City of Kingston Report to Planning Committee Report Number PC

Transcription

1 To: From: Resource Staff: Date of Meeting: Subject: File Number: Address: Application Type: Owner: Applicant: City of Kingston Report to Planning Committee Chair and Members of Planning Committee Lanie Hurdle, Commissioner, Community Services Paige Agnew, Director, Planning, Building & Licensing Services Public Meeting Report D Wellington Street Zoning By-Law Amendment Barriefield Facility Inc. Barriefield Limited Partnership & Fotenn Consultants Inc. Executive Summary: The following is a Public Meeting report to the Planning Committee regarding an application for a zoning by-law amendment submitted by Barriefield Limited Partnership & Fotenn Consultants Inc. on behalf of Barriefield Facility Inc., with respect to the subject site located at Wellington 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 subject lands are designated Residential in the Official Plan and are zoned Special Institutional (I-8) Zone in Zoning By-Law Number -, as amended. The applicant is proposing to permit residential and accessory uses on the site as well as to obtain relief from various zone provisions in order to facilitate the development of a three-storey retirement residence with residential units and stacked row dwelling houses fronting on Wellington Street that are proposed to contain an additional units.

2 Page of This proposal will also be subject to a future Site Plan Control application. A Heritage Permit will also be required as the subject lands are included within the Village of Barriefield Heritage Conservation District (Part V Designation). The application proposes an increase in the maximum height provisions for the subject site and therefore the City may be seeking possible Community Benefits if any increase in height or density is approved by Council. Staff are seeking input from the community through this Public Meeting process with respect to potential Community Benefits related to the proposed development that might be requested from the applicant.

3 Page of Authorizing Signatures: Lanie Hurdle, Commissioner, Community Services Gerard Hunt, Chief Administrative Officer Consultation with the following Members of the Corporate Management Team: Jim Keech, President & CEO, Utilities Kingston Desirée Kennedy, Chief Financial Officer & City Treasurer Denis Leger, Commissioner, Corporate & Emergency Services Not required Not required Not required

4 Page of Options/Discussion: 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 Local Planning Appeal Tribunal and may not be added as a party to the hearing of an appeal before the Local Planning Appeal Tribunal unless, in the opinion of the Tribunal, 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 public is provided an additional opportunity to make oral submissions on the matter at the time the Committee considers the comprehensive report from staff. The Committee will make its recommendation to City Council at this meeting. In order to retain appeal rights to the Local Planning Appeal Tribunal one must have provided oral comments during the Public Meeting and/or provide written comments in advance of a final decision by Council. 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: Andrea Furniss, Senior Planner The Corporation of the City of Kingston Planning, Building & Licensing Services Ontario Street Kingston, ON KL Z --9 extension 9 afurniss@cityofkingston.ca Application and Submission The zoning by-law amendment application is proposing to permit residential and accessory uses on the subject lands in order to facilitate the development of a three-storey retirement residence with residential units and stacked row dwelling houses fronting on Wellington Street that are proposed to contain an additional units. The stacked row dwelling houses are not proposed to be subdivided and are intended to be included as part of an overall retirement community on the site.

5 Page of As the current Special Institutional (I-8) Zone on the property only permits a school and public use, the applicant is requesting that the zoning by-law be amended to create a new Special Residential Type (R) Zone for the site which would permit the following uses: Single-detached dwelling house; Semi-detached dwelling house; Row dwelling house; Stacked row dwelling house; Retirement residence; Accessory medical, personal service, retail and recreational uses related to a retirement home, to be utilized exclusively by the retirement home residents, staff and visitors; and A public use. The proposed zoning by-law amendment is also requesting zoning relief to various provisions of the zoning by-law, including: Minimum lot area; Minimum lot frontage; Minimum front yard depth; Minimum interior side yard setback; Dwelling unit area; Maximum height of building; Dwelling houses per lot; Courts; Privacy yards; and Parking requirements. Definitions for retirement residence, retirement residence suite, stacked row dwelling house, sloping roof and flat roof are also being requested. The application is also proposing that the requested Special Residential Type (R) Zone be treated as one lot for the purposes of zoning. In support of the application, the applicant has submitted the following: Site Survey Conceptual Site Plan Conceptual Elevations Schematic Views Planning Justification Report Servicing Report Stormwater Management Brief Scoped Heritage Impact Statement Noise Impact Study Tree Inventory Parking Rationale

6 Page of 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 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 within the Village of Barriefield and are located north of Wellington Street, between Highway and Main Street. The site consists of approximately. hectares with 0 metres of frontage on Wellington Street. The site was previously occupied by the J.E. Horton Public School, which was demolished in 0, leaving the property currently vacant (Exhibit A Key Map). The subject lands are immediately adjacent to low density residential dwellings to the west and south of the site, and St Mark s Anglican Church to the north. The lands to the east are currently vacant (Exhibit B Neighbourhood Context). The subject site and adjacent properties are also included in the Barriefield Heritage Conservation District. Provincial Policy Statement The Provincial Policy Statement (0) 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 subject lands are located within the City of Kingston Urban Boundary and the Provincial Policy Statement (PPS) contains specific policies in regards to uses within settlement areas. Applicable policies include, but are not limited to: a) Policies that encourage land use patterns that provide densities and a mix of land use that efficiently uses land resources, support active transportation and are transitsupportive (.. and...). b) Policies that encourage an appropriate range and mix of housing, including housing for older persons (..(b),.). c) Policies that encourage a range of uses and opportunities for intensification (... (b),...). d) Policies that support long-term economic prosperity by promoting well-designed built form and cultural planning, and by conserving features that help define character, including built heritage resources and cultural heritage landscapes (.. (d)). e) Policies related to conserving cultural heritage resources (..). This proposal will be evaluated as part of the future comprehensive report in order to ensure it conforms to the policy direction in the Provincial Policy Statement (0).

7 Page of Official Plan Considerations The subject lands are currently designated Residential in the City of Kingston Official Plan (Exhibit C Official Plan, Land Use). Section.. of the Official Plan establishes general elements of the City structure, which are not expected to change substantially over the life of this Plan. The subject site is located in a Housing District, as shown on Schedule, City Structure of the Official Plan. Housing District policy.. is currently under appeal. As a result, this policy is not in effect and the application will have to be evaluated against the policy in the 00 Official Plan. The policy indicates that housing districts are generally planned to remain stable but will continue to mature and adapt as the City evolves. Re-investment and upgrading will be encouraged through minor infilling and development that can integrate compatibility with the prevailing built form standards of height, density and amenity that are generally found in the neighbourhood. Section.. states that existing housing districts are considered stable, unless otherwise identified and that only minor changes in the predominant pattern of housing type, height or density are permitted in accordance with Section. of the Official Plan. Section. addresses stable areas and associated policies are intended to protect stable areas from incompatible development and rates of change that may be destabilizing. Section.. and.. are currently under appeal and therefore the 00 Official Plan policies apply. The policies address protecting stable areas from development that is not intended by the Plan and not compatible with built heritage resources or with the prevailing pattern of development in terms of density, activity level or type of use. In accordance with Section.., the types of land uses and accepted development standards for stable areas is required to be set out in the zoning by-law. Section.. requires the proposal to demonstrate that the resultant form, function and use of land are compatible with surrounding land uses. Section.. outlines a number of land use compatibility matters that are to be considered in evaluating the proposal including: a) Shadowing; b) Loss of privacy due to intrusive outlook; c) Increased levels of light pollution, noise, odour, dust or vibration; d) Increased and uncomfortable wind speed; e) Increased level of traffic that can disrupt the intended function or amenity of a use or area or cause a decrease in the functionality of active transportation or transit; f) Environmental damage or degradation; g) Diminished service levels because social or physical infrastructure to support a use or area are overloaded; h) Reduction in the ability to enjoy a property, or the normal amenity associated with it, including safety and access, outdoor areas, heritage or setting; i) Visual intrusion that disrupts the streetscape or buildings; j) Degradation of cultural heritage resources;

8 Page 8 of k) Architectural incompatibility in terms of scale, style, massing and colour; and l) The loss or impairment of significant views of cultural heritage resources and natural features and areas to residents. Furthermore, Section.. outlines a number of mitigation measures that may be implemented to ensure land use compatibility, including: a) Ensuring adequate setbacks and minimum yard requirements; b) Establishing appropriate transition in building heights, coverage and massing; c) Requiring fencing, walls or berming to create a visual screen; d) Designing the building in a way that minimizes adverse effects; e) Maintaining mature vegetation and/or additional new landscaping requirements; f) Controlling access locations, driveways, service areas and activity areas; and g) Regulating location, treatment and size of accessory uses and structures, lighting, parking areas, garbage storage facilities and signage. The functionality of the proposed development will also be evaluated in accordance with Section.., which outlines a number of criteria to comply with functional needs to meet long-term needs of the intended uses or occupants. This criteria includes: a) Suitable scale, massing and density in relation to existing built fabric; b) Appropriate landscaping that meets or improves the characteristic green space amenity of the site and surroundings and enhances the City s tree planting program; c) Adequate land area and appropriate site configuration or provision for land assembly, as required; d) Efficient use of municipal services, including transit; e) Appropriate infill of vacant or under-utilized land; f) Clearly defined and safe: site access; pedestrian access to the building and parking spaces; amenity areas; building entry; and parking and secure and appropriate bicycle facilities. Section.. of the Official Plan provides criteria to evaluate infill development, which is defined as the development of a vacant or underutilized lot. Applications for infill must be located and organized to fit with neighbouring properties, including cultural heritage resources, and must satisfactorily address the following criteria: a) Confirmation that adequate municipal services can be provided; b) Demonstrated suitability of dwelling type, lot size, building height and massing, building materials and exterior design; and c) Demonstrated ability to achieve compatible use and development of the property taking into account the policies of Section.. 8

9 Page 9 of Section..8 contains intensification policies that are currently under appeal. As a result, these policies are currently not in effect and the application will have to be evaluated against the intensification policy in the 00 Official Plan. Section..8 states that in fully serviced areas, intensification through moderate increases in building height or density may be considered at the edge of neighbourhoods, adjacent to transit routes, community facilities, significant areas of open space or adjacent to mixed-use Centres and Corridors, as identified on Schedule. The proposed density for the site consists of approximately units per net hectare, which would be considered a medium density development in accordance with Section..B.. New medium density residential land uses may be approved through rezoning without amendment to this Plan, subject to a number of evaluation criteria found in Section..B.,..B.,..B. and..b., which include such matters as: a) Availability of adequate municipal services; b) Provision of functional amenity areas; c) Adequate on-site parking; d) Protection of adjacent low density residential areas from adverse effects such as overshadowing and excessive traffic; e) Proximity to commercial areas, public transit and parking, open space or community facilities; and f) Compliance with the urban design policies found in Section 8. The urban design policies found in Section 8 address the City s design guidelines and policies pertaining to matters that are related to accessibility and safety; streetscapes and public spaces and designing new development to be visually compatible with surrounding neighbourhoods and areas of cultural heritage value or interest; as well as ensuring that new residential development is integrated into the existing built fabric and is conducive to active transportation. The subject lands are included within the Barriefield Heritage Conservation District, which is designated under Part V of the Ontario Heritage Act. As a result, the cultural heritage policies apply, particularly Section..C. which addresses the Barriefield Heritage Conservation District. The policies state that new development or any alteration must follow the Barriefield Heritage Conservation District Plan and must maintain the heritage buildings, features and landscapes, the topography, and archaeological sites and resources. The following specific matters must be addressed: a) Land uses must be limited to detached dwellings and limited numbers of semi-detached dwellings (being 0% or less of the total); b) A church, publicly-funded school, or other community facility, and a senior citizens home may be permitted subject to a rezoning; c) Permitted commercial uses must be small in scale, convenience oriented, supportive of the heritage setting, will not increase traffic volumes, and may have a maximum of three residential units as an accessory use above the main floor use; 9

10 Page 0 of d) New lots must have full street frontage and be similar to the lot pattern and narrow grid road structure of the heritage area; e) New residential and institutional units must be low profile and compatible with adjacent properties; f) A landscaped buffer along Kingston Road must be maintained and no new structure will be permitted to impede the view of St. Mark s Church tower and roof from either Main Street or Kingston Road ; and g) No new lots will be severed from the Barriefield House property except one with frontage on Regent Street with a depth of 0 metres. The proposed senior citizen s housing development is permitted under these policies subject to a zoning by-law amendment. Policies in regards to compatibility with adjacent properties and maintaining the views of the St. Mark s church tower and roof will be addressed as part of a future comprehensive report. Section.. of the Heritage Conservation District Plan contains policies in regards to the future development of the subject lands including demonstrating compatibility with the cultural heritage value and heritage attributes of the District, the need for a Heritage Impact Statement, preserving the significant historic views of St. Mark s Church, the need to adequately locate new parkland and the need to respect the existing grid pattern of the street. A scoped Heritage Impact Statement (HIS) was submitted to evaluate the conformity of the zoning by-law amendment application to the policies found in the Village of Barriefield Heritage Conservation District Plan. Additional design details will be addressed within a subsequent HIS that would be submitted as part of future Site Plan Control and Heritage Permit applications. As a Heritage Permit is required, City staff will present a recommendation on the Heritage Permit application at a future Heritage Kingston meeting. Zoning By-Law Considerations The subject property is zoned Special Institutional (I-8) Zone (Exhibit D Zoning). To accommodate the proposed development, the applicant is proposing a new Special Residential Type (R) Zone for the site which would permit the following uses: Single detached dwelling house; Semi-detached dwelling house; Row dwelling house; Stacked row dwelling house; Retirement residence; Accessory medical, personal service, retail and recreational uses related to a retirement home, to be utilized exclusively by the retirement home residents, staff and visitors; and Public use. Relief is also being requested to various zone provisions including: 0

11 Page of Minimum lot area; Minimum lot frontage; Minimum front yard depth; Minimum interior side yard setback; Dwelling unit area; Maximum height of building; Dwelling houses per lot; Courts; Privacy yards; and Parking requirements. Definitions for retirement residence, retirement residence suite, stacked row dwelling house, sloping roof and flat roof are also being requested. The application is also proposing that the requested Special Residential Type (R) Zone be treated as one lot for the purposes of zoning. Community Benefits In accordance with Section of the Planning Act and Sections of the Official Plan, the City may be seeking possible Community Benefits if any increase in height and/or density is approved by Council. As identified in Section 9.. of the Official Plan, possible Community Benefits include the following: Providing a wide range of clearly specified and designed housing types, including affordable housing and housing for seniors and individuals with special needs; Providing parkland dedication beyond what is already required by this Plan; Protecting features of the natural heritage system, such as woodlands, beyond the parkland dedication requirements of the Planning Act; Improving access to public transit facilities; Providing universally accessible public areas, pathways and connections to external public pathways/trail systems; Providing public and/or underground parking; Providing community and open space facilities such as small parks, day care centres, community centres, recreational facilities, cultural facilities; Conserving cultural heritage resources; Protecting or enhancing significant views; Providing public art; Providing green technology, sustainable architecture, alternative construction methods such as green roofs and LEED certified buildings; Providing streetscape improvements in accordance with Council-endorsed documents, such as the Downtown Action Plan, and that also enhance accessibility and wayfinding; and Including local improvements identified in community design plans, community improvement plans, secondary plans, capital budgets or other implementing plans or studies.

12 Page of Possible suggestions for Community Benefits can be provided by the public on at the Public Meeting, or in writing via the contact details noted earlier in this report. 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, 0 Municipal City of Kingston Official Plan Zoning By-Law Number - Village of Barriefield Heritage Conservation District Plan 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 0 days in advance of the Public Meeting. In addition, notices were sent by mail to all 8 property owners (according to the latest Assessment Rolls) within 0 metres of the subject property (Exhibit F Public Notice Notification Map). A courtesy notice was also placed in The Kingston Whig-Standard on March, 08. Accessibility Considerations: Not applicable Financial Considerations: Not applicable Contacts: Paige Agnew, Director, Planning, Building & Licensing Services --9 extension Marnie Venditti, Manager, Development Approvals --9 extension Andrea Furniss, Senior Planner --9 extension 9

13 Page of Other City of Kingston Staff Consulted: Not applicable Exhibits Attached: Exhibit A Key Map Exhibit B Neighbourhood Context (0) Exhibit C Official Plan, Land Use Exhibit D Zoning By-Law Number -, Map Exhibit E Exhibit F Proposed Site Plan Public Notice Notification Map

14 CONACHER DR CONTEXT MAP Exhibit A HWY ELLIOTT AVE DIVISION ST MONTREAL ST HWY 0 STEPHEN ST YORK ST HWY QUEEN ST ALFRED ST 89 VICTORIA ST UNION ST KING ST W BARRIE ST BROCK ST ONTARIO ST CRAFTSMAN BLVD SADIE AVE MAIN ST HWY 9 MAIN ST 0 8 RD WELLINGTON ST GREEN BAY PLANNING COMMITTEE KEY MAP 0 8 DRUMMOND ST GEORGE ST LEGEND HWY Planning, Building & Licensing Services a department of Community Services Metres :,000 DATE: //08 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. 0 The Corporation of the City of Kingston. ARTISAN RD E Applicant: Barriefield Limited Partnership and FOTENN Consultants Inc. Owner: Barriefield Facility Inc. File Number: D Address: Wellington Street Subject Property Property Boundaries

15 Exhibit B 0 89 AVE SADIE 9 C RA F T S M A N 8 B LV D HWY 9 0 ART I SA N R D ST MA I N WE LLING TO N S T GEO R GE ST GREEN BAY RD SHARMAN'S LANE 0 0 JAM ES S T 0 8 DRU M MO ND S T 0 9 PLANNING COMMITTEE NEIGHBOURHOOD CONTEXT (0) LEGEND E Planning, Building & Licensing Services a department of Community Services Applicant: Barriefield Limited Partnership and FOTENN Consultants Inc. Owner: Barriefield Facility Inc. File Number: D Address: Wellington Street Subject Property Property Boundaries Metres :,000 PREPARED BY: J.Partridge DATE: //08 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. 0 The Corporation of the City of Kingston.

16 Exhibit C 0 89 AVE SADIE 9 8 CRAFTSMAN BLVD 8 0 HWY 9 MAIN ST 8 0 D'ARTISAN RD WELLINGTON ST GREEN BAY RD DRUMMOND ST GEORGE ST SHARMAN'S LANE 0 0 JAMES ST HWY ASSORO CRES Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: //08 PLANNING COMMITTEE OFFICIAL PLAN, Land Use Applicant: Barriefield Limited Partnership and FOTENN Consultants Inc. Owner: Barriefield Facility Inc. File Number: D Address: Wellington Street Metres :,000 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. 0 The Corporation of the City of Kingston. LEGEND Subject Property E Residential Institution Open Space Environmental Protection Area EPA Submerged Vegetation

17 Exhibit D 0 MD 89 C HWY CRAFTSMAN BLVD SADIE AVE R R--H R- MAIN ST 0 OS 9 R- Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: // JAMES ST RD GREEN B AY FP R- R- OS FP R- 0 R MAIN ST R R-0 0 R-8 R- PLANNING COMMITTEE REGENT ST I 0 I D 8 WELLINGTON ST 9 0 R- R- CL- ZONING BY-LAW -, Map Applicant: Barriefield Limited Partnership and FOTENN Consultants Inc. Owner: Barriefield Facility Inc. File Number: D Address: Wellington Street Metres :,000 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. 0 The Corporation of the City of Kingston. GEORGE ST HWY HWY I ASSORO CRES 8 LEGEND Consolidated Zoning Subject Property Property Boundaries ARTISAN RD E 8

18 8 Exhibit E

19 Exhibit F 89 0 HWY CRAFTSMAN BLVD SADIE AVE MAIN ST Planning, Building & Licensing Services a department of Community Services JAMES ST RD GREEN B AY 9 SHARMAN'S LANE MAIN ST PLANNING COMMITTEE DRUMMOND ST 0 8 WELLINGTON ST PUBLIC NOTICE NOTIFICATION MAP Applicant: Barriefield Limited Partnership and FOTENN Consultants Inc. Owner: Barriefield Facility Inc. File Number: D Address: Wellington Street GEORGE ST HWY HWY ASSORO CRES LEGEND ARTISAN RD E Subject Property 0m Public Notice Boundary Property Boundaries 8 Properties in Receipt of Notice Metres PREPARED BY: K. Cruz DATE: //08 :,000 9 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. 0 The Corporation of the City of Kingston.