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HomeMy WebLinkAboutDTS-10-043 - Zone change app ZC 09/13/V/GS - Hallman - Valebrook StI~TCx~R Deve!©pment& Techrrica~ Services Report To: Development and Technical Services Committee Date of Meeting: March 8, 2010 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2319) Prepared By: Garett Stevenson, Planning Technician (519-741-3400x3158) Ward(s) Involved: Ward 2 -Chicopee-Grand River Date of Report: February 9, 2010 Report No.: DTS-10-043 Subject: ZONE CHANGE APPLICATION ZC09/13/V/GS VALEBROOK STREET HALLMAN CONSTRUCTION io-i RECOMMENDATION: That Zone Change Application ZC09/131V/GS (Registered Plan 58M-365 Blocks 6,7,9 & 10, Hallman Construction) for the purpose of changing the zoning from Residential Three (R- 3) to Residential Three (R-3) with a Special Use Provision 527R, be approved in the form shown in the "Proposed By-law" (Appendix "A"), dated February 3, 2010 attached to report DTS-10-043. BACKGROUND: The subject lands are located near the intersection of Zeller Drive and Brookmead Street and are currently zoned Residential Three (R-3) in the City's Zoning By-law 85-1 and designated as Low Rise Residential in the City's Official Plan. The residential blocks were created through Subdivision Application 30T-97012 and are not yet developed. The Applicant is requesting a zone change to add a special use regulation for reduced lot width and reduced lot area. The Owner is proposing to develop the blocks with single detached dwellings on individual lots, which will be created at a later date through a part lot control application. REPORT: 1. Planning Comments The City of Kitchener has received a zone change application for lands legally described as Blocks 6,7,9 & 10, Registered Plan 58M-365 (Valebrook Street) to rezone the subject properties from Residential Three (R-3) to Residential Three (R-3) with a Special Use Provision to permit: 1. a lot width of 12.1 metres (39.7 feet) instead of 13.7 metres (45 feet); and 2. a lot area of 350 square metres (0.086 acres) instead of 411 square metres (0.10 acres). Official Plan Conformity and Zoning By-law Amendment The properties are designated as Low Rise Residential in the City's Official Plan. This designation recognizes the existing scale of residential development and allows for a variety of low density residential uses. Non-residential uses such as convenience commercial, day care facilities, health offices and health clinics are also permitted where they are considered to be compatible with Low Rise Residential development subject to specific locational criteria. The subject lands are zoned Residential Three (R-3) in By-law 85-1 which permits a variety of residential uses including; Coach House Dwelling Unit, Duplex Dwelling, Home Business, Private Home Day Care, Residential Care Facility, and Single Detached Dwellings. The Residential Three (R-3) zone requires a lot width of 13.7 metres (45 feet) and a minimum lot area of 411 square metres (0.10 acres) for single detached and duplex dwellings. Compatibility and Character The Owner is proposing to develop the subject properties with single detached dwellings that are compatible with other existing and proposed residential dwellings in the immediate neighbourhood. The proposed reduced lot width and size is compatible with other approved lotting on Valebrook Street. 2. Property Owner Comments One letter was received from an adjacent land owner with concerns as to whether the future dwellings would have double car garages. The proposed zoning does provide sufficient lot width for dwellings with double car garages should the owners wish to have two garages. io-2 3. DepartmentlAgency Comments The Regional Municipality of Waterloo commented that, for information only, the site is situated within a Sensitivity 1, 2, and 4 Wellhead Protection Area on Map 4 of the Regional Official Policies Plan (ROPP). The purpose of the designation and the associated policies contained in Section 5.2 of the ROPP is to protect the Region's long-term municipal groundwater supplies. When further developing the site, the Township and the owner/applicant are strongly encouraged to recognize the list of uses in Section 5.2 of the ROPP which are not permitted within the Wellhead Protection Area. The Region was no objections to the application. No other concerns were identified by City departments or the agencies circulated. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: Preliminary circulation of the original application was undertaken from December 9, 2009 to January 19, 2010 to City departments and agencies as well as all property owners within 120 metres of the site. Notice of the March 8, 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 "B". CONCLUSION: In summary, the Development and Technical Services Department recommends that Zone Change Application ZC09/13/V/GS be approved in the form shown in the "Proposed By-law", dated February 3, 2010. The proposed reduced lot width and size is compatible with other approved lotting on Valebrook Street and is appropriate for the subject lands. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Develo ment and Technical Services De artment Atta~hmPnt~~ Appendix "A" - Proposed Zoning By-law Appendix "B" - Newspaper Advertisement Appendix "C" -Neighbourhood/Department/Agency Comments 10-3 DTS Report No. DTS - lU - Ci~3 Appendix " ~` PROPOSED BY-LAW February 3, ~0~ ~ BY~LAI NUMBER ~FTHE ~RP~RATIDN ~F THE CITY ~F KlTHENER ~~eing a by-law to amend By-law ~5-~ , ~ areended, known as the honing By~lawfor~he pity of Kitchener Hallman construction Limited -Valebrook street} V1fHEREA it is deemed expedient to amend By-lava ~5-~ ; N~l~! TH~REF~RE the council of The orporatian of the City of Kitchener enacts as follows: ~ . schedule Nos. ~5~ and ~S of Appendix "A" to Bylaw Number 85-~ are hereby amended by designating as Residential Three ~R-} vuith special Regulation ~Z~R instead of Residential Three ~R-}, the parcels of land specified and illustrated a the subject Area on Map No. 1, in the pity of Kitchener, attached hereto. 2. chedufe Nos. ~~ and CGS of Appendix "A" to By-law Number 85-1 are hereby furkher amended by incorporating additional Zane boundaries as Shawn on Map No. ~ attached hereto. ~. Appendix "~„ to By-lave 8-1 is hereby amended by adding section 5~7R thereto as follows: "~~~. Notvuithstanding section 3~ of this By-law, within the lands zoned R~3 on schedule ~~7 and ~G8 of Appendix "A", the fQllov~ring special regulations shall apply: i} The minimum Iot width shall be 1 ~. ~ metres. iii The minimum Iot area shall be 5a square metres," PASSED at the council chambers in the pity of Kitchenerthis day of ~~1 ~. Mayor clerk 10-4 DTS Report No. DTS - ~(~ - O~13 Appendiac " " Advertised in The record -February 12, ~0 ~ a Valebrovk Street PLANNING MATTERS: PROPERTY OWNERS AND iNTERE$TED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS PROPOSES AMENDMENTS TO THE KITCHENER ZONING BY-LAW UNDER SECT'lON 34 OF THE PLANKING ACT ~oca~~vn ~v~a ~_ ~- h! .',. f .__. ~.___ I - ___ I ~ + _~_-- ------ SUBJECT ,'- ,.- ~ ~ _ EEL ~~ ~~, ~~~~ ~ .I F .l F} ti ~' ~ ~ ~,y y{ ~ The purpose of this application is to change the zoning of the lands an Valebrook Street from f~esf~errfia~ ~"hree 1~~-3~ to ~eiden~~a~ 7'f~ree irk-3} with a Special Use Provision to allow a reduced lot frontage of ~ ~.1 metres {39.7 feet} and a reduced ivt area of 0 square metres ~D.DSG acres}. The public meeting will be held by the pity's Development ar~d Technical Services committee, a committee of Council which deals with planning ratters on: MONDAY, I~ARGH 8, 20~o at ~:oa P.M. OUNOIL OHAMBER, ~~d FLDOR, OITY HALL X00 KING STREET WEST, KIT~HENER. Any person may attend ,the Public Meeting and make written andlor verbal representation either in support of, or in opposition to, the above Hated 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 approvallrefusal of this proposal, the Ontario Municipal Board may dismiss all or part of a subsequent appeal. ABDITIONAL INFORMATION is available by contacting the appropriate staff person Hated below, viewing the repack contained in the meeting agenda {available on the Friday afternoon prior to the meeting, in the calendar section of the website http:~lwww.ki,tchen~r,calcalendarlcalndarEvent.apx}, or in person at the Development and Technical crvicos Dcpartmont - Plar~ning Division, Floor, City Hall, X99 King Street 1Nest, Kitchener between 8:3~ a.m. - 5:aa p.m, {Monday to Friday. Garet# Stevenson, Planning Technician - 5~9-74~-~4aa x 3158 {TTY': ~-8GG-969~g994~, ~arett,stevensankitchener.ca 10-5 DTS Report No. DTS - 1U - ~~13 Appendix `~ " ~*~ FOR PROPER~`l( OWNER CO1~1~~h~T ~~` Z~~~~ 3lC Ilale~rook t~eet, Blocks x,7,9 ~rtd ~ ~, RP ~~M-~ Ha~lmsn ~anst~uct~o~ l~ you have any comments on the application and wish to use this sheet to ~rrite them down: please do so and send it to the undersigned. Beparate letters are also welcomed. o1\r~ Name signature Address ~. ~ ~ ~., ~ ~ ~ please print} '~ ~~ ~{e~S~ I'~~~1~7? ~`0: ar~tt Stevenson, Planning Division Development and Technical services P.O. Box ~ ~ 1~, Kitchenert Ontario, NCO 4G7 Fax 5 ~ 9~~4~ -264 Email garett.stevenson akitchener.ca 3 10-6 »~ w C? 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