HomeMy WebLinkAboutDTS-06-026 - Triplex Dwelling Open House - Summary Report of Comments and Feedback
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Development &
Technical Services
Report To:
Date of Meeting:
Development & Technical Services Committee
Submitted By:
Prepared By:
February 20, 2006
Jeff Willmer, Director of Planning 741-2325
Cory Bluhm, Planner 741-2776
Janice Given, Project Manager, 741-2319
Scott Ritchie, Student Planner
Caroline Draper, Student Planner
All
Ward(s) Involved:
Date of Report:
Report No.:
Subject:
February 8, 2006
DTS-06-026
Triplex Dwelling Open House
Summary Report of Comments and Feedback
RECOMMENDATION:
A. That City Council receive this report for information purposes.
B. That Planning Staff be directed to present the findings of this report to the Safe &
Healthy Communities Advisory Committee for their input and feedback on the issues,
and to discuss on future public engagement.
C. That Planning staff be directed to explore the initiatives listed in Section 5.0 of this
report, through upcoming planning initiatives, including the review of the City's
Official Plan
EXECUTIVE SUMMARY
Planning staff conducted a public consultation process to solicit feedback on the
appropriateness of allowing new additional triplexes within established residential
neighbourhoods. While staff did not find an overwhelming need to prohibit triplexes City-wide,
valuable concerns were raised, to which staff should investigate. These include:
Review of the development process (zoning, site plan control, etc.) to ensure new
triplexes do not negatively impact existing neighbourhoods;
Review specific neighbourhoods and streets that may currently be experiencing
development pressures (particularly KW-Hospital and Mount Hope-Huron Park); and,
Continuing to solicit feedback so that staff can gain a balanced perspective on triplex
issues (such as ensuring tenants have an opportunity to comment).
REPORT
Outline
1.0 Background
2.0 Summary of Public Open Houses
2.1 Distribution of Responses
2.2 Questions and Comments Raised
3.0 Summary of Written Submissions
3.1 Distribution of Attendees
3.2 City-Wide Results
3.3 Neighbourhood Results
4.0 Conclusions
5.0 Future Directions
5.1 Development Review Tools
5.2 Options for Implementation
5.3 Continue to Solicit Feedback
2
1.0 BACKGROUND:
Two issues have prompted Planning staff to review the appropriateness of triplex dwellings
within Kitchener's established neighbourhoods. Firstly, in 2005 a series of applications for
minor variances to allow the conversion of buildings to triplexes were met with considerable
opposition from community members. Secondly, the Built Form Review was conducted which
determined that additional residential units within the interior of stable residential
neighbourhoods are not needed in order to accommodate projected future population growth.
As a result, Planning staff initiated a public consultation process whereby all residents across
the City, who own land zoned Residential Five (R-5), were mailed information letters asking for
feedback and inviting them to one of two open houses. The R-5 zone is the most common zone
that allows for triplexes.
To provide some initial discussion, the letter highlighted three possible options that City staff
could explore as future actions arising out of the Triplex Study (letter attached as Appendices A
and B):
1.
2.
3.
No chanties to the existing zoning or residential land use policies
Changes to the residential land use policies to prohibit additional triplex dwellings
Permit triplex dwellings but reQuire tlreater retlulations and restrictions.
For those properties in the Secondary Plan neighbourhoods, the letter highlights the different
approaches to triplexes that are already incorporated into the secondary plan policies and
implementing zoning. Given that these approaches range from permissive, to permissive with
stringent controls, to prohibition, it is important to understand and acknowledge the differences
between the secondary plan areas when analyzing the feedback from the community.
Staff hosted the public open houses on January 12, 2006 and January 19, 2006. The first
meeting was held for property owners within Secondary Plans and the latter for lands not within
Secondary Plans. Both meeting where well attended, with 130 attendees providing their contact
information. The meeting included a presentation by staff, a question period and informal
discussion. The presentation (attached as Appendix C) focused on both potentially positive and
potentially negative implications of triplexes.
2.0 SUMMARY OF PUBLIC OPEN HOUSES
The open houses provided an opportunity for a formal and informal question period in which
attendees where able to ask questions and/or provide comments to City staff, following a
general presentation by staff.
2. 1 Distribution of Responses
Chart 1 identifies the number of open house attendees that provided their contact information.
The highest level of attendance was seen from the communities of K-W Hospital, Central
Frederick, Mt. Hope-Huron Park and Mill-Courtland Woodside Park. While this chart indicates
that 131 people attended the meeting, the numbers were significantly higher, as not all
attendees chose to provide their contact information. The chart also the proportion of the City's
R-5 lands that are within each neighbourhood.
3
Chart 1: Meetina Attendees bv Community
Planning Community # of 0/0 Properties
Attendees City Wide R-5 *
4: Cedar Hill 1 2.3O~
14: Auditorium 1 O.5O~
16: Rockway 1 Oo~
18: Meinzinger Park 1 Oo~
21 : Westmount 1 Oo~
22: Rosemount 1 2.0o~
35: Centreville Chicopee 1 O.2O~
42: Pioneer Park 1 Oo~
25: Vanier 2 O.5O~
34: Idlewood 2 O.2O~
6: St. Mary's Hospital 3 5.4O~
7:Victoria Park 4 8.5O~
8:Cherry Hill 4 4.9O~
12: Northward 5 2.6O~
3: King East 6 4.6O~
2: Civic Centre 9 3.1O~
No Address 13 N/A
5: Mill-Courtland- 13.2O~
Woodside Park 13
10: Mt. Hope-Huron Park 16 14.3O~
13: Central Frederick 18 19.5O~
9: K-W Hospital 28 9.8O~
*example: Civic Centre contains 3. 1 % of the City's R-5 properties
2.2 Questions & Comments Raised
Appendix 0, attached hereto, summarizes the formal questions and comments that were
delivered by the community at both the January 12 and January 19 meetings. Comments
represented a balance of interests:
. some supportive of additional triplexes and intensification;
. some against additional triplexes and intensification;
. some supportive of triplexes if designed appropriately; and,
. some encouraging greater enforcement of property standards and on-street parking
regulations.
A range of questions and comments were raised during the discussions, including:
. What is the City's vision for areas of intensification, outside of neighbourhoods?
. How would new triplexes affect taxes and property values?
. How could the City address enforcement issues if triplexes become problematic?
. Would there be consideration for reduction in parking spaces for triplexes?
4
. Does the City want more triplexes?
. What are the implications to existing triplexes, should the City chose to prohibit triplexes?
. Will the City give consideration to parking reductions and Transit Demand Management
measures?
. The City needs to better preserve the visual appearance of streetscapes.
. Property specific questions relating to parking, zoning and by-law enforcement.
3.0 SUMMARY OF WRITTEN SUBMISSIONS:
The following is a summary of the written submissions provided to staff:
3.1 Distribution of Attendees
Written comments received from the Public Open House and from the mail out were compiled
and analyzed to gain insight into the public's opinions and ideas regarding triplexes in the City of
Kitchener. Of the 5069 letters mailed, there were 110 written submissions (Appendix E). The
majority of respondents were single family homeowners living in proximity of existing triplexes
and 5 respondents identified themselves as triplex owners.
Chart 2 identifies the written submissions received by City staff by planning community. This
chart also highlights the percentage of total R-5 properties within each community.
Chart 2: Number of Written Responses
Planning Community # of Responses 0/0 Properties
City Wide R-5*
0: No Address Provided 5 N/A
2: Civic Centre 5 3.1O~
4: Cedar Hill 2 2.3O~
5: Mill-Courtland-Woodside Park 5 13.2O~
6: St. Mary's Hospital 3 5.4O~
7:Victoria Park 8 8.5O~
8:Cherry Hill 3 4.9O~
9: K-W Hospital 21 9.8O~
10: Mt. Hope-Huron Park 24 14.3O~
11: Fairfield 1 Oo~
12: Northward 1 2.6O~
13: Central Frederick 17 19.5O~
14: Auditorium 2 O.5O~
20: Victoria Hills 1 Oo~
21 : Westmount 6 Oo~
22: Rosemount 3 2.0o~
31: Bridgeport East 1 O.24O~
Total 110
*example: Civic Centre contains 3.1% of the City's R-5 properties
5
3.2 City-Wide Results
The letter mailed to residents presented three possible options that the City could explore. Many
written submissions identified which option they would prefer City staff investigate, with the
majority identifying option #2 - prohibiting new triplexes. However, a significant portion of
written submissions identified option #3, which is to explore new regulations for triplexes.
The respondents also identified specific concerns regarding triplexes. The most prevalent were:
1. Off-street parking (ex: parking in front yards)
2. Neighbourhood character (ex: loss of families)
3. Property maintenance (ex: excess garbage on site)
4. Safety concerns (ex: leads to drug houses, parties, etc.)
Chart 2 diagrammatically represents the percentage of respondents who identified each issue.
Chart 2: Cited Concerns with Triplexes
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Certain written submissions also identified the benefits of triplexes in the City of Kitchener, and
included: fosters diversity, promotes transit, and assists in reaching intensification goals.
6
3.3 Neighbourhood Results
Based on the response rate of the written submissions by planning community, it is evident that
residents from certain neighbourhoods were more vocal than others. In particular, K-W Hospital,
Mt. Hope-Huron Park and Central Frederick represented the largest percentage of comments
received, as seen in Chart 3. Their most common concerns are set out below.
Mt. Hope - Huron Park
Of all the written submissions, 21.8% were received from property owners in the Mt. Hope-
Huron Park community. Of those that submitted responses, 52% identified option #3 (improve
triplex regulations) as their preference. Their main concerns were:
parking (42%); and,
neighbourhood character (29%).
There were 11 written submissions from residents of Louisa Street, of which 3 were neutral, 4
were against and 4 were for triplexes. Residents of Peltz Street also provided a group
submission. They stated that Option 3 was their preference, provided that parking issues are
dealt with and lot and house size are of appropriate size for a triplex.
K-W Hospital
Of all submissions, 19.1 % were from property owners in the K-W Hospital community. Of those
that submitted responses, 78% identified option #2 (prohibit new triplexes) as their preference.
Their main concerns were:
parking (44% of Respondents);
Safety (38%); and,
The destruction of the streetscape (38%).
A group submission was made on behalf of 8 homeowners on York St. stating that they are
opposed to all triplex development, citing specific issues with streetscape, parking,
neighbourhood character and lot size.
Central Frederick
While Central Frederick residents were active participants in this study, with 15.5% of
submissions, the R-5 Zone in this neighbourhood community already prohibits triplexes. The
residents identified Option 2, prohibit triplexes are their preferred option, although this is already
the policy. Their main concerns were parking (53%) and property maintenance (29%).
Rosemount
In addition, one gentleman from the Rosemount neighbourhood provided documentation that
there are at least 44 triplexes within the area bound by Frederick Street, River Road, Krug
Street and Becker Street. In this area, most triplexes were built as triplexes, as opposed to
conversions. His preference is to see no new triplexes built, suggesting that Rosemount
already has its fair share.
7
4.0 CONCLUSIONS
While the written submissions identified concerns over triplexes, the meetings provided more
balanced discussion, including options to improve triplexes, and the value of housing diversity
and community diversity. From this, staff have inferred that there is no over-whelming need to
prohibit new triplexes in every neighbourhood across the City.
Rather, it is evident through the analysis of the data collected that residents of Kitchener are
seeking:
. A balance of triplexes/rental housing and family-oriented housing;
. New triplexes that are built well, and will not cause negative impacts on the community;
and,
. Improved enforcement of existing property standards, by-laws, etc.
The study did, however, identify neighbourhoods and streets which may be in need of special
consideration. K-W Hospital (specifically York Street), Mt. Hope-Huron Park (specifically Peltz
and Louisa Streets) and Rosemount, were identified as potentially having current issues.
It is important to note that tenants of triplexes did not receive the notice of meetings regarding
the Triplex Study, but to provide a full balance of perspectives, they could be consulted in future
processes.
5.0 FUTURE DIRECTIONS
Based on the community input, Planning staff could undertake four processes to address the
concerns raised over triplexes:
1) Introduce new tools to the development review process which will ensure that
any new additional triplexes (City-wide) will be designed to better minimize
impacts on neighbourhoods.
2) Review municipal plan policies and zoning provisions for specific streets and
neighbourhoods as identified in this study.
3) Continue to solicit feedback from all stakeholders (residents, landlords, owners,
tenants, etc.).
5.1 Development Review Tools
The City could explore implementing any of the following tools to improve the design and layout
of new additional triplexes:
. Introduce additional municipal plan policies to guide zone changes, minor
variances, and the design off additional triplexes;
. Review zoninQ reQulations (parking requirements, lot area, landscaped
percentage, etc.) to ensure appropriately design sites;
8
. A more stringent site plan control process for triplexes (ex: requiring site works
and the submission of letters of credit);
. Develop a desion brief to guide site plan approvals of new triplexes (amenity
space, streetscape continuity, preserving existing facades, etc.);
. Develop a strategy to ensure a greater degree of compliance and long term
maintenance with site plan approval conditions; and,
. Continue to develop Transportation Demand Management Initiatives ("TDM") to
decrease car dependency.
5.2 Review of Certain Neighbourhoods and Streets
To address current concerns over specifically identified neighbourhoods and streets, the City
should explore options for change through the following process:
. Initial research by planning staff to understand current concerns (ex: by
identifying existing triplexes, identifying problem triplexes, tracking enforcement
and parking complaints, reviewing socio-demographic census trends, etc.);
. Consultation with neighbourhood stakeholders (residents, landlords, tenants,
etc.) to discuss the findings of the initial research; and,
. Collective determination of the appropriate actions to be taken to rectify the
problem (example: new secondary plan policies).
5.3 Continue to Solicit Feedback
Planning staff will be meeting with the Safe & Healthy Communities Advisory Committee to
discuss the findings of this study and to get advice on the future direction of this study.
Planning staff will also be conducting a community-wide public consultation on growth
management starting in April, leading to a review of municipal plan and secondary plan policies.
The results of the triplex study will be considered as part of the more comprehensive growth
management strategy.
Finally, these results will inform Student Housing strategy, which will be taken to the community
for final discussion and feedback the within the next three months.
FINANCIAL CONSIDERATIONS
There are no financial considerations at this time. However, the ability to undertake some of the
future directions is affected by the limited available staff resources.
9
COMMUNICATIONS
This report will be circulated to all persons who, during this process, have provided staff with a
mailing address or email address.
Cory Bluhm, BES
Planner
Janice Given, MCIP, RPP
Project Manager
Scott Ritchie
Student Planner
Caroline Draper
Student Planner
Attachments
Appendix A: Letter Mailed to R-5 residents within a Secondary Plan
Appendix B: Letter Mailed to R-5 property owners without a Secondary Plan
Appendix C: Staff Presentation at Open Houses Meetings
Appendix 0 Minutes of Formal Questions - January 12th and 19th, 2006
Appendix E: Community Comments (Council package only - community is invited to review
comments on the 6th Floor of City Hall)
10
December 5, 2005
Dear Resident/Homeowner:
Re: Open House to Discuss Triplex Dwellings and
Other Intensification Impacts in Central Neighbourhoods
Given many recent initiatives with respect to re-urbanization, infill and intensification and the
need to preserve and protect our Central Neighbourhoods to ensure neighbourhood stability
and a continued high quality of life for its residents, it is appropriate to conduct a
neighbourhood consultation to determine the appropriateness of triplexes in the Central
Neighbourhoods. The purpose of the consultation is to canvass feedback on the triplex dwelling
use and other impacts, such as the conversion of single detached dwellings to 3 units where lot
area, lot width and parking may not meet zoning requirements.
Currently, your property is zoned "Residential Five Zone (R-5)" which mayor may not permit
triplexes as a use subject to meeting all the regulations and/or special provisions. As such, we
are pleased to inform you that the City of Kitchener will be hosting an Open House to discuss
the issues noted above. This meeting will occur on January 12th, 2006 in Council Chambers
(2nd Floor) at City Hall from 7 to 9 p.m.
During the meeting, we will explore three options or combination thereof with respect to the
triplex dwelling use in the Central Neighbourhoods.
1. No changes to the existing zoning as currently implemented through the secondary plan
policies contained in the City of Kitchener Official Plan.
2. Changes to the Official Plan policies or zoning to prohibit new triplex dwellings.
3. Permit triplex dwellings but only where there is sufficient floor area, the property is
capable of providing off-street parking in accordance with by-law requirements and
where no structural alterations are required to the exterior of the building.
This open house will be a chance to discuss further the options for triplexes as listed above,
and for City staff to gather valuable information form the public regarding their opinions and
views of triplex dwellings and other impacts you see as needing to be addressed at this time.
Please RSVP, or inquire with any further questions to Chantelle Dixon at 741-2987, or by e-
mail at chantelle.dixonocucitv.kitchener.on.ca. If you are unable to attend the open house or
would like to submit written comments prior to the meeting, please email Chantelle or fill out the
attached sheet with your input and submit all comments by Januarv 6. 2006.
We thank you for your time and consideration in being involved with the City of Kitchener.
Sincerely,
Tina Malone-Wright, MCIP, RPP
Senior Planner
Triplex Dwellin!!:s and Other Intensification
Impacts in Central Nei!!:hbourhoods Open House
If you have any comments prior to the open house or are unable to attend the meeting use this sheet
to write them down, please do so and send it to the undersigned.
(p lease print)
Name
Address
(please print)
Chantelle Dixon, Student Planner
Development & Technical Services Department, Planning Division
6th Floor Berlin Tower
City Hall, P.O. Box 1118
200 King Street West
Kitchener, Ontario
N2G 4G7
Fax: (519) 741-2624
Phone: (519) 741-2987
December 5, 2005
Dear Resident/Homeowner,
Re: Triplex Dwelling Open House
Given many recent initiatives with respect to re-urbanization, infill and intensification and the
need to preserve and protect our neighbourhoods to ensure stability and a continued high
quality of life for its residents, it is appropriate to conduct a neighbourhood consultation on
the triplex dwelling use to determine it appropriateness in areas zoned "Residential Five
Zone (R-5)".
Currently, your property is zoned "Residential Five Zone (R-5)" which mayor may not permit
triplexes as a use subject to meeting all the regulations and/or special provisions. As such,
we are pleased to inform you that the City of Kitchener will be hosting an Open House to
discuss the issues of Triplex Dwellings within areas zoned "R-5". This meeting will occur on
Thursday January 19th, 2006 in Council Chambers (2nd Floor) at City Hall from 7 to 9 p.m.
The purpose of this meeting will be to explore three options or combination thereof with
respect to the triplex dwelling use.
1. No changes to the existing zoning or residential land use policies contained in the
City of Kitchener Official Plan.
2. Changes to the residential land use policies in the City's Official Plan or zoning by-
law to prohibit new triplex dwellings.
3. Permit triplex dwellings but only where there is sufficient floor area, the property is
capable of providing off-street parking in accordance with by-law requirements and
where no structural alterations are required to the exterior of the building.
This open house will be a chance to discuss further the options for triplexes as listed above,
and for City staff to gather valuable information form the public regarding their opinions and
views of triplex dwellings and other impacts you see as needing to be addressed at this
time.
Please RSVP, or inquire with any further questions to Chantelle Dixon at 741-2987, or by e-
mail at chantelle.dixon@city.kitchener.on.ca. If you are unable to attend the open house or
would like to submit written comments prior to the meeting, please email Chantelle or fill out
the attached sheet with your input and submit all comments by January 6. 2006.
We thank you for your time and consideration in being involved with the City of Kitchener.
Sincerely,
Tina Malone-Wright, MCIP, RPP
Senior Planner
Triplex Dwellin!!:s Open House
If you have any comments prior to the open house or are unable to attend the meeting use this sheet
to write them down, please do so and send it to the undersigned.
(p lease print)
Name
Address
(please print)
Chantelle Dixon, Student Planner
Development & Technical Services Department, Planning Division
6th Floor Berlin Tower
City Hall, P.O. Box 1118
200 King Street West
Kitchener, Ontario
N2G 4G7
Fax: (519) 741-2624
Phone: (519) 741-2987
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Questions/Comments from the Public
Secondary Plan Neighbourhoods (January 12th, 2006)
Name/Street Comment
Pinnot St Why close schools if you want density. Why are triplexes not
commercial?
Mt. Hope St Student housing can be an eyesore. You've already got
enough density in my area.
Andy Horok Triplexess can be expensive.
Walpers We already have low water pressure, it will get worse.
Courtland Ave I have traffic issues.
498 Highland Rd E What is the minimum lot size for a triplex? Lots permitted are
too small. What if property taxes go up? Concerns about
privacy & absentee landlords
York St We need to intensify, sprawl is bad. Triplexes are good, with
control
Cameron St If not triplexes, then towers? Are developers being pressured
to buy triplexes?
Birch Ave Duplexes need to look good to fit, I have infrastructure
concerns.
Frederick Absentee landlords, bump up by-law enforcement. Are we
trying to be proactive rather than reactive?
Terry Cameron Is there parking relief for student housing?
David York If no triplexes will only force more people into singles.
Anges St Triplexes are bad.
Mt. Hope St We need rental housing and it needs to be in the red area on
the map.
Mary Street We can do them right if we try.
Questions/Comments from the Public
Property Owners outside Secondary Plan Areas (January 19th, 2006)
Name/Street Comment
Are the issues specific to triplexes?
Cherry St
Can the limitations on triplexes be by area or street? What is the current
40 Moore process to convert a triplex?
How many triplex applications are received each year?
Water St
Have you looked at Cedar St, landlords and police? We have enough
Louisa St rental in our area, we live there for the amenities and schools. We need
more ownership.
The City needs to be more selective of development. Land is shrinking,
Rosemount how will we meet growth targets? Do we need more highrises? What is
the plan for student housing?
I prefer to have more duplexes and triplexes. They enhance the quality of
life. I would encourage maintenance of all units, not just triplexes. These
Peter Walberg triplexes are easy to rent because of their heritage features. Maybe give
some financial incentives. How are you going to make it easier to
develop?
Will the change be case by case or for the whole R-5 zone?
Adam Duveic
Seems to be a fair amount of opposition, Will we lose all R-5 triplexes?
Cherry St Can you take my triplex away?
Who has been invited to this meeting? The invitations do not seem
Louisa St consistent.
Who makes the final decision?
162 Lou isa St
We must look at the environmental point of view, if we restrict people
Unknown downtown, won't that encourage sprawl?
I agree that triplexes are necessary, but shouldn't the city also look at
Louisa St encouraging higher density on greenfield sites?
How are you going to make it easier to develop?
Bob Simpson