KITCHENER WOODBRIDGE LONDON KINGSTON BARRIE Mr. Trevor Hawkins Development Planner Development Services City of Waterloo 100 Regina Street South Waterloo, ON N2J 4A8 Dear Mr. Hawkins: RE: Grey Silo Road/ Deerfoot Trail/ Copper Ridge Drive/ Chestnut Ridge/ Manor Ridge Crescent/ Mill Stream Drive/ Spring Garden Drive Single Detached Dwellings Activa Holdings Inc. Proposed Zoning By-law Amendment OUR FILE 8784AA On behalf of Activa Holdings Inc. ( Activa ) we are pleased to submit a Zoning By-law Amendment application for the lots legally described as Lots 39-49, Lots 51-82, Lots 83-97, Lots 116-120, Lots 124 130, Lots 136-141, Lot 193, Lot 195, Lot 201, and Lots 209-212 of Plan 58M-506, City of Waterloo in the Carriage Crossing subdivision. These lots are zoned SR1 in By-law 1418 which permit single detached dwellings among other residential uses. According to section 29.7.6.1 the maximum coverage of the lot by the main building shall be thirty-three (33%) percent of the lot area. Activa is proposing a site specific provision to amend the City s Zoning By-law 1418 to modify section 29.7.6.1 to increase the maximum coverage of the main building on Lots 39-49, 83-97, 116-120, 124-130, 136-141 to thirtyseven (37%) percent of the lot area and Lots 51-82,193,195, 201 and 209-212 to forty (40%) percent of the lot area. The purpose of this report is to provide planning justification for the subject application. General Description of Lands The subject lots are located in the north-eastern portion of the City of Waterloo, known as the Rural East District. On December 14, 2009, the City of Waterloo approved Zoning By-law 2010-014 and recommended draft plan approval of Plan of Subdivision 30T-08401. The plan of subdivision was subsequently registered as 50M-506. Lots 39-49, Lots 51-82, Lots 83-97, Lots 116-120, Lots 124-130 and Lots 136-141 are bordered by open space to the north, east and south and residential medium density townhouses to the west. Lots 190 1 200-540 BINGEMANS CENTRE DRIVE / KITCHENER / ONTARIO / N2B 3X9 / T 519 576 3650 / F 519 576 0121 / WWW.MHBCPLAN.COM
219 are bordered by open space to the east and south and residential medium density townhouses to the west and residential low density single detached to the north. During the single detached dwelling design and marketing process, it was discovered that while complying with all setback requirements, some of the lots would exceed 33% main building coverage permitted in the SR1 zone. With the exception of some of the corner lots and some of the deeper set lots with larger rear yards, a number of lots would exceed the maximum permitted lot coverage based on preliminary plans. With an understanding that the preliminary floor plans are subject to revisions and that the building coverage could change for some of the lots, the amendment seeks a site specific provision to increase the lot coverage requirement on the aforementioned lots even though some of the lots fall within the current allowable building coverage. The scope of the request is based on meetings and discussions with the City Staff. The existing provisions for the single detached dwelling use in the SR1 zone are such that the existing setback and yard regulations fulfill the lot amenity space requirements. As it stands, section 29.7.6.1 adds unnecessary restrictions by limiting the maximum lot coverage to (33%) thereby limiting the design options of the future proposed dwellings. Proposed Zoning By-law Amendment The request to amend the City s Zoning By-law 1418 to include a site specific provision that modifies the thirty three (33%) percent maximum lot coverage for the main building regulation to allow up to thirty-seven (37%) and forty (40%) percent lot coverage within the subdivision is minor in nature and appropriate for the development of the subject lands. The amendment would not change the number of lots, the expected traffic flow or increase the expected population forecasts. The proposed amendment would allow greater building design flexibility and slightly larger single detached dwelling units that would be compatible with the surrounding neighbourhood. The single detached dwelling concept provides an attractive streetscape while maintaining the intent of the By-law. It is our opinion that the intent of provision 29.7.6.1 in the SR1 zone requiring a maximum main building coverage of 33% is to ensure that each single detached dwelling has adequate amenity/landscaped open space. Amenity space requirements as well as adequate separation distances between adjacent dwelling units is currently regulated through the SR1 zone set back and yard requirements. It is our opinion that the maximum main building lot coverage requirement should be permitted to increase to utilize the full extent of the set back and yard requirements which will allow greater building design flexibility. The proposed zoning by-law amendment for Lots 51-82 will maintain a greater front and rear yard amenity space when compared to the Woolwich Estates subdivision, which is considered an appropriate comparison. Woolwich Estates is located approximately four kilometres south-east of the 2
subject lands and was draft plan approved on July 29, 2010. Zoning By-law 2010-097 for the development received final approval in August 2010. Below, Chart 1 compares the two plans. Chart 1: Comparison of neighbouring communities Front Yard Rear Yard Side Yard Coverage Proposed Zoning By-law Amendment for Lots 51-82 7.5 m 9 m 120 cm 40% Existing By-law Regulations (Woolwich Estates) 7 m 7.5 m 120 cm 40% Despite increasing the permitted maximum lot coverage by a main building, the proposed zoning bylaw amendment for Lots 51-82 maintains a higher than average amenity space when compared to the neighbouring community. On June 27 th 2011, City of Waterloo Council approved Zoning By-law Amendment Z-11-07 for the linear street townhouses adjacent to the subject single detached lands within the Carriage Crossing Plan of Subdivision. The approved Zoning By-law Amendment allows greater building design flexibility by allowing increased lot coverage while maintaining adequate amenity/landscaped open space for future residents. The proposed Zoning By-law Amendment would allow for a similar expansion in maximum lot coverage. Policy Context Provincial Policy Statement, 2005 The PPS was issued by the Province in 2005 and is a comprehensive statement of provincial policies and matters of provincial interest related to land use planning and development in Ontario. Its main objective for settlement areas is to ensure efficient land use and development patterns that support healthy communities. The PPS encourages opportunities for intensification and redevelopment where it can be accommodated. It also encourages developments to provide for an appropriate range of housing types and densities to meet the projected requirements of current and future residents. The PPS states that settlement areas will be the focus of growth. New development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. The consistent theme throughout is the efficient use of land and resources to promote a more compact form of development that will discourage unnecessary urban expansion and make efficient use of existing infrastructure. The proposed zoning by-law amendment is consistent with the intent of the PPS as it: Maintains an appropriate density and type of housing to meet the current and future needs of residents; Maintains the efficient use of planned infrastructure. 3
Region of Waterloo Official Policies Plan/Region of Waterloo Official Plan The proposed zoning amendment is in conformity with the Regional Official Plan (ROPP) and the lands are designated City Urban Area on Map No. 6. Furthermore, on the new council-adopted Regional Official Plan (ROP), the lands are designated within the Urban Area Urban Designated Greenfield Areas on Map No. 3a. City of Waterloo Official Plan The subject properties are designated Low Density Residential in both the current and draft City of Waterloo Official Plan. The proposed zoning amendment is in conformity with the policies of the Official Plan. Specifically, policy 3.1.2.1 of the current Official Plan notes that...the aim of this designation is to permit a variety of residential building types while achieving an overall residential low-rise character. City of Waterloo Rural East District Implementation Plan The subject properties are designated Residential (Low Density) in the Rural East District Implementation Plan. The proposed zoning amendment is appropriate and consistent with the provisions of this plan and remains in conformity with the densities and mix of housing types that are planned for the Rural East District. Conclusions The proposed zoning by-law amendment is minor and represents a reasonable and appropriate solution for the development of the single detached dwelling units within the Carriage Crossing subdivision (Registered Plan 58M-506) for the following reasons: Provide for efficient use of the lots, are consistent with the PPS, Growth Plan for the Greater Golden Horseshoe, Regional Official Policies Plan (ROPP), the Council-adopted Regional Official Plan (ROP), the City of Waterloo Official Plan and Rural District Implementation Plan. The subject lands remain suitable for the planned development of single detached dwelling units, including the lot size, and configuration as well as the planned community density, and projected traffic flow. The amendment will maintain high quality urban design through the current zoning and Architectural Control Guidelines and ensure a consistent and attractive streetscape; Although the building coverage is increased, appropriate amenity space for each lot is maintained given the fact that the building envelopes comply with required setback including front, side and rear yard setback requirements. It is also our opinion that the intent of the 33% maximum lot coverage by the main building is maintained through compliance with the setback requirements. Based on the above, the proposed 4
zoning amendment represents good planning and conforms to Provincial Policy, Regional Official Plan (ROPP), the City of Waterloo Official and District Implementation Plan. Yours truly, MHBC PLANNING Bernard P. Hermsen, MUDS, BES, MCIP, RPP Partner 5