City of Kingston Report to Planning Committee Report Number PC

Transcription

1 To: From: Resource Staff: ate of Meeting: July 6, 2017 Subject: File Number: City of Kingston Report to Planning Committee Report Number PC Chair and Members of Planning Committee Lanie Hurdle, Commissioner, Community Services Paige Agnew, irector, Planning, Building & Licensing Services Public Meeting Report Address: 285 Holden Street - Woodhaven Subdivision Stage 3 Phase 3 Application Type: Owner/Applicant: Zoning By-Law Amendment Tamarack (Cataraqui West) Corporation Executive Summary: The following is a Public Meeting report to the Planning Committee regarding an application for a zoning by-law amendment submitted by Tamarack (Cataraqui West) Corporation, with respect to the subject site located at 285 Holden Street - Woodhaven Subdivision Stage 3 Phase 3. This report describes the proposed application and includes an overview of the relevant policies and regulations that will be evaluated as part of a future comprehensive report. The applicant is proposing to remove the minimum lot area and maximum lot coverage requirements of the R2-41 and R2-42 zone in Zoning By-Law Number This application also proposes to lift the Holding symbol for the R2-41 and R2-42 zones as the subdivision is currently being processed for final approval Woodhaven Stage 3 Phase 3. Zone boundaries are also being adjusted through this process to align with lot boundaries that have been adjusted through detailed subdivision design. 77

2 Report to Planning Committee Report Number PC July 6, 2017 Page 2 of 7 Authorizing Signatures: Lanie Hurdle, Commissioner, Community Services Gerard Hunt, Chief Administrative Officer Consultation with the following Members of the Corporate Management Team: enis Leger, Commissioner, Corporate & Emergency Services Jim Keech, President and CEO, Utilities Kingston esiree Kennedy, Chief Financial Officer & City Treasurer Not required Not required Not required 78

3 Report to Planning Committee Report Number PC July 6, 2017 Page 3 of 7 Options/iscussion: This application proposes the following: - Remove minimum lot area and maximum lot coverage requirements of the R2-41 and R2-42 zone in Zoning By-Law Number 76-26; - Adjust zone boundary lines to align with lot lines; and - Lift the Holding H provision from the lands zoned R2-41-H and R2-42-H in Woodhaven Phase 3 Stage 3. This application is required to bring minimum required lot area into compliance as part of the Final Plan of Subdivision approval for Woodhaven Stage 3 Phase 3. Public Meeting Process Anyone who attends a Planning Committee Public Meeting may present an oral submission, and/or provide a written submission on the proposed application. Also, any person may make written submissions at any time before City Council makes a decision on the application. If a person or public body does not make an oral submission at a Public Meeting, or does not make a written submission to the City of Kingston before a decision is made by Council, the person or public body is not entitled to appeal the decision of the City of Kingston to the Ontario Municipal Board and may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to add the person or public body as a party. The Planning Committee will consider a comprehensive report and recommendation from the Planning ivision, respecting the subject application, at a future meeting. The Committee will make its recommendation to City Council at the meeting. The decision of City Council will be final unless appealed. All persons who made oral or written submissions, or have requested notification in writing, will be given written notice of the future meeting(s) of the Planning Committee at which time the subject application will be considered. Anyone wishing to be notified of Council s decision on the subject application must submit a written request to: Sajid Sifat, Intermediate Planner The Corporation of the City of Kingston Planning, Building & Licensing Services 216 Ontario Street Kingston, ON K7L 2Z extension 3126 ssifat@cityofkingston.ca Application and Submission The applicant is proposing to remove minimum lot area and maximum lot coverage requirement of the R2-41 and R2-42 zone in Zoning By-Law Number This application also proposes 79

4 Report to Planning Committee Report Number PC July 6, 2017 Page 4 of 7 to lift the Holding symbol for the R2-41 and R2-42 zones for the lots within final plan of subdivision Woodhaven Stage 3 Phase 3. Stage 3 consists of a total of 122 residential lots, of which 31 are single detached, 6 units are semi-detached and 85 units are row dwellings. Zone boundaries are being adjusted to align with lot lines to reflect ownership and allow consistent lot fabric for development. In support of the application, the applicant has submitted the following: Planning Justification raft M-Plan All submission materials are available online through the evelopment and Services Hub (ASH) at the following link, ASH, using Look-up a Specific Address. If there are multiple addresses, search one address at a time, or submission materials may also be found by searching the file number. Site Characteristics The subject lands are located in the Cataraqui West area, south of Cataraqui Woods rive, north of Princess Street and west of Bayridge rive. The subject lands are legally described as Part of Lot 6, Concession 3 in the Geographic Township of Kingston (Exhibit A Key Map). The subject lands are being subdivided in stages as Phase 3 of the Woodhaven Subdivision. The property subject to this application is located in the Cataraqui West Secondary Plan area. Surrounding land uses are primarily vacant residential land intended for residential development. Lands intended for future commercial are also located to the east. Provincial Policy Statement The Provincial Policy Statement (2014) provides policy direction on matters of provincial interest related to land use planning and development, which are intended to be complemented by local policies addressing local interests. With respect to this proposal, policies related to settlement areas, intensification and housing apply. - Subsection states that settlement areas shall be the focus of growth. Woodhaven Phase 3 is within the urban boundary of the City, where growth is intended to be focused. - Subsection requires land use patterns within settlement areas to be based on densities and a mix of land uses that are appropriate for, and efficiently use, infrastructure and public services such as transit. The density of the proposed development is consistent with the policy direction provided in the City of Kingston s Official Plan and the Cataraqui West Secondary Plan. Official Plan Considerations The subject site is located within the Cataraqui West Secondary Plan area as shown on Schedule CW-1 of the Official Plan. The subject site is designated Low ensity Residential and Medium ensity Residential on Schedule CW-1: Cataraqui West Secondary Plan, the relevant 80

5 Report to Planning Committee Report Number PC July 6, 2017 Page 5 of 7 provisions of which are detailed in Section 10 of the Official Plan. The proposed singledetached (low density), semi-detached (medium density) and row dwellings (medium density) are permitted within these land use designations. The reconfiguration of the lot fabric in Woodhaven Phase 3 will slightly decrease the overall net density, based on the original draft approved density of 33.9 units per net hectare, to 33.5 units per net hectare. The portion of the site that consists of row dwelling will maintain a net density of 40.5 units per net hectare which conforms to the medium density requirements of the Secondary Plan. The low density portion of Phase 3 which includes single detached, semi-detached and row dwellings will be 32.4 units per net hectare which is within the allowable density range. The proposed zoning by-law amendment conforms to the policies of the Official Plan. Zoning By-Law Considerations The subject lands Phase 3 of the Woodhaven Subdivision are zoned R2-41-H and R2-42-H in Zoning By-Law Number A portion of the Phase 3 is also zoned OS-16. The proposed changes affect the R2-41-H and R2-42-H zones only. A portion of the lots on the adjacent (south of the subject lands) Barr Homes Subdivision that are zoned R2-34 are also affected by this proposal. No zoning relief is required for these parcels. These parcels are part of a land swap between adjacent property owners Tamarack and Barr Homes. The land swap will allow the lot lines to align with the zone boundaries (Exhibit E Proposed Reference Plan). The subject lands received zoning though a Holding symbol that was placed on the subject lands to ensure that these lands are not developed until all municipal requirements including servicing requirements have been met. This requested amendment also seeks to remove the Holding symbol on the property to confirm that servicing capacity has been allocated for the subject lands. The R2-41-H and R2-42-H zones require zoning relief as some lots for single detached dwellings and semi-detached dwellings do not meet minimum lot area. No other relief is required for this proposal. Provision Requirement Proposed Minimum Lot Area - Semi-detached house - Semi-detached dwelling unit - Single detached dwelling Maximum Lot Coverage 35% 7,800 square feet 3,500 square feet 4,000 square feet No minimum lot area requirement No maximum lot coverage requirement 81

6 Report to Planning Committee Report Number PC July 6, 2017 Page 6 of 7 Technical Circulation Process The application has been circulated to a number of internal departments and external agencies for review and comments. The responses to the technical circulation will be addressed in the technical review and included in the comprehensive report for consideration at a future Planning Committee meeting. Existing Policy/By-Law: The proposed amendment will be reviewed against the policies of the Province of Ontario and City of Kingston to ensure that the changes will be consistent with the Province s and the City s vision of development. The following documents will be assessed: Provincial Planning Act Provincial Policy Statement, 2014 Municipal City of Kingston Official Plan Zoning By-Law Number Notice Provisions: Pursuant to the requirements of the Planning Act, a notice of the Statutory Public Meeting was provided by advertisement in the form of signs posted on the subject site 20 days in advance of the Public Meeting. In addition, notices were sent by mail to all 193 property owners (according to the latest Assessment Rolls) within 120 metres of the subject property. A courtesy notice was also placed in The Kingston Whig-Standard on June 27, Accessibility Considerations: Not applicable Financial Considerations: Not applicable Contacts: Paige Agnew, irector, Planning, Building & Licensing Services extension 3252 Marnie Venditti, Manager, evelopment Approvals extension 3256 Sajid Sifat, Intermediate Planner extension 3126 Other City of Kingston Staff Consulted: Not applicable 82

7 Report to Planning Committee Report Number PC July 6, 2017 Page 7 of 7 Exhibits Attached: Exhibit A Key Map Exhibit B Neighbourhood Context (2015) Exhibit C Official Plan, Land Use Exhibit Zoning By-Law Number 76-26, Map 3 Exhibit E Exhibit F Exhibit G Proposed Reference Plan Map Showing Undersized Lots Public Notice Notification Map 83

8 1201 HWY 401 HWY 401 CONTEXT MAP HWY 38 CREEKFOR R HWY 401 BUCKTHORN R WOOHAVEN R 380 WESTBROOK R PRINCESS ST COLLINS BAY R CENTENNIAL R BAYRIGE R TAYLOR-KI BLV MILAN AVE GARINERS R CENTENNIAL R SYENHAM R BATH R Planning, Building & Licensing Services a department of Community Services AVENPORT CRES PLANNING COMMITTEE KEY MAP TREMONT R BETH CRES CATARAQUI WOOS R BETH CRES Applicant: Tamarack (Cataraqui West) Corporation Owner: Tamarack (Cataraqui West) Corporation File Number: Address: 285 Holden Street HOLEN ST LEGEN Subject Property Property Boundaries E PREPARE BY: K. Cruz ATE: 6/5/ Metres 1:4, isclaim er: This document is subject to copyright and m ay only be used for your personal, noncom m ercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any dam ages of any kind resulting from the use of, or reliance on, the inform ation contained in this docum ent. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston.

9 C ATA RA QU I W OOS R ESCALA CRES EVERGREEN R CR I M S O N C RE S 970 WOO HAVEN R HORIZON CRT TREMONT R BETH CRES JAN E TTE ST 303 HO L EN S T PLANNING COMMITTEE NEIGHBOURHOO CONTEXT (2015) 2904 LEGEN E Planning, Building & Licensing Services a department of Community Services Applicant: Tamarack (Cataraqui West) Corporation Owner: Tamarack (Cataraqui West) Corporation File Number: Address: 285 Holden Street Subject Property Property Boundaries Metres 1:4,000 PREPARE BY: J.Partridge ATE: 6/5/ isclaim er: This document is subject to copyright and m ay only be used for your personal, noncom m ercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any dam ages of any kind resulting from the use of, or reliance on, the inform ation contained in this docum ent. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston.

10 HELENA AVE Planning, Building & Licensing Services a department of Community Services PREPARE BY: J.Partridge ATE: 6/5/ PLANNING COMMITTEE OFFICIAL PLAN, Land Use Applicant: Tamarack (Cataraqui West) Corporation Owner: Tamarack (Cataraqui West) Corporation File Number: Address: 285 Holden Street Metres 1:4, isclaim er: This document is subject to copyright and m ay only be used for your personal, noncom m ercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any dam ages of any kind resulting from the use of, or reliance on, the inform ation contained in this docum ent. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston POTTER ST LEGEN Subject Property Arterial Commercial istrict Commercial Institution Low ensity Residential Medium ensity Residential E

11 R2-32-H R2-32 R2-40-H R3-30 R3-30-H ESCALA CRES WOOHAVEN R TREMONT R CATARAQUI WOOS R EPA CRIMSON CRES R2-32 R4-34 R1 R2 R1-50 R2-10 Planning, Building & Licensing Services a department of Community Services PREPARE BY: J.Partridge ATE: 6/5/2017 R1 EPA R3-29 R2-42 C1-8 PLANNING COMMITTEE R2-42-H R2-41-H OS BETH CRES R R2-42-H R BETH CRES ZONING BY-LAW 76-26, Map 3 OS JANETTE ST R4-36 Applicant: Tamarack (Cataraqui West) Corporation Owner: Tamarack (Cataraqui West) Corporation File Number: Address: 285 Holden Street Metres 1:4, isclaim er: This document is subject to copyright and m ay only be used for your personal, noncom m ercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any dam ages of any kind resulting from the use of, or reliance on, the inform ation contained in this docum ent. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston HOLEN ST R I LEGEN R1-38 C2-42 EPA Consolidated Zoning Subject Property Property Boundaries E

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14 WOOHAVEN R 3038 Planning, Building & Licensing Services a department of Community Services 3020 AVENPORT CRES 3004 PLANNING COMMITTEE TREMONT R BETH CRES CATARAQUI WOOS R BETH CRES PUBLIC NOTICE NOTIFICATION MAP Applicant: Tamarack (Cataraqui West) Corporation Owner: Tamarack (Cataraqui West) Corporation File Number: Address: 285 Holden Street HOLEN ST 2904 LEGEN Subject Property 120m Public Notice Boundary Property Boundaries 193 Properties in Receipt of Notice E PREPARE BY: K. Cruz ATE: 6/5/ Metres 1:4, isclaim er: This document is subject to copyright and m ay only be used for your personal, noncom m ercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any dam ages of any kind resulting from the use of, or reliance on, the inform ation contained in this docum ent. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston.