HomeMy WebLinkAboutDTS-05-119 - Triplex Dwellings in the Central Neighbourhoods
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Development &
Technical Services
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Report To:
Date of Meeting:
Submitted By:
Prepared By:
Ward(s) Involved:
Date of Report:
Report No.:
Subject:
Development and Technical Services Committee
June 27, 2005
Jeff Willmer, Director of Planning (741-2325)
Janice Given, Project Manager (741-2319)
Tina Malone-Wright, Senior Planner (741-2765)
1,5,6
June 21, 2005
DTS 05-119
RECOMMENDATION:
Triplex Dwellings in the Central Neighbourhoods
Whereas Triplex dwellings were originally permitted in the Secondary Plans in the Municipal
Plan to promote small-scale intensification while encouraging retention and re-use of the
existing building stock;
And whereas the recent Built Form Review Study established areas of intensification and areas
of stability and it was determined that the areas of intensification have more than enough
capacity to meet the intensification targets of the Regional Growth Management Strategy
without any intensification within the areas of stability within the Central Neighbourhoods;
And whereas recent applications at the Committee of Adjustment with respect to the conversion
of single detached and duplex dwellings into triplex dwellings have caused significant concerns
with residents in the Central Neighbourhoods;
That staff be directed to meet with the residents and the Neighourhood Associations in the
Central Neighbourhoods to explore three options with respect to use of properties for triplexes.
They are:
1.
2.
3.
No changes to the existing policies.
Prohibit new triplex dwellings in the Central Neighbourhoods.
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.
And finally that staff report back to Council on the preferred option and bring any necessary
municipal plan amendments or zone changes to implement the preferred option for Council's
consideration.
BACKGROUND:
As a result of the Regional Growth Management Strategy and Rapid Transit proposal, the
Provincial Places to Grow Legislation and other initiatives Planning staff undertook a review of
the built form of the City to map and estimate the level of population and employment growth
that could reasonably be expected to occur within Kitchener's portion of the re-urbanization
corridor. This was based on current Municipal Plan land use designations and policies and the
current zoning of these lands.
One of the purposes of the Built Form Review was to also provide a better understanding of
where future infill growth would and could occur to ease apprehension among residents and
businesses with respect these recent initiatives and the stability of their neighbourhoods.
With the recent announcement of the School of Pharmacy to be located in the downtown and
speculation on future residential needs in the Central Neighbourhoods, staff have responded to
a number of inquiries with respect to residential conversions. Also, recent applications for
variances to permit triplex conversions at the Committee of Adjustment have shown that the
residents in these central neighbourhoods have concerns with respect to the stability and quality
of life in their neighbourhoods.
Given the recent provincial and regional initiatives with respect to re-urbanization and infill and
resident concerns with respect to neighbourhood stability and quality of life, staff thought it was
appropriate to review the triplex dwelling use in the Central Neighbourhoods.
REPORT:
For the most part, the residential lands in the Central Neighbourhoods are guided by and
subject to the land use policies contained in the Secondary Plans in the City's Municipal Plan.
The policies in the Secondary Plans are much more detailed than the general residential land
use policies in the plan and are specific to the neighbourhood which they pertain to. Triplex
dwellings are permitted uses in the Low Rise Residential designations of the Central
Neighbourhoods in varying degrees as follows:
Civic Centre Secondarv Plan
The Low Rise Residential Preservation designation permits conversions to triplexes where there
is sufficient floor area, where the site is capable of providing off-street parking in accordance
with zoning by-law requirements and where no structural alterations are required to the exterior
of the building. Triplexes are permitted in the Low Rise Multiple Residential designation subject
to a maximum Floor Space Ratio of 0.6.
Kina Street East Secondarv Plan
Cedar Hill Secondarv Plan
Victoria Street Secondarv Plan
Triplex dwellings are a permitted use in the Low Rise Residential Conservation and Low Rise
Multiple Residential designations.
Mill Courtland-Woodside Park Secondarv Plan
Triplex dwellings are a permitted use in the Low Rise Residential Conservation designation.
Victoria Park Secondarv Plan
Preservation of the built scale of development shall be encouraged and the conversion of
existing housing stock to create multiple dwellings shall be at no greater scale and intensity of
development occurring as of July 14, 1988 in the Low Rise Conservation designation. Triplexes
are permitted in the Low Rise Multiple Residential designation subject to a maximum Floor
Space Ratio of 0.6.
K-W Hosoital Secondarv Plan
Preservation of the built scale of development shall be encouraged and the conversion of
existing housing stock to create multiple dwellings shall be at no greater scale and intensity of
development occurring as of July 16, 1987.
North Ward Secondarv Plan
Triplex dwellings are prohibited in the Low Rise Conservation 'A" designation of the plan but are
permitted in the Low Rise Multiple Residential designation to a Maximum Floor Space Ratio of
0.6.
Central Frederick Secondarv Plan
Only existing triplexes in compliance with the Zoning By-law are permitted in the Low Rise
Conservation 'A' designation and new development through redevelopment shall not exceed the
existing scale and density of the area occurring as of June 12, 1989 shall be permitted in the
Low Rise Conservation 'B' designation. Triplexes are permitted in the Low Rise Multiple
designation to a maximum Floor Space Ratio of 0.6.
Where residential lands are not located in a Secondary Plan, the general residential land use
policies are applicable. The "Low Rise Residential" land use designation permits a full range of
housing types to a maximum of 25 units per hectare. Multiple dwellings are restricted to a
maximum Floor Space Ratio of 0.6 and shall not exceed three stories in height at street
elevation.
Planning staff propose to explore at least three options with the residents and Neighbourhood
Associations in the Central Neighbourhoods. The first is to propose no changes to the existing
policies in the City's Municipal Plan. The second option is to prohibit new triplex dwellings in the
Central Neighbourhoods as is currently the case in the Central Frederick, North Ward, and to a
certain extent the Victoria Park and K-W Hospital Neighbourhoods. The third option is to permit
new triplexes where there is sufficient floor area, the property is capable of providing off-street
parking in accordance with by-law requirements and no structural alterations are required to the
exterior of the building as in the Civic Centre Neighbourhood. The neighbourhood consultation
may also result in a combination of one or more of the options for the Central Neighbourhoods.
It is anticipated that neighbourhood consultation meetings will start to occur at the end of August
with a view of bringing the results and any necessary official plan amendments or zone change
to Development and Technical Services Committee in October for consideration.
FINANCIAL IMPLICATIONS:
None.
CONCLUSION:
Given all the recent initiatives with respect to re-urbanization, infill and intensification and the
need to preserve and protect our Central Neighbourhoods to ensure neighourbood stability and
a continued high quality of life for its residents, it would be appropriate to conduct a
neighbourhood consultation on the triplex dwelling use to determine it appropriateness in the
Central Neighbourhoods.
Tina Malone-Wright, MCIP, RPP
Senior Planner
Janice Given, MCIP, RPP
Project Manager
Jeff Will mer, MCIP, RPP
Director of Planning