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HomeMy WebLinkAboutDTS-08-111 - Zone Change Application ZC07/27/C/AP, 450-452 Connaught Street'1 Krrc~~r~,R - - • - Development & Technical Services Report To: Development and Technical Services Committee Date of Meeting: August 11, 20D8 Submitted By: JeffWillmer, Director of Planning X519-741-2325) Prepared By: Andrew Pinnell, Planner (519-741-2668) Ward~s~ Involved: UVard 3: Fairvuay -Gateway Date of Report: July 15, 2D08 Report No.: DTS-08-111 Subject: ZONE CHANGE APPLICATION ZC07I271C1AP 450-452 CONNAUGHT STREET ROCK BASE HOMES INC. AND MAHMOOD HASSANZADEH 1 RECQMMENDATION: A. That Zone Change Application ZCOl12l1C1AP, requesting a change from Residential Four Zone (R-4} to Residential Six Zone (R-6} on lands legally described as Part Lot 117, Plan 254, designated as Parts 1 and 2, Reference Plan 58R-14143, in the City of Kitchener, owned by Rock Base Homes Inc. Part 2, 58R-14743} and Mahmood Hassanzedeh (Part 1, 58R-14743}, b_,p,p_,-d, in the form shown in the "Proposed By-law",dated July 11, 2008, attached to Report DTS-08-111; and further B. That site plan and elevation drawings to be approved for 450-452 Connaught Street be based an and in general accordance with the site plan and elevation drawing appended to Report DTS-08-111. BACKGROUND: The subject properties are located beside each other on the north side of Connaught Street, east of Ninth Avenue. The combined area of the properties is approximately 0.2 hectares. The property addressed as 452 Connaught Street currently contains a single detached dwelling constructed in approximately 1950, while the property addressed as 450 Connaught Street is vacant. The property addressed as 450 Connaught Street is owned by Rock Base Homes Inc., while 452 Connaught Street is owned by Mahmood Hassanzedeh. REPORT: 1. Planning Comments Proposed Zone Change The applicant is proposing to change the zoning on the subject parcel of land from R-4 to R-6 in order to allow the lands to be developed with cluster townhouse dwellings (multiple dwelling}. The R-4 Zone permits duplex dwellings, small residential care facilities, semi-detached dwellings, single detached dwellings, and other low intensity residential uses. The R-6 Zone permits all the uses of the R-4 Zone plus lodging houses, multiple dwellings Hof which cluster townhouses are a type}, street townhouse dwellings, and other low intensity residential uses. Official Plan Policies and Compatibility The subject lands are designated Low Rise Residential in the City's Official Pian. This designation seeks to "accommodate a full range of housing types, In these districts the City favours the mixing and integration of different forms of housing to achieve a low overall intensity of use." The lands to the south are predominantly zoned R-4 and contain mainly single detached dwellings, however, a number of triplexes are located on corner -lots along the opposite side of Connaught Street between Ninth Avenue and Munroe Street. The lands to the east are zoned Neighbourhood Institutional ~I-1 }and contain St. Alaysius Catholic School. The property immediately to the west is zoned R-6 and contains asix-storey multiple dwelling. Further west is an R-4 zoned single detached dwelling, and three two-storey (11 unit} multiple dwellings which are zoned R-6. Dare Foods and two high density apartment buildings are located further north and west of the property. A subdivision, composed exclusively of detached dwellings, is located immediately to the north of the subject property. Planning staff is of the opinion that the proposed townhouse development represents low rise residential development and would contribute a type of housing that is not present in the immediate surrounding area, thereby further diversifying the housing stock. In addition, since the lot is deep compared with other lots in the neighbaurhood, it can accommodate many dwelling units while not significantly changing the streetscape, which is currently occupied by one dwelling unit. Staff is of the opinion that the proposal conforms to the Official Plan and is compatible with the surrounding neighbourhood. 2 Site Plan Application The lands are currently the subject of a Site Plan Application (file number SPOl11l11CIAP}, which proposes 8 cluster townhouse dwellings (see Site Plan attached as Appendix "C"}. The Site Plan Application has been approved in principle subject to several conditions, including approval of the subject Zone Change Application and Demolition Control Application. The approved Site Plan meets all the regulations of the R-6 Zone, and meets the intent of the City's Urban Design Manual. In addition, staff does not foresee any issues with the future Demolition Control Application. Although no formal submission of elevation drawings has been received by staff, the applicant has submitted conceptual building elevations which show a block of townhouses reminiscent of English terraced row housing (see conceptual building elevations attached as Appendix "D"}. Staff advises that the City is expecting a high level of design for this townhouse proposal, in consideration of the community benefit which should be achieved through the subject application. To ensure a high quality design staff has recommended that the owner be required to submit building elevations which are in general accordance with the conceptual elevations attached as Appendix "D", as a condition of zone change approval. 2. Property Owner Comments Fifteen responses were received from neighbouring property owners, all of which expressed concerns with the proposal. The concerns raised by the community are grouped into themes, with specific neighbourhood concerns and staff response below: Privacy Nei hbourhood concerns: • Parking lot- noise, lights from cars • Rear yard privacy diminished • Request for solid fence higher than 1.8m to deter people from taking shortcuts through adjacent properties Staff res onset • The City of Kitchener has set a standard 1.8 metre fence height for visual barriers between parking lots and residential zones, as outlined in the Zoning By-law. Through the site plan application, a 1.8 metre high solid fence around the rear parking area is required as a condition of approval. The intent of the fence is to maintain privacy of adjacent landowners. In addition, although a 7.5 metre rear yard setback is required for the townhouse development, a 29 metre setback has been approved. Traffic and Parking Nei hbourhood concerns: • Increase in traffic and congestion to an already busy street: bus route, main route for motorists to get to work (e.g., Dare Foods}, St. Aloysius School, St. Aloysius Church • Parking concerns leading to an-street parking and related problems for bus drivers, parents taking children to school, snow ploughs • Would create too many driveways in close proximity to each other -problem for pedestrians and drivers Staff response: • Connaught Street is defined as a Local Street in the City of Kitchener Official Plan. A Loca Street is generally intended to serve only the abutting properties and is not intended to carry through traffic. Staff acknowledges that St. Aloysius School and Church to the east of the subject property, and Dare Foods to the west, contribute to traffic along Connaught Street. In addition, staff confirms that the lA Grand River Transit route ~s in operation along this stretch of Connaught Street. It is apparent that several factors contribute to non-local traffic. Notwithstanding, staff does not expect the proposed townhouse development to have a significant impact on traffic onto Connaught Street. The approved site plan shows 12 parking spaces for the proposed townhouse development, which complies with the City's minimum required parking standards as outlined in the Zoning By- law. These parking standards were established with the intent that on-street parking would be minimized. The approved site plan proposes no more driveways for the townhouse development than currently exist for the single detached dwelling; one driveway total is proposed. In addition, the driveway will be made safer since a 4.57 metre driveway visibility triangle on the south side of the driveway will be enforced through the site plan. The City's Transportation Planning Division has commented an the subject zone change and does not have any concerns with respect to traffic or parking. Density and Housing Type Nei hbourhood concerns: • Concentration of low income housing • Population density -associated problem of crime • Attraction from a lower socioeconomic group, income inequality in close geographic area • Neighbourhood is already mixed • Decrease in property values Staff res onset • An objective of the official Plan is "to provide opportunities for a wide variety of housing options, with the aim that all residents in the City of Kitchener in all income ranges are able to afford adequate, safe and good quality housing in an appropriate community setting which meets their needs." Staff advises that there are a number of medium to high density multiple residential developments in the surrounding neighbourhood. In addition, there is a concentration of single detached dwellings to the north and south of the subject property. Staff is of the opinion that townhouses would add greater diversity to the housing stock in this area. Through the site plan application, staff endeavours to ensure that the design of the proposed townhouse development is compatible with adjacent land uses. Aesthetic Nei hbourhood concerns: • Removal of trees, shrubs, green lands • Mess caused by garbage storage Staff response: • Through the site plan application, the owner is required to prepare, obtain approval of, and implement a tree preservationlenhancement plan as required by the City's Tree Management Policy. The intent of this plan is to ensure existing trees are preserved, where feasible and practical. Staff discussed site-specific tree preservation requirements with the owner early in the site plan stages of the subject proposal. The owner ~s aware that once submitted, the tree preservation plan will be reviewed to ensure a high level of tree protection. With respect to garbage storage, the approved site plan proposes that on-site garbage be handled through a "deep well" waste system. This is a system whereby the majority of the waste storage is contained within the ground, with only a small portion of the container visible from the surface. This system takes up less surface space, and is claimed to reduce odour when compared with traditional waste storage facilities. Miscellaneous Nei hbourhood concerns: • Ageing sewer system 4 Qriginal farm house heritage concern) Staff res onset • Engineering Division commented on the site plan application and did not reference any concerns with the increased demand on the existing sewer system. A stormwater management scheme, grading and drainage plan, and site servicing plan will be required to be submitted to the satisfaction of the Engineering Division, prior to final site plan approval. The dwelling located at 452 Connaught Street was constructed in approximately 1950 and is not listed on the City's Heritage Register or Heritage Inventory. The City's Heritage Planner visited the property and advises that she has no issues with the demolition of the dwelling. 3. Departmen#IAgency Comments No objections or concerns were raised by departments or agencies through the circulation of the application. The Regional Municipality of Waterloo commented that it encourages the owner to prepare a salt management plan to identify winter maintenance procedures for the subject development in order to protect the long term municipal water supply. Should the owner apply to condominiumize the property, a salt management plan will be required to be prepared and implemented. Bell Canada commented that easements may be required as a condition of zone change approval. Planning staff advises that it is not appropriate to include such a condition as part of a zone change application, but that required easements can be obtained at the site plan stage or condominium stage. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: Preliminary circulation of the Zone Change Application was undertaken on April 28, 2008 to all departmentslagencies and to all property owners within 120 metres of the subject lands. As a result of the circulation, staff received fifteen responses expressing concerns from neighbouring property owners. No neighbourhood responses were received in support of the application. Notice of the August 11, 2008 public meeting of the Development and Technical Services Committee will be advertised in The Record on July 18, 2008. A copy of the advertisement is attached. CONCLUSION: In summary, the Department of Development and Technical Services recommends that Zone Change Application ZCO11271C1AP be approved in the form shown in the Proposed By-law, subject to the condition outlined in the Recommendation Section of this report. 4 Andrew Pinnell, BES Planner mer, RPP, MCIP ec or of Planning Attachments' Della Ross, MA, RPP, MCIP Manager of Development Review Appendix "A" -Newspaper Advertisement Appendix "B" -Proposed Zoning By-law Appendix "C" -Approved Site Plan (file number SPOlI1111C1AP) Appendix "D" -Conceptual Elevation Drawings Appendix "E" -Preliminary Circulation and DepartmentlAgencyGomments Appendix "F" -Neighbourhood Circulation Comments 6 Councillor John Gazzola Fairway-Gateway Ward ZC 071271CIAP Rock Base Homes Inc. and Mahmood Hassanzedeh Advertised in The Record July 18, 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-LAW UNDER SECTION 34 OF THE PLANNING ACT 450 and 452 Connaught Street -~n.iw This property is currently zoned Residential Four Zone (R-4}, The properties contain a single detached house built in approximately 1950. The owner would like to change the zoning on the lands to Residential Six Zone (R-6} to allow the construction of eight cluster townhouses. 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, AUGUST 11t" 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 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 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. Andrew Pinnell Planner Phone No. 519-741-2668 (TTY-TDD - 741-2385) andrew. pinnell@kitchener. ca 7 ~(~e.Hdi X 5 PROPOSED BY-LAW July 11, 2008 BY-LAW NUMBER OF THE CORPORATION 4F 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 -Rock Base Homes Inc. and Mahmood Hassanzedeh -Connaught Street) 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. 195 of Appendix "A" to By-law Number 85-1 is hereby amended by designating as Residential Six Zone (R-6} instead of Residential Four (R-4}, the parcels of land described as Part Lot 177, Plan 254, designated as Parks 1 and 2, Reference Plan 58R-14143, in the City of Kitchener. These lands are shown on Map No. 1 attached hereto. 2. Schedule No. 195 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. PASSED at the Council Chambers in the City of Kitchener this day of 2008. 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