-
025, dated February 21, 2006, with respect to the requirements of the Regional By-law 97-061,
to provide the Regional Commissioner of Planning and Culture with an annual statistical report
on the number and status of various planning applications processed throughout the previous
year.
On motion by Councillor J. Smola -
itwas resolved:
"That Development and Technical Services Department report DTS-06-025 be submitted
to the Regional Municipality of Waterloo in fulfillment of Clause 22.1 of the Administrative
Agreement between The City of Kitchener and the Regional Municipality of Waterloo
regarding delegated authority."
3. DTS06-036 - REVISIONS TO CITY OF KITCHENER MUNICIPAL CODE
-CHAPTER 683 -SITE PLAN CONTROL
- DELEGATION OF AUTHORITY
The Committee considered Development and Technical Services Department report DTS-06-
036, dated February 23 2006, in which staff recommend a change in delegation of authority for
approval of Site Plan Applications which requires a change in Chapter 683 of the City of
Kitchener Municipal Code.
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3. DTS-06-036 - REVISIONS TO CITY OF KITCHENER MUNICIPAL CODE
-CHAPTER 683 -SITE PLAN CONTROL
- DELEGATION OF AUTHORITY (CONT'D)
On motion by Councillor J. Smola -
itwas resolved:
"That the "Proposed By-law" dated February 23, 2006, attached to Development and
Technical Services Department report DTS-06-036, to amend Chapter 683 of the City of
Kitchener Municipal Code, to appoint the Supervisor of Site Plan Development or the
Director of Planning as the approval authorities for Site Plan Approval, with the General
Manager of Development and Technical Services as the alternate, be ado ted."
4. DTS-06-031 -HEAVY TRUCK ROUTES -GRAND RIVER WEST BUSINESS PARK
The Committee considered Development and Technical Services Department report DTS-06-
031, dated February 16, 2006, with respect to designating certain sections of roads within the
Grand River West Business Park as heavy truck routes.
On motion by Councillor J. Smola -
itwas resolved:
"That the Uniform Traffic By-law be amended to designate the following roads as 24 hour
heavy truck routes:
• Bingemans Centre Drive -from Victoria Street North to Shirley Avenue
• Shirley Drive -from Victoria Street North to Bingemans Centre Drive
• Shirley Avenue -from Wellington Street North to Bingemans Centre Drive."
5. DTS-06-037 - NO STOPPING ZONES - GREENBROOK DRIVE / KINGSWOOD DRIVE 1
SCHNEIDER AVENUE
The Committee considered Development and Technical Services Department report DTS-06-
037, dated February 27, 2006, recommending the designation of specific sections of
Greenbrook Drive, Kingswood Drive and Schneider Avenue, as no-stopping zones.
On motion by Councillor J. Smola -
itwas resolved:
"That the Uniform Traffic By-law be amended to prohibit stopping at any time, on both
sides of the following:
• Schneider Avenue from Queen Street to a point 35 metres west thereof,
• Kingswood Drive from a point 100m east of Alpine Road to a point 60 metres east
thereof,
• Kingswood Drive from a point 25 metres west of Appalachian Crescent (east
intersection) to a point 35 metres west thereof,
• Kingswood Drive from a point 15 metres north of Roberts Crescent (south
intersection) to a point 35 metres north thereof,
• Kingswood Drive from a point 25 metres west of Selkirk Drive to a point 60 metres
west thereof,
• Greenbrook Drive from Farmbrook Place to a point 35 metres south thereof,
• Greenbrook Drive from a point 45 metres north of Stoneybrook Drive to a point 60
metres north thereof,
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5. DTS-06-037 - NO STOPPING ZONES - GREENBROOK DRIVE / KINGSWOOD DRIVE 1
SCHNEIDER AVENUE (CONT'D)
• Greenbrook Drive from a point 25 metres south of Birchcliffe Avenue to a point 25
metres north of Birchcliffe Avenue, and,
• Greenbrook Drive from a point 35 metres north of Lakeside Drive to a point 60 metres
north thereof. "
6. DTS-06-024 -ZONE CHANGE APPLICATION ZC/05/13/C/KG -15 CARROL STREET
The Committee considered Development and Technical Services Department report DTS-06-
024, dated February 7, 2006, recommending approval of Zone Change Application
ZC/05/131C/KC to rezone the property at 15 Carrol Street from Residential Four Zone (R-4) to
Residential Five Zone (R-5) with Special Regulations, which will permit the same residential uses
as the R-4 Zone as well as Lodging House, and Multiple Dwelling with a maximum of 3 dwelling
units.
On motion by Councillor J.Gazzola -
itwas resolved:
"That Zone Change Application ZC05/13/C/KG, , to change the zoning from Residential
Four Zone (R-4) to Residential Five Zone (R-5), with Special Regulation Provision 439R
on lands legally described as Plan 861 Part Lot 1, RP58R-3001 Part 4 in the City of
Kitchener (15 Carrol Street), be approved in the form shown in the "Proposed By-law",
dated February 1, 2006, attached to Development and Technical Services Department
report DTS-06-024, without conditions."
7. DTS-06-021 -ZONE CHANGE APPLICATION ZC/05/18/W/RM
-1015 WEBER STREET EAST
The Committee considered Development and Technical Services Department report DTS-06-
021, dated February 6, 2006, recommending approval of Zone Change Application
ZC/05/1811N/RM to rezone the property at 1015 Weber Street East from Arterial Commercial
Zone ~C-6) to C-6 with a special use provision permitting a detached dwelling and a duplex
dwelling. Ms. C Draper provided the Committee with a history of the uses of this property.
It was noted by the Committee that Mr. F. Kulcsar had registered as a delegation for this matter,
but was not in attendance.
On motion by Councillor G. Lorentz -
itwas resolved:
"That minor Zone Change Application ZC 05/181W/RM for the purpose of changing the
zoning from Arterial Commercial Zone ~C-6) to C-6 with a special use provision permitting
single detached dwelling and a duplex dwelling on lands legally described as Plan 307,
dot 97 in the City of Kitchener (1015 Weber Street East), be approved in a from shown in
the "Proposed By-law" dated February 6, 2006, attached to Development and Technical
Services Department report DTS-06-021, without conditions."
8. DTS-06-023 -COUNTRY HILLS MIXED USE NODE -VISION FOR RITI'ENHOUSE ROAD
The Committee considered Development and Technical Services Department report DTS-06-
023, dated February 27, 2006, recommending Planning staff, in conjunction with other City staff
and the community, pursue options for use of the eastern edge of the Lions Arena parking lot.
The report further recommends that business cases be prepared for the various options, and
that streetscape improvements along Rittenhouse Road be included in those plans.
Both Councillors Lorentz and Gazzola spoke against any kind of development of any part of the
lions Arena parking lot, stating that all parking on the arena lot is required; also, the City has a
policy against selling parkland.
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8. DTS-06-023 -COUNTRY HILLS MIXED USE NODE -VISION FOR RIl"TENHOUSE ROAD
(CONT'D)
Upon questioning by Councillor Galloway, Mr. Willmer advised staff have had some preliminary
discussions on this matter. He also advised this report is being driven by the plan of subdivision
on the opposite side of Rittenhouse Road, which will be considered later in this meeting.
Mayor Zehr questioned whether staff considered that adopting these recommendations would
commit the City to developing this land. Mr. Willmer's response was that staff would start
looking at opportunities and undertake consultation, but nothing more would be done without
further approvals from this Committee and Council.
Councillor Galloway stated that the lions Arena parking lot is currently well used. Also, this
Council has given a clear indication it wishes to preserve open space. He stated his opposition
to staff's recommendation "A", and agreed that streetscape improvements on Rittenhouse Road
can be worked on over a period of time.
On motion by Councillor M.Galloway -
itwas resolved:
"That Planning and Engineering staff review the possibility of incorporating streetscape
improvements along Rittenhouse Road."
9. DTS-06-013 -SUBDIVISION 30T-05206 - RITTENHOUSE ROAD -PROSPERITY HOMES
AND CITY INITIATED ZONE CHANGE ZC/06/03/R/CB -COUNTRY HILLS
WEST COMMUNITY
The Committee considered Development and Technical Services Department report DTS-06-
013, dated February 28, 2006, recommending approval of the City initiated Zone Change
Application ZC/06/03/R/CB to change the Special Use Provision 3420 which will permit a
minimum corner lot width for a street townhouse dwelling of 9m, and also would permit home
businesses within a street townhouse or multiple dwelling located on a lot abutting Rittenhouse
Road.
Development and Technical Services Department report DTS-06-013 also recommends draft
approval of Plan of Subdivision Application 30T-05206 which will create 92 lots for street
townhouse dwellings. This approval would be subject to conditions, and is recommended not to
be approved until such time as the Regional Municipality of Waterloo is satisfied with the
necessary hydrogeological assessment, and any modifications which may result therefrom have
been made. A further condition prior to approval is that the subdivider verify that sufficient
sanitary sewer capacity is available to service the proposed development.
Mr. G. Scheels and Ms. K. Barisdale, GSP Group, were in attendance representing the
subdivider, Prosperty Homes. Mr. Scheels advised the Regional Municipality of Waterloo is now
satisfied with the hydrogeological considerations and asked that staff's recommendation "A" not
be adopted by this Committee.
Mr. Scheels then addressed the matter of on-street parking for this development. He advised
there are no zoning regulations respecting on-street parking in plans of subdivision, and no City
policy or direction on how to address a shortage of on-street parking. He noted that each
dwelling unit in this plan will have 2off-street parking spaces, one in the garage and one in the
driveway. Further, there is on-street parking within a reasonable distance of these dwellings.
There is also a transit hub at the abutting plaza, and this is a high transit use area.
In addressing the need for on-street parking, Mr. Scheels advised the subdivider has considered
several possibilities, and the option being proposed is the creation of 18 perpendicular spaces as
part of the City's right-of-way. These parking spaces are intended for visitors, and will have to be
ploughed by the City. If this Committee is not accepting of this on-street parking arrangement, it
can be deleted; which would result in approximately 6 on-street parking spaces in the traditional
parallel arrangement, being available.
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9. DTS-06-013 -SUBDIVISION 30T-05206 - RITTENHOUSE ROAD -PROSPERITY HOMES
AND CITY INITIATED ZONE CHANGE ZC/06/03/R/CB -COUNTRY HILLS
WEST COMMUNITY (CONT'D)
In response to questions from the Committee, Mr. Willmer advised the subdivider is not required
to provide on-street parking; however, it is the City's practice to require 1 on-street parking space
for every 2 units. This practice can usually be accommodated, but can not be in this instance.
Mayor Zehr questioned whether reduced lot widths are creating the on-street parking problems,
and was advised that there would be problems in providing on-street parking even with 20 foot
lot widths.
Several Committee members spoke of their concerns respecting on-street parking on proposed
Brookfield Crescent, in terms of numbers of spaces, the City's responsibility to plough these
proposed perpendicular spaces, and use of these spaces.
Councillor Galloway questioned whether the developer would be prepared to develop this land
by way of a plan of condominium rather than a plan of subdivision. Mr. Scheels responded
condominiums have a different, smaller market, and a monthly condo fee adds a different
dimension to the saleability of these units.
Mr. Willmer advised that staff have discussed a plan of condominium with the developer,
specifically as it relates to visitor parking. If this was to be a plan of condominium, the
condominium corporation would be responsible for the road and for visitor parking. A
compromise position would be a common elements condominium for visitor parking. He advised
that neither of these scenarios is acceptable to the developer.
Staff advised they have concerns with the proposed perpendicular on-street parking. The City's
Operations staff has concerns with being able to plough these spaces. At the very least,
signage should be erected notifying the public that these are on-street parking space which have
a 3 hour time limit, and they may not be ploughed. Mr. McBride advised he would like to see 46
on-street parking spaces for a development of this size. There will be problems in maintaining
control of these spaces, and there will be spill-over parking on other properties.
Councillor Galloway introduced a motion that the developer consider a plan of condominium for
this development; either a full condominium or a common elements condominium as explained
by Mr. Willlmer. He noted the City has experienced parking problems in other areas where
developments of this nature have been built, and it does not make sense to create situations
where it is known that problems will occur.
When questioned by Councillor Weylie, Mr. Willmer advised the parkland dedication for this
development is across the street, and being freehold units, they will each have their own
backyard .
On motion by Councillor M.Galloway -
itwas resolved:
"That prior to consideration of Zone Change Application ZC/06/03/R/CB and draft
approval of Plan of Subdivision Application 30T-05206 by Council, the owner/applicant
consider the proposed Brookfield Crescent project as a plan of condominium rather than
a plan of subdivision, and report to the Development and Technical Services Committee
on the merits of each option, and any justification for not proceeding as a plan of
condominium."
10. ADJOURNMENT
On motion, the meeting adjourned at 8:17 p.m.
D. Gilchrist
Committee Administrator