HomeMy WebLinkAboutDTS-09-009 - Official Plan Amendment & Zone Change App - 10 Lancaster St Wl 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: Lisa Thompson, Planning Technician (519-741-2847) Ward(s) Involved: Ward 1: Bridgeport-Centre Date of Report: January 14, 2009 Report No.: DTS-09-009 Subject: OP08/061L1LT ZC08124/LILT 10 Lancaster Street West 1279995 Ontario Inc. (Dr. Jeffrey Diefenbacher) ~~ ~~ ' '~~~ a ~ ~ J ~,~4 .. ,,. s ~~ '~. ___~ ~ ~~, Location Map RECOMMENDATION: A. That Official Plan Amendment Application OP081061LILT requesting a change in designation from Convenience Commercial in the Central Frederick Secondary Plan to Convenience Commercial with a Special Policy to permit a freestanding health clinic, on lands municipally known as 10 Lancaster Street West, and legally described as Pt Lots 1 and 2, Plan 79 and Pt Lot 145, Streets and Lanes closed by By-law 230804, in the City of Kitchener, be adopted, in the form shown in the Official Plan Amendment attached to Report DTS-09-009, and accordingly forwarded to the Region of Waterloo for approval. 1 B. That Zone Change Application ZC081241LILT requesting a change from Convenience Commercial Zone (C-1) to Convenience Commercial Zone (C-1) with Special Use Provision 383U and Special Regulation Provision 487R on the lands municipally known as 10 Lancaster Street West, and legally described as Pt Lots 1 and 2, Plan 79 and Pt Lot 145, Streets and Lanes closed by By-law 230804 in the City of Kitchener, be approved, in the form shown in the Proposed By-law attached to Report DTS-09-009, dated December 23, 2008. EXECUTIVE SUMMARY: The owner of 10 Lancaster Street West is proposing to amend the Official Plan designation and the zoning on the subject land. The subject lands are currently designated Convenience Commercial in the Official Plan and are zoned Convenience Commercial Zone (C-1) under Zoning By-law 85-1, which permits a limited range of commercial uses. The owner is proposing to add a Special Policy to the Official Plan designation and a Special Regulation to the C-1 zoning in order to allow a free standing health clinic for a dental practice with a 0.0 metre setback for the front yard and the side yard abutting a street. Staff recommend that the subject zone change be approved and official plan amendment be adopted. View from Lancaster St ~~ 9 4 '. ~l r .~ ~ ~~ ~` ~s #-- f ~. ~ '.f ~ ~, ~ ~ -5. n~tl ~ e4 d. ,~ A. 'F f is x ~ ' , ~ ~ ~' ~~ _, '~ ~ ~~ I'~ ~~~ ~ f ~R ~, ~ . BACKGROUND: The subject property is located on the southeast corner of the Lancaster Street WestlVictoria Street North intersection, as shown on the map above. The property is currently designated Convenience Commercial in the Central Frederick Secondary Plan and zoned Convenience Commercial Zone (C- 1). The property is located adjacent to low rise residential uses to the east and west, medium density multiple residential to the south and commercially zoned lands to the north. The property contains an existing vacant building that was constructed in approximately 1962. The most recent use of the building was a convenience store. REPORT: Planning Comments Proposed Official Plan Amendment: The current land use designation on the subject lands is Convenience Commercial which permits a limited range of uses such as: convenience retail, financial establishment, personal service, gas bar, medical office, restaurant and dwelling unit. Health office and restaurant uses are only permitted in 2 plazas in combination with other permitted commercial uses. The applicant has applied for an official plan amendment to add a site specific Special Policy which would permit the subject land to be used for a freestanding health clinic. As discussed in the Proposed Official Plan Amendment, attached as Appendix `B', the property's location is appropriate for a health clinic use. The proposed amendment will allow for a land use that is highly compatible with nearby residential and commercial uses. 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. Proposed Amendment to Zoning By-law 85-1: The applicant has applied to change the zoning on the subject lands from Convenience Commercial Zone (C-1 } to Convenience Commercial Zone (C-1) with a Special Use Provision to permit a freestanding health clinic and a Special Regulation Provision to permit 0.0 metre setbacks for front yard and side yard abutting a street. The existing Convenience Commercial Zone (C-1 }permits uses such as convenience retail dwelling units, financial establishments, gas bar, health office, personal service and restaurant. Health office and restaurant uses are only permitted within a plaza complex and are limited to a maximum of 50 per cent of the plaza's gross floor area, while dwelling units are only permitted in the same building as commercial uses and are not permitted to be located on the ground floor. The subject parcel of land contains an existing building which was originally built as a financial establishment, and in recent years was used as a convenience store. The owner (applicant) is proposing to change the use of the building to a health clinic for a dental practice with no other uses on site. The proposed freestanding health clinic will require a site specific Special Use Provision as the existing zoning only permits a health office within a plaza complex. The City's Zoning By-law defines a health office as a building in which a maximum of two health professionals provide consultative, diagnostic and treatment services and a health clinic is defined as three or more health professionals. The proposed dental practice will consist of one dentist and two dental hygienists necessitating the zone change application and Special Use Provision for the health clinic use. The proposed health clinic is considered appropriate and compatible with the surrounding area. The size of the subject land is such that a plaza development is not possible due to the limited size and parking availability. The proposed health clinic would be in close proximity to nearby residential and is considered appropriate. As well, the proposed use is also highly compatible with the nearby Victoria Street North Mixed Use Corridor and the Arterial Commercial (C-6) zoning on the north side of Victoria Street. The proposed health clinic will provide adequate onsite parking and has access to both Lancaster Street West and Victoria Street North to ensure ease of movement on site. The subject property is unique in that it is on the fringe of the Central Frederick Neighbourhood, rather than central to the neighbourhood. Typically Convenience Retail zoning is central to a neighbourhood to serve the needs of the neighbourhood. In this case, the proposed health clinic will provide both neighbourhood service as well as a broader reach throughout the community as it is positioned at a major intersection. The owner has also applied for a site specific Special Regulation Provision to allow a 0.0 metre setback for front yard and side yard abutting a street. 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 50 years with no concerns or complaints with respect to the 3 deficient setbacks. Staff feel that it is appropriate to legalize the 0.0 metre setback for front yard and side yard abutting a street for any permitted use including the proposed health clinic. 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: 2005 Provincial Policy Statement The development proposal is consistent with the 2005 Provincial Policy Statement. Section 1.1.3.3 calls for the planning authority to promote opportunities for intensification and redevelopment where it can be accommodated in existing building stock. Staff are of the opinion that permitting the site specific health clinic use is not only an excellent redevelopment opportunity within an existing building but also an ideal opportunity for intensification of use on a small parcel of land. Health care uses typically yield a higher density of employees than convenience stores. 2006 Growth Plan for the Greater Golden Horseshoe The 2006 Growth Plan for the Greater Golden Horseshoe, calls for opportunities to facilitate and promote intensification throughout the built-up area of a municipality at an appropriate type and scale of development. Staff feel that by maintaining the Convenience Commercial designation and zoning, and adding a Special Policy and Special Use Provision to the subject parcel of land, the policies of the Growth Plan are met. The opportunity will remain to convert the building back to a convenience commercial use in the future. 1998 Regional Official 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 a health clinic use 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 and 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. The Regional Municipality of Waterloo did comment that the building encroaches slightly into the Victoria Street road allowance. Region of Waterloo staff will work with the applicant at the site plan stage to determine how this issue is best addressed. Planning staff also note that the existing building encroaches slightly into the Lancaster Street road allowance and that an encroachment agreement will be required. This will be addressed in conjunction with the encroachment into the Victoria Street road allowance at the site plan approval stage. 4 NEIGHBOURHOOD C01'~IVI~NTS: As a result of the preliminary circulation of the official plan amendment and zone change applications, staff received nine written responses from neighbouring property owners. All comments were in support of the proposed health clinic on the property. Comments suggest that the health clinic will be a welcome addition to the neighbourhood. FINANCIAL II~PLICATIONS~ No capital expenditure is.required as part, of the approvals or development of these specific lands. COMMUNICATIONS: Preliminary circulation of the official plan amendment and zone change was undertaken on November ~ 4, 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 nine responses from neighbouring property owners which are addressed in this report. All residents who provided comments will be mailed a copy of this report. Notice of th.e February 9, 2009 public meeting will be advertised in The Record on January 10, 2000. CONCLUSION: Planning staff recommend that Official Plan Amendment application UP081061LILT and Zoning By- lawAmendment application ZC081241LILT be approved. Lisa ~ m ~ on, CPT Planning ~chnician _... ~. ~~~ Della Ross, MCIP,°RPP Manager of DevelopmentReview Alain Pinard, MCIP, RPP Cnterim Director of Planning Attachments: Appendix "A" Newspaper Advertisement Appendix "B" Proposed 4fficiaf Plan Amendment Appendix "C" Proposed Zoning Bylaw Appendix "D" Preliminary Circulation and DepartmentlAgencyGomments Appendix "E"Community Input 5 Councillor John Smola Bridgeport -Centre Ward OP08/06/L/LT ZC08/24/L/LT 1279995 Ontario Inc. (Dr. Jeffrey Diefenbacher) Advertised in The Record January 16, 2009 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 340E THE PLANNING ACT,1990 10 Lancaster Street West The subject lands are currently designated Convenience Commercial in the Official Plan and are zoned Convenience Commercial Zone (C-1) under Zoning By-law 85-1, which permits a limited range of commercial uses. The owner is proposing to add a Special Policy to the Official Plan designation and a Special Regulation to the C-1 zoning in order to allow a free standing health clinic for a dental practice with a 0.0 metre setback for the front yard and the side yard abutting a street. 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, 2009 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. 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. Lisa Thompson Planning Technician Phone No. 519-741-2847 (TTY-TDD - 741-2385) lisa.thompson@kitchener.ca AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER 1279995 ONTARIO INC. (DR. JEFFREY DIEFENBACHER) 10 LANCASTER STREET WEST AMENDMENT NO. TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER 1279995 ONTARIO INC. (DR. JEFFREY DIEFENBACHER) 10 LANCASTER STREET WEST TI~TTIF~I SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT A PPFI~TTITrFC APPENDIX 1 , 2009 Notice of the Meeting of Development and Technical Services Committee APPENDIX 2 Minutes of the Meeting of Development and Technical Services Committee - , 2009 APPENDIX 3 Minutes of the Meeting of City Council - , 2009 2 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 Convenience Commercial designation by adding a site specific Special Policy to permit a freestanding health clinic use on lands municipally known as 1 o Lancaster Street West. SECTION 3 - BASIS OF THE AMENDMENT The current land use designation on the subject lands is Convenience Commercial in the Central Frederick Secondary Plan. This designation is intended to provide locations for small retail outlets serving the day-to-day non-comparison shopping and service needs of the neighbourhood. Permitted uses include convenience retail, financial establishment, personal service, gas bar, medical office, restaurant and dwelling units. Health office and restaurant uses are only permitted in plazas in combination with other permitted commercial uses. The subject parcel of land contains a former financial establishment, most recently used as a convenience store and is presently vacant. The amendment is required to allow a health clinic (three or more health professionals), rather than a health office (maximum of two health professionals) to locate on the property without being in a plaza in combination with other commercial uses. The physical configuration of the property will not support any type of plaza development due to its limited size without consolidation of additional lands. The proposed use of a health clinic can easily be accommodated on site with the required amount of on site parking to support the use and serve the Central Frederick neighbourhood. The subject property is located on the south-east corner of the Lancaster Street West/Victoria Street North intersection. The subject lands are bordered to the east and west by low rise residential, to the south by medium density multiple residential and to the north by arterial commercial uses. The subject property is just beyond the limit of the Victoria Street North Mixed Use Corridor, which over the last several years has been an area promoting change in advance of the mixed use zoning categories being implemented. While the subject property is just beyond the limit of the mixed use corridor, maintaining the Convenience Commercial designation of the lands is deemed to be appropriate both now and for potential future redevelopment opportunities of the property. It is staff's opinion that the use of the property as a health clinic would be appropriate and compatible with the nearby residential areas, the nearby mixed use corridor and arterial ~, J commercial areas, and represents an appropriate re-use of the existing building. Additionally, while the proposed use is considered appropriate and compatible with the surrounding area, it will not diminish the useability of other commercial and mixed use corridor lands nearby. 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 AMENDMENT 1. The City of Kitchener Official Plan is hereby amended as follows: a) Part 3 -Section 13.9.4 is amended to add new Special Policy # 11 as follows: "11. Notwithstanding the Convenience Commercial designation, on lands municipally known as 10 Lancaster Street West, a freestanding health clinic use shall be permitted. b) Map No. 20 -Special Policy Areas is amended to add new Area No. 11 - 10 Lancaster Street West as shown on the attached Schedule "A". 4 APPENDIX 1 , 2009 Notice of the Meeting of Development and Technical Services Committee Councillor John Smola Bridgeport -Centre Ward OP08/06/L/LT ZC08/24/L/LT 1279995 Ontario Inc. (Dr. Jeffrey Diefenbacher) Advertised in The Record January 16, 2009 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 10 Lancaster Street West The subject lands are currently designated Convenience Commercial in the Official Plan and are zoned Convenience Commercial Zone (C-1) under Zoning By-law 85-1, which permits a limited range of commercial uses. The owner is proposing to add a Special Policy to the Official Plan designation and a Special Regulation to the C-1 zoning in order to allow a free standing health clinic for a dental practice with a 0.0 metre setback for the front yard and the side yard abutting a street. 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, 2009 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 and/or 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. Lisa Thompson Planning Technician Phone No. 519-741-2847 (TTY-TDD - 741-2385) lisa.thompson(c~kitchener.ca APPENDIX 2 Minutes of the Meeting of Development and Technical Services Committee - , 2009 APPENDIX 3 Minutes of the Meeting of City Council - , 2009 z ~ a a ~ ~ ~ J J J a a ~ ~ J \ J~ ~ J O ~ QN~~ O O ~ ~ ~ ~, ~ ~ • C4 O J ~ ~ ~o . o aa~a Q m ~ ' ~ ~ Q ~ N ~a-o L ~ ~ ~~ 0 0 ~ o 00 z~wz ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ o D O D O ~ - c~ c~ ~ ~ ca ~ o 0 0 0 ~~ m ~ ~ ~ ~ ~ ~ O N ~~Ww ~ w~~N ~ ~ ~ ~, o a i ~, ~, ~ U a~ Q ~ ~ ~ Q c~ .~ o o ~ ~ ~ c ~ Z Z a~ ~ ~ ~ J~ ~, , u, ~ U U N v ~ ~ ~ ~ N N ~'U ~ ~ ~ ZW O W~~O ~ O O ~ L -_ - ~ O Q N N ~ ~ ~ ~ ~ Q ~ ~ ~ ~ V0~2 ~ O O Q . 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U Q ~ _ ~ (n ~ I o ~ao ~o ~~ ~N `.~ ~ ~/ ,, ' V ~ ~ ~' ti = ~~ ' ~J ` V r r ~ ~ ~ 0 ~~ Q J J ~ m 0 - f ~ r V ~ r ~b ~ , ~ W - ~ Z m Qo ~`' ~~ ~i ~ . _ ,: ~ - ~ ~ Q ~ o~ w cn z o v `~ ('~ ,, _ (r~ ~ ~'. ~ ~ O Q J a V V ' ~l ~ {! , W In ~ _ , f ~ N W Z ~ ' { V ~ ZJ Q (1 ~ I~ ~ ~ N Q ~ z ~~ ~ ~Q ~ ~~ ~ ~' + ~ w a~ ! ~ PROPOSED BY-LAW 2009 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 -Lancaster Street West - 1279995 Ontario Inc.) 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. 122 of Appendix "A" to By-law Number 85-1 is hereby amended by designating as Convenience Commercial Zone (C-1) with Special Use Provision 383U and Special Regulation Provision 487R instead of Convenience Commercial Zone (C- 1), the parcel of land described as Part Lots 1 and 2, Plan 79 and Part Lot 145, Streets and Lanes Closed by By-law 230804, in the City of Kitchener. These lands are shown on Map No. 1 attached hereto. 2. Schedule No. 122 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 383 thereto as follows: "383. Notwithstanding Section 7.1 of this By-law, within the lands zoned C-1 as shown on Schedule 122 of Appendix "A" and described as Part Lots 1 and 2, Plan 79 and Part Lot 145, Streets and Lanes Closed by By-law 230804, a freestanding health clinic use shall be permitted." 4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 487 thereto as follows: - Page 2 - "487. Notwithstanding Section 7.2 of this By-law, within the lands zoned C-1 as shown on Schedule 122 of Appendix "A" and described as Part Lots 1 and 2, Plan 79 and Part Lot 145, Streets and Lanes Closed by By-law 230804, the following special regulations shall apply: a) the minimum front yard shall be 0.0 metres; b) the minimum side yard abutting a street shall be 0.0 metres." 5. This By-law shall come into effect only upon approval by the Minister of Municipal Affairs and Housing, or his/her delegate, of Municipal Plan Amendment No. , (10 Lancaster 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 A.D., 2009. 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