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HomeMy WebLinkAboutDTS-09-036 - Zone Change App ZC 08/23/G/KA - 921 Glasgow St~.ITC~I E~ Development & Terhr~kal5ervrces Report To: Development and Technical Services Committee Date of Meeting: March 30, 2009 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2319) Prepared By: Katie Anderl, Senior Planner (519-741-2987) Ward(s) Involved: Ward 6 Date of Report: March 4, 2008 Report No.: DTS-09-036 Subject: ZONE CHANGE APPLICATION - ZC08/23/G/KA 921 GLASGOW STREET 2117988 ONTARIO INC. (Z GROUP) RECOMMENDATION: A. That Zone Change Application ZC081231GIKA for 921 Glasgow Street (2117988 Ontario Inc), for the purpose of changing the zoning from Residential Six Zone (R-6) and Residential Six Zone (R-6) with Special Regulation Provision 267R to Residential Seven (R-7) with Special Regulation Provision 488R and Holding Provision 54H on lands legally described as, PART LOT 34, GCT being PARTS 1, 2, 3 and 4, 58R-15652, be approved in the form shown in the attached "Proposed By-law" dated February 19, 2009, attached to DTS Report DTS 09-036, and further B. That the Design Brief, dated March 3, 2009 prepared by Labreche Patterson & Associates Inc., for 921 Glasgow Street, and attached to DTS Report DTS09-036 as Appendix "B", be adopted; 11-1 EXECUTIVE SUMMARY: 2117988 Ontario Inc. (Z Group) is proposing to change the zoning of 921 Glasgow Street from Residential Six Zone (R-6) to Residential Seven Zone (R-7) with Special Regulation Provision 488R and Holding Provision 54H. The proposed zoning will allow the site to be developed with a medium-rise residential development which could consist of multiple dwellings, townhouses and/or a residential care facility. In accordance with the Mixed Use Node designation, the owner has prepared a site specific Urban Design Brief to address compatibility between the subject site and neighbouring lands. The Design Brief has informed the proposed special zoning regulations, and will guide any future site development. Planning staff recommend that the proposed zone change be approved and that the Urban Design Brief be adopted. BACKGROUND: The subject property is located on the south side of Glasgow Street between Fischer Hallman Road and University Avenue. The lands are located within a Mixed Use Node and are currently zoned Residential Six Zone (R-6) and R-6 with Special Regulation Provision 267R which permits a maximum of 58 single detached dwellings on one lot, with special side yard setbacks. The subject lands are currently vacant, however previously contained one single detached dwelling. This dwelling received approval for demolition in late 2008 and has subsequently been removed. There is a railway to the south of the subject parcel. Lands to the east contain an existing low rise subdivision, consisting of single detached dwellings. Lands to the west contain a large high school. The lands north of the subject lands (across Glasgow Street) contain street fronting townhouses. Other nearby lands uses include a commercial plaza and a medical centre. A low rise residential subdivision 30T-88042 was approved for the lands in 1989 and was amended in 1996. The subdivision approval was for two residential blocks, as well as a park/trail block and the realignment of Glasgow Street. Stage one of the subdivision has been registered and has been developed with townhouse units that front onto Glasgow Street. Glasgow Street has also been reconstructed and realigned. The subject lands represent the second stage of the subdivision. At this time, no specific development is proposed. Any future development will require Site Plan Approval and further consideration of the final stage of the Subdivision. Staff note that there is a 0.3 metre reserve along the Glasgow Street frontage that must be lifted prior to future development of the lands. There is also a 0.3 metre reserve along the Northforest Trail frontage that will not be lifted, and will only allow access to the site for emergency services and pedestrians. The subdivision approval also provided for a trail connection across the rear of the site. This portion of the lands is zoned Open Space Zone (P- 2) and will remain P-2. The lands for a trail connection will be dedicated through future development approval processes (i.e. through Site Plan Approval or registration of the Plan of Subdivision). REPORT: 1. Planning Comments Official Plan Designation The subject lands are designated Mixed Use Node in the City's Official Plan. When the Mixed Use Node designation was created as part of the City's Commercial Policy Review in 2001, the intent was to create new Mixed Use Node zoning to implement the designation (in a similar fashion to the Mixed Use Corridor zoning, on which work is underway). Staff anticipate the future Mixed Use Node zoning will proceed over the coming years and will be applied to the subject lands. However, until new zoning is in place, each proposal in a Mixed Use Node must 11-2 be considered individually, and must proceed on its merits, in accordance with the Mixed Use Node designation. As outlined in the Official Plan, Mixed Use Nodes are distributed throughout the City and allow for compact, transit supportive development. Mixed Use Nodes are intended to intensify over time and provide balanced distribution of commercial, multiple residential and institutional uses and individual properties should be zoned to achieve this mix of uses. Today this node consists of a commercial plaza anchored by a food store, a second smaller plaza, a medical centre, Resurrection Catholic Secondary School, and the subject lands. Currently, higher density residential uses are absent from this node. For a node to be successful, it is important to ensure a mix of uses and an increased density. Staff are of the opinion that the proposed R-7 Zone complies with the Mixed Use Node designation. Mixed Use Nodes are also identified in the Kitchener Growth Management Strategy (KGMS) as intensification areas (defined by the Growth Plan for the Greater Golden Horseshoe). Intensification areas are intended to cumulatively attract a significant portion of population growth, provide a diverse and compatible mix of land uses, support transit, walking and cycling, achieve higher densities than surrounding areas, and achieve an appropriate transition of built form to adjacent areas. Individual sites within such intensification areas may have relatively high densities as is the case for the subject lands. In fact, the KGMS has identified that lands within many nodes have density potentials similar to the downtown - on a site specific basis. In order to be able to meet the density and other planning objectives set out in Places to Grow, the City will need to rely on such site specific intensification opportunities to cumulatively increase the density of the entire community. Official Plan policy also requires that new development be compatible with surrounding residential neighbourhoods. Staff have required that the applicant prepare a site specific urban design study in support of the proposed Zone Change. Where possible, specific design requirements have been incorporated into the proposed zoning by-law amendment, and other recommendations will be implemented through future site plan processes. The Master Plan included as part of the Brief is intended to guide the future layout of the property highlighting the general location of buildings, vegetation to be protected, and pedestrian and vehicular connections. The Design Brief is attached as Appendix "B" to this report -further discussion is provided below. Existing & Proposed Zoning The lands are currently zoned R-6 which permits a range of residential uses including single detached dwellings, semi-detached dwellings, townhouses, small residential care facilities (less than 9 residents) and multiple dwellings to a maximum height of 10.5 metres (about 3 stories) and a maximum Floor Space Ratio (FSR) of 0.6. The proposed R-7 zone permits the same uses as are permitted in the R-6 zone, however the regulations permit a higher density, higher building heights and residential care facilities with more than 9 residents. Staff are of the opinion that the range of uses permitted in the R-7 zone is appropriate for the development and use of the lands. The permitted densities and building height are the primary difference between the R-6 and R-7 zones. The Mixed Use Node designation states that, "In locations that immediately abut low rise residential land uses, new development shall be permitted having a maximum FSR ranging between 0.6 and 2.0." The proposed zoning would allow a maximum FSR of 1.0. Using KGMS assumptions for unit size and residents per unit, staff have compared assumed densities of the R-6 and R-7 zoning at 50%, 75% and 100% buildout in the table below to illustrate what the 11-3 increased FSR may mean for the number of units and residents that could be accommodated on the site. The comparison is based on development of apartment style multiple dwellings, with an average unit size of 1000 square feet (93 square metres) and 1.8 residents per unit. The site is 4.05 hectares in size. 100% R-6 R-7 FSR 0.6 1.0 Number of Units 261 units 435 units Total People 470 people 783 people Residents per hectare 116 193 Residents & jobs per hectare 119 199 75% FSR 0.6 1.0 Number of Units 196 units 323 units Total People 352 people 580 people Residents per hectare 87 143 Residents & jobs per hectare 89 147 50% FSR 0.6 1.0 Number of Units 129 units 217 units Total People 232 people 391 people Residents per hectare 57 97 Residents & jobs per hectare 59 99 Note: numbers have been rounded Table 1-Density Comparisons It is anticipated that the Region will establish a minimum of 60 residents and jobs per hectare as the density target for the City of Kitchener. Staff expect that the site will likely be developed at about a 75% buildout. This is the density reasonably expected on the site once landscaping, parking and other site facilities have been considered. As shown above, this would create about 323 units and about 580 people, resulting in approximately 143.3 people per hectare (using the KGMS calculations, including home businesses, this would equal about 147 people and jobs per hectare). The 75% buildout is also consistent with the assumption of 320 units used for the Traffic Study (prepared in support of the application by Paradigm Transportation Solutions Limited). The Traffic Study has indicated that the site will generate 179 and 176 trips during the AM and PM peak periods respectively. This represents a total of about 1790 trips a day generated by the subject lands. The Study indicates that by 2013, with the proposed development and traffic growth projections, future daily traffic volumes on Glasgow Street are estimated to be approximately 3,000 vehicles/day at University Avenue and 6,000 vehicleslday at Fischer Hallman Road. The future daily two-way volumes are within the expected design range of a major collector of 8,000 vehicles/day. Transportation Planning has indicated that should the number of units increase at the time of Site Plan Approval a further Traffic Study may be required to determine if any additional road improvements are necessary. Additional discussion with respect to traffic is provided in the Department/Agency Comments and Property Owner Comments sections of this report. An Urban Design Brief has been prepared in support of the proposed zone change and serves a dual function: it informs the proposed zoning, and provides guidelines to future development. 11-4 From a design and site development point of view much can be done to mitigate both real and perceived impacts of an increased density and building height. The Brief contains four general design principles that generally focus on ensuring that any future development is compatible and appropriate within the context of the existing neighbouring. The Official Plan outlines that Design Briefs should address the placement, orientation and setbacks of buildings, building height, site access and driveways, preservation of significant trees and vegetation, and landscaping including new or enhanced buffers and screening, among other items. Staff are of the opinion that the Design Brief for 921 Glasgow Street and the associated Master Plan addresses each of these items, with an emphasis on enhanced compatibility between the subject lands and neighbouring properties. The first principle in the Brief works to establish an attractive public realm and streetscape. This will help to ensure that the design of any future development contributes positively to the neighbourhood through the use of high quality perimeter landscaping, lighting, and entrance features. The second principle focuses on creating a pedestrian oriented environment. Mixed Use Nodes are intended to have strong pedestrian linkages with surrounding development. As such, the proposed Master Plan identifies the primary pedestrian connections within the site, and linking the site to the community, including pedestrian connections to Glasgow Street, Northforest Trail, and to the future community trail. The Brief also requires that on-site cycling facilities be provided for visitors and residents, that all sidewalks allow barrier-free access and that pedestrian scale lighting be provided on-site. The third and fourth design principle focuses on reinforcing compatibility between the subject lands and surrounding properties through buffering, setbacks, and building design. Staff have had several discussions with neighbouring property owners with respect to the compatibility of future development with the neighbouring single detached dwellings. As is discussed in detail in the Property Owner Comments section of this report, staff have considered the concerns of the neighbourhood with respect to compatibility. Compatibility does not imply that neighbouring developments must be the same. It refers to the level of impact. The recommendations of the Design Brief aim to minimize and mitigate potential impacts of a future development on the subject lands. In this respect, the design brief includes a typical cross-section between a neighbouring home and the subject property. The cross-section illustrates sightlines with respect to the view from neighbouring properties to the subject lands, and overlook from the subject lands into neighbouring properties. There are two primary elements that mitigate visual impacts. These include establishing an appropriate transition in building height across the site, and protecting and enhancing the 6.1 metre wide treed buffer (shown on the images on the following page). Staff recommend that future buildings be stepped from east to west across the site with a maximum height of 13.5 metres (approximately 4 stories) nearest the eastern side yard, to a maximum height of 24.0 metres (approximately 8 stories) nearer the western side yard, thereby limiting building height in proximity to the single detached houses. These recommendations have been incorporated as a special regulation into the Proposed Zoning By-law. 11-5 I 1~ d " '°`~ a~ n . `. .. r ~~ *, ~ y #_~ .. ;n ,ya., ~,~ y ~~ {~u i ' ~1 ,a pp ~ r~ ~, I a ~ ~ I r ~ ' -'~ _ R~~~..iw a ~~. ~~ oll~ ~ni ~p ', F s 5' it ~ ~~ 1 9 • ~ Fes{ ~.` ` "~ ~~ ~ ~~~ ~ ~~. 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Therefore, as shown on the cross section contained in the Design Brief, during the summer months the treed buffer will provide a great deal of screening between the subject property and neighbouring houses. Staff note that there are many larger coniferous trees located more centrally on the site as well. Through the site plan process, efforts will be made to protect these large trees, through landscaping and site design. Through the future site plan approval process, staff expect that there will be a requirement to enhance the vegetated buffer with additional plantings and fencing. A Tree Preservation and Enhancement Plan will be required at the time of Site Plan approval, in accordance with the City's Tree Management Policy. Through the review of this plan, additional setbacks between the trees and buildings may be required to ensure the protection of the vegetated buffer during construction and for the life of the development. Such details will be finalized thought the Site Plan Approval process. Staff are of the opinion that the treed buffer, together with the maximum building height of 13.5 metres (approximately four storeys), will mitigate the sight lines with respect to view from the rear yards of adjacent home owners, and overlook from future buildings into adjacent the rear and side yards. The Brief also outlines the preferred built form for any future development. The Design Brief is not intended to dictate a particular architectural style, however, it will work to guide the quality and design of the buildings so that they complement and are compatible with the surrounding community. For example, the design guidelines recommend that the top floor of buildings be incorporated into the roofline through architectural details to help reduce the overall appearance of height. 2. Property Owner Comments Preliminary circulation of the Zone Change was undertaken on October 1, 2008 to all property owners within 120 metres of the subject lands and a Neighbourhood Meeting was held on November 13t" 2009. In addition, staff have met with neighbourhood representatives on a number of occasions to discuss their concerns with the proposed zone change. Staff received numerous responses from neighbouring property owners including letters, emails, a signed petition, and comprehensive Community Response to the Rezoning. In total 57 households provided responses to the proposed zone change application. The Neighbourhood Association has expressed interest in participating in future site plan processes. As such, staff will circulate Neighbourhood Association representatives when a Site Plan application is received. Representatives will have the opportunity to provide comments on the proposed Site Plan, building elevations and landscape design at the Site Plan Review Committee Meeting. The community has identified a number of concerns with respect to the proposed zone change and the future development of the lands. Staff have consolidated the concerns raised into several categories; each are discussed below. Increase in Population l Density This is perhaps one of the more frequent concerns raised by residents. In the Community Response the neighbourhood has provided density assumptions for the total 100% build out of the site at R-6 and R-7 densities of 430 and 720 people, respectively. Staff have compared these density projections to the projections using Kitchener Growth Management Strategy (KGMS) methods. Though arrived at somewhat differently, the neighbourhood assumptions are reasonable as they are between the 75% and 100% buildout (see Table 1). The community considers the increase in the number of residents at either the existing R-6 or proposed R-7 11-7 densities excessive. While the density of the subject lands may be higher than on neighbouring parcels, staff are of the opinion that if developed appropriately the subject lands will be compatible with neighbouring low-rise uses. As previously discussed, infill opportunities should not be underutilized. Infill sites within intensification areas are relied upon in order to balance the lower densities in surrounding areas. The test for whether the density is appropriate should not be the density in itself, but whether it is compatible with surrounding development. Compatibility does not mean the same, but should be judged by impact. The concerns raised relate to such impacts as traffic, noise, privacy, and adequacy of infrastructure Traffic Staff received many responses from nearby residents with respect to an increase in traffic volume. Residents are concerned with the existing traffic along Glasgow Street and any increase in traffic volume associated with the proposed development. Residents also question whether improvements would be necessary as a result of other development in the area such as the future Ira Needles commercial site (at Ira Needles Boulevard and University Avenue). First, with respect to the traffic associated with other developments, staff comment that the owner of the subject lands cannot be responsible for any improvement associated with other developments. However, the 2013 projections in the Traffic Study, have taken into account impacts associated with the future development at Ira Needles Boulevard -University Avenue and has indicated that the traffic volumes do not require signalization at the University Avenue - Glasgow Street intersection. However, as developments occur Transportation Planning will continue to monitor the intersection and forward any recommendations on to the Region of Waterloo. University Avenue is a Regional Road and any recommended changes in intersection control would need to be verified and implemented by the Region's Traffic Department. Residents are concerned with a number of issues with Glasgow Street as it currently exists and operates. These include traffic speeds and volumes, collisions, on-street parking, traffic calming, use of Glasgow as a shortcut, road geometrics and visibility on Glasgow Street at the future site entrance. In order to address these concerns, Transportation Planning has conducted a site investigation, traffic counts at the Glasgow Street and University Avenue intersection, and preliminary spot speed studies to determine the current traffic operating conditions. Traffic Speeds: Average speeds are measured at the 85% percentile. Between Fischer Hallman Road and the curve the average speed eastbound is 52 km/h and westbound is 50 km/h. Between University Avenue and the curve the average speed southbound is 41 kmlh and northbound is 43 kmlh. The preliminary speed data shows that operating speeds are generally at or below the posted speed limit. It is noted that the speed advisory equipment is available for use by residents. Speed Advisory is an educational initiative providing awareness to both motorists and residents of vehicle operating speeds. An eighteen-inch (18") LED display board and radar gun are set up and monitored. The speed of oncoming vehicles is relayed from the radar gun to the LED display, indicating their operating speed. In addition to the Speed Advisory equipment, there are also signs that accompany the unit reminding motorists to "Check Your Speed", and/or "Slow Down". The information gathered from this program is not only valuable to the City of Kitchener and the Waterloo Regional Police Services as it allows us to keep an up-to-date inventory of vehicle speeds along different streets within the City of Kitchener, but it also is a front line proactive approach to traffic safety, visible by all members of the community. Residents may contact Transportation Planning to arrange for use of the speed advisory equipment. 11-8 Traffic Volumes: Transportation Planning conducted a traffic count on January 14, 2009 on Glasgow Street at University Avenue. Existing daily traffic volumes were recorded to be 766 vehicles travelling northbound and 1187 vehicles travelling southbound, with the two-way traffic totaling 1944 vehicles /day. This volume is within the range normally expected for a major collector road. Future traffic volumes on Glasgow Street are addressed in the traffic study completed for the subject property. In reviewing the existing traffic volume patterns, it appears that non-local through traffic is using Glasgow Street as a short cut between University Avenue and Fischer Hallman Road predominantly in the AM peak period. The section of Glasgow Street between University Avenue and Fischer Hallman Road is designated in the City's Official Plan as a major collector road. As a collector road, it is intended to collect and distribute traffic between local streets, other collector streets and the arterial road system, and to carry through traffic between neighbourhoods. The Transportation Association of Canada, Geometric Design Guide outlines typical planning and design characteristics for urban residential collector roads, and indicates a volume range of up to 8,000 vehicles l day for this type of road classification. A discussion on future traffic volumes has been provided in the Department/Agency Comments section of this report. In summary, based on the conclusions of the Traffic Study future volumes are anticipated to be within the design range for a residential collector road of 8,000 vehicles per day. Collision History: A collision history was conducted dating back to 2004 until December 2008, and indicated two reported collisions along this section of roadway between University Avenue and Fischer Hallman Road. On-street Parking: Area residents are concerned that the parking which occurs on both sides of Glasgow Street, in conjunction with the roadway geometrics, affects normal traffic flow and creates a potential safety problem. Based on field investigations, this parking is being generated for the most part by the drop-off/pick-up of students attending the adjacent Resurrection High School. It is intended through consultation with area residents, that the current parking regulations be revised to address the parking issue. Traffic Calming: The City of Kitchener reviews all locations that are requested for traffic calming (speed humps, curb extension, etc.) and then prioritizes them based on a listing that is determined using various factors including volumes, speeds, collisions, pedestrian generators (i.e. schools) and impact on emergency services. From this list, typically three or four locations are selected each year for a formal traffic calming review. Based on existing traffic volumes, speeds, and collisions this location is not warranted for traffic calming at this time. Annual monitoring through the traffic calming review will update the analysis data. In the meantime, the recommendations outlined in this report are intended to address the operating issues. Road Geometrics: The concerns of the unsafe road geometrics related to the grades and the curvature does not appear to be reflected through the speed and collision experience. Changes to the parking regulations will be considered in consultation with the residents to assist in maintaining optimum sight lines along the road and at the future driveway at 921 Glasgow Street. Future Driveway Access to Glasgow Street: The site is required to provide driveway access to Glasgow Street. The site will not be granted access directly to the local road system (i.e. Northforest Trail) except for emergency access and pedestrian/cyclist access. In order to determine the appropriate location for safe operation of driveways for the future development, 11-9 further investigation will be required at the time of Site Plan approval to determine the actual operating speeds in this vicinity, and investigate options to improve the sight distance (i.e.. parking controls, specific landscaping requirements). Currently the 50km/h speed limit is signed, there are "Curve Warning" signs with posted speed warning tabs of 30kmlh on both approaches to the curved section of Glasgow Street and it is recommended that a centreline be painted through the curved sections to better delineate the travel lanes. Noise With respect to traffic noise, staff acknowledge that a certain level of noise is associated with development in close proximity to major collector roads (Glasgow Street), and primary arterial roads (University Avenue and Fischer Hallman Road). Staff comment that the presence of these roads is an existing situation and will not drastically change as a result of the proposed zone change application. Respondents also raised concerns with the level of noise associated with a development under the current R-6 regulations versus the proposed R-7 regulations. Under the proposed regulations, the site driveway is required to be set back a minimum of 6.1 metres from the property line, which removes it from the most easterly side yard. The existing zoning does not provide for this. With respect to noise associated with an increase in the number of people living on the lands, staff concur that there will be an increased level of noise expected with any type of development over an inactive farm parcel. Staff expect that noise associated with a multiple residential site or residential care facility will be significantly less than noise associated with a commercial or mixed use development, which are also permitted in a mixed use node (but not contemplated for this site). Through the future site plan process staff will direct noisier site features such as garage entrances and loading areas to be orientated away from adjacent low rise residential development. Privacy Maintaining privacy is also of concern to residents. Staff believe that privacy concerns will most impact those property owners who live immediately adjacent to the gas easement to the east of the subject lands. However concerns have also been expressed by those who live on Glasgow Street opposite the subject lands. With respect to Glasgow Street, through the Design Brief and future Site Plan approvals, staff will require that the future development appropriately addresses Glasgow Street. This will involve the approval of building elevations, landscaping and lighting plans. In addition, the Design Brief contains guidance on establishing an attractive streetscape. As was previously discussed significant efforts have been made to ensure that there is an appropriate transition between neighbouring low rise residential areas, and the subject lands. The typical cross-section contained within the design illustrates that with the proposed 13.5 metre (four storey) building there will be minimal overlook from buildings on the subject lands into the rear/side yards of neighbouring properties. This cross-section takes into consideration the change in grade between the properties, the height of the existing trees, as well as the spatial separation afforded by the utility easement and the 6.1 metre vegetated buffer. The cross-section also identifies that further consideration should be given to locating the driveway immediately adjacent to the vegetated buffer. Staff recognize that some residents may prefer to have the driveway located away from the property line, however the driveway would allow approximately 7.6 metres of additional space between the existing buildings and buildings on the future site. Vegetated Buffer and Trees: There is currently a stand of trees along the eastern property line of the subject lands. These trees are located on either side of the existing driveway and provide 11 - 10 a visual barrier for neighbouring property owners. Many individuals have questioned whether all the existing trees can be maintained. Staff have reviewed this tree line from an environmental point of view, and also note that there is an existing Tree Preservation Plan which was approved as part of the Plan of Subdivision. An update to the tree preservation plan will be required as part of any future development process (whether or not the zone change in approved). In addition, the staff recommend that a minimum side yard setback of 6.1 metres (20 feet be established along the entire eastern property line. This setback will apply to buildings and driveways and will protect the vegetation nearest the eastern property line. The Tree Preservation Plan may include recommendations to further protect the dripline and root system of the trees and may require that an additional setback be provided beyond the minimum 6.1 metres. In addition, through future development staff will likely require that an additional visual barrier, such as a solid wood fence, be installed along that property line. Adequacy of Infrastructure Engineering Services was circulated the proposed zone change for their comments with respect to the water, sanitary sewers and storm water management. They have indicated no concern with the proposed zone change. Lack of Site Plan Many residents have questioned whether it is premature to consider the rezoning of the lands without a specific development proposal. Staff comment that while it may be preferable to have a proposal, it is not prerequisite of the zone change. Furthermore, even if a proposal were in place, staff cannot guarantee that it will be built or that a new development will not be applied for and approved. Establishing appropriate zoning and development principles through the Design Brief offer a much higher level of certainty than an approved site plan that a site will be developed as contemplated. While the Design Brief cannot dictate the exact layout of the site, it does address issues of compatibility, give guidance to the future built form, access and landscaping. The attached Design Brief has informed the special zoning regulations which will establish an appropriate transition from low rise residential to medium rise residential across the subject lands. Staff also recommend that the Design Brief be adopted by Council and any major departure from the Design Brief would be brought back to Council before a development application is approved. The Design Brief will be used in the evaluation and approval of any future development whether it consists of a senior's development with a nursing home, a mix of low and medium rise apartments, a townhouse development or some combination of these. Community Trail Several individual responses as well and the Community Response raise some concerns with respect to the proposed connection of the small neighbourhood park to the community trail system. The trail location was established in the original draft approved plan of subdivision. Lands at the rear of the property, adjacent to the railway will be secured through Parkland Dedication through the future Site Plan approval process or registration of the plan of subdivision. Staff expect that the trail will link to the small park on Northforest Trail, completing this leg of the trail system. Some concerns have been raised with respect to students congregating in the park area. Community Services staff expects that once the trail has been connected it will be seen as a through route, and will not lend itself as a congregation point. Also, once the subject lands have been developed, it will create a situation with greater visual surveillance "eyes on the street" and may become a less attractive place for students to congregate. With respect to illegal activities that may occur, staff are of the opinion that such issues should be reported by residents to the appropriate authority when they occur. Staff believe that the City's role in such matters is to design spaces using best practices such as Crime Prevention Through Environmental Design to discourage such activities. 11 - 11 The neighbourhood has made the suggestion that the Community Trail be extended along the rear of the property from Resurrection and along the eastern side of the property to Glasgow Street. Staff find this proposal problematic, as it would be difficult to acquire all the required lands from the owner for a City owned trail. It is also unlikely that the owner would agree to locate a public trail on private property. Community Services has indicated that they could explore extending a trail connection along the existing gas easement which is located between the subject lands and the subdivision to the east. Decrease in Property Values Several property owners raised concern with a decrease in property values. Planning staff do not have the expertise to comment on real estate market conditions and the value of homes. Staff recognize that any development immediately adjacent to the existing neighbourhood will have some level of impact. While the established neighbourhood is located in an urban area, bordered by a primary arterial road and a railway, residents have enjoyed living adjacent to an inactive farm parcel for many years. The subject lands have been contemplated for residential development since the time the neighbourhood was established in 1989. At that time, the lands were designated Low Rise Residential. However in 2001, they were redesignated Mixed Use Node as part of the comprehensive Commercial Policy Review. The Policy Review and Mixed Use Node designation were advertised as required, and the designation was not challenged at the time it was approved. In the future, staff anticipate that Mixed Use Node zoning will be applied to all properties within Mixed Use Nodes (similar to the rezoning currently underway for Mixed Use Corridors). However, because Mixed Use Node Zones have not yet been implemented, any zone change within a Mixed Use Node must still conform to the policies contained in the Official Plan. As such staff are of the opinion that the proposed zone change, with the proposed special regulation and the Design Brief addresses issues of compatibility, is appropriate, and represents good planning. 3. DepartmentlAgency Comments The application was circulated to all applicable agencies and internal departments. The Building Division, Engineering Division, Community Services, School Boards, the Grand River Conservation Authority, Heritage Planning and Environmental Planning have no concerns with the proposed zone change. CN Rail has noted that future development will need to comply with CN's principle main line requirements. Staff note that the required 30 metre setback to residential buildings is already provided for in the General Regulations of the zoning by-law and that specific requirements such as fences and a berm will be implemented through future development approval processes. Transportation Planning has reviewed the Transportation Impact Study prepared in support of the subject development and generally concur with the methodology and conclusions. Today, the estimated daily volume on Glasgow Street is about 4370 vehicles/day. Glasgow Street is designated in the Official Plan as a major collector road and is designed to carry up to 8,000 vehicles per day. The study estimates that the site will generate approximately 179 two-way vehicle trips in the AM peak hour and 176 two-way trips in the PM peak hour. This represents about 1790 vehicles per day. With the proposed development and traffic growth projections, the 2013 future daily traffic volumes on Glasgow Street are estimated to be approximately 3,000 11 - 12 vehicles at University Ave. and approximately 6,000 vehicles per day at Fischer Hallman Rd. The higher traffic levels expected at Fischer Hallman Road is due to the fact that more vehicles use this intersection than the University Avenue intersection. The future daily two-way volumes are within the expected design range of up to 8,000 vehicleslday. Transportation Planning and the Region of Waterloo concur with the findings of the study which indicates that by 2013 with full development of the site and background traffic growth, traffic control signals will not be warranted at the Glasgow Street -University Avenue intersection, and that this intersection will continue to operate with acceptable overall levels of service during the AM and PM peak hours. It is noted that individual turning movements out of Glasgow St. will operate at a poor level of service and will experience delays. Transportation Planning will continue to monitor the intersection and will make recommendations to the Region of Waterloo for verification and implementation of any changes to intersection control. With specific respect to the subject lands, analysis of the projected traffic volumes at the driveway indicates that a left turn lane would be required on Glasgow Street to accom- modatevehicles turning into the site. Also, based on field investigations, the study indicates that sight distances from the existing driveway entrance westerly along Glasgow Street is less than design standards fora 70 km/h road design speed. At the time of Site Plan Approval, further studies will be required to confirm operating speeds and required sight distance in this vicinity, to determine the appropriate location for the safe operation of future driveways, and to define any road improvements associated with turning lanes. The Region of Waterloo has requested that a transportation, vibration and stationary noise study be prepared in support of the proposed zone change. Planning staff note that residential development is already permitted on the lands, however the proposed zone change would allow greater densities and a potentially higher number of units. Following discussions with the owner, the Region is prepared to support the zone change to R-7 provided a Holding Provision is added to the lands. As such a holding provision has been recommended as part of the proposed zoning for the property to restrict residential development until such time the Noise Study is submitted to the Region for review and approval. 4. Provincial Policy Considerations 2005 Provincial Policy Statement The PPS promotes building `healthy, liveable and safe communities', providing an appropriate mix of different land use types, efficiently using services and facilities, maximizing opportunities for public transit use, and promoting intensification. Staff are of the opinion that the proposal to rezone the subject lands from R-6 to R-7 is consistent with the 2005 Provincial Policy Statement (PPS). Increased densities allow for the efficient use of existing services and facilities, will help to support public transit, and will provide an appropriate mix of land use types within the community. 2006 Growth Plan for the Greater Golden Horseshoe The subject lands are within the `built boundary' as defined by the 2006 Growth Plan for the Greater Golden Horseshoe. The Growth Plan promotes directing a significant portion of new growth to the built up areas and focussing intensification to intensification areas (the Kitchener Growth Management Strategy has identified the Fischer Hallman/Glasgow Mixed Use Node as an intensification area). Intensification areas are intended to cumulatively attract a significant portion of population growth, provide a diverse and compatible mix of land uses, support transit, walking and cycling, achieve higher densities than surrounding areas, and achieve an appropriate transition of built form to adjacent areas. 11 - 13 ~ 998 Regrona~ Official Rolicies flan The subject lands are within the City Urban Area as established in the Regional Official Policies Plan. FINANCIAL IMPLICATIONS: No financial expenditure required. CUMI~II.INICATIaNS: Preliminary circulation of the Zone Change was undertaken on October 1, 2408 to all appropriate agencies and to all property owners within 120 metres of the subject lands. A Neighbourhood Meeting was held on November 13~~ 2449, All residents who provided written comments or who attended the neighbourhood meeting will be mailed a copy of this report. As a .result of the preliminary circulation and neighbourhood meeting, staff received many responses from neighbouring property owners. These responses have been discussed in this report along with the departmentlagency responses to the circulation. Notice of the March 34t~ public meeting of the Development and Technical Services Committee will be advertised in the Record an March 6t", 2009. CC~NCLUSI4N~ In summary, the Department of Development and Technical Services recommends that Zone Change Application ZCa81231G1KA, as amended, for the purpose of changing the zoning from Residential Six Zane ~R~6~ and Residential Six Zone ~R-8} with Special Regulation Provision 287'R to Residential Seven Zone 4R-77 with Special Regulation Provision 488R and Holding Provision 54H be approved in the form Shawn in the attached "Proposed Bylaw" dated February 19, 2049, attached to DTS Report DTS 09-436, and that the proposed Design Brief for 921 Glasgavrr Street dated March 3, 2009 be adopted. Kat' Anderl, BES, P, RPP Senior Planner Della Ross, MA, MCIP, RPP Manager of Development Review Sa dro Bassanese, GALA, CSLA, MCIP, RPP Urban Designer Atta~hmPnt~~ Alain Pinard, MCIP, RPP Interim Director of Planning Appendix A -Proposed Zoning By-law Appendix B _ Design Brief Appendix C -~ NewspaperAdvertisement Appendix D -Preliminary Circulation Letter and DepartmentlAgency Comments Appendix E -Property Owner Comments Appendix F -~ Community Response to the Rezoning Application 1~1--11~ PROPOSED BY-LAW February 19, 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 - 2117988 Ontario Inc. (Z Group) -Glasgow 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 Nos. 13, 14, 17 and 18 of Appendix "A" to By-law Number 85-1 are hereby amended by designating as Residential Seven Zone (R-7) with Special Regulation Provision 488R and Holding Provision 54H instead of Residential Six Zone (R-6) and Residential Six Zone (R-6) with Special Regulation Provision 267R, the parcel of land described as Part Lot 34, German Company Tract being Parts 1, 2, 3 and 4 on Reference Plan 58R-15652, in the City of Kitchener. These lands are shown on Map No. 1 attached hereto. 2. Schedule Nos. 13, 14, 17 and 18 of Appendix "A" to By-law Number 85-1 are hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 3. Appendix "D" to By-law 85-1 is hereby amended by adding Section 488 thereto as follows: "488. Notwithstanding Section 40.2 of this By-law, within the lands zoned R-7 as shown on Schedule Nos. 13, 14, 17 & 18 of Appendix "A" and described as Part Lot 34, German Company Tract being Parts 1, 2, 3 and 4 on Reference Plan 58R-15652, in the City of Kitchener: a) the minimum side yard setback from the eastern property line shall be 6.1 metres for any building or driveway. b) the maximum height of buildings located between the minimum side yard setback from the eastern property line and a distance of 50.0 metres from the eastern property line shall be 13.5 metres." 4. 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(Z Group) Advertised in The Record March 6th, 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 ZONING BY-LAW UNDER SECTION 34 OF THE PLANNING ACT 921 Glasgow Street This property is currently designated Mixed Use Node in the Kitchener Official Plan, and is zoned Residential Six Zone. The existing zoning permits low-rise residential development including singles, townhouses and multiple dwellings up to 3 storeys in height. The owners of the property are proposing to change to the zoning to Residential Seven Zone with a special regulation which would bring the lands into conformity with the Mixed Use Node designation. This will permit an increase in the density on the lands, and will permit multiple dwellings and residential care facilities with maximum heights ranging from 4 storeys near the eastern portion of the site to 8 storeys on the western portion of the site. The special regulation will prohibit driveways or buildings from being closer than 6.1 metres from the eastern property line. 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 30t" 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 Municipal Plan 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. Katie Anderl Senior Planner Phone No. 519-741-2987 (TTY-TDD - 741-2385) katie.anderl a(~.kitchener.ca 11-30 . ~ ~ ~ ~~ o- ~:~ ~ ~ i-i ~ ~ ~} ~ ~ ~ ~ ~~J Q~ Q~ ~ -~i ~~/ ~ s ~„~ N ~ ~" '~+ ~ o,~ Lill ~ •~ ~b ~ ni ~ ~ yin ~ ~ a ~ ~ ~•~ ,~y A ~~ 'Ya ,.~`~~~ ~'~~ vox ~°'c~~`~°~ •q ~ ~~' p 11 b ~ ~ ~ N~`~° ~~ © ~~.~~ s ~~' ~~ai~ ~~'~ ~ ~ ~¢~ cypa' ~ o ~ ~ ~ ~ a ~ ~ ~ a ~'~ A ~ .~ ~ ~ ~ a~ ~ ~~~'~ pp'~© ~~~~'~ ~aa~ir°y~,~U ,°vr~ ~ b ~ ~ ~' ~ ~ ~ ~ a~ ~ ~ ~ ~, a ~ ~ ~ ~ ~ ~ ° °~~~ Nro,~ ~~~ w~ ~a • a a°~ ~w°i ~ ~ ~ ~ ~ cd „~,~' ~ ~ ~ w ~~ ~ .~b ~~~o ~ ~ ~ ~ ~ as o'~ A.~~' ~ a~~ ao a ~~ .~ a ~ ~~- ~ ~~ ~~ a~~ ~ a~ ~~~~~ ~a ar ,~ ~, , ~ ~ ~ ° ~ o~ a W .~ v '~ .~ ~~'d N o ,~r ~'~ ~ ~ ~ ro° a ,~ ~ '~N p~ ~ a~U ~pN o~~~ o ~. 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N {wd ~- S 0 c~ ~h 4 N P-- C~ To; Katie Anderl Cc: Ken Carmichael; ,~ohn Mc6ride Subject: Zane Change Application ZC 081231GIKA, 921 Glasgow St. -Transportation Impact Study Transportation Planning has reviewed the transportation impact study Paradigm Transportation Solutions Ltd., December 2008j and associated correspondence for the subject property, and generally concur with the methodology and conclusions.. Traffic taunts conducted by Paradigm Transportation Solutions Ltd. indicate that existing traffic volumes an Glasgow St. are as follows. At Universi Ave. At Fischer Hallman Rd. [northbound Southbound Tata[ Two-way Eastbound Westbound `fota- Two-way AM beak four gp 165 256 291 146 437" PM Peak Hour 7'8 63 141 1D6 '168 264 In order to convert the peak hour data to represent an average annual daily total, typically the peak hour volume represents approximately 1 D°/~ of the 24 hour volume. With this methodology, the highest estimated daily volume on Glasgow St. is 4370 vehlday, based on the AM peak hour totaltwo-way vafume at the Fischer Hallman Rd. end of the street. It is Hated that the volumes fluctuate between the morning and afternoon peals periods, and also between the intersections. It would appear that the difference in the peak period volumes isrelated tonon-local through traffic that is using Glasgow St. as a short cut between University Ave. and Fischer Hallman Rd., predominantly in the University Ave.- to -Fischer Hallman Rd. direction and in the morning peak hour. Glasgow St. is designated in the City of Kitchener Official Plan as a major collector road, and is intended to collect and distribute traffic between local streets, other collector roads and the arterial road network, and to carry through traffic between neighbourhoods. Generally residential collector roads are planned and designed to carry up to 8,DD0 vehicleslday. Existing traffic volumes are within the expected range for a collector road classification. The study estimates that, based on the proposed zoning and development assumptions, the site wilt generate approximately 179 two-way vehicle trips in the AM peak hour X138 exiting the site, 41 entering the site) and 176 two-way trips in the PM peak hour (111 entering, 65 exiting) on Glasgow St. With the proposed development and tra8c growth projections to 2013, future daily X24 hr.) traffic volumes on Glasgow St. are estimated #a be approximately 3,000 vehicles at University Ave. and approximately 6,OOD vehicleslday at Fischer Hallman Rd. The future dailytwo-way volumes are within the expected design range of up to 8,000 vehicleslday far residential collector roads. The study concludes #hat, in terms of Region of Vllaterlaa parameters for intersections on Regional primary arterial roads, the intersection of Glasgow St. & University Ave. will continue to operate with acceptable overall levels of service during the AM and PM peak hours, however the individual turning movements out of Glasgow St. will operate at a poor lave! of service and will experience delays. The study indicates that by 2013 with full development of the site and background traffic growth, traffic control signals will not be warranted at the Glasgow St. -University Ave. intersection. - z- f le:I1C:IDacuments and SettingslkatiealLacal ~ettingslTemparary Internet 1~'ilesICLK811Zone Change Application ZC 0823GKA... 31312t~~9 Page ~ of 2 Analysis of the projected traffic volumes at a single future site driveway indicates that a left Earn lane would be required on Glasgow St. to accommodate vehicles turning into the site. Requirements for road improvements associated with site access would be implemented at the time of site plan approval. Based on feld investigations, the study indicates that sight distance from the existing driveway entrance westerly along Glasgow St. is Tess than design standards far a 70 kmlh road design speed. in order to determine the appropriate location far the safe operation of future site driveways, further comprehensive field studies will be required at the time of site plan application to confirm operating speeds in this vicinity and define the required sight distance. Ken Mayer Coordinator oi" Traffic Panning Transportation Planning ken.mayer(~kitchener.ca 519--741-7371 Fax - 519-741-2747 TTY _ 519.741.-z385 ill = ~b fIe:11C:IDacumentsanl SettingsltCatiealocai SettingslTemporary Internet FileslOLK811Zone Cltange Application ZC a8~3GKA... 3131~.g09 '^ ; ~ ~ - . ~ :~ i .F -w~ J ~ S1 : ~Sjw»ya Z ~ ~ §w.d ~ ~ Q a i ? ~ j € .; ~ ~ ". i ~. 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Vl F ~ = H 4, F- H N U ~ ~ ~ ~ a a Y ~- 11 Katie l~nderl From: ebrucea~region.waterloo.on.ca Senf: ~1lednesday, March Q4, ~g09 ~ 4:5~ AM To: Katie Anders Cc: jmallett~a ptsl.com; victor~lpplan.com; palexand a~region.waterloo.on.ca Subject: 92~ Glasgow Street - Traffic Study Hi Katie Updated information provided by Paradigm Transportation Consultants has determined that traffic control signals will not be warranted at the intersection of University .Avenue and Glasgow Street at the 20.3 horizon year, The Region of Waterloo has no further comment on the traffic study. Regards, Bruce Erb Transportation Planner Regional Municipality of Waterloo Planning, Housing and Community Services 150 Frederick Street 8th Floar Kitchener, ON NAG ~ J3 Phone: 5~.9~-575-453 Fax: 519-575-449 Confidentiality Notice: This email correspondence 4including attachments} may canta.~n information which is confidential and/or exempt from disclosure under appl.cable law, and is intended only for the use of the designated recipients} listed above. Any unauthorized use or disclosure is strictly prohibited. if you are not the intended reca..pient, or have otherwise received this message by mistake, please notify the sender by replying via email, and destroy all copies of this original correspondence including any attachments}. 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G•~ ~ v ~~ ,OG ro a ,~ rororo~,v,w aG ~ c1 •~ tP .~ ~,~G ,~ sw •~ ~ a4~ ~ ~ ~, .Q ~ [~. v a~ ~ v ~roG U~#bua0~ rn .~ .~ A +bU ~.~ a .~ G ~ a~ +~ ro ~ a rtsrtsG v ~ yr•U ~ b •~ •~ ~ ~ ~ SM N >, at ~ •~ ~ TJ ~ •~ N tP >, as ~~ ~ u 'tJ ro to •,~ ~.~ ~x 3 ra .~ 3 ro ~ R.~~ c ~ m ~ ~~ ~ yr ~, ~ ro -~ us •~+ ~ v m v ~ • + •~A a•~ s 3 o ~ ~ ~~.~ Q~ G.~ G+s •~ m b ~ G a . u~~sa ni G 3 ~ x~~~~~~ux .w~ roG m ~ cr a ~ ~~ ~ a ~, • ~ .u t-s ~ ~ m ra ~ •~ ro ~~arv~•~roo .~.~ ~a~ cu3 3~-3 c~ Q as .~+a G ~ •~srn ~ ~ ro ~ .~ v~+~ m rnv a c~ 3 A a ~ cs~ rsi-~ rd v~ a~"Q10 •~a r+ ~~lu1 a b~G~~as~ A •.4.s NRt~sp1~~ a~ ~v 3a ~~` .~~+krv?, ~ro ~+l +Ua s~[~N r{ N~ N ~~-~ ~c7(~~ a ~u7 ~NN•~ ~~la~~n X410 •~iG~N .facU~ u~TlO r-s a v ~~ +QsrU•~i4s9~~ ~v ~ ~~.~(il G'€sU +.~s~ ~a ~,~b arna~ b ro •~+ v Cro vb ~ a.~.G v.G ro ~~ .~ ~ v v.v G •• ~ ~ o~a~m aG a~ ro~~ v ~ a,G ~ G~+.u. 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AG~~ro ~vG+s .Grn~ ~•ss~ aw bGavro ~+~~~,~~+~nA•~rons~v .C] d 4 o nct~ •~i •~i v~~~u p ~ a ~ ~-,~ v ~ ~ ~+ ~ •~ N 0 av~n~~~~s~, v ~ .~ +1 G•~tv+~ f~7 •~ a 4t ~ R1 G .~ a ~+ ~ ~ ~G~, ~~•~ b-v3roa _ ~ ~va~~v x rna ~~~ v ro•~v~ oac~n ~ cv .~vaau+~ omaw ti..~,,,bi ~ tiU C mm.t~N~ ~` ~ ~'+ •+~ +~x~a ~ ~..' •r# }-! ~.sMf6b~^.~fu,~•4., 47 ~ C.' •WI .t~.~ .{s N Hari •~ Q) ~' N i!1 a ~~•~~2UA~v~~ ,c•' 4b v Q7 ~ ~ Uf f-I ~ ~ ~~o~ ~u~3~~ - - z~rna c~icn3~~a,~snmu ~ ~' ~ ~ ~a a•u~~v ~~`~~x ~v a~aca •~ •~~ r-, 3 ~ ~ v G , ~ ~~rov.c.~~ ~ v . ~~v.~~ • v • r ~~ ~a x~~~ ~~ ~•~~ ~ ro~ ~,v +rn•~ ~ a~ v•~ a a~w.>J a a~++ a as ro~ il)~ SRI ~•~x~ +~ ~.~•~ ~ re~a Gv G ~ v~~x U+~ ua as ~ ~ ~.G v a•~+•~ ~~ ro ro +~ ~ a +a a~owa ~ G •~ ro ~ v ~ G v •~t v .~ w ~ b ~, m ~ .G ~ .u .~ 3 v m r~ v +~ a ua •~~ ~ •~ , v~3~ o~ v~~ ~~ro~ro .~m~v•~a w~a ~ .~~~ Hama ~aa•~ oba~~~u~v u k t~ r~ ~a+~-c.G~ m ~ •~+ •~ •~€ u7 ,Gl~,C n* a ra ~ v ~ .~ a ~sa~4-Rra~O AQ v ~ ~ a Gam •~ .~~ ~a~.~•~~~a o sr ~ nz ~ ~ v ~ ~ n; .~ .~+~1a rt~~ x vm3•~ a~a~a ~~ ~ h Q.wv~ N v UxNV•~I G~.~ ~ ~ ob~4sa..E•~ vs rn Ua •~ •sa ~~ rov~- ~ vG~ .+ a rou~as•~ ~ ~[~ a€~ ~ ~ ~,Ga 3 a•~av .u ~G.~ ~+~ro~v~ •~ QroG•~oa aa~rxro3~ ~ maat a ro ~ ~, G i ~ ~ ~~oa •~t 3 ~ ~ •Q~GZ1•av~nv a~ 0 ~ •~ U :~ G 4-~ ~ ,~ ~ ~,~abv ~ ~ x •~I G v roxGxw~ ~.~ o •n A , -~ .~ •~ ~ ~ N ~ ~ u ward ro •~ ac~c~ n s., a •• G+~ m v ~cn xrn~a G ro ro3~ •~s ~ •~~, Qro . Aa'Qmsn trs~ G a . ~ ~xv~H w •.~ v~ v av •~~ my ~v~~ rov sa~~ .~ .gym +~ma~ a~~a•~~a,~.~vv ~ v~ o~•~~~x ~r~ x ~a '~ ro t3 ~ A 'ti ~ N ,~ •~ x v ~ +~ ro ~v~rm~v~~n~os~ ~ ~ •~t ro A n3 ~ •~ • i ro rn ~o ro av~~a~tnros~-~ v ~ ' E~ °- ~ ~rn~~~ ° ~ r~d~avi~ ~ o~rvnaai•~~~~ ~ ~ Q7 b v •~I ~ ~~~~ ~ [7 -~ ~ (t) G •~s ~S t~ b G ~ as v ~ x~~`~ ° ~b ~~° p~~~;~ ~ d•~ ~ o ro .~v~ xr n 3o-~aw~ ~n~vtn -- ~~a v aa,~ b r ~ • vvrtvros cb ~ ~ vv ~ ns ~ ~ ~ A a ut R •~ ~ ro ~~ ~. 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W '~ M w ~~~ v ~~~~ row °1 ~ a ~ as ~ °~ v ~~' ~ . ~ o'~ ~ v a c w ro ~a,.~ ~ ro ~ ~'~~k ,~ a ,,. p, ~. a ,. ,^' y ~.Mv rIj ~ ~ ~« ~ ~ ~ ~ ~ ~ . ] w.~ tiHH ~~o~ H d~ ~~ ~~v ~. ~.~ ~~~~u ~U ~~~.~~- ~ ~ e r: ~o ~1 ry N ~V v 0 a 0 CK' ~1~1 = ~r5 F `~t ~i a~ u 0 a. .C a c~ ~, N .b G ~3 Q ~ ~ Q Q. ~ ~.' v fNf~~ ~ YI ~ a~ ~ ti ~ rr~~~yy ~ .~ '~'-~ Y/] ~~y a ~ ~ r~ TN V,J w~i "„] •~~' M ~ ~ W ~ ~ ~ ~y, ~- ... ~ ~ ~ tl ~ ~ N ~ ~+ 4 ~ .A ~ i () M h~ ~~ - !! -d Q ~ 7L, ~ 4xf ~ ~ rs ,.~ u ~ p > ~ ~ ~ a ~ vi a i ro N, U U~ a ~ ~~ w ~ '+' Q ~ o '~ ~ ~ ~ ~1 ~ ~ ~ ~ ~ ~ v ~ y y ~ u C D. ~ ~~ ~ ~ ' ~ ° ~ 3 ~ .~ ~ ~ ~ ~ '"" ~ a~ ~ ~'~ a~i ~ ~ 0 ~ ~ ~ ~ ~ y ~ ~ ~ .~ ~ ~ ~ ~ ~ ~ ~. ~ ~~ .~ ~ p ~ ~ ~ '~ ~ C Q ~"~ ~ ~ ~ V1 ~ N ~ ~ ~~'' «~+ ~, ~ ~ -~ C CL ~ ~ ~ . ~' ~y 4 ,~ ~ ~ ,~ p. ~~~ . ,r n y ~ q y y ~ ~ ~ a~~~w ~ ~ ~ro~ ~ ~ p, . ~ w ~ ~ ~ .O ~} ~ ~ o ~ ~ ~ w ~~~. ~ Rf ~ p ~ ~ CR ~ ~ «+ ~ ~.a y .~ ~A U F~. 4-, ~ fl ~ ~' c°,U o~ ~ ~ ~ a'U ~ ' ~zQ ~ P ~ ~ '~ ` U ~ yU ~U.~ o ..~C ~ ~ ~ F~E~ ~ .~ .~ .C HHH U ,~ 0 ~ ,~ ~ ,~ 0 Q ~H ~4hdF~~ rti ~"' GL O ~f7 ~ ~ ~ ~ (y~~ ~1 ~.1 ~ Q 4.. `~ ~Mf ~ .r ~ ~3 '~ ~ ~" h "rt eC ~ y, y ~ 4 ,~, ~ ~ ,~ 0 ,~ U ~k~w ~.o ~ ~ ~ C3, d •~ ~ ~ r. H ~ ~ vx ~. C1 R ry C ~ I ~ ~ ~,~ ~ ~ ~ ' ~ ~ ~ +^w `t] ~ ~ ~ ~ ~ y G:~ ' V] d' ~ ui o y ~ ~ ~ ~ ~ CA •~ ~ ~ ~ *' ~ m ~ ~ N ~ ~ ~ (~ ~ ~, C'? v ~~ ~~~°.ca~ ~,~ ro ~ ~ vii ~ ~ 4 ~~,, ~ "~ ~ ,i7 4w Q Q ~ ~~ 0 ~a U~ U ~ ~.+ y 4w ~ W ~ I ~ y,,, ~ ~ R. ,,~ ' ~ ~ ~ 'C3 DU j ~, ~ V ~ ~ ~ .~ q q ~ Q ~ N ~ } G Q7 ~* ~'~ . ~' ~ Q ~ ~ ~ ~ O ~ y ~ ~ ~ C IAA o~~o "a~b . Q V ~ ~ p ~ ~ U ~ ~ '1 Z a~ .~ ~ ~ ~ y UU ~ Msa~ ~A ! -~ ~ ( vaUUU~U F ~ ~ , ~ N sw _ 4 ©c~~ ~ r ~ tiNl~d'Vl~} ~~ L2. ~.~ ~ ~ d1 p O N ctl ill = ~b -5 Beet:hwnod Forest Nnrt~-Pet€tian nppositig Zarte Chartge Appflcation ZCtl8j23j~/~ 6y signing this Petitlpn, f am apposing the tpning changes prappsed in the letter pf Octolaer 1, 2DD8, Application ~ ZCgB/t3/G/i(A #or the reasons discussed 'in the letter dated October 2S,10D8 from the 8eechwpod forest North Nelghbarl:aod Assoclatipr~. I am not in (aver of arty strueture(s}that exceed three t;3) stories being built an the pr©perty known as 921 Glasgow Street. Name _._ : Phone ._.__~----~ i ___---: q ..._ Street Pastel Cade _~._.___~_,.__.._ ----...._~._ - --. e•Mail Address Name Signature j...~._.._~_._v.._~.... _~. _ 2 ' .1 ~ ~ -GatsbyCpurt ~ ~ _. _ j N2N2Y9 W _ _ ~_~~..:..___.._ ... .._..~...._..... A _...._ ~ f -,...._ _.. ~ _...~ ,..w...._.~.,....~.~.._ ~ _ , 6 ~ .._.. .. . _.~.,.., Gatsby Court N2N 2Y9 _.u. M...._._.. it i • •1D Gatsby Court j N2N 1Y9 14 ' j Gatsby Court ~~ -tV2N 2Y9 -..m-...~ ...__...~._.._..._ 1 i$ j Gatsby Court N2N 2Y9 j Z2 I Gatsby Court N2N 2Y9 ..' ! Z6 Gatsby Court N2N ZY9 3 3D Ga[sby Court ' N2N 2Y9 3 _.~. ~ _. _...~_.. ~34 ~ GatsbyCaurt ~ ~ I N2.._..........._..~..._.I. _ _ ~.~.~J. _...j ... _.~.__..._...u...__...._... ~seechwoa~i Forest iVortn ~. Aetitinrt opposing znrte Change Application ZC~Sf ~~f Gf KA 13y sign6ng th€s Petitlpn, ! am apposing the zpning changes proposed in the letter of October 1, 2Ug8, Application ~ ZCOB/23/G/KA far the reasons discussed in the letter dated Octa6er 25, 2~$ from the Beechwaad forest North Neighbnrhppd Assaciatipn. t am not in favor of any structure(si that exceed three (3;I stories belrtg 6ullt on the property known as 911 Glasgow 5tr~t. ...Name-_.........__........_ Ph©ne . . . . ~ .,...1 .. . ~ ~ Street...... ~ ~ PastalCode~ e•MaltAddress - _ ~ ~.~ __ Name_.~......_ 5ignat.._.........._._.._._........__... ure . ... .. . . . , .~..M...__._.~....~..._ 3$ `Gatsby Court i ~ N2N 1Z1 .. .~ .__.~... ...._._.. ' 3t3 ~ Gatsby Court ~ N2N 2Z1 i _ _. _~..,.~_.~... . _.._.. .......... __~...._.m ~ ; ~ sgow Street ! ! N2N 2Y7 hti . € 958 ~ Glasgow Street N2N 2Y7 _......~i ~~ j.... _ 96D Glasgow Street N2N 2Y1 __ .. .. .. . . _ . .. _.. _961 GlasgawStreet N2N__ 2Y7 _.... . __.....m._...... __. ., ~.._.~ . ....~ ...._...._... .. ._._.~.._..~... .~....~. l _.......~.. _____....~._...~.....~.M...... 899 ' Glasgow Street N2N 2Y8 . r......._.........~ _....._. 903 Glasgptv5treet N2N2Y$ ~ _.. ~ .._907 Gl. St t _..._..._ N1Y & _ , i _..._., ......_.__..... ....... _...... I ....... as aw ree $ ~.. _ . ..._.....~__.. .. .....,~~...~ ~i~i =~7 ~- deechwaad i=at'est Not`tt> -Petition opposing done Chang>w Appii~ation ZCUBf ~3/G/KA liy signing this Petition, I am apposing the an€#ing changes proposed in the !after of October 1., 2fH38, f~Ppilcation Ix ZCC8J23/G/KA for the reasons discussed in the letter dated gctaher 25, 20138 from the eeechvropd Forest Nortkl Neighborhood Rssvciatian. ! am rant in favor of any structure(s~ that exceed three (3~ starfes being built an the property fcnnwn as 921 Glasgow Street. Name _. .._.,,__.....__w... . Phone .__.. # 'Street Postal Cnde ..... e-h+tail Address ~ Name Signature _.._~. _. ...__........_._._._.._~~...~.. . ..~..........~._ ~..W..~..._.~...f ..._...~... _... ~._._~... _~....___W. 911 j Gfasgpw Street . ~ N2N 2Y8 ~ ~. n _w....._.....~._.__ ...I ~.. ,... _......___,........ _....._._ _. ~_. _. .___ 915 Glasgow Street ~ 2 ~ Northforest Trail , ~ i N2N 2Y8 ~. N2N 2Y8 . _.~... . ~,: , , .~ ._.__. _.._._.....~..~---m..,..~..,.... ~ ._ 6 ;Northforest Trail N2N 2Y7 ....~... { _._...M._._.__...~-~r- -.-..,•..-.~....~. ' 11)~ Northforest Trail ~ ~ ; ~ J1 . . ~.~.. -1...~.. ._I . 14 1S Northforest Trail Northforest Trail .__ .,.~....__... NIN ZY1 N2N 2Y7 __......... ...~.........~.... ~..,_...~...... , i _ 22 i NorthinrestTralf ~ A] ~~vs~/ rF c~eechwavd wrest North -Petition apposing zon+? change Application ~C~S/z3/~/~A By Signing this petition, I am opposing the zoning changes proposed in the letter of pctaber 1, 2Q(38, Application ~ ZC~sJ2~JG/KA far the reasons discussed in the letter dated ~c#ober 2.5, 2{}48 from the 8eechwood Forest Ntarth Neighborhood Asspciatian, f am not in favor of any strueture(s}that exceed three (3) starfes being quilt an the property known as 92i Glasgow Street. Name Phone .......... # . _ ._... Street Postal Cnde e•Mall Rddress . Name Signature 5 ~ ~ ~6 ~ Nvrthforest7ra€I N2N 2Y7 'I 34 1 Narthforest7raif 1 _.._. N2N 2YI ._..~.~.., _...... j -~-~--- ' -_ _ M 34 _ ...Northforest Trail .,_...._ N.... ............................ :..... 2N 1Y8 i ~ ~......__.. ... ~ ~' 38 Northforest Trail i N2N 2Y8 ~~~. , i i _._ A2 Northforest Trail N2N 2Y8 _~._. ! ..._..~ ................~.........._._~ .._....,......~_~~__ . .. . . .._.. ~ 7 4Et ~ Nart hfurest Trail ___ N2N dZi . ..~ . . . . i 5tl _ f .~ NarthforestTrafl ~ __ N2N 2Z1 .m ~` V ~ 54 NarthfvrestTrail ' N2N2Z1 58 ". __~,._.. ..~._. ~ NarthfarestTrail _..w_____~._~_.~._ N2N221 ~i~i =~ Beechwoad Forest North _ Pet~tian appasi~ng bane Change App{icatlan ZCUS/23/~/KA Sy Signing this Petition, I ani oppasi~~g the zoning changes proposed in the letter a# pctuher 1, 2qq$, Appl(catian # ZCg8/~~/G jKA for the reasons discussed in the letter dated t3ctober 25, ztlq$ from the Beechwond Forest North Neighborhood Associat'son. } am net in #avor a# any structure(s) that exceed three t3) s#aries being built on the property known as 9~1 Glasgow Street, Name Phone ' # I ~ Street ~~_~ _~ Pasta) Cade ~ e~Mail kddress Name 5lgnature ~~.._____ 1 I .. ... _ ~ . .. . ~ . - - . . 87 . . __ NorthfarestTrail .._. .~.~............... ~--..._.__._ ................... . ~3 North#orestl"rail ~ N2N ~Z1 ~. ~:a ~~ f ~ 7 s No . _..__._~_._..._ ............._...... rth#arest Trail N2N 2ZI ~ . _.m , ........... 1 .._......_.._.__.._._._n.~.~~.. Parzans Court ............................_............ N1N 2Y$ L.. .._.............. . .m.~....~. 1 6 Parsons Court _. N2N 2Y$ f ........ 10 _._.._...._ Parsons Court ..._.....NpYQ~' N2 14 Parsons Court N2N 2Yfi i8 _._..m. Parsons Co~~rt ..... _ . N2N 2Y~ ; _. ._.. _.~.____ ' ~1~1 = ~ ~tee~hwaod I~orest Il~orth ~ Petit~nn vppv5ing Zane Change App6icatinr~ ~C08/~3/G/KA 6y signing this Petition, i am apposing the zoning changes proposed In the letter of gctaber 1, 2DD$, Application # ZC48/23/GJI~A for the reasons discussed 4n the fetter dated goober ~5, 2G~8 #rorn the 6eethwaad Forest North Neighborhood Association, ! am net in #aVor a# any strutture(s~ that exceed three ~3) starles being built on the property known as 9~1 Glasga~r Street. F__~t Beechwavci barest North -~ Petition apposing Zane C~tange Application ZGU8/23/G/KA By signing this Petition, I am apposing the toning tl~anges proposed in the letter of October 1, 2~pE, Application # ZCD8J23/GJicA for the reasons discussed in the letter dated October 25, 2t~B from the 8eechwnod Forest North Ncighhgrhoad Assaciatinn, 1 am not In favor of any structure(si that ~l~i'-~ exceed three (3J stories being built an the property known as 922 Glasgavu Street. F-~ ~~ ~C ITI ~. c~ [V Q a 00 ~_ ~, N _s C? ~_ 0 ~, C A~ Cp W ~ ~ ~ ~ N ~ N ,~ ~?r 0 N ^ ~ ~ Q o~cn~ ~-~~~ _, ~~~ ~ ~ ~ ~ i~ ~ _, o C) ~ ~" ...., ~ ~ ~ ~ ~o ~~~. it ~i w ~, a ~, ~ ~ ~ L ~"" '° ~ ~ ~. .~ IV 3 z m cam' ~ ~ N ~ ~ O G7 C ~ ~ ~ O O ~ Q ~ ~ m O O 111 =X111 r-IG `; ~~~1~ ~~~~'~~~"~ ... ~~~~1~tt~C~ . ' ~~.:1~'1~~1 '. .. ' ~~~'.i'~`. X11 '" ....~!~[t~~~Il~~-...: E ~:. .:7~F r.~~ E .'t 5„4..k ~ [ -°I ; Y ~ .1., .^, ~~ ~^ ~ _ l Js 1 ,(~?~ c2~~P~:~t" ~r~. 1S 1~, ~ ~ ~ ~ ~ .~ ~~~ f I ~ ~. ~~}}j~ +LrVr ~~~, f ~~ ~ ~~y 5 ~~~ ~J ~`t~ ~J~ 4~. ~~ i .~~ c~i~v~ ~' ~"~~ s ~`r~~l~ ~'v~~ ;~i ~t~~ ~~~~~ ~ ~d Ptet~e ltrdicpte y~rr~r pos~ic~tc - ~t~, f,~ ~arn~t~t~lty 1~,~~,~v~rse to !h~ ~e~~~t~~A~tpli~~ti~~ ~t 9~~ ~~~,~vw,~lt~~t dut~~',1"~ttuary ~',2~ ~Q09 ~-11 .i'' ~ Y' a' ~' t x a - ~r ~, T 7 ~a f~ ~o-i;~ ';~a'n'r;~;i~dr ~ j. 'L q .i-.~ 7 £~. ~ ~i1.~G.. 'sy u,~~say', •..s- 's rN-~ s n t~^] /~ ~ ~~ ~ ~ "1~ . . 4 1 i~ ~ 1 ~ .K ~~ ~ ~ ~ Y~ 1 ~~ ~~ V ~iy 'M~ N .. ... 4'~~ rq1 ,~ Ci ~~~ [~~~~~- w ~~~ ~~3 ~~~ ~~{ ~Rfl ~~/ ~~1 ~~1 ~V~ ~/~ ~~•' ~~~~ . - ~~d~~~ . ; Sign~~ar~ ` ~~.r~~t~ ; : ~~~onin~ . ~a~im~nfis, ;. - . .. ~ ~ ' ~, :. 2 .: ; . + . ~.?• ~ X Jnr~ l a' M~ tit. »,'~ .r~; f g. t•..1' A" 3Y i. J ., . a .yr ,M.. ~ i•i r5 .v 4 ,1 ~i: ~ ; +l o x ~ ; - - i ~~, ~~ ~~, ~ ~ ~fi~~ ~~, 3~. ~~ ~ YI 3~~ . l fl ~~'~ ~ ~~~~ ~.- 3Q. s ~+ . ¢r.,,h. "~'~ ~~. ~oI'J~~1~b~'e~ ~(-c. 3~, , . ~''~, ~$, ~~, QD, _. i ~1. 42. ~-1Z ~~ l fi~ P~eas~,~~r~~r~l~.;yvur.pasit.~-ra;~-~ej~ ~vrnmt~~e~v~~~t~.~:~~a~.~~p,~~~a~~~#~~,~ ~~ga.~'tre~~c~~e~~a~u~ry,.~;~~.:~~~4 . F- ~3 4., Q pA c~ F, 0 an ~t a 'U Q a Q O M L'f~ d N ~i r (~ c~ ~ `~ rn ~ ~ ~ 4 ~ "~ ~ Ur ~ Y rn ~+ G ~ o ~ ~ ~ t~. N F- t~ L c~ ~ «~ ~ ~ ~ ~ m ~ ~ ~ ° ¢ ~ ~~y ~ V7 Y rn c~.a'' 1L V3 F~- ~/} 4 t~ R '4 m .~ tl~ N N .~ Q ~]. [b ~1 .~: N N ~. N 3 0 rn N tl1 r N t73 C E~ a "L7 d a s ~ ~ 01 "~! N ~ ~1 CV ~~ ~Z '`'' ~ 0 ~ ~t V~ ~ a~u; ~~ ~ +n .~ ~i r © ~ ~F- N~ 0 ~7 0 a ~a a~ o, 0 N N ~3 O 0 R ~i "~ Q 0 ~, p .~ d3 ~ °~ ~ ~~ ~~ N N rn 0 a N