HomeMy WebLinkAboutDTS-06-021 - Minor Zone Change Application ZC 05/18/W/RM, 1015 Weber St E
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Development &
Technical Services
Report To:
Date of Meeting:
Development and Technical Services Committee
March 6, 2006
Submitted By:
Prepared By:
Jeff Willmer, Director of Planning 741-2325
Ryan Mounsey, Senior Planner, 741-2324
Caroline Draper, Student Planner
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Ward(s) Involved:
Date of Report:
Report No.:
Subject:
February 6, 2006
DTS-06-021
MINOR ZONE CHANGE APPLICATION ZC 05/18/W/RM
1015 WEBER STREET EAST
CINDY NELSON
RECOMMENDATION:
That minor Zone Change Application ZC 05/18/W/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, Lot 97 in the
City of Kitchener (1015 Weber Street East), be aDDroved in a from shown in the attached
"Proposed By-law" dated February 6, 2006, without conditions.
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BACKGROUND:
The property was originally zoned for a limited range of residential land uses, and was built as a
single detached dwelling with permissions to allow 5 lodging units. Over time, the property's
zoning changed from a residential land use to a commercial land use category, which no longer
permitted residential land uses. The property was converted to a triplex, although the City has
no records of this conversion. As a result of the change in land use and changes in zoning, the
property has lost its legal non-conforming status.
REPORT:
The subject site is located on the south side of Weber Street East, east of Wilfred Avenue in the
Stanley Park Planning Community at 1015 Weber St. E. The applicants are proposing to
rezone the land from Arterial Commercial Zone (C-6) to C-6 with a special use provision
permitting a duplex to maintain residential use on this property.
The property is designated as Arterial Commercial Corridor. This land use is primarily intended
for commercial land uses and includes a policy for transitional residential land uses. The
property is zoned Arterial Commercial Zone (C-6), which permits a broad range of commercial
and a narrow range of industrial uses.
The property is located in a transitional area within the planned Arterial Commercial Corridor
given the existing residential lotting pattern (40" by 130') and the surrounding residential land
uses. While the property could over time be developed for commercial uses, it is constrained by
the limited parcel area, restricted commercial exposure and accessibility and the proximity to
sensitive land uses. By maintaining low density housing on the site, it would preserve the
consistent residential built form. The proposed zone change to allow a single detached dwelling
and a duplex dwelling would be a part of a limited amount of low density housing. Planning staff
do not support increased density on the site (i.e. triplexes). Planning staff only support low
density, residential uses on the site (i.e. single or duplex uses) to minimize the impact on
commercial redevelopment opportunities. Historically, higher density houses have not been
supported on this site.
Given the property's land use history (as lower density housing) and the desire to allow future
commercial redevelopment, planning staff support a Minor Zone Change to allow a single
detached dwelling and a duplex dwelling as a site specific use to the existing C-6 Zone.
FINANCIAL IMPLICATIONS:
No Capital expenditures required as part of the zone change on these specific lands.
COMMUNICATIONS:
Notice of the minor Zone Change will be printed in THE RECORD on February 10, 2006. This
application is a minor Zone Change and does not require a preliminary notification by mail;
however, copies of this report will be mailed to all property owners within 120m of the site.
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CONCLUSION:
The proposed minor Zone Change to permit a duplex at 1015 Weber Street East will maintain
the low density housing stock on the subject property. At this time, the site is not a viable
location for commercial uses, planning staff recommend a low density residential use opposed
to an higher density development.
Ryan Mounsey, BES, MUDS, RPP, MCIP
Senior Planner (Urban Design)
Jeff Willmer, RPP, MCIP
Director of Planning
Caroline Draper
Student Planner
List of Attachments:
Appendix A:
Appendix B:
Appendix C:
Onpoint Orthophoto
Proposed By-law dated February 6, 2006
Newspaper Ad
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(Proposed By-law, February 6, 2006)
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as
amended, known as the Zoning By-law for the City
of Kitchener - Estate of George Jetter. - 1015
Weber Street East, Part of Lot 97, Registered
Plan 307)
WHEREAS it is deemed expedient to amend By-law 85-1;
NOW THEREFORE the Council of the Corporation of the City of
Kitchener enacts as follows:
1. Schedule No. 194 of Appendix "A" to By-law Number 85-1 is hereby
amended by designating as Commercial Six (C-6) with Special Use
Provision 344U, the parcel of land described as Part of Lot 97, Registered
Plan 307, in the City of Kitchener. These lands are shown on Map No.1
attached hereto.
2. Schedule No. 194 of Appendix "A" to By-law Number 85-1 is hereby
further amended by incorporating additional zone boundaries as shown
on Map No. 1 attached hereto.
3. Appendix "C" to By-law Number 85-1 is hereby amended by adding the
following Section 344 thereto:
"344. Notwithstanding Section 12.1 of this by-law, within the lands zoned
C-6 on Schedule No. 194 of Appendix 'A' and described as Part of
Lot 97, Registered Plan 307 in the City of Kitchener, a single
detached dwelling and a duplex dwelling, shall also be permitted.
(By-law 2006- , 1 015 Weber Street East)
PASSED at the Council Chambers in the City of Kitchener this
day of , 2006.
Mayor
Deputy Clerk