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DTS-08-004 - ZCA07/02/D/KA - 967 Doon Village Rd - Sestan Electric Construction Ltd
1 KITC~~R Development& Technical Services REPORT Report To: Development and Technical Services Committee Date of Meeting: May 26, 2008 Submitted By: Jeff Willmer, Director of Planning (741-2325) Prepared By: Katie Anderl, Planner (7'41-2981) Wards}Involved: Ward 3 Date of Report: April 28, 2008 Report No.: DTS-08-004 Subject: ZC071021DIKA 96l DOON VILLAGE ROAD SESTAN ELECTRIC CONSTRUCTION LTD. RECOMMENDATION: A. That Zone Change Application ZCO11021D1KA requesting a change from Agricultural Zone (A-1) to Residential Three Zone ~R-3) with Special Regulation Provision 474R, Hazard Land Zone ~P-3) and Property Detail Schedule 28 on the lands owned by Sestan Electric Construction Ltd., municipally known as 96l Doon Village Road, and legally described as PT of LT 2 Biehn's Tract; RP 58R-155fi1 PT 2, in the City of Kitchener, be a roved, in the form shown in the attached "Proposed By-law", dated Apri14, 2008, subject to the following condition: ~) That the zoning by-law not receive three readings until: a} the owner has removed the invasive species as indicated in the letter from Thompson Environmental, dated February 2l, 2008, and further detailed on the Tree Sketch Prepared for Building Permif Applica#ion, dated February 2fi, 2008, attached thereto, to the satisfaction of the Director of Planning; b} that upon completion of the removal of the invasive species from the specif ed area: i. 80 native shrubs and 6 native trees shall be planted, to the satisfaction of the Director of Planning; and ii. protective fencing is to be installed along the tree protection fencing line limit, as noted on Detail ~ of the Tree Sketch Prepared for Building Permif Application, dated February 26, 2008, and notification of the tree protection fencing shall be forwarded to the Director of Planning for review and approval. iii. that the owner provides the City of Kitchener with an undertaking to maintain the protective fencing until final grading and sodding of the site has been compelted. EXECUTIVE SUMMARY: Sestan Electric Construction Ltd. is proposing to amend the zoning on the subject land from Agricultural Zone (A-1) to Residential Three Zone (R-3) with Special Regulation Provision 414R, Hazard Land Zone (P-3) and Property Detail Schedule 28. The land is located at 96l Doon Village Road, as shown on the map above. The purpose of the application is to allow the lands to be developed with one single detached dwelling. Staff recommend that the proposed zone change be approved, subject to the owner removing certain invasive plant species and replanting with native trees and shrubs. BACKGROUND: The subject land, owned by Sestan Electric Construction Ltd., is about 0.15 hectares in size and is currently vacant. The subject lands were originally part of a large block of land owned by Sestan Electric located east of Doon Mills Drive. A portion of this land was dedicated to the City and became Doon Mills Drive. This resulted in the creation of a small, but developable `orphan' piece of land - 96l Doon Village Rd. After creating the subject parcel of land, it was determined that it could potentially be developed independent of the larger portion. REPORT: 1. Planning Comments Municipal Plan Policies The subject lands are designated Low Rise Residential and Open Space in the City's Municipal Plan. Planning staff have interpreted the boundary between these designations to be consistent with a 25 metre setback from Strasburg Creek as recommended by the Scoped Environmental Impact Statement prepared by Thompson Environmental which was accepted by the GRCA and the City's Environmental Planning staff. The Low Rise Residential designation encourages a range of housing types, including single detached dwellings as proposed by the applicant. The Open Space designation is applied to lands which are susceptible to flooding. These lands have been identified as being in the One Zone Policy Area, and the GRCA will not permit new development within these lands. The proposed zone change, as recommended, is in keeping the existing Municipal Plan designations, 2 Proposed Zone Change The applicant is proposing to change the zoning on the subject parcel of land to allow for the construction of a single detached dwelling. The lands are currently zoned Agricultural Zone (A-1) and the applicant has applied to change the zoning to Residential Two Zone (R-2}. As recommended by the Scoped Environmental Impact Statement prepared by Thompson Environmental, submitted in support of the development application, it is recommended that lands within 25 metres of Strasburg Creek be rezoned Hazard Land Zone (P-3}. These lands will remain in private ownership. Community Services staff have considered these lands and feel that they are not necessary as part of the City's apes space or trail system. Staff also recommend that the developable portion of the lands be zoned Residential Three Zone (R-3} so they comply with the required minimum lot width and lot area. The proposed Special Regulation Provision requires a 1.2 metre setback from the boundary between the R-3 and P-3 lands. Should the zone change be approved, these changes would result in the property having split zoning with the lands at risk of flooding being zoned P-3 and the remaining developable lands being zoned for residential uses. The ownerlapplicant is inagreement with the recommended changes. The subject parcel of land is considered a small infill lot. Neighbouring lands along Doan Village Road and in the nearby subdivision have been developed primarily with single detached dwellings and are zoned primarily Residential Two (R-2) and Residential Three (R-3} Zone. Uses permitted in these zones are identical and the primary differences between the zones are regulations for lot area and lot width: the R-3 zone permits smaller lots than the R-2 zone. Therefore staff feel that rezoning the developable portion of the lands R-3 is compatible with the surrounding neighbourhood. In addition, the lands can be municipally serviced and represent a good infill opportunity. Planning and Environmental Planning staff along with the Grand River Conservation Authority feel that it is appropriate to rezone the lands within 25 metres of Strasburg Creek and those below the regulatory flood line Hazard Land Zone (P-3}. As outlined in the Scoped Environmental Impact Statement prepared by Thompson Environmental November 30, 2006, submitted in support of the application, the vegetated buffer adjacent to the creek will be maintained as shown on the attached Property Detail Schedule. The buffer is necessary to protect future development from possible flooding of the creek, provides a vegetated filter-strip to intercept and assimilate nutrients and sediment before entering the creek, maintains a link between the floodplain and upland communities, helps maintain a more diverse and species rich edge and helps create a microclimate around the creek. Furthermore, while the 25 metre setback reduces the developable area of the lands by about half, the property is sufficiently wide to allow the construction of a single detached dwelling with minimum side yard setbacks of 1.2 metres from the property line and the P~3 lands. This will require the construction of a relatively narrow home and the property owner is aware of this constraint. The lands to be zoned Hazard Land Zone P-3 are currently wooded, but it is indicated in the Scoped Environmental Impact Statement and supplementary documentation from Thompson Environmental dated February 2l, 2008, that all non-native alien invasive shrubs such as buckthorn and European Highbush Cranberry, should be cleared from a specified area, and that this area be replanted with about 80 native shrubs including nannyberry, common elderberry and pagoda dogwood. The City's Environmental Planning staff strongly agree with the proposed removals and replanting. In addition, staff require that 6 native trees be planted and protective fencing be installed along the tree protection fencing limit to help protect the wooded area. Therefore, as part of the recommendation, staff suggest that the subject zone change not receive three readings until such time as this work has been completed to the satisfaction of the Director of Planning. Based on the foregoing, planning staff feel that the proposed Minor Zone Change is appropriate for the future development and use of the lands and staff recommend that the zoning on the subject parcel be changed from Agricultural Zone (A-1 } to Residential Three Zone (R-3} with Special 3 Regulation Provision 414R and Hazard Land Zone (P-3), and that the by-law not receive three readings until such time as the plant removals and replanting, as described by Thompson Environmental, have been completed and protective fencing has been installed, to the satisfaction of the Director of Planning. Provincial and Regional Policy Considerations The proposed zone change meets the intent of the following Provincial and Regional policies: 2005 Provincial Polr`cy Statement The development proposal is consistent with the 2005 Provincial Policy Statement which encourages residential intensification and protection of natural features. Section 1.1.3.2, Land Use Patterns within Settlement Areas, calls for the efficient use of land and resources and Section 1.1.3.3 states that "Planning authorities shall... promote opportunities for intensification where this can be accommodated taking into account existing building stock or areas". Intensification helps to efficiently use existing roads, services, utilities, and land. The subject land .represents an infill site, on a municipally serviced lot, and future development is compatible with the existing neighbourhood. With respect to Natural Heritage, staff feel that by zoning the lands adjacent to the creek Hazard Land Zone (P-3} and by requiring the removal of invasive plant species and replacement with native species, the natural features and areas should be protected for the long term. Therefore, staff feel that this application is consistent with the direction of the Provincial Policy Statement. 2406 Growth Plan for the Greater Golden Horseshoe The 2006 Growth Plan for the Greater Golden Horseshoe, calls for 40% of all new residential development to occur within the built-up area by the year 2015 through means such as infill and intensification. This proposal will help towards achieving the 40% intensification and inf II target across the Region. ~ 998 Regional Official Policies Plan The development proposal meets the principles of the Regional Settlement Patterns outlined in Chapter 7 of the Regional Official Policies Plan which encourages compact development and increased residential densities to reduce the need for growth at the urban fringe. The subject lands are within the City Urban Area as established in the Regional Official Policies Plan and the proposed development represents an increase in residential density. AGENCY COMMENTS: In response to the preliminary circulation, comments were received from the Grand River Conservation Authority and the Region of Waterloo. Both agencies voiced some concern with the proposed zone change, as described below, however, these concerns have now been addressed and both the Region and GRCA have no further objections to the proposed zone change. The Grand River Conservation Authority has commented that they have no objections to the zone change application. However, they have recommended that lands within the 25 metre creek buffer, as recommended in the Environmental Impact Statement submitted by Thompson Environmental, be zoned as Hazard Land Zone (P-3}, City Environmental Planning Staff concur with this recommendation and as such, staff have recommended that the lands within the 25 metre buffer be rezoned from Agricultural Zone (A-1 } to Hazard Land Zone (P-3}. Region of .Waterloo has requested that a Noise Study be completed for the subject lands, due to proximity to Doon Mills Road. The Noise Study has been completed. The findings of the study recommend that neither physical noise attenuation features nor noise warning clauses are necessary for the subject parcel of land. As such the Region of Waterloo has no objections to the proposed zone change. 4 PROPERTY OWNER COMMENTS: Staff received one written comment from a nearby property owner, in response to the zone change notification sign. The property owner has no concerns with the lands being rezoned Residential Three ~R-3} Zone. FINANCIAL IMPLICATIONS: No Capital expenditures required as part of the approvals or development of these lands. COMMUNICATIONS: Preliminary circulation of the Minor Zone Change was undertaken on February 5, 2007. As a minor zone change, notice of the application was only circulated to appropriate agencies and to internal departments and a notification sign was erected on the subject lands. As a result of this circulation, staff received several responses from agencies and internal departments, and one letter from a nearby property owner in response to the notification sign. The comments are summarized and addressed above. All property owners within 120m of the subject lands and residents who provided written comments will be mailed a copy of this report. CONCLUSION: In summary, the Department of Development and Technical Services recommends that Zone Change Application ZC071021D1KA be approved in the form shown in the Proposed By-law. tie Anderl, B Senior Planner ~~ .~~~ Della Ross, MA, RP ,MCIP Manager of Development Review illmer, RPP, MCIP Director of Planning Attachments: Appendix "A" --Newspaper Advertisement Appendix "B" -Proposed Zoning By-law Appendix "C" -Preliminary Circulation and Appendix "D" -Community Input Departmen#IAgencyGomments 5 ~~eblC~~~~ ~~- Councillor John Gazzola Fairway-Gateway Ward ZC 071021DIKA Sestan Electric Construction Ltd Advertised in The Record May 2~a, 2008 CITY OF KITCHENER COMMITTEE OF COUNCIL DEALING WITH PLANNING MATTERS Invites PROPERTY OWNERS AND INTERESTED PARTIES to attend a PUBLIC MEETING TO DISCUSS A PROPOSED ZONING BY-LAIN UNDER SECTION 34 OF THE PLANNING ACT 96l Doon Village Road This property is currently zoned Agricultural Zone (A -1). The property is currently vacant and is adjacent to the Strasburg Creek. The owner would like to change the zoning on the lands to Residential Three Zone (R-3} with Special Regulation Provision 414R to allow the construction of one single detached dwelling and Hazard Land Zone (P-3) to act as a buffer to the creek. 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, May 26t" 2008 at 1:00 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 andlor verbal representation in respect to the proposed by-law. 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 by-law, the Ontario Municipal Board may dismiss future appeals. ADDITIONAL INFORMATION relating to the proposed Municipal Plan and Zoning By-law 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 Senior Planner Phone No. 519-741-2981(TTY-TDD -- 741-2385) katie.anderl a~kitchener.ca 6 t~~~encliv 'l5'-~ PROPOSED BY-LAW April 4, 2008 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 - Sestan Electric Construction Ltd. -Doon Village 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 Nos. 212 and 213 of Appendix "A" to By-law Number 85-1 are hereby amended by designating as Residential Three Zone (R-3} with Special Regulation Provision 474R and Hazard Land Zone (P-3} instead of Agricultural Zone (A-1}, the parcel of land described as Part of Lot 2, Biehn's Tract, designated as Part 2 on Plan. 58R-15561, in the City of Kitchener. These lands are shown on Map No.1 attached hereto. 2. Schedule Nos. 212 and 213 of Appendix "A" to By-law Number 85-1 are hereby further amended by incorporating additional zone boundaries as shown on Map No.1 attached hereto and in greater detail on Map No. 2 attached hereto. 3. Appendix "B" to By-law 85-1 is hereby amended by adding Property Detail Schedule No. 28, which is attached hereto as Map No. 2. 4. Appendix "D" to By-law 85-1 is hereby amended by adding section 474 thereto as follows: "474. Notwithstanding Section 37,2 of this By-law, within lands zoned R-3 on Schedule Nos. 212 and 213 of Appendix "A" and described as Part of Lot 2, Biehn's Tract, designated as Part 2 on Plan 58R-15561 (municipally known as 967 Doon Village Road), the minimum required setback for any structure from lands zoned Hazard Land Zone (P-3} shall be 1.2 metres." PASSED at the Council Chambers in the City of Kitchener this day of , 2008. Mayor Clerk "~, ~z ~? Ob WNx ~ ~~E 'a' J N 0 ^ M~ _ ^' U ~~~ ~' w cn n. a z wZ wM o ' ~ ~ zOp~ zci.N N H ^ w oN-0 0-~ Q ~ NW~J NWQ Z ^ N F- J~'~H Q~H ~ ~ ~ ~ a ~~UW jN0 a~0 ~ W ~ ~ N ~W JJ~}' JZ~ ~ ~ ~ wOZ a ° a ~o ~~~~ ~g~ N g w~ oNOz o N ,~ ~W ~WUa ~0~ VO ~ ZWZwZNW~O ~ a Z ~ ~V o°-~° Q~O~ zQ m ~°OZ°°io~ ~ ° 0 ~ S~ aW~a ~~ wN ~ JNO~N~I-v.cn ~ - ~ cwn (/1 ~~_ ~__ WN. ? WOw^JJJJ W W ~ ~ ~J o ~o o ~- u. .az ~cn= zaaaa z u~ Q ~ ...a ~ ago z ~o- W4. ° >>~U __-- ~ ~k-~~a h..!-~ ~Z~(IV J(~~~~ZZZZ °N ~= U ~ ~irZ a ^w^~ ^zOcn^wwww J = ~ ~=WZ ~~-=z~^^oo p. 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