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HomeMy WebLinkAboutDTS-09-035 - Zone Change App ZC 08/29/W/AP - 276 Woolwich St - F VoisinKITCHER Development & Technical Services REPORT T0: Development and Technical Services Committee DATE OF MEETING: April 20, 2009 SUBMITTED BY: Alain Pinard, Interim Director of Planning PREPARED BY: Andrew Pinnell, Planner (519-741-2668) WARD(S) INVOLVED: Ward 1 DATE OF REPORT: March 25, 2009 REPORT NO.: DTS-09-035 SUBJECT: ZONE CHANGE APPLICATION ZC08/29/W/AP 276 WOOLWICH STREET FREDERICK AND ANITA VOISIN N RECOMMENDATION: SUBJEC AREA That Zone Change Application ZC081291VIIIAP (276 Woolwich Street, Frederick and Anita Voisin) for the purpose of changing the zoning from Agricultural Zone (A-1) and Residential Three Zone (R-3) with 304R and 307R to Residential Three Zone (R-3) with Holding Provision for Services and Roadworks 19HSR, on lands legally described as Part Lot 66, German Company Tract, in the City of Kitchener, be approved in the form shown in the "Proposed By-law" dated March 18, 2009, attached to report DTS-09-035 (Appendix "A"), without conditions. 8-1 BACKGROUND: The subject property is a corner lot at the intersection of Woolwich Street and Hawkswood Drive in the Bridgeport North area of Kitchener. The property has 26.7 metres of frontage on Woolwich Street and 66.0 metres of frontage on Hawkswood Drive. The property contains a single detached dwelling constructed in approximately 1968. The subject property is considered to be legal non-conforming since it does not comply with Zoning By-law regulations for minimum lot area, minimum lot width, and minimum side yard setback. The property is designated as Low Rise Residential in the Official Plan and is zoned Agricultural (A-1 ). REPORT: 1. Planning Comments The purpose of the application is to rezone the lands to Residential Three Zone (R-3) with a Holding Provision for Services and Roadworks. The rezoning of the property will facilitate the future severance of the property into three single detached dwelling lots. The existing dwelling would be retained on the proposed lot closest to the intersection, while the other two lots would be available for new development. Official Plan Conformity and Zoninc~y-law Amendment The City's Official Plan designates the subject property as Low Rise Residential. In this designation the City encourages a mix and integration of different forms of housing to achieve a low overall intensity of use. According to Zoning By-law 85-1, the subject property is zoned Agricultural Zone (A-1). The A-1 Zone permits agriculture; canine or feline boarding, breeding, grooming or training; equine boarding service, riding stable or riding academy; home business, private home daycare; sale, rental, storage, repair or service of tools and farm equipment; single detached dwelling; and veterinary services. The proposed R-3 zoning permits coach house dwelling unit, duplex dwelling, home business, private home day care, residential care facility, and single detached dwelling. With respect to the subject property, it should be noted that the Official Plan designation and Zoning By-law category are in conflict since the Zoning By-law has not been comprehensively updated to implement the more recently applied Official Plan designation. The proposed R-3 Zone is compatible with the Low Rise Residential designation. The rezoning would therefore bring the Official Plan and Zoning By-law into harmony with each other. In addition, the proposal is considered to facilitate intensification, which is an important planning objective. In the opinion of Planning staff, the proposal conformsto the Official Plan. In addition, it should be noted that customarily zoning boundaries extend beyond property boundaries to the centerline of abutting streets. In this case, the existing A-1 zone boundary does not extend beyond the subject property boundary. To be consistent, staff recommends that the proposed zoning be applied beyond the property boundary to the centerline of Hawkswood Drive. Extension of the proposed zoning to the centerline of Woolwich Street is not necessary since the street is owned entirely by the City of Waterloo and not in the City of Kitchener's jurisdiction. 8-2 Compatibility and Character City Planning staff has reviewed the concept plan submitted as part of the application which shows the proposed lot configuration for the future severances (see Appendix "C"). The subject proposal would prepare the lands to be developed with two additional single detached dwellings with frontage on Hawkswood Drive. These dwellings would continue the established street pattern on Hawkswood Drive created through the Activa Holdings Inc. subdivision since they would possess a compatible variation of the R-3 zoning. The subject property is one of a stretch of five properties on Woolwich Street between Hawkswood Drive and Falconridge Drive that contain single detached dwellings. As abovementioned, the subject property is considered to be legal non-conforming. Such is also the case for all of the other properties along this section of Woolwich Street. In this respect the dwellings along Woolwich Street are more similar in character to what is typical of a low density residential zone, such as R-3 Zone, than an A-1 Zone. It is Planning staff's opinion that the proposed zoning is compatible with the existing surrounding development. Regional Development Capin Bridge-Lancaster Area The Regional Municipality of Waterloo has commented that the subject property is within the Bridge-Lancaster Transportation Study area and is subject to the current development cap that was implemented by Regional Council. The Region has stated that it can support the subject Zone Change Application as long as a Holding Provision is also included in the zoning amendment. The Holding Provision would have the effect of not allowing development of the lands for any R-3 uses until the City of Kitchener is in receipt of a letter from the Regional Commissioner of Planning, Housing, and Community Services advising that the transportation system is able to accommodate additional dwelling units. Although the Holding Provision would not allow physical development on the property, it would allow the severance of the property to be considered. The Holding Provision would have to be removed through the approval of a future zone change application. In this regard, the applicant has modified the original application to include a Holding Provision. 2. Property Owner Comments Two responses were received from neighbouring property owners. One response advised of the owner's intent to secure subdivision draft approval for an area near the subject lands and requested clarification as to how the City is proposing to deal with traffic allocation in the Bridgeport area. Planning staff's response to this question is addressed in the Planning Comments section of this report. The other respondent expressed support for the subject zone change and future severance application. These comments are attached as Appendix "E" 3. DepartmentlAgency Comments The application was circulated to all applicable agencies and internal departments and twelve responses were received. Nine of the respondents indicated that they had no concerns. Region of Waterloo comments are addressed through the inclusion of the proposed Holding Provision. The City of Waterloo comments are also addressed through the Holding Provision and through the City of Kitchener's provision of further information with respect to the Woolwich Street road width. Servicing, noise analysis/mitigation, and site access will be addressed at the time of severance. These comments are attached as Appendix "D" FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. 8-3 COMMUNICATIONS: Preliminary circulation of the original application was undertaken on December 11, 2008 to departments and agencies and all property owners within 120 metres of the site. In addition, a letter advising of the applicant's modification of the Zone Change Application to add a Holding Provision was mailed to all of the above parties on March 18, 2009. Notice of the April 20, 2009 public meeting of the Development and Technical Services Committee will be advertised in The Record on March 27, 2009. A copy of the advertisement is attached as Appendix "B". CONCLUSION: In summary, the Department of Development and Technical Services recommends that Zone Change Application ZC081291W1AP be approved in the form shown in the "Proposed By-law", dated March 18, 2009, without conditions. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department AttarhmPnt~• Appendix "A" -Proposed By-law Appendix "B" -Newspaper Advertisement Appendix "C" -Concept plan showing proposed lot configuration Appendix "D" - DepartmentlAgency Comments Appendix "E" -Property Owner Comments 8-4 PROPOSED BY-LAW March 18, 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 - Frederick and Anita Voisin -Woolwich 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 No. 129 of Appendix "A" to By-law Number 85-1 is hereby amended by designating as Residential Three Zone (R-3) with Holding Provision for Services and Roadworks 19HSR instead of Agricultural Zone (A-1) and Residential Three Zone (R-3) with Special Regulation Provision 304R and Special Regulation Provision 307R, the parcel of land described as Part Lot 66, German Company Tract, in the City of Kitchener. These lands are shown on Map No. 1 attached hereto. 2. Schedule No. 129 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 "G" to By-law 85-1 is hereby amended by adding Section 19 thereto as follows: Notwithstanding Section 37.1 of this By-law, within the lands zoned R-3, shown on Schedule No. 129 of Appendix "A" and described as Part Lot 66, German Company Tract, the holding provision for services and roadworks represented by the letter symbols R(R), as established in Section 3.5.7, shall apply to all uses so that no building permits will be issued until such time as the Regional Municipality of Waterloo lifts the development cap for the Bridge-Lancaster area and a roundabout at the intersection of Bridge Street and Lancaster Street West is operational. 8-5 This Holding Provision for Services and Roadworks shall not be removed until the City of Kitchener is in receipt of a letter from the Regional Commissioner of Planning, Housing and Community Services advising that the transportation system is able to accommodate additional dwelling units." PASSED at the Council Chambers in the City of Kitchener this day of 2009. 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The Zone Change would have the effect of preparing the property for development in accordance with the Residential Three Zone (R-3). The Holding Provision would prohibit development until the Regional Development Cap is removed and the transportation system in the Bridge-Lancaster area is able to accommodate additional dwelling units. 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 APRIL 20, 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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E~~ L cQ '~ ~ ~~~~ v'~ m ~ ~ ~~~ ~ Ytpi~~ . ~ a ~ c~ ~' ~ u w ~rn~ °- '"' ~ CJ ~~~.. ~ ~ ~ t~. ~~ = ~ qa *' Z N cv ~ ~~~~~"~v Q ~ ~ O !~ u1 ~ ,e .~ m v ~ u ~ D m ~ ~~~~~ ~ a~ ~~~~-phr• s~ ~ ~©U ~~~ ~, , ~, .. rpm ~ p~ ~ ~x~~~ ~ ~~~_~ ~ H v n: ~+L to Cs ~ ~ r V 1 ..1.. ~ ~ ~~~ Q a 0 U cv a Y F- ~.~.. ~. ~1 H ° ~ c ~ ,. ~ ,~, ~~m~ o ~ ~~~o ~ i~ v ~ ~~n~ ~ w ~ 'a~ D _ ~ U~Z U ~ ~ 1 C .O ~~ t13 to Q C~- mU s,. p 1 .I.l to .i.. ~ 4 ^^^ ~ ~ ~ =u~c~ ~~ ~ a~ ~ ~_©~?~ ~ a _~ ~ i~~ ~.n~ ~ N rv~ L n~ ~ d ~» ~„+ 7, C p C~ 'U '~ ~ O ~~ ~~ ~ oo ~ ~ ~ ~~ ~ ai ~n ;, c~ s ~~. a c~~~v.~ ~' n ~ ~ ~a ~~a ~o~~ .~~ ~~ ~7 U mp ~ Via. p ~ °~ v~ ~rvp~~ ~ N ti ~ntn ~ 1 o~ rn t~ ~~ ~ a m v. m „v ~ ~ m ~' ~ azvum" aUi v ~- C~ N ~rn ~~ 1 >. ~ L3~ IW ~ Qf © > ~ ~U~~ 1 = p ~ ~ EA C C p N • ~ - ~ p~ ~ .~.,. ~ ~= v ~ ~~ ~ N ~ ~ Q ~ p rj ~ ~~~~~~ N v Q C ~~ ~ ~ ~ U ~ ~ ~ ©~ ~m~ ~ ~ d ~. D CJ ~ ~ p '~~ ~ ~ ~ ~ ~ ry=NOC1"7 Nm Rf~ ~ J p ~p p( w- d ~i tt~ ~ s pm ~ ~ ..:. U v ~ ~ ~,~ ~~~c~ ~ ~~ ci.~ ~u ~ ~~ ~ cry., ANN q v0 q~~;,a ,~ ~ ~~_ ~ d.+ rn ~ ~n ~ -- ~ ~ ~ •~. ~ O~ c v ~- 3 U m~ ~ ~ ~ ~ M .r V J R...+~. ~ lrM ~ ~~o~~m ~ ~ .~ ~ 1 ~ ~ ~ ~ w ~ '~~ ~ ~ ~~ ~ ~,.... 3'~ ~ ~ ~~ ~ ~ua~ ' .. , ~ v u~~HV# _ ~~ ~ Qa©UEVt1Y1-t~. `~ u.ufF^~d~UN dcn; a N l' ! vti C~ N -1 N d C d C a .. +• N ~ ~ N_ C D ~ U c~ ~ U ~ ~ U ~, Q c~ c~ D c ~ o 0 , _ x ~ ~, U ~ a ~ H Y m ~ m N y ~ ~ ~' ~ ~ ~ ~ Y o N ~ C U ~ `"~ U m '~ ~ N {p o N u} , E~] N~' ~ ~ ~ () jE dpi' _ ~ ~ ~ D C p ;., ~ ~ ~~c~1 W 0 ,~... m ~ d ~ 't ai ;; ~ ~ ~ ~ ~, ~ ©~{E ~ ~ ~ .~ U ~ me ~~r~~ ~ ~ c ~ iti ~ Yg ~~t. ~ ~- Q ~-^ L1~ U ~ v7 q) ~~ ~ ~ ~+ ~ _. fU C 43 N i! ~ ~ Ui N ~ ~ "`~' ~~ ~ ~. c ca ~ ~c~~ o ~ ii ~ fi N F U N d t m ~ ~ ,~c..~~ m ~' ~~~ '~ ~ ~ ~ ~w~a~. ~! 3 .~ > v ~ ~ ~ ~ a- ~ ?~ , ~ ~ a ~ ~ ~ ~ a u w ~ ~ "' ~ ~ ~ ~a U ~' ~ ~ ~' W o U ~ Q ~ F °-' Z ~. W ~ ~ ~ F ~ ~ ~ a u ~ a 0 ~ w ~ ~ -~ o ~ - a ~ z ,~ ~ ~ ~ ~ ° d ~ , ~ . A t'~ a~ A • k ~~ ~ 44 ,, .i. ' ~.. .~ L ~ W ~ Y @J a *' ~ u~ tl ~ ;~ ~ C ~ +-' N ~ U? ~ ~ ~ '~d 0~¢ ~ ~ E y ~~ ~ 4V Y"'1 Q~ 1.~ '~ r"1 ~.~ L Q~ ~ r ~ ~ •../ ~ L ~ 'O ~n ~'U N~Q ~ U .~ p '~+ p 0 i t1 ~ C1 °~ ._ ~. (~~ D a• - er ~.~ c o ~. p -~ ~ @~ c . ~ a ~ ~, ~ rn .~ ~N ~ a~ ~~ ~ a m a a~ ~~ V~~ ~ ~ ~ p, +' ka ~ ~ ~ ~ ~ ~ d ~ ~ ~ ~ ~ ~ ~ ~~ ~~ ~ U ~} ~ U ~.~~~ l~~¢U ~Q^ ~ ~ ~ ~ COO••~;) ~ ~ ~!~? ~ Q ~~ S~ N ~ U ~ 'C N~ ~ ~ ~ ~ m ~ ~+ y~ ~ ~^ ~+ ~ ~ ~ •~ ~ s ~ Q ~ L C ~ ~ R1 ~ m h ~ {~ N v) D Qf +.+ C C3 ~ ~ ~ N~ Z N ~ Y N~~ ~ V ~ ~ ~ ~ a N ~ ~ ~ N ~~Z ~ q ~ C ~ ~ ~ L ~ '~ d l s~ G147 ~ ~ ~ ~ tU ~ ~ a.+ r ~ ~ h- tZ1 N y.l~ '~, Rf Gl ~ C .. -,.~ (~ a~ ,~ ~~oo~m~~~?, ~ ..gym ~; ~ ~; ~ ~ ~ ~ ~~ ~- x try ~ w~ Q a a ~ Q ~ '~ ~, ~ _~ rev 'o w .Q ~ ~ a ~~~~ u3~ ~~ a ~ '" ~~ U d~ ~ ~ ~~ u ~~, .~~ ~ ;n ~ ~ ~ Q ~~' ~ U ~ a ~ ~ ~',~ Ndd Ua a Q N 8-14 N 4-~ Yt Ld a m N ~ txi ~ a ~ to Q~ C Q. C a ~ ~ U T ~ d ~ ~ ~ m N a, Y ~ Q f~ ~ .. ~~ IL v1 H N C Q U N Y7 N O A ~. Ctl CG .A 3 C} rn C ~d1 G .~ ^1 C ,~ .~ d 0 a a U .p a C c C to ~ ~ L iti th w- 4, as t~ m a~~ ~~ ~r ~r s~ ^s}' tf' L}a.Xhh~ O FtlI~JM I 4 i., }~+ }+ L. f V fft C1 q/ r~ L. 41 ! ra rl Itt •r fl. Rii ~' ~ 'CS VI I ~ I f s» c I cQ~aCrnxr QI O L rl Ri Yuhx~u. a 4 ~ M U n1 ~ c ~ ~ U ~ ~ ~ ~ ,~ ~ N ~ ~ ~ C~~ L ~C~~ Y ~~H~ ~ p ~ ~,a ~ ~ ~~~M ~ u U~~p`~~~ ~~~ c ro~ryr` ~ ~ ~ ~a„y r.v ~ ~ C ~ W v y~~~ v `-~ ~ ] ~ ~~ E'er ° ~n ~ ~ ~ ~ ~ n q~-co 3 © ~~ Z ~~~ ~-w~ ~ c~ ~~ ~ ~ W ~ ~ ~ ~ Q ~ ~ +~' ~ W ~ ~ ~ ~ ~ ~ 4 D ~ ~ ~ .- U 3 a~ as •~ ~> o ~v ~ ~ ~ L ~ s. U°p '~ ~ ~ b ~~ ~~ ~ D C ~ '~ N -~ U U Q] S ^ I- ~ Q ~ N ~ ~ a~ rta ~` Q ~ ~ o. ,~~~~~ ~ ~. ~ 3 ~ ~ N ~ ~~. C ~ ~ NFU" ~_~ N~'~1 ~ ~ ~ a ~ ~ '~ U ~ ca'~xv'C Ur'~.'v ~o~ C ~ >2 ~ ~ C} „G C ~ L ~ iJ ~ LJ ~ _ ,C ~ 'Q ~ ~ 0 W -~ ~, ~ Y c, ro a _ ~ ¢uu°~ o O~~ N C C6 ~" Q Q1 w O U ~. ++ q ~« N U .~ A d tV O w. (f} r~ V Qj .~ ~.'+ [~ c a ~. 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Q cV 8-16 N 0 Q) bA L ~ ~ mom m~Z~ At r . .~ ~ro ~ c.~ ~ Ica ~ .• rUDy'a~ U© d~ c~n~m ~ ~ ~ ~ ~ ~ 'C7 C 'U'~.,,, CQ..OmC3] n),~~~N ~ (G mw ~ ~~ N ~ N tpCN ~ may ~_ p~~ d ~ C ~'.~~ ~ ~ p t) 0~] v,~u~c~ ~~,-~~~ m-~Na~ ~ ~; ~ r~rom ~ ~ o~'a~a ~'~ O~ caav~~ ~wao ~ Q ~a~s ~~ a ~ v ~'~~ ~ mvo~` ,,~a~~n~ o ~~~„ ~mo._3m -~~ m~~q~~ ~~~ ~. ~ ~m~° ~~ nam~ ~a~ .~ 0 N y., U`4Q~ a , (4 .,.,. ~ a ~ ~ ~"~'-`~~~'~ c ~ ~n° ~=~•c~ ~m~~~a m~c~m~ o ~~'°~~ ~ v,~~ m?~ ~ a ~~~~ N ~~~ ~~ .a ~. ~~ = U'ad ~ N ~ ~ ~, 0 °' ~ ~ o 4 ~ ~~~ ~ ° ~~ zv ~'m~~ 0o 3 rn w~v~mm ~~ ` ~ c N ~ ~ ~ v_ w ~ro ¢ a -~ m ~ ~ d... p)'y ~ ~ Uv i~~~~ N N ~ C .?~ i7„ , ~ ~ ,n ~ ~ ~: ~'' ~~~~ ~ f13~Nti1 p ...., .~.. (CI ~ .~ N ~ '~' 3 ~ v` •~~w~C? ~N ~ao~ ~ r aQJroq Q m~~LN ~N ;c,~~?? ~ ~ ._ ~~~N a 7~N~~d. ma W ~~tl~~ #Qm~~, a ~ ~~.. ~~~~~~~ my LC~.E[f~(~(n ~t~FUU1 U '~ Lam.. 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U ~ .v ~ ~ ~~ ~ ~ ~ i~. ~ ~ o a~ ~ l~1 ~ ~d1 ~ ~ ?~ ~ ~~ a ~~ ~ ~~~-~, ~ 4 ~ ~ ~~ ~ rv . cmia~ N ~m ~ ~z 3 ~ :H ~a ~~~ ~~, ~ ux ~~lY Qum 3 0~ ma i W~o~.~,~ ~~ ~ cF-~m ~ xm .~ ~° °~"~m° a"' v ropy Lp r ~~ Q ~a1a ~ ,. mmva , . ~m D~ .. ~., x!.Y"da00 d c ~ ~ ~ ~ .~ a U {~ ~ ~ _ ~ ~ L ~ ~ (~ U .~... b' w ~ ~ ~~~ o m ~~ ~ w C1 1~4~Q) ANN 3 ~ ~.~.~~-ptiti ~ ,.a~rn~a~m~ C ~ ^~ `~ ~ QD,~Ucvd~CF~. CT ^~^' ~Y frF rl rn Q N M -.17 ~~ -~ ~"' a ~~ U °' ~ a~ ~ ~~~ ~~ ~~~ o ~~ ~ u ~~~~ b o "~ x ~ a 0 w ~~ ~ ~- N' ~~ ~~ z~ .~ ~. ~~ ~~ o~ ~ , ~ ~~ ~~ ~~ ~~ C . ,~ ~ ~ ,~ ° s ~~ U Q f d ~~ ,;, ~ ~ ~ c~ oc ~~ ~ . E .~ ~ 'I p N ~ ? ~ ~ . II ro~~ ro~~ ray ~3 ~~ ~~ ~ ~~~ 4 ~- ~, d~ ~ ~~ C~ ~. t~ ~ .~ .~, ~ ~~ ~~ ~~ ~~ ~ p,E ~~~~ ~~~~~ ,~a~o ~a~~~~7 aU ~ "~i'x~~~ ~~C3N~~ 8-18