HomeMy WebLinkAboutDTS-07-137 - MP07/05/H/KA, ZC07/11/H/KA, 2350 Homer Watson Boulevard1
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Development&
Technical Services
6 REPORT
Report To: Development and Technical Services Committee
Date of Meeting: September 24, 2007
Submitted By: Jeff Willmer, Director of Planning (519 - 741 -2325)
Prepared By: Katie Anderl, Planner (519 - 741 -2987)
Ward(s) Involved: Ward 4
Date of Report: September 4, 2007
Report No.: DTS -07 -137
Subject: MP07 /05 /H /KA
ZC07/11 /H /KA
2350 Homer Watson Boulevard
City of Kitchener (Antigua International Developments Ltd)
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Location of Subject Lands (2350 Homer Watson Blvd)
RECOMMENDATION:
A. That Official Plan Amendment Application MP07 /05 /H /KA (City of Kitchener, 2350
Homer Watson Boulevard) requesting a change in designation from Open Space
to Arterial Commercial Corridor on lands owned by the City of Kitchener, legally
described as Part of Biehn's Unnumbered Tract & Part of Block 129, Registered
Plan 1710, in the City of Kitchener, be adopted, in the form shown in the
`Proposed Municipal Plan Amendment' attached to Report DTS -07 -137, and
accordingly forwarded to the Region of Waterloo.
B. That Zone Change Application ZC07 /11 /C /KA (City of Kitchener, 2350 Homer
Watson Boulevard) requesting a change in zoning from Open Space Zone (P -2)
with Holding Provision 27H to Arterial Commercial Zone (C -6) with Special
Regulation Provision 46713; on lands owned by the City of Kitchener, legally
described Part of Biehn's Unnumbered Tract & Part of Block 129, Registered Plan
1710, in the City of Kitchener, be approved, in the form shown in the Proposed By-
law attached to Report DTS -07 -137, dated July 29, 2007.
EXECUTIVE SUMMARY:
The City of Kitchener is the current owner of the subject lands located at 2350 Homer Watson
Boulevard. The lands are located at the foot of Pinnacle Hill and are currently designated Open
Space and are zoned Open Space Zone (P -2) with Holding Provision 27H. The lands are
subject to a land exchange between the City of Kitchener and Antigua International
Developments Limited. Antigua is proposing to change the designation to Arterial Commercial
Corridor and the zoning to Arterial Commercial Zone (C -6) with Special Regulation Provision
467R to allow one convenience commercial outlet to have a gross leaseable commercial space
of up to 1600 m2 rather than 225 m2 as permitted by the by -law. Staff recommend that the
proposed zone change be approved and the proposed Official Plan Amendment be adopted
and accordingly forwarded to the Region of Waterloo.
BACKGROUND:
The subject land is currently owned by the City of Kitchener, and is the subject of a land
exchange with Antigua International Developments Limited, which will resolve an issue that
arose as a result of the realignment of Pinnacle Drive. The subject lands are located at 2350
Homer Watson Boulevard, as shown on the map above. These lands are immediately west of
an Arterial Commercial plaza owned by Antigua International Developments Limited which
currently contains a gas station, farm supply store and fast food restaurants with drive - throughs.
The subject parcel is currently on the same property as the Pinnacle Hill Natural Area and is
designated Open Space. This designation was applied in part because the land was identified
in the Region's Official Policies Plan as part of Environmentally Sensitive Policy Area #35
(EPSA 35). However, in June 2006 the boundary of Doon Pinnacle Hill ESPA 35 was
interpreted such that the ESPA boundary was moved west to coincide with the base of the
kame feature within the ESPA (Planning, Housing and Community Services Report P -06 -068).
To support the reinterpretation of the boundary Professor Paul Karrow, a geologist at the
University of Waterloo, was retained to define the kame feature and to determine an appropriate
setback buffer. The conclusion of his analysis was that the previous boundary could be
reinterpreted, with a 10.0 metre buffer. The Region concluded that the subject land was not
within the boundary of ESPA 35 or its buffer and that new development could be considered on
the subject parcel. Therefore, the future owner of the lands, Antigua International Developments
Limited, has submitted applications for Zone Change and Official Plan Amendments, which if
approved, would allow the lands to be incorporated into the neighbouring plaza, and to be developed
commercially.
REPORT:
Proposed Official Plan Amendment:
The subject lands are currently designated Open Space in the City's Official Plan. The purpose of
the proposed amendment is to change the designation to Arterial Commercial Corridor to allow the
lands to be developed commercially. As discussed in the Proposed Official Plan Amendment, staff
feel that the amendment is appropriate. City staff, in consultation with Regional staff, support the
14
reinterpretation of the ESPA boundary. Further, to meet current Official Plan policies, the applicant
has submitted a Planning Study which addresses urban design, servicing, traffic and compatibility
issues. City staff have accepted the planning study and agree that urban design, servicing and
traffic issues can be adequately addressed through Site Plan Approval. Additionally, with regards to
compatibility, staff feel that the rationale and justification for the expanded commercial area, and the
discussion regarding the balance of commercial and other land uses is acceptable. Therefore,
based on the discussion provided in the attached Proposed Official Plan Amendment, staff
recommend that the amendment be adopted and accordingly forwarded to the Region of Waterloo
for approval.
Proposed Amendment to Zoning By -law 85 -1:
The applicant is proposing to change the zoning on the subject lands from Open Space Zone (P -2)
with Holding Provision 27H to Arterial Commercial Zone (C -6) with Special Regulation Provision
467R to allow one convenience commercial outlet to have a gross leaseable commercial area
greater than 225 m2. Planning staff recommend that the requested Special Regulation Provision be
limited to allow one convenience commercial outlet to have a maximum gross leaseable commercial
area up to1600 m2. The applicant is agreeable to the proposed limit.
The subject parcel of land is contiguous to an existing plaza development owned by Antigua
International Developments Ltd. The larger plaza currently contains a gas station and associated
convenience retail store, two fast food restaurants with drive - throughs, and a large farm supply
store. The plaza is currently zoned Arterial Commercial Zone (C -6) with Special Regulation
Provision 65R which permits consolidated lot development and Special Use Provision 65U which
permits various office and business related establishments. The proposed zone change would bring
the subject lands into the C -6 zone and would add a special regulation to permit one convenience
commercial outlet to have a gross leaseable commercial area up to 1600 m2. This would allow the
parcel to be developed with a larger convenience commercial use such as a large format drug store,
a small food /grocery store, or a video store. There are currently limited convenience commercial
outlets in nearby subdivisions. Planning staff support `Complete Communities' where services, and
stores of a neighbourhood scale are located within walking distance of homes and staff feel that
introducing a larger convenience commercial use in this area would serve the community well. In
addition, staff anticipate that through future Plans of Subdivision, lands in nearby communities will be
designated and zoned to allow new commercial plazas. Staff feel that it may be appropriate to
consistently allow one convenience commercial outlet in each plaza to have a Gross Leaseable
Commercial Space of up to 1500 - 1600 m2, as proposed in this Zoning By -law Amendment, which
would support walkable, complete communities.
It is unusual for Open Space lands to be rezoned to allow for commercial uses, however, in this
particular situation, staff feel that it can be justified. The subject lands are quite small and they are
already located near a major arterial roadway and adjacent to a commercial plaza. Through the field
investigation carried out by the Region of Waterloo it was determined that the subject lands contain
no significant Environmental features that warrant protection and that an appropriate buffer has been
established between the subject lands and the interpreted boundary of ESPA 35. Therefore, staff
feel that the proposed zone change is appropriate for the use and development of the lands. As
discussed in response to neighbourhood comments and above, the lands are not part of the Doon
Pinnacle Hill Environmentally Sensitive Policy Area #35. Pinnacle Hill is used as a toboggan hill; the
lands proposed to be rezoned do not form an integral part of the recreational area. Community
Services staff have indicated that they have no concerns with the proposed Zone Change and
Official Plan Amendment. In addition, the proposed uses are compatible with other nearby
commercial, residential and institutional uses. The subject parcel is located on a Primary Arterial
and is well separated from low rise residential areas. Therefore, staff feel that the proposed Zone
Change is appropriate for the future use and development of the lands.
Provincial and Regional Policy Considerations:
The proposed zone change and Official Plan Amendment for this site meets the intent of the
following Provincial and Regional policies:
2005 Provincial Policy Statement
The development proposal is consistent with the 2005 Provincial Policy Statement which
encourages intensification and the efficient use of land and resources.
2006 Growth Plan for the Greater Golden Horseshoe
The 2006 Growth Plan for the Greater Golden Horseshoe, calls for new growth to be directed to
built -up areas through intensification. The proposed zone change and Official Plan Amendment will
facilitate new growth in a built up area.
1998 Regional Official Policies Plan
The development proposal meets the principles of the Regional Settlement Patterns as the subject
lands are within the City Urban Area as established in the Regional Official Policies Plan.
CONCLUSION:
The proposed Official Plan Amendment and zone change will facilitate a land exchange between the
City of Kitchener and Antigua International Developments Ltd. The proposed designation and
zoning category will allow the subject parcel of land to be added onto the neighbouring Arterial
Commercial plaza and developed with appropriate Arterial Commercial uses. The proposed Special
Regulation Provision will allow one convenience commercial outlet with a gross leaseable
commercial space up to 1600 m2. The proposed changes are considered compatible with
surrounding land uses. Staff feel that the requested Official Plan Amendment and Zoning Bylaw
Amendment are consistent with the Provincial Policy Statement, Growth Plan for the Greater Golden
Horseshoe, and the Regional Official Policies Plan. Based of the foregoing, the applications are
appropriate and are recommended for approval.
AGENCY COMMENTS:
As a result of the circulation of the Official Plan Amendment and Zone Change Applications the
Region of Waterloo has indicated that they have no objection to the proposed applications.
However, they have commented that Regional Environmental Planning staff will be required to
review and approve a grading plan and stormwater management report and to ensure that
requirements of a Scoped Environmental Impact Statement (EIS) have been addressed prior to the
City of Kitchener granting Site Plan Approval. The Region has included a revised terms of reference
for the Scoped EIS in their comments dated August 14th, 2007 (attached to this report as Appendix
D -7). The Region has also commented that no additional access to Homer Watson Boulevard will
be considered and that a traffic impact study may be required prior to Site Plan approval. In
addition, the Region is working with the City to declare some property on Homer Watson Boulevard
as surplus and sell it as a property addition to the subject lands. As shown on the attached
Schedule A and Map 1, all lands to the centreline of Homer Watson Boulevard would be
redesignated and rezoned to Arterial Commercial Corridor and Arterial Commercial Zone C -6 with
Special Regulation Provision 467R. Therefore, should these Regional lands be declared surplus,
they will be available for future development as part of the plaza complex.
No concerns were raised by other commenting agencies or City departments as a result of the
preliminary circulation of the Official Plan Amendment and Zone Change.
NEIGHBOURHOOD COMMENTS:
As a result of the preliminary circulation of the Official Plan Amendment and Zone Change
applications, staff received three written comments from nearby property owners. Each of the
responses received indicated some concerns with the proposed amendment and zone change. The
concerns raised relate to the proposed use, traffic on Homer Watson Blvd, and setting precedent for
the removal of land from open space areas. Each of these issues is addressed below.
Proposed Use
While staff are not aware specifically of the future business which may occupy the subject lands, the
owner has requested special regulations to allow convenience retail uses to have a maximum gross
leaseable commercial area greater than 225 m2. Staff anticipate that a larger convenience use such
as a drug store, small food /grocery store, or video outlet may be a future use. Additionally,
increased crime was also cited as a concern. While planning staff cannot comment on crime rates,
Crime Prevention Through Environmental Design (CPTED) principles are applied and considered for
all new developments, through the Site Plan Approval process.
Traffic
Traffic and congestion on Homer Watson Blvd was also raised as an area of concern. Homer
Watson Blvd is a Regional Road and is designed to accommodate large volumes of traffic. The
Region has commented that they will not permit any additional accesses onto Homer Watson from
the subject lands. Therefore, access to the subject parcel must be via the existing plaza site and
existing entrances. Staff also note that many improvements are currently being made to the Homer
Watson interchange with the 401 which are designed to alleviate some of the current congestion.
Removal of Land from Open Space
Removal of lands from open space and possible precedence setting was cited as a concern by each
responding resident. Staff comment that the purpose of this zone change was to facilitate a land
exchange between Antigua International Developments Ltd. and the City of Kitchener, as a result of
the realignment of Pinnacle Drive. While this arrangement necessitated the removal of a small area
of land from an open space designation, it is approximately the same amount of space that was
necessary for the realignment of the roadway. The subject parcel is well removed from nearby
residential properties (approximately 250 metres) and staff feel that Pinnacle Hill will sufficiently
buffer residences from the proposed development.
Additionally, as discussed above the Region of Waterloo deemed this portion of the lands to be
outside Environmentally Sensitive Policy Area #35 (EPSA 35). Originally, when the Open Space
designation and zoning were applied to the lands, the boundary of ESPA 35 would probably not
have been surveyed and staked, and these lands should likely not have ever been within the
boundary of the ESPA. As such, when the Region examined the significant features in detail it
was found that they did not match with generalized boundaries. Therefore, from an
environmental protection perspective staff consider the removal of these lands from open space
acceptable. Residents can be assured that lands within the boundaries of ESPA 35 will be
protected from development and will remain part of the City's open space system.
FINANCIAL IMPLICATIONS:
No Capital expenditures required as part of the approvals or development of on these specific lands.
COMMUNICATIONS:
Preliminary circulation of the Official Plan Amendment and Zone Change was undertaken on June
285 2007 to all appropriate agencies and to all property owners within 120 metres of the subject
lands. All residents who provided written comments will be mailed a copy of this report. In addition,
notice of the September 24th, 2007 Development and Technical Services Committee meeting was
advertised in The Record on August 31St, 2007. Staff note that since the time of advertising, the
applicant has requested that the proposed Special Regulation Provision be changed to permit 1600
m2 of gross leaseable commercial space for one convenience commercial outlet, rather than 1500
m2, as stated on the advertisement. Staff feel that it is not necessary to re- advertise as the proposed
change would not substantially alter the range of uses or the form of the site at full build -out.
5
CONCLUSION:
The proposed Official Plan Amendment and zone change will allow the subject lands to be
developed with arterial commercial uses, as part of the adjoining plaza. The proposed Special
Regulation Provision 467R will allow one convenience commercial outlet to have a gross leaseable
commercial space up to 1600 m2. The proposed zone change and Official Plan Amendment are
considered compatible with the surrounding land uses. Based on the foregoing, the applications are
appropriate and are recommended for approval.
Katie Anderl, BES Della Ross, RPP, MCIP
Planner Manager of Development Review
Jeff Willmer, RPP, MCIP
Director of Planning
Attnchments,
Appendix "A" Newspaper Advertisement
Appendix "B" Proposed Official Plan Amendment
Appendix "C" Proposed Zoning By -law
Appendix "D" Preliminary Circulation and Department /Agency Comments
Appendix "E" Community Input
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PROPOSED BY -LAW
July 29, 2007
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
—City of Kitchener — 2350 Homer Watson Boulevard)
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. 255 of Appendix "A" to By -law Number 85 -1 is hereby amended by
designating as Arterial Commercial Zone (C -6) with Special Regulation Provision
467R, instead of Open Space Zone (P -2) with Holding Provision 27H, the parcel
of land described as Part of Biehn's Unnumbered Tract and Part of Block 129,
Registered Plan 1710. These lands are shown on Map No. 1 attached hereto.
2. Appendix "D" to By -law 85 -1 is hereby amended by adding the following Section
467 thereto as follows:
"467. Notwithstanding Section 12 of this By -law, within the lands zoned C -6, as
shown on Schedule No. 255 of Appendix "A" and described as Part of
Biehn's Unnumbered Tract & Part of Block 129, Registered Plan 17101
one (1) convenience commercial outlet may be permitted to have a
maximum gross leaseable commercial space of 1600 m2."
3. Schedule No. 255 of Appendix "A" to By -law 85 -1 is hereby further amended by
incorporating additional zone boundaries as shown on Map No. 1 attached
hereto.
4. Appendix "B" to By -law 85 -1 is hereby amended by adding as Property Detail
Schedule No. 27 thereto, Map No. 2 attached hereto.
5. This By -law shall come into effect only upon approval by the Minister of Municipal
Affairs and Housing, or his /her delegate, of Municipal Plan Amendment No.
, for the City of Kitchener, described as Part of Biehn's Unnumbered Tract
& Part of Block 129, Registered Plan 1710, but upon such approval, the
provisions hereof affecting such lands shall be deemed to have come into force
on the date of passing hereof.
PASSED at the Council Chambers in the City of Kitchener this day of
2007.
Mayor
Clerk
AMENDMENT NO. TO THE MUNICIPAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER /ANTIGUA INTERNATIONAL DEVELOPMENTS LTD
- 2350 Homer Watson Boulevard
AMENDMENT NO. TO THE MUNICIPAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER /ANTIGUA INTERNATIONAL DEVELOPMENTS LTD
- 2350 HOMER WATSON BOULEVARD
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
0 pp _PNTTITC_P C
APPENDIX 1 Notice of the Meeting of Development and Technical
Services Committee — August 31, 2007
APPENDIX 2 Minutes of the Meeting of Development and Technical
Services Committee — September 24, 2007
APPENDIX 3 Minutes of the Meeting of City Council — October 1, 2007
2
AMENDMENT NO. TO THE MUNICIPAL PLAN
OF THE CITY OF KITCHENER
SECTION I — TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. to the Official Plan of the City of
Kitchener. This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 — PURPOSE OF THE AMENDMENT
This Official Plan Amendment proposes to amend the land use designation on lands as shown on
the attached Schedule `A', from Open Space to Arterial Commercial Corridor. Antigua
International Developments Limited proposes to develop the lands with a commercial use.
SECTION 3 — BASIS OF THE AMENDMENT
The proposed Official Plan Amendment would change the designation of the subject lands from
Open Space to Arterial Commercial Corridor. Staff feel that the proposed change is appropriate
for a number of reasons. First, the Open Space designation was originally applied to these lands,
in part, because they were identified in the Region's Official Policies Plan as Environmentally
Sensitive Policy Area #35 - Doon Pinnacle Hill (ESPA #35). However, in June 2006 the
boundary of Doon Pinnacle Hill Environmentally Sensitive Policy Area (ESPA 3 5) was
interpreted such that the ESPA boundary was moved west to coincide with the base of the kame
feature with the ESPA lands. As part of this interpretation a buffer area was established in order
to protect the kame feature. The City of Kitchener will retain ownership of this buffer and will
be responsible for its maintenance. The Region has concluded that the subject lands are not
within the ESPA boundary or buffer and that new development could be considered. City
environmental planning staff feel that the reinterpretation of the boundary of the ESPA is
acceptable and have no concerns with the proposed amendment.
The proposed amendment brings the subject lands into the same designation as that of the
neighbouring plaza development — Arterial Commercial Corridor. The City's Official Plan
requires that a comprehensive planning study be completed for any application to redesignate
new commercial areas or to extend the boundary of an exiting commercial area. Official Plan
policies require that the study address urban design, servicing, traffic and compatibility issues.
Due to the small size of the site and the nature of the redesignation, staff have accepted a letter
from the applicant which addresses each of these matters. In summary, staff agree that urban
design, servicing and traffic related issued can be addressed through the Site Plan Approval
process which will be required prior to any construction taking place. With regard to
compatibility staff concur that Pinnacle Hill acts as a substantial buffer between the subject lands
and neighbouring low rise residential lands. Planning staff also feel that the proposed
designation is compatible with the adjoining commercial plaza and nearby medium -rise
residential and institutional lands. With regard to the justification and rational for an expanded
commercial area, staff agree that the proposed OPA impacts a very small piece of land (relative
to the overall scale of the existing commercial area). Furthermore, staff comment that although
the parcel is small, it is well situated to serve passing automobile traffic, and pedestrian traffic
associated with the nearby college campus and residences. The current mix of land uses is such
that additional commercial lands would likely be well supported by neighbouring communities,
as there are currently no other nearby groupings of Arterial Commercial Corridors. Finally,
planning staff also agree with the analysis in the letter submitted by the applicant that the lands
are so small in size as to have a negligible impact on neighbouring municipalities and the City's
overall commercial structure.
It is proposed that the subject parcel will be added to adjacent lands, also owned by Antigua
International Development Ltd. and the parcel will become part of a larger contiguous plaza
complex. Access to the subject parcel will be via the larger plaza complex. Planning staff
recognize that Homer Watson Boulevard, in this area, has been developed as a predominantly
automobile oriented corridor and feel that the proposed designation of Arterial Commercial
Corridor is appropriate for the future use and development of the lands. Arterial Commercial
Corridors rely on business from and exposure to the traveling public and are located on a
Primary Arterial Roads such as Homer Watson Boulevard. In addition, this commercial area is
in close proximity to Conestoga College and as such services the large college population.
Antigua, as part of the zone change, has indicated that the future use of the subject lands may be
for a large convenience retail use. This type of use would likely benefit the student population
and nearby neighbourhoods as well.
Based on the foregoing, the proposed Official Plan Amendment is considered appropriate for the
development and use of the land and is compatible with the surrounding area. The amendment
conforms with the Province's `Places to Grow' Plan, and is consistent with the Provincial Policy
Statement.
SECTION 4 — THE AMENDMENT
I . The City of Kitchener Municipal Plan is hereby amended as follows:
a) Map No. 5 — Land Use Plan is amended as shown on the attached Schedule "A ".
4
APPENDIX 1 Notice of the Meeting of Development and Technical Services
Committee — August 31, 2007
Councillor Kelly Galloway
South Ward
M P07 /05 /H /KA
ZC07 /11 /H /KA
City of Kitchener / Antigua International Developments Ltd.
Advertised in The Record August 31St, 2007
CITY OF KITCHENER
COMMITTEE OF COUNCIL DEALING WITH PLANNING MATTERS
I nvites
PROPERTY OWNERS AND INTERESTED PARTIES
to attend a
PUBLIC MEETING
TO DISCUSS
A PROPOSED OFFICIAL PLAN AMENDMENT AND
A PROPOSED ZONING BY -LAW
UNDER SECTIONS 17 AND 34 OF THE PLANNING ACT, 1990
2350 Homer Watson Boulevard
The purpose of the applications is to change the City's Official Plan designation and zoning on
the subject lands to Arterial Commercial Corridor and Arterial Commercial Zone (C -6) with a
Special Regulation Provision to allow one convenience commercial outlet to have a gross
leaseable commercial space of up to 1500 m2. These changes would allow the lands to be
used as for a range of arterial commercial uses such as convenience commercial, restaurant,
gas station, health office or clinic or financial establishment.
5
The public meeting will be held by the City's DEVELOPMENT AND TECHNICAL SERVICES
COMMITTEE, a Committee of Council which deals with Planning Matters, on MONDAY,
SEPTEMBER 24th 2007 at 7:00 P.M. IN THE COUNCIL CHAMBERS, 2ND FLOOR, CITY
HALL, 200 KING STREET WEST, KITCHENER.
Any persons may attend the Public Meeting and make written and /or verbal representation in
respect to the proposed Zoning By -law Amendment and Official Plan Amendment. If a person
or public body does not make oral submissions at this public meeting or make written
submissions to the City prior to the approval of the Zoning By -law Amendment and
Official Plan Amendment, the Ontario Municipal Board may dismiss future appeals.
ADDITIONAL INFORMATION relating to the proposed Official Plan Amendment and Zoning
By -law Amendment is available for inspection between 8:30 a.m. and 5:00 p.m. at the
Development and Technical Services Department, 6th Floor, City Hall, 200 King Street West,
Kitchener.
Katie Anderl
Planner
Phone No. 519- 741 -2987 (TTY -TDD — 741 -2385)
katie.anderl @kitchener.ca
6
APPENDIX 2 Minutes of the Meeting of Development and Technical Services
Committee — September 24, 2007
APPENDIX 3 Minutes of the Meeting of City Council — October 1, 2007
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DETAIL from SCHEDULE No. 255 of APPENDIX 'A'
Showing Part of Block 129 RP 1710
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