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HomeMy WebLinkAboutDTS-08-205 - ZC07/18/COK/TMW - R-5 Properties - Mt Hope-Huron Park-K-W Hosp - Remove Triplex Use1 K1TC~~R ' • Development & Technical Services Report To: Mayor and Members of Council Date of Meeting: December 8, 2008 Submitted By: Alain Pinard, Interim Director of Planning ~74~-239} Prepared By~ Tina Malone-11~lright, Senior Planner ~74~ -2755} INard~s}Involved: vUards ~ and 6 Date of Reports December 3, 2Q08 Report No.. DTS-08-ZU5 Subject: --- - - - - .REZQNIN~ aF CERTAIN R-5 PROPERTIES IN THE MOUNT HOPE-HURON PARK AND K-W HOSPITAL PLANNING COMMUNITIES T4 REMOICE THE TRIPLEX AS A PERMITTED USE -~ ZCO11 81CGK1TMVv REGUNII~IENDATIC]N: That the "Proposed Bylaw" dated December 2, 2008, attached to Report DTS.-08-205, to exempt certain properties from the proposed by-law attached to Report DTS-08159 that would prohibit triplexes in the l~aunt~Hope Hura~n Park and K-w Hospital Planning Communities an properties in the R~5 zone with a Iot width of less than 15 metres or a lot area of less that 495 square metres, be received for information. BACKGR~UND~ At its meeting on June 9, 2008 Council passed the following resolution; "That staff prepare a zoning by-law amendment to douvnzone all properties in the Mount Hope- l-~uron Park and K-UV Hospital Planning Communities that are currently zoned R~5 but do not meet the lot width and Iot area requirements for triplex use, to be presented at the Development and Technical Services Committee meeting of October 2D, 200$," On October 20, 2008, Development and Technical Services Committee heard from several property owners in the two planning communities that were opposed to the proposed downzoning, Planning Staff also received nurnervus telephone calls, before and after the public meeting, from praperky o~rners with objections to their properties being included in the proposed downzaning by-law, At the meeting of October 20, 2008 Committee passed the following resolution. "That consideration of the following recommendation in Development and Technical Services Report DTS-fl8-~ 5g, be deferred tv the Gauncil meeting of December 8, ZDO~, to allow staff the opportunity to meet with all those who attended the Development and Technical Services Committee meeting of October 2g, Z4g8 or sent a written submission, to determine the potential of exempting their properties from the proposed by-law." REPORT. After the meeting on the ~0~~ of October, Planning Staff met with ar discussed an the telephone, the proposed downzoning by-law with most of the affected property owners ~vho either had questions or expressed concerns with respect to the proposed downzoning by-law. As a result of the telephone calls and the written and verbal submissions made at the public meeting, Planning Staff have compiled a list of properties that Council could consider exempting from the proposed by-law. In total there are 4~ properties on this list, Of these 43 properties, 2g of them captain a legal or legal pan-conforming triplex, 5 of them contain a triplex which has not been confirmed by either a zoning compliance letter or occupancy permit,14 ofthese properties do not currently contain a triplex but the owner has indicated a desire to convert at a future date in time or has just requested an exemption, and 4 of these properties contain existing multiple residential uses otherthan a triplex, For 20 of the properties an the list which contain a legal or legal non-conforming triplex, the prapased downzoning by-law would have the effect of rendering all these properties legal non- conforming with respect to the triplex use. Any enlargement or extension of the existing building such as an addition would require Committee of Adjustment approval. once the use of the property for a triplex ceases, a zone change would be required in order to reinstate the use of the property for a triplex. Conversely, if exempted from the proposed by-law, those properties containing a legal triplex would continue to remain legal provided they could meet the all the requirements for a triplex in the R-5 zone. Those properties having an existing legal non- conforming triplex vuauld continue to be legal non-conforming. For the ~ properties an the list which contain a triplex which has not been confirmed as legal, the effect of the proposed downzoning bywlaw would be that these properties would require a zone change application in order to legalize the use of their properties for a triplex. If it had been determined that these properties were legal non-conforming prior to the downzoning, they would remain legal non-conforming. Conversely, if they were exempted from the proposed downzoning by-law then they would be able to apply far Gommittee of Adjustment approval in order to recognize the use of their property as a legal triplex. Again, if any of these triplexes were confirmed as legal non-conforming, then no Committee of Adjustment approval would be required to continue be legal non-conforming. For the 4 properties an the list that currently do not contain a triplex, the effect of the proposed downzoning by-law would be that a zone change would be required to parmit the conversion of these properties from a single detached dwelling or duplex dwelling to a triplex dwelling. Conversely, if these properties were exempted from. the proposed downzoning, Committee of Adjustment approval would be required should they wish to convert their property tv a triplex use. For the 4 properties that contain a multiple residential use other than a triplex, the effect of the prapased downzoning by-law would be that they would continue to be legal non-conforming. Conversely, if these properties were exempted from the proposed downzoning by-law, they 2 would. still be considered legal nonconforming. l~lowever they would be able to downsize to a triplex use and would have the potential to be considered legal provided they met all zoning requirements. one of these properties located at $0 Shanley Street is subject to a zone change application to rezone from R~~ to R-5 and should be exempted from the proposed downzoning by-law that was presented on October ~Oth. In a!l cases, in order to consider the use of these properties legal with respect to the triplex use, the properties must meet the zoning regulations for a triplex dwelling in the R~5 zone which were updated in June of this year to include a new landscape requirement of ~o%, the need to provide 3 independent parking spaces on site, and requirements to .regulate the size and location of additions. FINANCIAL IMPLIGATIUNS: None. CUMMUNICATI~NS. Notice that the proposed zoning by-law would be deferred to the December 8, 2008 Council meeting was verbally given at the Development and Technical Services Committee meeting of October 2d, X008. Planning staff in discussions with property owners affected by the proposed downnzoning by-law also notified these property owners verbally of the deferral to the December S, X408 Council meeting. CONCLUSI~JN: An amended downzoning by-law, which excludes those properties where owners expressed concerns with the triplex use being prohibited, is attached for Council's consideration. 4 Tina Malone~vllright, MCIP, RPP Senior Planner Alain Pinard, MCIP, R P Interim Director of Planning List of Attachments Appendix `A' ~ List of properties for consideration of exemption from proposed downzoning By~ law Appendix `B' Proposed Zoning By-law 3 APPENDX `A' List of properties for consideration of exemption from proposed downzonin~ By-law ~Gampiled as a result of property owner telephone calls or representation at the actober 20, 2008 of the Development and Technical Services Gommifi~ee~ Le al or Le al Non-Conformin Tri lexes 15 Blucher Street 1 D6 Edwin Street 112 Glasgow Street 38 Guelph Street 237 Guelph Street 1l Hillview Street Z 18 Margaret Avenue 109 Mt. Hope Street 67 Moore Avenue 82 Shanley Street 144 St. Vincent Street 78 Waterloo Street 145-197 Waterloo Street 139111Jaterloo Street 175 Ullaterloo Street 189 Ifvaterloo Street 20 Wellington Street North 39G vlfellington Street North 142 Wood Street 18 York Street Unconfirmed Tri lexes 145 Louisa Street 118 Shanley Street 143 Waterloo Street 189 Vlfaterloo Street 43 Wilhelm Street Pro erties Vlfhere Owners Have Ex ressed Interest in Future Conversion or Exem tion 28 Bismarck Avenue 54 Braun Street 52 Braun Street 66 Braun StreetfLinwaod Avenue 443 Louisa Street 101 Mt. Hope Street 113 Walter Street 11 l Vlf alter Street 125 Ifvalter Street 65 Waterloo Street 18 Wellington Street South 98 Wellington Street North 4 73 UIlood Street tither Existin flllulti le Residential Uses OtherThan Tri fex ~~4 Gildner Street 24 Gildner Street 84 Shanley Street 3 ~ 9 Illleber Street ~tllest 5 APPENDIX `B' PROPOSED BY~ LAW December 3, ~U~B BY-LAw NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER Being a by-kaw to amend By-law 85-1, as amended, known as the Zoning By-law for the City ofi Kitchener -- Mount Hope-Huron Park .and K-v!I Hospital Planning Communities _ pity Initiated Zone changes} vUHEREAS it is deemed expedient to amend Bylaw 85-1; NOVV THEREFORE the Council ofi The Corporation of the City ofi Kitchener enacts as follows: 1. Schedules 39, 4,14,15,16, 82, 83, 84, 122 and 123 of Appendix "A" to By-law Number 85-1 are hereby amended by designating as Residential Five Zane ~R-5} with Special Use Provision 1290 instead ofi Residential Five Zone €R-5} the properties specified and illustrated as Area 1 vn Maps No. 1 to 5 attached hereto. 2. Schedule 82 of Appendix "A°' to By-law Number 85-1 is hereby amended by designating as Residentiak Five Zane ~R-5} with Special Use Provision 1290 and Special Use Provision 221U instead of Residential Five Zone ~R-5~ with Special Use Provision 221 U, the property specified and illustrated as Area 2 on Map No. 4 attached hereto. 3. Schedule 122 of Appendix "A" to By-kaw Number 85-1 is hereby amended by designating as Residential Five Zone ~R-5} with Speciak Use Provision 129U and Special Use Provision 3570 instead o Residential Five Zone ~R-5} with Special Use Provision 3510, the property specifiied and illustrated as Area 2 on Map Na. 5 attached hereto. 4. Schedules 39, 44, 14, 75, 76, $2, 83, 84, 122 and 123 ofi Appendix "A" to By-law 85-1 are hereby further amended by incvrpora~ting additional gone boundaries as shown on Maps No. 1 to 5 attached hereto. 6 5. Section 129 of Appendix `C' to Zoning 8y-law is hereby amended by adding additional Schedules thereto as follows. 129. l~otwithstanding Section 39.1 of this By-law, within the lands zoned R-6 as shown on Schedules 39, 4Q, l4, 75, 76, 82, 83, 84,120,1 ~ 1,122,123, 124, 1 ~~, 140 and 141 of Appendix '"A" as affected by this subsection, multiple dwellings shall not be permitted. PASSES in the Council Chambers in the City of Kitchener this day of , 2005. 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