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HomeMy WebLinkAboutDTS-10-040 - Zone change app ZC09/11/R/EB - Will-O - 137-145 River Rd El ~- KIT~ ER Development & Technical Services REPORT TO: Development & Technical Services Committee DATE OF MEETING: March 8, 2010 SUBMITTED BY: Alain Pinard, Interim Director of Planning PREPARED BY: Elizabeth Brown, Planner (519-741-2643) WARD(S) INVOLVED: Ward 1 DATE OF REPORT: February 3, 2009 REPORT NO.: DTS-10-040 SUBJECT: ZONE CHANGE APPLICATION ZC09/11/R/EB RIVER ROAD EAST AND ROSEMOUNT DRIVE WILL-O HOMES INC. s=' KS~ ~~~~~Ft~G ~iLF `\ ~, RECOMMENDATION: That Zone Change Application ZC09/11/R/EB for 137-145 River Road East (Will-O Homes Inc.), for the purpose of changing the zoning from Residential Three Zone (R-3) to Residential Three Zone (R-3) with Special Use Provision 400U on the parcel of land specified and illustrated as the Subject Area on Map No. 1, in the City of Kitchener, be approved in the form shown in the attached "Proposed By-law" dated February 3, 2010, attached to Report DTS 10-040 as Appendix "A" 9-1 EXECUTIVE SUMMARY: Will-O Homes Inc. is proposing to change the zoning of 137-145 River Road East from Residential Three Zone (R-3) to Residential Three Zone (R-3) with a Special Use Provision. The proposed zoning would allow the site to be developed with street-fronting townhouse dwellings. The owner is requesting the proposed zone change to facilitate the development of 5 townhouse dwellings fronting onto River Road East. The applicant has made an application for Site Plan Review to ensure that the proposed layout is feasible and does not require modification. A Special Use Provision is being sought to permit the street-fronting townhouse dwellings on asite-specific basis, as other uses permitted in the higher-density residential categories may not be appropriate on this particular property. BACKGROUND: The lands are currently zoned Residential Three Zone (R-3). This zone allows for low-density residential uses as listed in Section 37 of the Zoning By-law, but does not permit street townhouse dwellings. The site has a total area of 1422 square metres (0.35 acres). The subject lands are located in an area mainly comprised of residential uses, including single detached dwellings and multiple residential uses such as triplexes and mid-rise apartment buildings. The zoning of these adjacent areas ranges from Residential Three Zone (R-3) to Residential Eight Zone (R-8). As well, Notre Dame Catholic School is approximately 50 metres from the subject site, while Rosemount School is located approximately 200 metres from the site, across River Road East. REPORT: Planning Comments Provincial Policy Statement (PPS) The Provincial Policy Statement sets the policy foundation for regulating the development and use of land. The current PPS is issued under the authority of the Planning Act and came into effect of March 1, 2005 and applies to all applications, matters or proceedings commenced on or after that date. The statement directs municipalities to identify and promote opportunities for intensification and redevelopment, taking into account the availability of existing infrastructure and targets for minimum densities. Places to Grow Incorporating the provisions of the Places to Grown, the Kitchener Growth Management Strategy (KGMS) requires that by the year 2015, a minimum of 40 percent of all residential development occurring annually will be within the built-up area of the City. The subject site is within this built-up area. In addition, the Plan requires that the Greenfield Area of each municipality must be planned to achieve a minimum density target of 50 residents and jobs per hectare. Although the latter regulation does not apply to the subject site, it is expected that Intensification Areas within the built-up area should have a higher density target than Greenfield Areas, that is, greater than 50 residents and jobs per hectare. City's Official Plan The lands are designated as `Low Rise Residential' under the City's Official Plan, which encourages a full range of housing types. The Official Plan encourages the mixing and integration of different forms of housing to achieve a low overall intensity of use, permitting a maximum Floor Space Ration (FSR) of 0.6 for multiple residential units. As well, the Low Rise Residential designation restricts residential buildings to a height of three (3) stories in height 9-2 from the street elevation. The proposed 5 street townhouse dwellings have a FSR of 0.6, and are two stories in height. Current Zoning The subject lands are currently zoned Residential Three Zone (R-3). This zone permits a variety of low-density residential uses as listed in Section 37 of the Zoning By-law, such as single-detached dwellings, duplexes, and residential care facilities with less than eight (8) residents. The R-3 zone does not permit street townhouse dwellings. Proposed Zoning In order to allow the proposed street townhouse dwellings to be constructed, the applicant could have requested to change the zoning of the subject parcel to `Residential Six Zone' (R-6}, which does permit street townhouse dwellings but also permits lodging houses and multiple dwellings. As the applicant had a very specific development concept in mind, incorporating site specific special use and special regulation provisions specific to that concept was thought to be more appropriate. As such, the applicant is requesting that the zoning on the site remain R-3, but requests that a special use provision to allow street townhouse dwellings subject to the regulations found under S.40.5 of By-law 85-1 be added to the zoning. The applicant has undergone the initial stages of the Site Plan review process in order to ensure that the proposed street townhouse dwellings can be accommodated on the site and meet the required setbacks of the proposed regulations. Approval in Principle has been provided to the proposal shown in Appendix "B", subject to the applicant obtaining the required amendment to the zoning to permit the townhouse use. Planning staff is of the opinion that proposed zone change conforms to the PPS, meets the intensification objectives of Places to Grow and the KGMS and maintains the intent of the Official Plan Low-Rise Residential designation. The subject site is located on the edge of a stable and mature residential neighbourhood, and the proposed street-fronting townhouse units will offer a good transition between the neighbourhood and higher-density residential uses on Frederick Street. The street-fronting townhouse units are considered to be low-density residential development and are compatible with the adjacent land uses. Property Owner Comments Staff received ten (10) written responses to the general circulation mailed in early October 2009. Of these, one (1) writer noted that they had no concerns, one (1) writer noted that they had no concerns provided the street townhouse dwellings fronted River Road East, and the remaining eight (8) writers noted that they had concerns and/or objected to the proposal as outlined in the circulation letter. Staff has consolidated the concerns raised, and copies of the letters can be found attached to this report in Appendix "E". Tenure of the proposed street townhouse dwellings A number of residents enquired regarding the tenure of the proposed street-fronting townhouse dwellings. Until an application for severance or Plan of Condominium is submitted, staff cannot confirm whether the units will be sold individually. Traffic and Road Access The site plan that was reviewed and granted a conditional Approval in Principle by staff has all five of the proposed units facing River Road East with driveways onto that street. Transportation Planning staff have reviewed these plans to ensure that the proposal meets all traffic visibility requirements and have indicated that they have no concerns with the proposal. 9-3 Staff note that the Traffic Noise Study prepared for the applicant by Paradigm Transportation Solutions Limited noted that over the years the traffic volumes on River Road East have dropped from 15, 300 vehicles per day (2003 Regional count} to 11,900 vehicles per day in 2006 and further dropped to 9,800 vehicles per day in 2009 (Region of Waterloo count). The report author hypothesized that this drop in local traffic volumes was due to diversion of traffic to Lackner Boulevard and an aging of the population in the area. The report also notes that 2% of the traffic stream is trucks and heavy vehicles, with 50% of the total truck traffic being heavy vehicles, based on the 2009 traffic count results. Urban Design A number of commenting residents were curious to know details about the design and orientation of the proposed street townhouse dwellings, including details like the anticipated design, layout, square footage, number of floors, layout of parking, finishes on the building and proposed setbacks of the proposed buildings. The proposed site plan reviewed by the Site Plan Review Committee and granted conditional Approval in Principle can be found in Appendix "B". The plan submitted meets all of the regulations regarding street townhouse dwellings found under Section 40.5 of the Zoning By-law that are proposed to be applied to the subject property. Staff notes that this plan is not final, and minor modifications may take place during the review of the Engineering and Landscaping plans. Property Standards Property maintenance is not regulated through the Zoning By-law, and as such, no special restrictions will be developed as part of this proposal. All properties in the City of Kitchener are subject to Chapter 665 of the City of Kitchener's Municipal Code (also known as the Property Standards By-law), which sets standards for maintenance and occupancy to all property within the City of Kitchener. Non-compliance to this by-law is dealt with by the City's Enforcement staff. Agency Comments No objections were raised by departments or agencies through the circulation of the application. Based on the recommendations of the Traffic Noise Study submitted in support of the application, Regional staff has requested that as part of a future consent or Plan of Condominium application, the owner will be required to enter into a registered agreement with the City of Kitchener to implement the standard noise warning clause and provision for central air. Agency and department comments are attached as Appendix "D". FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation COMMUNICATIONS: Preliminary circulation of the Zone Change Application was undertaken on October 9, 2009 to all departments/agencies and to all property owners within 120 metres of the subject lands. Notice of the March $, 2010 public meeting of the Development and Technical Services Committee was advertised in The Record on February 12, 2010. A copy of the advertisement is attached as Appendix "C". CONCLUSION: In summary, the Department of Development and Technical Services recommends that Zone Change Application ZC09/11/R/EB for 137-145 River Road East (Will-O Homes Inc.), for the purpose of changing the zoning from Residential Three Zone (R-3) to Residential Three Zone (R-3) with Special Use Provision 4000. be approved. 9-4 REVIEWED BY: • Della Ross; Manager, Development Review. ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department List of Attachments Appendix "A" -Proposed Zoning By-law Appendix "B" -Draft Proposed Site Plan Appendix "C" - Copy of Notice of Statutory Public Meeting Appendix "D" -Agency Responses to Circulation Appendix "E" -Public Responses to Circulation 9-5 PROPOSED BY-LAW February 3, 2010 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 of the City of Kitchener -Will-O Homes (2002} Inc. -River Road East) 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. 178 of Appendix "A" to By-law Number 85-1 is hereby amended by designating as Residential Three Zone (R-3) with Special Use Provision 4000 instead of Residential Three Zone (R-3), the parcel of land specified and illustrated as the Subject Area on Map No. 1, in the City of Kitchener, attached hereto. 2. Schedule No. 178 of Appendix "A" to the 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 400 thereto as follows: "400. Notwithstanding Section 37 of this By-law, within the lands zoned R-3 and shown as affected by this Subsection on Schedule 178 of Appendix "A", the following shall apply: a) Street Townhouse Dwellings shall be permitted, provided such 9-6 use is developed in accordance with the regulations set out in Section 40.5 of this By-law." PASSED at the Council Chambers in the City of Kitchener this day of .2010. 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F EP ~g 9 h~ L , ~ ~ . ~ 3 ~,w /" ' 21~ 0 n2 5 3 a L- - ~ M W ~' N ~ ~ ~ ~ ~ ~ (,T} N z ~, 9 ~ ~ o Advertised in The Record -February 12, 2010 PLANNING MATTERS: PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS PROPOSED AMENDMENTS TO THE KITCHENER ZONING BY-LAW UNDER SECTION 34 OF THE PLANNING ACT 137-145 River Road East The purpose of this application is to change the zoning of the subject property from Residential Three Zone (R-3) to Residential Three Zone (R-3) with a Special Use Provision to permit street-fronting townhouse dwellings. The public meeting will be held by the City's Development and Technical Services Committee, a Committee of Council that deals with planning matters on: MONDAY, MARCH 8, 2010at 7:00 P.M. COUNCIL CHAMBERS, 2na FLOOR, CITY HALL 200 KING STREET WEST, KITCHENER. Any person may attend the Public Meeting and make written and/or verbal representation either in support of, or in opposition to, the above noted proposal. If a person or public body that files a notice of appeal of a decision, does not make oral submissions at this public meeting or make a written submission prior to approval/refusal of this, the Ontario Municipal Board may dismiss all or part of a subsequent appeal. ADDITIONAL INFORMATION is available by contacting the appropriate staff person noted below, viewing the report contained in the meeting agenda (available on the Friday afternoon prior to the meeting, in the calendar section of the website http://www.kitchener.ca/calendar/calendarEvent.aspx), or in person at the Development and Technical Services Department -Planning Division, 6tn Floor, City Hall, 200 King Street West, Kitchener between 8:30 a. m. - 5:00 p. m. (Monday to Friday). 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