HomeMy WebLinkAboutDTS-08-059 - OP08/01/D/KA & ZCA08/01/D/KA - 286 Duke St W - G Isber1
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Development &
Technical Services
REPORT
Report To: Development and Technical Services Committee
Date of Meeting: May 26, 2008
Submitted By: Jeff Willmer, Director of Planning (519-141-2325)
Prepared By: Katie Anderl, Senior Planner (519-741-2981)
Wards}Involved: Ward 1
Date of Report: April 22, 2008
Report No.: DTS-08-059
Subject: OP08101IDIKA
ZC08101IDIKA
286 Duke Street West
Gay Isber
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RECOMMENDATION;
A. That Official Plan Amendment Application OP081011DIKA requesting a change in
designation from General Industrial to General Industrial with a Special Policy to
permit personal services and studio, on lands municipally known as 286 Duke Street
West, and legally described as PT LOT 221 PLAN 3l6 & PART 1 RP58R9291, in the
City of Kitchener, be adopted, in the form shown in the Official Plan Amendment
attached to Report DTS-08-059, and accordingly forwarded to the Region of Waterloo
for approval.
B. That Zone Change Application ZC081011DIKA requesting a change #rom General
Industrial Zone ~M-2} #o General Industrial Zone (M-2}, with Special Regulation
Provision 478R and Special Use Provision 3160 on the lands owned by Gay Isber,
municipally known as 286 Duke Street West, and legally described as PT LOT 221
PLAN 3l6 & PART 1 RP58R9291 in the City of Kitchener, be approved, in the form
shown in the Proposed By-law attached to Report DTS-O8-059, dated April 16, 2008.
EXECUTIVE SUMMARY:
The owner of 286 Duke Street West is proposing to amend the Official Plan designation and the
zoning on the subject land. The owner is proposing to add a Special Use Provision to the
existing General Industrial ~M~2} zoning to permit personal services and a Special Regulation
Provision to permit a lot width of 12.183 metres and o.0 metre setbacks for front yard, side yard
and side yard abutting a street. The rezoning requires an Official Plan amendment to add a
Special Policy to the General Industrial designation to allow personal services. Staff recommend
that the Special Policy also allow studio uses. Staff recommend that the subject zone change
be approved and Official Plan Amendment be adopted.
BACKGROUND:
The subject land is located on the southeast corner of the intersection of Duke Street West and
Breithaupt Street, as shown on the map above, and is currently designated General Industrial and
zoned General Industrial Zone ~M-2}. The property is located within a narrow band of General
Industrial lands, with the downtown Warehouse District located to the south and low rise residential
uses to the north. The property contains a utility building built in about 1920, which most recently
has been used as a craftsman shop and dwelling unit.
REPQRT:
Planning Comments
Proposed Official Plan Amendment
The current land use designation on the subject lands is General Industrial which permits a broad
range of industrial uses. The applicant has applied for an Official Plan Amendment to add a site
specific Special Policy which would permit the parcel of land to be used for personal services. Staff
recommend that the Special Policy be expanded to include `studio' as an additional permitted use on
the subject lands.
As discussed in the Proposed Official Plan Amendment, attached as Appendix `B', the
property's location is appropriate for personal service and studio uses. The proposed
amendment will allow for a land use that is more compatible with nearby residential uses than
the existing General Industrial zone, and is more consistent with uses permitted in the
downtown Warehouse District. Based on the foregoing, the Official Plan Amendment is
considered appropriate for the development and use of the land and is compatible with the
surrounding area, and staff recommend approval.
2
Proposed Amendment to Zoning By-law 85-1:
The applicant has applied to change the zoning on the subject lands from General Industrial Zone
(M-2) to General Industrial Zone (M-2) with a Special Use Provision to permit personal services, and
a Special Regulation Provision to permit a lot width of 12.183 metres and 0.0 metre setbacks for
front yard, side yard and side yard abutting a street.
The existing General Industrial Zone (M-2) permits uses such as manufacturing, craftsperson's
shop, warehousing, tradesman or contractor's establishment, motor vehicle sale, service,
storage or repair, repair service, printing establishment, health office or clinic, building and
decorating material supply or sale and up to one dwelling unit.
The subject parcel of land contains a former hydro utility building, which is currently being used
as a craftsperson's shop and a dwelling unit. The future owner (applicant) is proposing to
change the use of the building to a personal service use (hair salon} and would like to live in the
dwelling unit. The proposed use is considered appropriate and compatible with the surrounding
area. The subject lands are located within a narrow strip of General Industrial lands which are
bordered to the south by the downtown Warehouse District, and to the north by low rise
residential uses. Personal services are considered more compatible with the nearby residential
uses than general industrial uses and are also highly compatible with (and in fact, are permitted
in} the nearby Warehouse District Zone (D-6}.
The proposed personal service use will not diminish the usability of other genera! industrial
lands nearby. Sites with General industrial zoning in built up areas act as incubator space for
new businesses, however staff feel that permitting a personal service use in the existing building
will not eliminate the passibility of the space converting back to industrial space in the future.
However, staff comment that while there are many manufacturing uses located within the
general industrial corridor along the railway, this is an area in transition. The subject lands are
included in the Downtown Kitchener Community Improvement Plan Project Area which provides
owners with certain incentives for redevelopment and renovation of downtown buildings. Staff
also suggest that these lands may eventually be brought into the downtown Warehouse District,
which permits the proposed uses.
The owner has also applied for a site specific Special Regulation Provision to allow a minimum
lot width of 12.183 metres and 0.0 metre setbacks for front yard, side yard and side yard
abutting a street for the existing building only. The purpose of setback requirements is to
provide adequate distance between buildings and the street or buildings and abutting
properties. This building has existed for close to 90 years and there are no concerns or
complaints to date with respect to the deficient lot with or setbacks. The lot and setback
deficiencies were previously legalized for the craftsperson's shop use through minor variances.
Staff fee! that it is appropriate to legalize the existing lot width of 12.183 metres and 0.0 metre
setbacks for front yard, side yard and side yard abutting a for any permitted use (including
personal services) locating in the existing building.
Based on the foregoing, Planning staff recommend that the proposed zone change be approved.
Provincial and Regional Policy Considerations
The proposed Zoning By-law Amendment and Official Plan Amendment for this site meets the intent
of the following Provincial and Regional policies:
3
2005 Provincial Policy Statement
The development proposal is consistent with the 2005 Provincial Policy Statement. Section 1.3.1,
calls for the planning authority to provide for an appropriate mix and range of employment uses; to
provide opportunities for a diversified economic base, including a range of sites for employment uses
which support a wide range of economic activities and ancillary uses; and protecting and preserving
employment areas. Staff are of the opinion that permitting site specific personal services and studio
uses helps to diversify the economic base in the area, and increases the range of economic
activities and ancillary uses. However, by maintaining the General Industrial designation and
zoning, the employment area is preserved.
2006 Growth Plan for the Greater Golden Horseshoe
The 2006 Growth Plan for the Greater Golden Horseshoe, calls for the preservation of employment
areas, and a mix of residential and employment land uses. Staff feel that by maintaining the General
industrial designation and zoning, and adding a Special Policy and Special Use Provision to the
subject parcel of lands the policies of the Growth Plan are met.
1998 Regional 4~ficial Policies Plan
The subject lands are within the City Urban Area as established in the Regional Official Policies
Plan.
CONCLUSION:
City of Kitchener staff support both the proposed Official Plan Amendment and zone change
applications. Staff feel that introducing personal service and studio uses in this location represents
good planning, and that the requested Official Plan Amendment and Zoning Bylaw Amendment are
consistent with the Provincial Policy Statement, Growth Plan for the Greater Golden Horseshoe, the
Regional Official Policies Plan. Based on the foregoing, the Official Plan Amendment and Zoning
By-law Amendment are considered appropriate, and staff recommend approval.
AGENCY COMMENTS:
Commenting agencies and City departments had no concern with the proposed Official Plan
Amendment or Zone Change, or comments have been addressed through the application process.
Heritage Planning staff have identif ed a heritage interest in the building located at 286 Duke Street,
and comment that it may be worthy of designation. The applicant is encouraged to consider the
merits of designation under Part lV of the Heritage Act. The applicant is also encouraged to seek
advice from Heritage Planning Staff with respect to any exterior alterations such as new signage,
and is advised that the subject property may be considered for listing on the Municipal Heritage
Register as anon-designated property of cultural heritage value or interest.
NEIGHBOURHOOD COMMENTS:
As a result of the preliminary circulation of the Official Plan Amendment and Zone Change
applications, staff received two written responses from neighbouring property owners. One response
voices no objection to the proposed changes. The second response raised concerns mainly with
respect to the changes in setbacks and parking. First, with respect to the setbacks, staff comment
that the existing building setbacks are not proposed to change as a result of this application, but that
the zoning will recognize the 0.0 metre setbacks which have existed for many years. In addition,
staff comment that these setbacks were previously legalized by the Committee of Adjustment for a
craftsperson shop. Second, with respect to parking, staff have calculated that 4 spaces are required
by the zoning by-law in the following ratio: one space is required for the dwelling unit and 3 for the
personal service use X1140 m2 at 140m2 personal service use = 3.48 (3} parking spaces}, It appears
that 6 spaces can be provided in the rear yard of the subject property. The future owner tapplicant}
intends to install the required parking spaces in order to meet zoning by-law requirements and the
needs of theirfuture clients.
4
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 March
5, 2008 to all appropriate agencies and to all property owners within 120 metres of the subject lands.
As a result of this circulation, staff received two responses from neighbouring property owners which
are addressed in this report. All residents who provided comments will be mailed a copy of this
report.
colucLUSION:
Planning staff recommend that Officia! Plan Amendment application OP081o11DIKA and Zoning By-
IawAmendment application ZC081011DIKA be approved.
,,-y~-
tie Anderl, S
Senior Planner
~~~
illmer, RPP, MCIP
it or of Planning
Attachments'
Della Ross, RP ,MCIP
Manager of Development Review
Appendix "A"Newspaper Advertisement
Appendix "B"Proposed Official Plan Amendment
Appendix "C"Proposed Zoning By-law "A"
Appendix "D" Preliminary Circulation and DepartmentlAgency Comments
Appendix "E"Community Input
5
Rp~nar~r ,,~,
Councillor John Smola
Bridgeport -Centre Ward
OP081011DIKA
ZC081011DIKA
Gay Isber
Advertised in The Record May 2~~, 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 OFFICIAL PLAN AMENDMENT AND
A PROPOSED ZONING BY-LAW
UNDER SECTIONS 22 AND 34 OF THE PLANNING ACT,1990
286 Duke Street West
The subject lands are currently designated General Industrial and are zoned General Industrial
Zone ~M-2} which permits a broad range of industrial uses. The land currently contains a former
utility building which is used as a craftsman's shop and dwelling unit. The owner ~s proposing to
add a Special Use Provision to the existing zone to permit personal services tsuch as a hair
salon), and a Special Regulation Provision to permit a lot width of 12.183 metres and 0.0 metre
setback for the front yard, side yard and side yard abutting a street. The rezoning requires an
Official Plan Amendment to add a Special Policy to the General Industrial designation to allow
personal services. In addition, staff recommend that the Special Policy permit studio uses.
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 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 andlor verbal representation in
respect to the proposed Official Plan Amendment and Zoning By-law 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 amendments, the Ontario Municipal
Board may dismiss future appeals.
ADDITl4NAL INFORMATION relating to the proposed Official Plan Amendment and Zoning
By-law Amendment is available for inspection between 8:30 a.m. and 5:40 p.m. at the
Development and Technical Services Department, 6th Floor, City Hall, 200 King Street West,
Kitchener.
Katie Anderl
Senior Planner
Phone No. 519-741-2987 (TTY-TDD - 741-2385)
katie.anderl@kitchener.ca
gp~.~d.K'B'
AMENDMENT NO. TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
GAYISBER
286 DUKE STREET WEST
g-a
AMENDMENT NO. TO THE OFFICIAL PLAN
OF TIC CITY OF KITCHENER
GAY ISBER - 286 Di.7KE STREET WEST
INDEX
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
e pAF1~TT1TrF C
APPENDIX 1 May 2, 2008 Notice of the Meeting of Development and
Technical Services Committee
APPENDIX 2 Minutes of the Meeting of Development and Technical
Services Committee -May 26, 2008
APPENDIX 3 Minutes of the Meeting of City Council ~-June 9, 2008
2
Ci-3
AMENDMENT N0. TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
SECTION 1-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 existing General Industrial designation by
adding a Special Policy to permit personal service and studio uses on lands municipally known as
286 Duke Street West.
SECTION 3 -BASIS OF THE AMENDMENT
The current land use designation on the subject lands is General Industrial. This designation
permits a broad range of industrial uses including manufacturing, technical and scientific
businesses, repair services, and warehouses. The subject parcel of land contains a former utility
building, which is currently being used as a craftsperson's shop and a dwelling unit. The owner
is proposing to change the use of the building to a personal service use {hair salon) and would
like to live in the dwelling unit. Staff recommend that `studio' also be added to the Special
Policy as a permitted use.
The subject property is located within a narrow strip of General Industrial lands which are
bordered to the south by the downtown Warehouse District, and to the north by low rise
residential uses. Over the last several years, the Breithaupt Street industrial area has been a
changing industrial area and the Official Plan recognizes that General Industrial areas may act as
buffer or transition areas between more intensive industrial uses and residential uses. It is staff s
opinion that personal service and studio uses would be appropriate and compatible with the
nearby residential area, the nearby Warehouse District, and represent a good use of the existing
building. Additionally, while the proposed uses are considered appropriate and compatible with
the surrounding area, they will not diminish the useability of other general industrial lands
nearby.
It is recognized that sites with General Industrial zoning in built up areas can function as
incubator space for new businesses. However, staff feel that permitting personal service and
studio type uses in the existing building will not eliminate the possibility of the space converting
back to industrial space in the future,
Staff also note that the subject lands are included in the Downtown Kitchener Community
Improvement Plan Project Area which provides owners with certain incentives for
redevelopment and renovation of downtown buildings. Staff also suggest that these lands could
eventually be brought into the downtown warehouse District, which permits the proposed uses.
B-~+
Based on the foregoing, the proposed amendment is considered appropriate for the use of the land
and is compatible with the surrounding area. The amendment complies with the Regional official
Policies Plan, is consistent with the Provincial Policy Statement and `Places to Grow -~ Growth Plan
for the Greater Golden Horseshoe'.
SECTION 4 -THE AMEND„MENT
1. The City of Kitchener official Plan is hereby amended as follows:
a) Part 3 -Section 12 is amended to add new Policy #45 as follows:
"45. Notwithstanding the General Industrial designation, on lands
municipally known as 286 Duke Street West, personal service and
studio uses shall be permitted within the existing building.
b) Map Na. 8 -Special Policy Areas is amended to add new Area No. 45 - 2$6
Duke Street West as shown on the attached Schedule "A".
4
a-S
APPENDIX 1 May 2, 2008 Notice of the Meeting of Development and
Technical Services Committee
Councillor John Smola
Bridgeport --Centre Ward
OP081011DIKA
ZC081011DIKA
Gay Isber
Advertised in The Record May 2nd, 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 OFFICIAL PLAN AMENDMENT AND
A PROPOSED ZONING BY-LAW
UNDER SECTIONS 22 AND 34 OF THE PLANNING ACT X990
286 Duke Street West
The subject lands are currently designated General Industrial and are zoned General Industrial
Zone (M-2} which permits a broad range of industrial uses. The land currently contains a former
utility building which is used as a craftsman's shop and dwelling unit. The owner is proposing to
add a Special Use Provision to the existing zone to permit personal services (such as a hair
salon}, and a Special Regulation Provision to permit a lot width of 12.183 metres and 0.0 metre
setback for the front yard, side yard and side yard abutting a street. The rezoning requires an
Official Plan Amendment to add a Special Policy to the General Industrial designation to allow
personal servics. In addition, staff recommend that the Special Policy permit studio uses.
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
26tH 2008 at 1:00 P.M. IN THE COUNCIL CHAMBERS, 2ND FLOOR, CITY HALL, 204 KING
STREET WEST, KITCHENER.
Any persons may attend the Public Meeting and make written andlor verbal representation in
respect to the proposed Official Plan Amendment and Zoning By-law 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 amendments, the Ontario Municipal
Board may dismiss future appeals,
ADDITIONAL INFORMATION relating to the proposed Official Plan Amendment 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, 6t" Floor, City Hall, 200 King Street West, Kitchener.
Katie Anderl
Senior Planner
Phone No. 519-741-2987 (TTY-TDD -141-2385)
katie. anderl@kitchener. ca
5
Q- (.
APPENDIX 2 Minutes of the Meeting of Development and Technical
Services Committee -May 26, 2008
~-~
APPENDIX 3 Minutes of the Meeting of City Council -June 9, 2005
u-~s
fj~cndi v ' C ' - I
PROPOSED BY-LAW
April ~6, 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 -Gay Isber -
D u ke Street West}
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. 84 of Appendix "A" to By-law Number 85-1 is hereby amended by
designating as General Industrial Zone (M-2} with Special Use Provision 376U and Special
Regulation Provision 478R, instead of General Industrial Zone (M-2}, the parcel of land
described as Part of Lot 221, Plan 376 being Part 1 on Plan 58R-9291 (286 Duke Street
West), in the City of Kitchener. These lands are shown on Map No.1 attached hereto.
2. Schedule No. 84 of Appendix "A" to By-law Number 85-1 is hereby further amended by
incorporating additional zone boundaries as shown on Map No.1 attached hereto.
3. Appendix "C" to By-law 85-1 is hereby amended by adding Section 376 thereto as follows:
"376. Notwithstanding Section 20.1 of this By-law, within lands zone M-2 on Schedule No, 84
of Appendix "A" and described as Part of Lot 221, Plan 376 being Part 1 on Plan 58R-
9291 (286 Duke Street West) Personal Services shall also be permitted within the
building existing on the date of the passing of this by-law in accordance with Section
20.3 and Special Regulation Provision 478R."
4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 478 thereto as follows:
"478. Notwithstanding Section 20.3 of this By-law, within lands zone M-2 on Schedule No. 84
of Appendix "A" and described as Part of Lot 221, Plan 376 being Part 1 on Plan 58R-
9291 (286 Duke Street West):
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2
a} the minimum lot width shall be 12.183 metres; and
b} the minimum front yard, side yard and side yard abutting a street shall be 0.0
metres, only for the building existing on the date of the passing of this by-law."
5. This By-law shall come into effect only upon approval by the Minister of Municipal Affairs
and Housing, or hislher delegate, of Municipal Plan Amendment No. ~, (286 Duke
Street West}, 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 , 2008.
Mayor
Clerk
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