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HomeMy WebLinkAboutDTS-09-039 - Zone Change App ZC 08/25/B/LT - 11 Belmont Ave W1 I~TC~r~rER Develapmerrt& Technrraf Services Report To: Development and Technical Services Committee Date of Meeting: March 30, 2009 Submitted By: Alain Pinard, Interim Director of Planning (741-2319) Prepared By: Lisa Thompson, Planning Technician (741-2847) Ward(s) Involved: Ward 5 -Forest-Rockway Date of Report: February 27, 2009 Report No.: DTS-09-039 Subject: ZONE CHANGE APPLICATION ZC08125/B/LT 11 BELMONTAVENUE WEST ROSEN KOLEV & HRISTNA KOLEVA RECOMMENDATION: That Zone Change Application ZC081251BILT (11 Belmont Avenue W -Rosen Kolev & Hristina Koleva) for the purpose of changing the zoning from Residential Five Zone (R-5) to Neighbourhood Institutional Zone (I-1) with a Special Use Provision and a Special Regulation Provision, on lands legally described as LOT 395 PART LOT 396 PART LOT 398 PLAN 230, in the City of Kitchener, be approved in the form shown in the "Proposed By-law" dated February 27, 2009, attached to Report DTS-09-039, without conditions. 9-1 BACKGROUND: The subject property is located on the north-west corner of the intersection of Belmont Avenue West and Queens Boulevard. The site is developed with one single detached dwelling. The property is bounded to the west by an existing health office and to the north by a single detached dwelling. The applicant has applied for the zone change to permit a Health Clinic use on the property. The zone change application is required as the existing R-5 zoning does not permit a health clinic use. The proposed health clinic use will be contained within the existing building along with one residential dwelling unit. The size of the health clinic will be limited based on the amount of parking that can be accommodated on site. Development of the property as a health clinic and dwelling unit will be subject to site plan control under Section 41 of The Planning Act. REPORT: Planning Comments: The applicant is proposing to change the zoning on the subject property from Residential Five Zone (R-5) to Neighbourhood Institutional Zone (I-1) with a Special Use Provision to permit a Health Office or Health Clinic use and a Special Regulation Provision to allow aisles giving direct access to abutting parking spaces to be located 2.1 metres and 2.6 metres from the street line; to allow egress of vehicles from required parking spaces adjacent to Belmont Avenue West in a rearward motion; to allow a southerly side yard setback of 2.1 metres and to permit a health office or health clinic to have a maximum gross floor area of 135 square metres. The owner proposes to operate a health clinic for massage therapy, naturopathic medicine and physiotherapy with on site parking and one dwelling unit. The property is designated as Low Rise Residential in the City's Official Plan. This designation supports and encourages a mix of non-residential uses in residential areas at a scale and in locations appropriate to an area of low rise housing. Non-residential uses such as convenience commercial, day care facilities, health offices and health clinics are permitted where they are considered to be compatible with Low Rise Residential development subject to specific locational criteria. The subject property is located one block from St. Mary's General Hospital and immediately adjacent to two properties on Queens Boulevard zoned I-1 with Special Use Provisions permitting the use of health clinic and health office. A health office is defined as having a maximum of two health professionals provide services and a health clinic is defined as having three or more health professionals provide services. The subject property is ideally located to support a Health Clinic considering its proximity to St. Mary's Hospital and other medical offices. The property is also on a public transit route which provides ample opportunity for accessibility. In order to accommodate the health clinic and dwelling unit uses on site, the applicant is proposing to add a 5 space parking lot facing Queens Boulevard which is in keeping with the adjacent medical offices, and to provide an additional 5 parking spaces off of Belmont Avenue West in an area of the site that is already asphalted and used for parking. The exterior of the existing dwelling will remain residential in appearance thereby not impacting the residential character of the area. Details of the site development will be reviewed through the site plan approval process and will be subject to Section 41 of the Planning Act. Planning staff are of the opinion that the proposed zone change from Residential Five Zone (R-5) to Neighbourhood Institutional Zone (I-1) with a Special Use Provision and a Special Regulation Provision is appropriate forthe subject property. The zone change application is consistent with Section 1.1.3.3 of the 2005 Provincial Policy Statement, which requires 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. 9-2 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 the Neighbourhood Institutional Zoning designation with a Special Use Provision and Special Regulation Provision meets the policies of the Growth Plan. The proposed I-1 zoning category will maintain the opportunity to convert the building back to a single detached dwelling use in the future. DepartmentlAgency Comments: The City's Engineering Services Division, Building Division, Transportation Planning Division and Community Services Department have no concern with the proposed zone change application. The Regional Municipality of Waterloo, Grand River Conservation Authority and Waterloo Catholic District School Board have no concern with the proposed zone change application. Property Owner Comments: The zone change application was circulated to all property owners within 120 metres of the subject property. Of the two responses received, only one voiced concern with the proposed zone change. The areas of concern related to a parking lot being located adjacent to a residential property creating a lack of privacy, noise, traffic, security issues and a devaluation of property value. To address the concerns raised, staff comment as follows. The existing property has an asphalt area adjacent to the abutting residential property that is used for parking. The same area will be used for parking, but the actual asphalt surface area will be reduced. A 1.8 metre high solid visual barrier will be required for the length of the property line abutting the residential property ensure that privacy is maintained. The size of the proposed health clinic at 135 square metres will not create a significant increase in traffic volume or noise to and from the property. In addition to the proposed health clinic, the applicant will be maintaining one residential dwelling unit in the building which will provide a measure of security for the subject property as well as abutting properties. FINANCIAL IMPLICATIONS: No Capital expenditures are required as part of the approval or development of these lands. COMMUNICATIONS: Preliminary circulation of the zone change application was undertaken on November 24, 2008 to all property owners within 120 metres of the subject lands. Comments received from property owners are included as part of this report in Appendix `B'. Furthermore, Department/Agency Comments are included as part of this report as Appendix `A'. Notice of the March 30, 2009 public meeting of the Development and Technical Services Committee will be advertised in The Record on March 6, 2009. All property owners who submitted written comments in response to the circulation have been mailed a copy of the staff report. CONCLUSION: The Development and Technical Services Department recommends that Zone Change Application ZC08/25/B/LT for the purpose of changing the zoning from Residential Five Zone (R-5) to Neighbourhood Institutional (I-1) with a Special Use Provision and a Special Regulation Provision on the property known as 11 Belmont Avenue West be approved in the form shown in the Proposed By-law dated February 27, 2009, without conditions. A ~ 3 7 ~ ~~ ~ .~ -°" ~° visa Tho ps ,CPT Planning Te r nician ,: :~ _ ~ , Alain Pinard, MCIP, RPP Interim Director of Planning At~a~hmPn~~' Proposed honing Bylaw Newspaper Advertisement Appendix `A' -- DepartmentlAgency Comments Appendix `B' -Property Owner Comments ~~~. Della Ross, MCIP, RPP Manager of Development Review 9-4 PROPOSED BY-LAW February 27, 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 - Rosen Kolev & Hristina Koleva -Belmont Avenue 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. 71 of Appendix "A" to By-law Number 85-1 is hereby amended by designating as Neighbourhood Institutional Zone (I-1) with Special Use Provision 384U and Special Regulation Provision 489R instead of Residential Five Zone (R-5), the parcel of land described as Lot 395, Part Lot 396 and Part Lot 398, Plan 230, in the City of Kitchener. These lands are shown on Map No. 1 attached hereto. 2. Schedule No. 71 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 384 thereto as follows: "384. Notwithstanding Section 31.1 of this By-law, within the lands zoned I-1 as shown on Schedule No. 71 of Appendix "A"and described as Lot 395, Part Lot 396 and Part Lot 398, Plan 230, a health office or health clinic shall also be permitted in accordance with the regulations set out in Section 31.3.4." 4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 489 thereto as follows: "489. Notwithstanding Section 31.3.4, Section 6.1.1.1 a) iv) and Section 6.1.1.2 b) of this By-law, within the lands zoned I-1 as shown on Schedule No. 71 of Appendix "A" and described as Lot 395, Part Lot 396 and Part Lot 398, Plan 230, the following regulations shall apply only for the building existing on the date of passing of this by-law: 9 - S a) the maximum gross floor area for a health office or health clinic shall be 135 square metres; b) the minimum southerly side yard setback shall be 2.1 metres; c) a drive aisle giving direct access to abutting parking spaces within a parking area adjacent to Queens Boulevard shall be located 2.1 metres from the Queens Boulevard street line and 2.6 metres from the Belmont Avenue West street line; d) ingress and egress in a forward motion shall not be required forthe required parking spaces adjacent to Belmont Avenue West." PASSED at the Council Chambers in the City of Kitchener this day of A. D., 2009. 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The owner has applied to change the zoning on the lands to Neighbourhood Institutional Zone (I-1) with a Special Use Provision to allow a health clinic use, and a Special Regulation Provision to obtain relief from the I-1 regulation pertaining to side yard setback and to limit the gross floor area for a health clinic to 135 square metres, and relief from the parking regulations pertaining to the setback of aisles giving direct access to abutting parking spaces from the street line and the requirement for parking spaces to exit the site in a forward motion. 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, March 30, 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 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. 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