HomeMy WebLinkAboutDTS-08-013 - Southwest Kitchener - Direction Regarding Development Applicationsl
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Development &
Technical Services
Report To: Development & Technical Services Committee
Date of Meeting: March 3, 2008
Submitted By: Jeff Willmer, Director of Planning (741-2325)
Prepared By: Brandon Sloan, Senior Planner (741-2648)
Juliane vonWesterholt, Senior Planner (741-2776)
Ward(s) Involved: South Ward (Ward 4)
Date of Report: February 25, 2008
Report No.: DTS-08-013
Subject: Southwest Kitchener
Direction Regarding Development Applications
RECOMMENDATION:
1. That the `Business Park' land use designation for the lands known as the `west side'
Conestoga Parkway/Trussler/Fischer Hallman/Huron Roads) continue to be held in
abeyance and that new urban designations to include residential and a mixture of land
uses (including employment opportunities), afocus on implementing environmental
sustainability principles and a high level of urban design be explored, along with the
preparation of Community or Master Plans at the appropriate time recommended by the
Kitchener Growth Management Strategy.
2. That all development applications for the lands known as the `West Side' Conestoga
Parkway/Trussler/Fischer Hallman/Huron}, including MP04/03/B/BS, MP05/03/T/DR,
MP05/04/H/BS, the subdivision and zone change applications recently submitted to the
northwest of Fischer Hallman/Huron Road intersection and any new applications in the
subject area wait until after the recommendations of the Kitchener Growth Management
Strategy are known and the timing for review and recommendation of the applications be
re-evaluated thereafter.
3. That staff proceed to coordinate transportation master planning for the southwest portion
of Kitchener and a vision and design principles for the Fischer-Hallman Corridor from
New Dundee Road to Ottawa Street with the Region of Waterloo and any affected `West
Side' land owners.
4. That the update contained within DTS Report 08-013 on the Kitchener Growth
Management Strategy (KGMS) be received for information and that a report on the
KGMS be targeted by the end of year, 2008.
5. That the following plans of subdivision be prioritized for consideration of potential draft
approval in 2008: 30T-07201 (WeinhardUBosika); 30T-04210 (Activa); 30T-02203
(Huber); 30T-07205 (Becker); 30T-06201 (Kenmore).
EXECTIVE SUMMARY:
The area of Kitchener near Trussler/Bleams/Fischer Hallman/Huron Roads, commonly referred
to as the `West Side', represents that largest amount of land that is left within the City Urban
Area (Regional Official Plan) that has not been designated with an urban land use in the City's
Official Plan. The Subwatershed Studies that affect this area are being completed (see DTS
Report 08-032). There are development applications within these lands that are proposing
urban development. When designating and designing future urban lands there are many
important considerations and timing issues at the neighbourhood- or community-level, or larger
scale, that require proper attention and planning. There are many inter-related and complex
issues, such as school accommodation, appropriate community and recreational facility
provisions, major engineering infrastructure requirements, recommended timing and phasing of
development along with other economic, social and environmental matters. The City is
preparing a Growth Management Strategy that will help in the future considerations of these
matters and help strategically guide the future growth of the City. The purpose of this report is
to confirm that the timing of the development applications in the `West Side' should consider the
recommendations of the Growth Management Strategy (KGMS}. The KGMS is targeted for
completion by the end of 2008. The report also identifies a list of new subdivisions in lands
already designated in the Official Plan to add to the priority list for 2008.
BACKGROUND:
Three applications were received and circulated in 2004-05
that propose to amend the City of Kitchener's Official Plan
with urban land use designations primarily Low Rise
Residential) for lands known as the `West Side'. These
lands are located in the `hatched' area of the Staging of
Development Report as shown in the adjacent Figure. One
application includes a parcel of land, identified as Parcel `E'
in the adjacent Figure, that is currently designated Business
Park in the Municipal Plan and proposes to change the
designation to Low Rise Residential. Within a portion of the
subject lands, additional applications have been submitted
and pre-application meetings have taken place.
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There is significant history to the subject West Side lands. A study was undertaken in the mid-
1990s to investigate Kitchener's land needs and potential land use designations. In the mid-
90's, primarily "Business Park" land use designations for the west side were considered but not
finally approved and were deferred by the Region pending approval of an amendment to
implement the results of the 'West Side Study'. Following this, an Industrial Land Inventory was
prepared in 2000 that identified a need for more employment lands in the medium to long-term
timeframes. In 2001, Council and staff informed one of the landowners in the subject area at
Fischer Hallman/Huron that it was premature to bring the lands into an urban designation in the
City's Municipal Plan. In 2003, following adoption of the Regional Growth Management
Strategy, the Region approved ROPP Amendment No. 16 which added the subject lands to the
City Urban Area. The Region also identified an interest and need for large scale employment
lands near the airport on the `East Side' of the Region. In 2004, the City debated whether to
strategically invest significant money towards employment lands on the West Side or towards
Downtown initiatives. The Economic Development Investment Fund was created and has
included funding primarily for downtown. Although there have been several reports and many
decisions that indirectly affect the West Side lands, it appears that there is no formal decision to
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not pursue Business Park lands in West Kitchener. DTS Report 04-089 summarized this history
and provided an update on the West Side lands and is available upon request.
REPORT:
Several applications are under review within the
West Side lands of Kitchener. They include:
MP 04/03/BIBS -South of Bleams, Fischer
Hallman-Trussler
MP 051031T/DR - Trussler l Ottawa
MP 051041H1BS - NW corner FH/Huron
- within this area, a plan of subdivision and
zone change have been submitted for most
of the lands and apre-application meeting
has been held for a potential Official Plan
Amendment, Zone Change, Site Plan for
the remaining portion.
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The Alder Creek Subwatershed Study and the Upper Strasburg Creek Subwatershed Update
Study have now been approved by the GRCA Board. They are to be considered by the Region
and a report in this regard is also being presented to the March 3rd DTS Committee. The results
of the studies will provide the basis for considering what the appropriate land uses could be
along with other matters such as drainage and infiltration targets/requirements. The different
land parcels within the subject area may have different soil types and other site characteristics.
The purpose of the preliminary circulation of the three Municipal Plan Amendment applications
was to identify any high level issues. As it was known that the applications were premature
pending the outcome of the Subwatershed Studies and other matters, final comments were not
fully received and agencies such as the Region and the GRCA indicated their comments would
be forwarded after the Studies were complete. Since the Studies are near completion it is
expected that there will be additional pressure to consider the development applications in the
subject area as soon as possible. In this regard, staff believes that it is appropriate to identify
some of the issues that should be addressed in advance of the consideration of the
applications. The objective is to set a course of action for the consideration of these important
lands for Kitchener's future.
Considerations
The aforementioned development applications are all within one of the growth areas identified in
a growth management report DTS 07-039} in March 2007.Out of the 10 potential growth areas
in Kitchener, these lands were identified as areas G1 to G4. DTS Report 07-039 also identified
some of the factors that need to be considered as part of the decision-making process on
growth. Some of the factors identified in an Appendix to that report include: transit, servicing
requirements, impact or contribution to natural environment, school provision, and
implementation of Policy direction. The chart from DTS 07-039 showing the growth areas and
the draft criteria is attached to this report for information as Appendix "A"
When planning the need for and the timing of adding new lands into a city urban land use
designation, there are numerous and significant items that require careful consideration. There
can also be benefits to developing new lands in the city. To provide some initial understanding
of the scope of the situation some of the factors for the West Side lands are identified below:
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What does bringing the different portions of the lands mean for "complete communities" and
what are the implications of creating new communities /neighbourhoods?
Consideration of the potential benefits:
^ support for a healthy growing population and economy of Kitchener
^ additional assessment
^ provision of a range of housing opportunities in the largest city in the regional context
Consideration of the natural environment issues:
^ new or revised natural environment areas to be identified in subwatershed studies
^ infiltration target issues -there are wells in the area that help supply drinking water
^ small portion may be in recharge area of moraine
^ land consumption impacts on environment
Consideration of the economic impacts:
^ strategic investment of infrastructure
^ most of lands would require the construction of the Middle Strasburg Trunk Sanitary
Sewer. Also, the South Strasburg Trunk Sanitary Sewer is under study. What is the
impact of the cost of this major infrastructure, the timing of both, the amount of
development contributing or that should/could be built in these areas, and the
relation of the cost and timing to other major capital projects?
^ new roads, parks, community facilities will be required
^ development of this area would contribute to the need and influence the timing for a
significantly large financial expenditure for the future Southwest Park
^ operations and maintenance implications of all of the above
^ timing of items in the Capital and Operating Budgets, Development Charges
Background Study
Consideration of the social impacts:
^ added residents, diversity, added needs and services
^ provision of affordable rental housing and affordable home ownership in Kitchener
^ effect on transportation choice and affordability
^ community infrastructure -school accommodation issues, location of community
centres, etc. in this area
Other:
^ new formats for greenfield/community development - eco-friendly, mid-rise compact
^ are these the last main greenfield lands in Kitchener up to the `countryside line'?
^ confirmation of our land inventory and timing (3- and 10-year supply}
^ intensification objectives
^ ability to adequately service with transit
^ how do the lands fit into the future of Fischer Hallman Rd, the Fischer Hallman/Huron
intersection, walkable neighbourhoods, connection to higher-order transit
^ the need for master transportation planning in this area of the city
Another consideration for the timing and coordination is the initiatives that are already underway
or planned in the Fischer Hallman/Huron Road area. Recently, a Plan of Subdivision, Official
Plan Amendment and Zone Change have been submitted for the Becker lands at the southeast
corner of the intersection. There is also a Plan of Subdivision considered for the northeast
corner. Council has provided direction for the preparation of a Master Plan for the future
Southwest Park on the southwest corner (2013 is the recommended timing of the facilities in the
Leisure Facilities Master Plan}. A vision is needed for this section of Fischer Hallman, decisions
are required in order to help make the area walkable and to connect it to other destinations in
the city via transit. The location also has the potential to be a new Mixed Use Node.
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There are many factors to consider before proceeding with development in each of the sub-
areas of the subject lands on the `West Side' of the city. Extensive coordination is required and
strategic thinking and investment in infrastructure is key. A high level of consideration should be
given to making the best of what land is left in Kitchener, especially in terms of environmental
objectives along with social and economic. All too often rushing to the finish line does not yield
the best result. The lands are very important for the future of Kitchener and its place in likely
providing a large portion of the future greenfield and intensification lands within the region.
These lands represent the largest area of land left in Kitchener that is undesignated in our
Official Plan but in the City Urban Area according to the Regional Official Plan. Given all of the
significant factors to consider, we want to ensure that we are `doing it right'.
We need to better understand the impacts that different growth scenarios may have on the
environment, transportation, infrastructure, social aspects of our community and the provision of
community and recreational facilities and services. A better understanding of our land inventory
is another piece to the consideration of additional urban lands in Kitchener. This initiative is
currently underway as part of the Growth Management Strategy (KGMS). It is important to
understand the bigger picture and create a strategy for managed growth in order to ensure that
as we grow we maintain and continually improve our quality of life in Kitchener.
Kitchener Growth Management Strateq~(KGMS) Update
The KGMS is well underway. Staff have made huge advances in our technological capabilities
of setting up a dynamic `system' for identifying, updating, monitoring and reporting on large
quantities of information about past, current and future urban structure of Kitchener. This is part
of the background study work being prepared in support of the strategy development. The
Background Study includes a Contextual Report historical perspective of planning in Kitchener,
planning framework and base information about our urban structure) and a Current Baseline
Report data review). We have draft information about our intensification levels, historic
development rates by dwelling type, existing and planned densities of intensification areas,
greenfield densities, our potential land inventory of intensification and greenfield supply and our
capacity for growth compared to the Provincial projections in the Places to Grow Growth Plan.
This information is to be reviewed through the appointed Task Force likely in April. Following
this a preferred growth scenario, analysis of implications and the development of the strategy
will be prepared. It is likely that with adequate time to synthesize the background information,
work with the Task Force, prepare the strategy and include additional community engagement
that the strategy should be ready sometime in the late Fall of 2008.
Priority List for new Draft Plans of Subdivision
Given the work that is underway on the KGMS, there is no Staging of Development for 2008.
There are plans of subdivision that were indicated as 2007 priorities in the latest Staging Report
(June 2007} that did not move forward to draft approval in 2007. In addition, there are other
plans of subdivision that could meet the criteria indicated in the annual Staging Report. Given
resources, the number of plans active in the Doon South OMB hearing and other factors, there
are not too many additional subdivision plans that can be handled during the current year;
however the following is suggested as a list of plans that could be prioritized for consideration of
potential draft approval in 2008:
- 30T-07201 (Weinhardt/Bosika) -Laurentian West
- 30T-04210 (Activa) -Bridgeport North
- 30T-02203 (Huber) -Grand River South
- 30T-07205 (Becker) -Huron
- 30T-06201 (Kenmore) - Pinegrove/Pioneer Tower
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There is also significant work underway on subdivision registrations, modifications, Doon South
OMB hearings and all intensification and other developments within the City.
FINANCIAL IMPLICATIONS:
There will be financial implications of developing new lands on the `West Side' of the city.
Development Charges and new assessment would partially off set new costs. Maintenance
implications should be quantified. These should be further understood though the KGMS and
the specific development applications.
COMMUNICATIONS:
This report is to be provided to the applicants/owners of lands within the subject area, local
planning consultants and any other interested individuals. No formal public notice is required.
CONCLUSION:
With respect to the West Side lands, at the appropriate time direction is required in order to
confirm that the lands are no longer intended for Business Park purposes. The next step is to
confirm the City's land inventory and consider many of the factors that affect our largest, future
urban area. As briefly identified in the report, there are many urban structure issues, pros and
cons and environmental, social and economic impacts to consider for potential development in
each of the locations within the subject area. Strategic thinking is required. The preparation of a
growth management strategy is an appropriate framework to advance this strategic thinking.
Council approved preparing the growth management strategy and terms of reference in 2007.
Through Council approval of the Staging of Development in June 2007, there were no
commitment for lands in the 2008 timeframe until after the KGMS is completed. Considering that
no timeframe has been identified for the subject lands, the development applications within the
`west side' should wait until after the KGMS, especially if currently designated lands with 2008
and the post-2008 timeframes have not proceeded to draft approval. With limited resources,
staff and agencies are busy working on applications in priority areas and lands that are already
designated in the Official Plan and in the staging report. If direction is given to proceed with the
subdivision application at Fischer Hallman/Huron Road at this time in advance of any typical
Staging Report timing, it is expected that additional significantly-sized subdivision applications
would be submitted for the rest of the `West Side'.
Although the lands are still under consideration for the City's Official Plan, it makes sense that
some advance planning work is required. More detailed planning and design should be done
closer to when the lands are to be developed. In this regard, the KGMS background work
should be completed and growth options explored and recommendations prepared as part of a
final KGMS in 2008. Master planning of the transportation fall forms} network in this portion of
the city and as it relates to other portions of the city and region should be conducted.
Environmental standards for neighbourhood design (sustainability principles) should be
seriously researched, reviewed and determined how best to implement for `west side' lands.
The school accommodation issue needs to be addressed. A vision and design plan for Fischer
Hallman between Williamsburg and New Dundee Road should be undertaken. Decisions about
when to invest in servicing infrastructure, when to bring the contributing lands to development,
when to invest in community and recreational facilities should be considered. Appropriate
master planning and community planning should be undertaken at the appropriate time
recommended through the KGMS. The development applications within the subject area should
not proceed to any decisions until the above has adequately been completed.
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A decision on the direction for the development applications within the west side lands directly
relates to how Kitchener plans to effectively manage growth for overall community benefit.
Brandon Sloan, MCIP, RPP
Senior Planner
Jeff Willmer, MCIP, RPP
Director of Planning
Atta~hmPntc~
Juliane vonWesterholt, MCIP, RPP
Senior Planner
Appendix "A" -Draft Kitchener Growth District Comparison Matrix Summary (from Report DTS 07-039,
February 2007)
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