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HomeMy WebLinkAboutDTS-09-006 - Zone Chane App - 131 Strange Stl Kl~rc~~R - . ~ . Qe~el apment & Technical Services Report To: Development and Technical Services Committee Date of Meeting: February 9, 2009 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2319) Prepared By: Andrew Pinnell, Planner (519-741-2668) Ward(s) Involved: Ward 6: West -Victoria Park Date of Report: January 7, 2009 Report No.: DTS-09-006 Subject: ZONE CHANGE APPLICATION ZC08113/S/AP 131 STRANGE STREET 1743108 ONTARIO LIMITED 1 RECOMMENDATION: A. That Zone Change Application ZC081131SIAP, requesting a change from Residential Six Zone (R-6) to Residential Six Zone (R-6) with Special Use Provision 380U and Special Regulation Provision 482R on lands legally described as Part Lot 493, Plan 375, as described as Part 3, Reference Plan 58R-2358 in the City of Kitchener, owned by 1743108 Ontario Limited, be approved in the form shown in the "Proposed By-law", dated November 26, 2008, attached to report DTS-09-006. BACKGROUND: The subject property is located on the west side of Strange Street between Glasgow Street and Victoria Street South, just south of the CNR railway corridor. The surrounding area is composed of a mix of uses: primarily industrial uses are located north of the CNR corridor (e.g., former Uniroyal plant), and commercial, institutional, and low rise residential uses are located to the south. The subject property contains a building that was recently used for retail and warehouse purposes (Kitchener Textiles) which was constructed in approximately 1950 and expanded in 1967, 1973, and 1984. The property is designated Low Rise Residential in the Official Plan and is zoned Residential Six Zone (R-6). REPORT: 1. Planning Comments The applicant is proposing to change the zoning on the subject parcel of land from Residential Six Zone (R-6) to Residential Six Zone (R-6) with a Special Use Provision to allow the property to be used as a Health Clinic, subject to the Commercial Residential One Zone (CR-1) regulations, and a Special Regulation Provision to permit: 1. the minimum number of parking spaces required for a Health Clinic with a gross floor area of 438.7 square metres to be 28; and 2. the minimum landscaped area to be 7 percent of the lot area. The R-6 Zone currently permits Coach House Dwelling Unit, Duplex Dwelling, Home Business, Lodging House, Multiple Dwelling, Private Home Day Care, Residential Care Facility, Semi- Detached Dwelling, Single Detached Dwelling, and Street Townhouse Dwelling. The Special Use Provision would continue to allow all of the uses of the R-6 Zone, while also permitting Health Clinic use. The Low Rise Residential designation of the Official Plan permits Health Clinic use, subject to locational criteria. Staff has reviewed the proposal in light of these criteria, as outlined below: i. The sites shall be located along Arterial or Collector Roads as shown on Map 4; Strange Street is identified on Map 4 as a Major Collector Road. ii. Access to the site is designed to minimize increases in traffic on local streets; • An implementing site plan application submitted concurrently with the subject zone change application (application number SP08/59/S/AP) shows the access to the site at the north end of the property, which is located immediately adjacent to a railway track. Therefore, users of the site will not be immediately adjacent to the property to the north for ingress and egress to the site. The site plan 2 application has been approved in principle, subject to conditions, including approval of the subject zone change application (see approved site plan, attached as Appendix "C"). iii. The design, location and mass of the buildings is in harmony with the surrounding residential buildings and area; • The owner is proposing to convert the existing building into a health clinic. This building has existed in the neighbourhood for decades and is considered to be compatible since it maintains all setbacks required by the Zoning By-law and is one storey in height (original building constructed in approx. 1950). The scale of the building is in keeping with the Low Rise Residential neighbourhood. In addition, through the site plan application, facade improvements and front yard landscaping is proposed, which will bring the building into greater harmony with the residential area. iv. The site is considered to be more suited for the development of a health facility or community service than a residential development due to matters such as proximity of railway tracks, truck routes and uses incompatible with residential development; and • Amain line railway right-of-way is located immediately to the north of the subject property. The Zoning By-law states that all new dwellings on lots abutting a railway right-of-way shall be subject to a minimum setback of 30.0 metres from the lot line of the railway right-of-way for a Principal or Secondary Main Line and a berm or a combination berm and fence shall be required along such lot line. In this case, the majority of the lot is within 30 metres of the railway, meaning that no dwelling units would be permitted within this area anyway. In addition, the former Uniroyal plant, currently occupied by Airboss, being a heavy industrial use, is located opposite the railway tracks. The subject building will act as a transitional use between the tracks / heavy industrial use and the low rise residential area, and may even act as a buffer between these uses, mitigating undesirable attributes, such as noise and vibration. v. With the exception of the development of free standing day care and large residential care facilities the development will not result in the loss of housing units through demolition or conversion. • The development proposed through the accompanying site plan application will not result in the loss of housing units through demolition or conversion. The existing building was previously used for retail and warehouse use and is currently vacant. The building is proposed to be converted from a vacant retail and warehouse establishment to a health clinic. From an analysis of the property, staff is of the opinion that the property meets the intent of all locational criteria outlined in the Official Plan and that the property is better suited to the development of a health clinic than residential uses. In the subject context, the CR-1 Zone contains the most appropriate regulations to implement Health Clinic use in a Low Rise Residential designation because it was formulated to blend commercial and residential uses at a low intensity, and allows commercial uses while maintaining residential-style setbacks and lot widths. 3 The development of the property for health clinic use comes with a challenge due to the relatively small lot area and the relatively high intensity of the proposed use and associated parking: landscaping and parking requirements both require land area to achieve. In addition, through the site plan application a road widening is required that has the effect of removing approximately 3.9 metres usable land area from the property and transferring it to public ownership. In order to accommodate both landscaping and parking a balance between these land dependent requirements is being sought. A Special Regulation Provision is proposed to allow the minimum number of parking spaces for a health clinic with a gross floor area of 438.7 square metres to be 28, whereas 29 would be required under the regular parking requirements of the Zoning By-law (1 parking spaces is required for each 15 square metres of gross floor area accommodating a health clinic). The City's Transportation Planning staff has advised that there are no parking or traffic concerns with this proposal; however, a further decrease in parking spaces would not be supported. The regulation, as proposed would ensure that the required number of parking spaces is dependent upon the gross floor area of the health clinic; any expansions of the use would require a Planning Act approval for parking. In addition, a Special Regulation Provision is proposed to allow the minimum landscaped area to be seven percent of the lot area, whereas ten percent would be required under the CR-1 Zone. It should be noted that the proposed seven percent landscaped area is based on the lot area after the road widening. Currently, the lot contains almost no landscaping. The lot is completely paved between the front of the building and the sidewalk. The area between the sidewalk and the street is also paved with asphalt. Through the site plan application, a three metre landscaped strip is proposed between the front lot line (after the widening) and the first off-street parking space. Also, through the site plan application, the developer would be required to install a landscaped public boulevard as part of the off-site development works. 2. Property Owner Comments One response was received from a neighbouring property owner in response to the public circulation. The respondent requested that the City consider lowering the speed limit and adding speed bumps to control traffic, as in the Homewood Avenue example. This comment does not relate to the subject zone change application, however, it has been forwarded to the City's Transportation Planning Division for consideration. 3. DepartmentlAgency Comments No objections were raised by departments or agencies through the circulation of the application. These comments are attached as Appendix "D". 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 August 20, 2008 to all departments/agencies and to all property owners within 120 metres of the subject lands. Notice of the February 9, 2009 public meeting of the Development and Technical Services Committee will be advertised in The Record on January 16, 2009. A copy of the advertisement is attached as Appendix "A". 4 coNC~us~oly: In summary, the Department of Develaprnent and Technical Services recommends that Zone Ghange Application ZG481~ 31SIAP be approved in the form shown in the "Proposed Bylaw", dated November 25, Z4g8. ~~~ ~~ .r ~~ _ ~ _~ Andrew Pinnell, BES Della Ross, MA, MCI ,RPP Planner Manager of Development Revievu m .r t ~`: Alain Pinard, MA, MCIP, RPP lnteim Director of Planning ~tt~rhmontc~ Appendix "A" _ NewspaperAdvertisement Appendix "B" -Proposed Zoning By-law, dated November 26, 2008 Appendix "C" ~-Approved Site Plan Application Number SPO815gIS1AP} Appendix "D" -~ DepartmentlAgency Can~rn~nts Appendix "E" - Neighbourhood Circulation Comments 5 ~;~~:~ _r Councillor Christina Weylie West -Victoria Park Ward ZC o8f13fSfAP 1743108 Ontario Limited Advertised in The Record on January 16, 2609 CITYGF~KITCHENER COMMITTEE QF COUNCIL DEALING WITH PLANNING MATTERS Invites PRGPERTY aWNERS AND INTERESTED PARTIES to attend a PUBLIC MEETING TC~ DISCUSS A PRUPGSED ZQNING BY-LAW UNDER SECTIaN 34 aF THE PLANNINGACT 131 Strange Street This property is currently zoned Residential Six Zone ~R-6}. The property contains a building mast recently used for warehousefretail purposes.. The applicant is requesting to change the zoning on the lands by adding a special use provision that would allow the building to be used as a health clinic, subject to the GR-1 Zone regulations. In addition, the applicant is requesting a special regulation provision to reduce the required number of parking spaces to 28, whereas the Zoning By-law would normally require 29 spaces. The special regulation provision would also reduce the required landscaped area to seven percent., whereas the CR-1 Zone requires ten percent. 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, FEBRUARY 9, 2449 at 7.44 P.M. IN THE COUNCIL CHAMBERS, ZND FLGDR, CITY HALL, Z44 KING STREET WEST, KITCHENER. Any persons may attend the Public .Meeting and make written andfor verbal representation in respect to the proposed by-law. If a person or public body does not make oral submissions at this public meeting ar make written submissions to the City prior to the approval of the by-law, the antario Municipal Board may dismiss future appeals. ADDITIONAL INFCRMATI4N relating to the proposed Zoning By-law is available for inspection between 8.3U a.m. and 5:04 p.m. at the Development and Technical Services Department, 6t~ Floor, City Hall, 20o King Street West, Kitchener. Andrew Pinnell Planner Phase No. 519-741-2668 TTY-TDD - 741-2385} andrew.pinnell a~kitchener,ca ....... ~¢... ~.~ ~~. f .....~~ ~. t~ . ....................... ~. _...... ~} ~'` `t PROPOSED BY-LAW November 26, ~4~5 BY-LAV11 NUMBER QF THE GORP~RATIDN CAF THE CITY OF KITCHENER Being a by-law to amend, By-law 85-, as amended, known as the Zoning By-law for the City of Kitchener 174308 Untario Limited --.Strange Street} vIIHEREAS it is deemed expedient to amend By-law 85-; NC~vI! THEREFORE the Gouncil of The Corporation of the. City of Kitchener enacts as follows: 1. Schedule Nos, 73 and 74 of Appendix "A" to By-law Number 851 are hereby amended by designating as Residential Six Zone ~R-6} with Special Use Provision 38oU and Special Regulation Provision 482R instead of Residential Six Zone ~R-6}, the parcel of land described as Part Lot 493, Registered Plan 375, being Part 3 on Reference Plan 58R-2358, in the City of Kitchener. These lands ~ are shown on Map No. ~ attached hereto, dated November 26, 2448. 2. Schedule Nos. 73 and 74 of Appendix "A" to By-law Number 85-1 are hereby further emended 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 38o thereto as follows: "380. Notwithstanding Section 44. ~ of this By-law, within the lands zoned R-6, shown on Schedule Nos. 73 and 74 of Appendix "A" and described as Part Lot 493, Registered Plan 3l5 being Part 3 on Reference Plan 58R- 2358, aHealth Clinic shall be permitted, subject to the regulations outlined in Section 44.3.6 of this By-1aw." 4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 482 thereto as follows: "482. Notwithstanding Section 6. ~ .2a} of this. By-law, within the lands zoned R- 6, shown on Schedule Nos. 73 and 74 of Appendix "A" and described as Part Lot 493, Registered Plan 375, being Part 3 on Reference Plan 58R~ X358, the following regulations shall apply: a~ the minimum number of parking spaces required far a Health Clinic with a grass floor area of 438.7 square metres shall be 28; and b~ the minimum landscaped area shall be 7 percent of the Iot area." PASSED at the Council Chambers in the City of Kitchener this day of ~D99. ..................... Ma~ior Clerk 1, V f~' ~ f /+ ~f ~ ~! f r 5 , f r i f ~~~~ I `,~~ ~ 1 l~ f, ~f ~', ~ 14+~ ~k fr ~ r~ r i ll I ~ ~~ 1~ = f~ 1 D V ~Z M/ wry F 1 ~ ~ I ~ I ~] fI ~r~ !~t 15 SN1MMw wwNNN.M...~wwrYW w..l~ll ~~~I+Ky~~ I~w~l~r X k F ~ 1 ~ p t f l ` .k /~~y l ~t I r1+ r1! 1 ~kl I i f f 1 Wrr ~r ~ ~ ~ ~ ` ~~ F ~ I f f ~5 / a 7 S I p I 5 1 f/ +~ ~ I o t I I ~ I ~~ ~ . ~i %.v.5n~ssy ~ I ~ 4 W . iwFy! 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