HomeMy WebLinkAboutDTS-06-032 - Zone Change App ZC05/11/O/CB, 430 Old Huron Rd1
Kd LR
Development&
Technical Services
6 REPORT
Report To: Development and Technical Services Committee
Date of Meeting: June 26, 2006
Submitted By: Jeff Willmer, Director of Planning 741 -2325
Prepared By: Cory Bluhm, Planner, 741 -2776
Ward(s) Involved: 4
Date of Report: May 30, 2006
Report No.: DTS -06 -032
Subject: Zone Change Application ZC05/1 1/O/CB
430 Old Huron Road
Hallman Construction
RECOMMENDATION:
That Zone Change Application ZC 05/11 /O /CB (Hallman Construction Limited), 430 Old Huron
Road, for the purpose of changing the zoning from Residential Six Zone (R -6) to Neighbourhood
Commercial Zone (C -2) with Special Use Provision 355U on lands legally described as Tract
Biehns Part Lot 11, in the City of Kitchener, be approved, in the form shown in the attached
`proposed bylaw', dated May 30, 2006.
BACKGROUND:
The subject properties are part of the Mixed Use Node at the intersection of Huron Road and
Strasburg Road. The applicants wish to include one small residential lot into the neighbourhood
commercial lands.
REPORT:
The subject site is completely surrounded by C -2 lands. Rezoning this property to match
adjacent lands will create orderly commercial development. As such, the application is
appropriate and in conformity with the City's Municipal Plan.
Regional Wellhead Protection
This Mixed Use Node falls within a Wellhead Protection Area (WHPA). Automobile service
stations are currently permitted on all C -2 lands within the Node, but not considered a
compatible land use in WHPAs. As such, on behalf of the Region, City Planning staff
recommend adding a Special Use Provision to the subject property to prohibit automobile
service stations. While it may be appropriate to prohibit service stations from the entire Node,
there is no policy basis to implement such a change to the zoning for adjacent lands.
Urban Design
The City's Mixed Use Node policies strongly support pedestrian oriented development, in a
compact form, that is well connected with surrounding lands. To implement this, Planning staff
will work with the applicants on developing urban design objectives and principles for the future
Mixed Use Node, through a master planning /design brief exercise, prior to consideration or
approval of any site plan applications.
The following are design expectations the City hopes to address:
Create a Neighbourhood Identity — use unique architectural styles and techniques to give the
node and community a clear and unique identity. This style, however, should integrate
cohesively with the surrounding residential buildings. Effective landscape treatments,
decorative store signage and decorative site details (ex: bike racks, benches, garbage
receptacles, etc.) should be considered.
Quality Building Design — all new building designs should be high quality and contribute to an
attractive setting and attractive streetscapes.
Establish Clear Pedestrian Linkages — attractive pedestrian pathways and entry features should
be introduced to connect commercial uses with the adjacent high school, future multiple
residential lands, and surrounding low rise residential streets.
Achieve Visual and Functional Compatibility — locate high - volume tenants (such as grocery
stores) and loading /service areas away from residential areas. Locate attractive building mass
at the corner of Strasburg Road and Templewood Drive.
FINANCIAL IMPLICATIONS:
No Capital expenditures required as part of the zone change on these specific lands.
COMMUNICATIONS:
Notice of the zone change was advertised in THE RECORD on June 2, 2006. Preliminary
notification was provided to agencies and all property owners within 120m of the site, on July
12th 2005. No comments from the community were submitted. Any outstanding agency
concerns have been identified in this report.
CONCLUSION:
Based on the foregoing, the Department of Development and Technical Services recommends
that Zone Change Application ZC05/11 /O /CB be approved in the form shown in the Proposed
Bylaw.
Cory Bluhm, MCIP, RPP
Planner
Jeff Willmer, MCIP, RPP
Director of Planning
14
Della Ross, M.A., MCIP, RPP
Coordinator of Development Review
Attachments:
Proposed By -law dated May 30, 2006
Newspaper Advertisement
Appendix A — Department /Agency Comments
PROPOSED BY —LAW
May 30, 2006
ydIF_XT O►R VAI no] :11no]
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 — Hallman
Construction /City of Kitchener —Huron Road)
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. 165 of Appendix "A" to By -law Number 85 -1 is hereby amended by
designating as Neighbourhood Shopping Centre Zone (C -2) with Special Use Provision
355U, instead of Residential Six Zone (R -6), the parcel of land described as Part Lot 11,
Biehn's Tract, in the City of Kitchener. This land is shown on Map No. 1 attached hereto.
2. Appendix "C" to By -law 85 -1 is hereby amended by adding section 355 thereto as follows:
"355 Notwithstanding Section 8.1 of this By -law, within the lands zoned C -2 as shown on
Schedule 165 of Appendix "A" and described as Part Lot 11, Biehn's Tract, Automobile
Service Station shall not be permitted."
PASSED at the Council Chambers in the City of Kitchener this
day of , 2006.
Mayor
Clerk