City of Kingston Report to Planning Committee Report Number PC

Transcription

1 To: From: Resource Staff: Date of Meeting: August 3, 201 Subject: File Number: Address: Application Type: Owner: Applicant: City of Kingston Report to Planning Committee Report Number PC-1-00 Chair and Members of Planning Committee Lanie Hurdle, Commissioner, Community Services Paige Agnew, Director, Planning, Building & Licensing Services Public Meeting Report D Cowdy Street Zoning By-Law Amendment Habitat for Humanity Greater Kingston & Frontenac Susan Zambonin Executive Summary: The following is a Public Meeting report to the Planning Committee regarding an application for a zoning by-law amendment submitted by Susan Zambonin on behalf of Habitat for Humanity Greater Kingston & Frontenac, with respect to the subject site located at 6 Cowdy Street. 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 demolish an existing church, redevelop 3 semi-detached dwellings and a community outreach centre. A site-specific zone is required to facilitate this proposal.

2 Report to Planning Committee Report Number PC-1-00 August 3, 201 Page 2 of Authorizing Signatures: Lanie Hurdle, Commissioner, Community Services Gerard Hunt, Chief Administrative Officer Consultation with the following Members of the Corporate Management Team: Denis Leger, Commissioner, Corporate & Emergency Services Jim Keech, President and CEO, Utilities Kingston Desiree Kennedy, Chief Financial Officer & City Treasurer Not required Not required Not required 5

3 Report to Planning Committee Report Number PC-1-00 August 3, 201 Page 3 of Options/Discussion: This application proposes to demolish an existing church, redevelop 3 semi-detached dwellings adjacent to Cowdy Street and a community outreach centre adjacent to Adelaide Street. A sitespecific zone is required to allow for this proposal. The subject site is located at the corner of Cowdy Street and Adelaide Street. The property is designated Residential in the City of Kingston Official Plan and zoned A in Zoning By-Law Number. 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 Division, 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 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 2 Ontario Street Kingston, ON KL 2Z extension 3126 ssifat@cityofkingston.ca Application and Submission This application proposes to demolish an existing church, redevelop 3 semi-detached dwellings adjacent to Cowdy Street and a community outreach centre adjacent to Adelaide Street. A sitespecific zone is required to allow for this proposal. 6

4 Report to Planning Committee Report Number PC-1-00 August 3, 201 Page of A total of 6 dwelling units are being proposed through the 3 semi-detached dwellings. Each dwelling unit is intended to be severed into separate lots. The community outreach centre that is proposed adjacent to Adelaide Street will also be located on a separate lot. This application proposes to create new lots to allow the development. The proposed semi-detached dwellings are designed with driveways that lead to an attached single car garage accessed via Cowdy Street. Each dwelling unit is proposed to have a floor area of 1 square metres containing a kitchen, washroom, great room and attached garage on the main floor, and three bedrooms and a washroom on the second floor. No basements are proposed for these dwelling units. The proposed six residential lots will be approximately 15 square metres in area with. metres of lot frontage. The proposed community outreach centre building is 0 square metres in floor area and will be located adjacent to Adelaide Street with the building located close to the street and a side driveway leading to parking for vehicles located at the rear of the property accessed via Adelaide Street. The community outreach centre is proposed to be a single storey building and the 3 semi-detached dwellings are proposed to be two-storeys in height. To allow for this proposal, this zoning amendment application is required to review compatibility and impact of the proposed development and ensure compliance with policies in the Official Plan and Zoning By-Law Number. Upon the enactment of a site specific zone to facilitate this proposal, 3 consent applications would be required to create lots 3 semi-detached buildings on each separate lot and the community outreach centre on its own lot. A site plan application will be a condition of these 3 consent applications to ensure that the proposed form and function of the development is reviewed in detail for compliance with the established zone and to review grading and servicing for the entire site. Once the site plan is approved, Building Permits could be obtained to start construction. Three additional consent applications for party wall severances will be required once the foundations for the semi-detached dwellings are poured to sever each side of the semi-detached dwelling for free hold ownership. In support of this proposal, the applicant has submitted the following: Zoning By-Law Amendment Application Site Plan Control Application 3 Consent Applications In support of this zoning amendment application, the applicant has submitted the following: Planning Justification Site Plan Drawing Floor Plans Building Elevations All submission materials are available online through the Development and Services Hub (DASH) at the following link, DASH, using Look-up a Specific Address. If there are multiple

5 Report to Planning Committee Report Number PC-1-00 August 3, 201 Page 5 of addresses, search one address at a time, or submission materials may also be found by searching the file number. Site Characteristics The subject site is located at the intersection of Cowdy Street and Adelaide Street. Surrounding land uses are a mix of existing low and medium density residential units. The form of housing consists of single units, semi-detached units, townhouses and apartment units. The Katarokwi Learning Centre is located south of the subject lands and is the site of the former Frontenac Public School. The subject lot is approximately 1,06 square metres in area and includes 50.6 metres of frontage on Cowdy Street and 3.3 metres of frontage on Adelaide Street. Provincial Policy Statement The Provincial Policy Statement (201) 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. The Provincial Policy Statement (PPS) encourages intensification of uses within the urban boundaries. The PPS also calls for efficient use of land to develop healthy, livable and safe communities by using existing infrastructure to support development. The subject redevelopment is considered intensification within the urban boundary and meets the intent of the policies in the PPS. Official Plan Considerations The subject property is designated Residential in the City of Kingston Official Plan. The residential designation allows for different forms of housing including detached, semidetached or duplex dwellings, townhouses and apartments. This designation also allows for uses that support residential neighbourhoods and are compatible with a residential setting such as a community outreach centre. The semi-detached units will be developed at a density that is within the limits of the medium density policies. Once the land is severed, the residential component of the property will be developed at a density of 50 units per net hectare. The proposed density is compatible considering the mix of existing built form and densities in the neighbourhood. This proposed density is appropriate based on locational criteria, infilling and intensification policies of the Official Plan. The proposal will result in a moderate form of intensification. The site is located in proximity to property owned by the Limestone District School Board, Regiopolis-Notre Dame Catholic Secondary School and is within a short walk (approximately 300 metres) to transit routes located on Division Street. The property is located approximately 1 kilometre ( minute walk) to the downtown core. The infill policies of the Official Plan direct redevelopment in an area with full municipal services and encourages redevelopment that is compatible to existing built form. The zoning amendment will ensure compatibility of the proposed development with the existing neighbourhood in order to conform to infill policies.

6 Report to Planning Committee Report Number PC-1-00 August 3, 201 Page 6 of This proposal conforms to the policies of the Official Plan. Zoning By-Law Considerations The subject property is zoned A One-Family Dwelling and Two-Family Dwelling Zone in Zoning By-Law Number. This zone permits one and two-family dwellings as well as community centres. This proposal requires relief from minimum lot area per dwelling unit and minimum rear yard provisions of the A zone for the semi-detached dwellings. A site specific zone is required to provide relief from the provisions stated below and allow for the proposal. The proposed community outreach centre does not require any relief though this zoning amendment. This proposal meets all other provisions of Zoning By-Law Number. Provision Requirement Proposed Minimum Lot area per dwelling unit 30 metres squared per dwelling unit Minimum rear yard.5 metres 6.0 metres 15 metres squared per dwelling unit 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, 201 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 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 July 2, 201.

7 Report to Planning Committee Report Number PC-1-00 August 3, 201 Page of Accessibility Considerations: Not applicable Financial Considerations: Not applicable Contacts: Paige Agnew, Director, Planning, Building & Licensing Services extension 3252 Marnie Venditti, Manager, Development Approvals extension 3256 Sajid Sifat, Intermediate Planner extension 3126 Other City of Kingston Staff Consulted: Not applicable Exhibits Attached: Exhibit A Key Map Exhibit B Neighbourhood Context (20) Exhibit C Official Plan, Land Use Exhibit D Zoning By-Law Number, Map 1 Exhibit E Exhibit F Proposed Site Plan Public Notice Notification Map 0

8 130 CONTEXT MAP JOHN COUNTER BLVD PORTSMOUTH AVE BATH RD JOHNSON ST KING ST W PALACE RD THOMAS ST UNION ST PRINCESS ST VICTORIA ST ELLIOTT AVE OAK ST CONCESSION ST ALFRED ST DIVISION ST YORK ST 3 1 BROCK ST MONTREAL ST QUEEN ST BARRIE ST KING ST E Exhibit A HWY PATRICK ST HWY COWDY ST ADELAIDE ST KEY MAP PLANNING COMMITTEE LEGEND E Planning, Building & Licensing Services a department of Community Services Applicant: Susan Zambonin Owner: Habitat for Humanity Greater Kingston & Frontenac File Number: D Address: 6 Cowdy Street Subject Property Property Boundaries Metres 1:2,000 PREPARED BY: K. Cruz DATE: 6/2/201 1 Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. 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. 20 The Corporation of the City of Kingston.

9 THO MA S ST Exhibit B STE PH EN ST ADE LA I DE S T 6 55 DI VIS IO N S T ST. CATHERINE ST PLANNING COMMITTEE NEIGHBOURHOOD CONTEXT (20) CHERRY ST LEGEND 1 1 PINE ST 5 3 E Planning, Building & Licensing Services a department of Community Services Applicant: Susan Zambonin Owner: Habitat for Humanity Greater Kingston & Frontenac File Number: D Address: 6 Cowdy Street Subject Property Property Boundaries Metres 1:2,000 PREPARED BY: J.Partridge DATE: 6/2/201 2 Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. 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. 20 The Corporation of the City of Kingston.

10 Exhibit C THOMAS ST STEPHEN ST PATRICK ST ADELAIDE ST 6 55 COWDY ST DIVISION ST ST. CATHERINE ST PLANNING COMMITTEE OFFICIAL PLAN, Land Use CHERRY ST PINE ST LEGEND 5 3 E Planning, Building & Licensing Services a department of Community Services Applicant: Susan Zambonin Owner: Habitat for Humanity Greater Kingston & Frontenac File Number: D Address: 6 Cowdy Street Metres 1:2,000 Subject Property Residential Open Space PREPARED BY: J.Partridge DATE: 6/2/201 Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. 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. 20 The Corporation of the City of Kingston.

11 THOMAS ST Exhibit D STEPHEN ST A PATRICK ST A ADELAIDE ST A 6 55 DIVISION ST Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: 6/2/ B A.1 5 PLANNING COMMITTEE CHERRY ST ZONING BY-LAW, Map 1 Applicant: Susan Zambonin Owner: Habitat for Humanity Greater Kingston & Frontenac File Number: D Address: 6 Cowdy Street Metres 1:2,000 3 Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. 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. 20 The Corporation of the City of Kingston. COWDY ST PINE ST LEGEND ST. CATHERINE ST 5 A.50 Consolidated Zoning Subject Property Property Boundaries 5 6 E 2 3

12 5 Exhibit E

13 THOMAS ST Exhibit F STEPHEN ST PATRICK ST ADELAIDE ST 6 55 DIVISION ST COWDY ST ST. CATHERINE ST PLANNING COMMITTEE CHERRY ST PUBLIC NOTICE NOTIFICATION MAP PINE ST LEGEND E Planning, Building & Licensing Services a department of Community Services Applicant: Susan Zambonin Owner: Habitat for Humanity Greater Kingston & Frontenac File Number: D Address: 6 Cowdy Street Subject Property 120m Public Notice Boundary Property Boundaries Properties in Receipt of Notice Metres 1:2,000 PREPARED BY: K. Cruz DATE: 6/2/201 6 Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. 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. 20 The Corporation of the City of Kingston.