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HomeMy WebLinkAboutDSD-18-027 - A 2018-047 - 1430 Highland Rd WStaff Report Ki�CR Development Services Department wwwkitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: May 15, 2018 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Craig Dumart, Junior Planner- 519-741-2200 ext. 7073 WARD: 7 DATE OF REPORT: May 4, 2018 REPORT # DSD -18-027 SUBJECT: Application #: A2018-047,1430 highland Road West Applicant: Labreche Patterson & Associates Inc. Recommendation to Approve mio UJI J 0 z UJ zI L alp y 2B 2❑ Ill fell aB°2�x� 3C -3D 3B_ A 4C 4Q 4B.4A 5C -5d 244 5B55A' 6C 6© 66`_&A 7Gj7p1 7B7A 4 ` iTNEAD y'''"274° v 2u V B 246 ,F) 2(80 216201 36, 4 0 25v 58i0�>4 220 w\- 2 5A 1- 213 ) 13013 14C14B15B '. V817 / 1 A1213C 221 % 5 11� 11 ❑ 9B 14106 116 9 10 1430 11 4 88 V 1464 6 5 7 14 8 Subject Property 04, U3 254 2622c�1 � 2 w F_OREST,HEIGHTS 74135 4 2 1? 234 v 2442 6 �yID 8230 _ 218 0� l r X119 Location Map: 1430 highland Road West RECOMMENDATION That application A2018-047 requesting relief from Section 6.1.2 a) to provide parking at a rate of 1.5 spaces for the first 36 residential units, and 1.1 spaces per residential unit thereafter rather than the required parking rate of 1.5 spaces per unit and relief from Section 6.1.2 (b)(vi)(b) to permit a required visitor parking rate of 10% rather than the required 20%, be approved. REPORT: Planning Comments The subject property municipally addressed as 1430 Highland Road West is designated High Rise Residential in the City's Official Plan and zoned R-9 in the City of Kitchener Zoning By-law. The subject lands have site plan approval for a 314 multiple dwelling units within 8 multiple dwelling buildings. The site is currently under construction and the construction of the development is planned over various phases. The first phase of construction included a 36 unit multiple dwelling building which is now completed and registered as a Condominium Corporation. The parking ratio of the lands within the Condominium Corporation will remain unchanged and provide 1.5 spaces per unit. After registering the first phase of the Condominium the developer acknowledged the existing parking ratio of 1.5 spaces per units was an oversupply of parking for the development. The developer conducted a parking study which concluded that a parking rate of 1.12 spaces per unit was appropriate for this size of development. To facilitate the parking reduction the applicant has relief from Section 6.1.2 a) to provide parking at a rate of 1.5 spaces for the first 36 residential units, and 1.1 spaces per residential unit thereafter rather than the required parking rate of 1.5 spaces per unit and relief from Section 6.1.2 (b)(vi)(b) to permit a required visitor parking rate of 10% rather than the required 20%. City Planning staff conducted a site inspection of the property on April 16, 2018. Existing site at 1430 Highland Road West. In considering the four tests for minor variances as outlined in Section 45(1) of the Planning Act, R.S.O., 1990 Chap. P. 13, as amended, Planning staff offer the following comments. The subject property is designated High Rise Residential in the City's Official Plan. The High Rise Residential land use designation provides for high density multiple dwellings and special needs housing to achieve a high intensity of residential use. A minimum Floor Space Ratio of 2.0 and maximum Floor Space Ratio of 4.0 will apply to all development and redevelopment. When planning for new High Rise Residential locations in new community plans and secondary plans or when considering redevelopment opportunities, High Rise Residential uses will generally: a) result in the preservation of features of the natural environment which may otherwise be compromised with more dispersed low density development; b) take advantage of views and vistas; c) constitute neighbourhood landmarks or reference points; d) be located within walking distance of nodes, corridors and public transit stops and non-residential uses; and, e) have a strong focus placed on the creation of links for pedestrians and cyclists with surrounding non-residential uses. The requested variances are appropriate and are located within walking distance of nodes, corridors and public transit stops. The proposed variances meet the general intent of the Official Plan. 2. The requested variance to reduce the parking rate of 1.5 spaces for the first 36 units and 1.1 spaces per unit thereafter, whereas 1.5 spaces is required, meets the general intent of the Zoning By-law. The purpose of the 1.5 parking spaces per unit regulation is to ensure there are adequate parking spaces provided for residents of multiple dwellings. To support the proposed parking rate, the applicant submitted a parking justification study for the subject site, which suggests that 1.12 spaces per unit would be appropriate for the size of this development. The study concluded that 1.02 spaces would be required for unit owners with 0.1 (10%) spaces for visitor use. Additionally the study concluded that Transportation Demand Management (TDM) measures, such as additional secure bicycle parking, unbundled parking, and car share provisions could be used to manage risk associated with parking demand. In summary, the parking justification study indicates that the existing parking rate of 1.5 spaces per unit is an oversupply of parking. As such, Staff is satisfied that a reduction of the parking rate to 1.5 spaces for the first 36 units and 1.1 spaces per unit thereafter, and a 10% visitor space rate will provide adequate parking spaces to the residents of the existing and proposed multiple dwellings. Transportation Staff supports the findings of the parking justification study and has no concerns with the proposed parking rate or TDM measures. 3. The variance can be considered minor as the reduced parking rate will not present any significant impacts to adjacent properties and the overall neighbourhood. 4. The variance is appropriate for the development and use of the land as it is staff's opinion that the requested variance will not impact the subject property, adjacent lands abutting intersection or safety of pedestrian or vehicular traffic. Based on the foregoing, Planning staff recommends that this application be approved subject to the conditions outlined in the Recommendation section of this report. Building Comments: The Building Division has no objections to the proposed variance. Transportation Comments: Transportation Services has reviewed the parking justification submitted by Paradigm (May 2018) and support their conclusions and recommendations. Engineering Comments: No concerns. Heritage Planning Comments: No concerns with the proposed application. Craig Dumart, BES, MCIP, RPP Junior Planner Juliane von Westerholt, BES, MCIP, RPP Senior Planner Region of Waterloo April 27, 2018 Holly Dyson City of Kitchener 200 King Street West P.O. Box 1118 Kitchener, ON N2G 4G7 Dear Ms. Dyson: PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES 150 Frederick Street, 8th Floor Kitchener ON N2G 4A Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4449 www. reg i o n ofwate r l o o. ca File: D20-20/VAR KIT GEN (2) /56 BLEAMS, First Christian Reformed Church (5) /06 HIGHLAND, Savic Homes, 1402-1430 Highland Rd W (6) /15 KING KIT, James Fryett Architect Inc. 624 King St W (7) /06 FREDERICK, 834220 Ontario Inc. Re: Committee of Adjustment Meeting on December 12, 2017, City of Kitchener. Regional staff have reviewed the following Committee of Adjustment application(s) and have the following comments: 1. 51 Chestnut Street (A 2018-043): No concerns. 2. 1275 Bleams Road (A 2018-044): No concerns. 3. 46 Paige Street (A 2018-045): No concerns. 4. 671 Glasgow Street Unit 7 (A 2018-046): No concerns. 5. 1430 Highland Road West (A 2018-047): No concerns. 6. 624 King Street West (A 2018-048): No concerns. 7. 268 Frederick Street (A 2018-049): No concerns or requirements for this application. However, the owner please be advised that any redevelopment application for these lands may require dedication of 3.13 metre road widening along property frontage on Frederick Street and a 7.62 metre daylight triangle at the Pequegnat Avenue/Frederick Street intersection. Please be advised that any development on the subject lands is subject to the provisions of the Regional Development Charge By-law 14-046 or any successor thereof and may require payment of Regional Development Charges for these development(s) prior to the issuance of a building permit. 2715832 Version: 1 The comments contained in this letter pertain to the Application number(s) listed. If a site is subject to more than one application, additional comments may apply. Please forward any decisions on the above mentioned Application number(s) to the undersigned. Yours Truly, Joginder Bhatia Transportation Planner (519) 575-4757 ext 3867 Grand River Conservation Authority Resource Management Division Andrew Herreman, Resource Planning Technician PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: May 7, 2018 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N1 R 5W6 Phone: (519) 621-2761 ext. 2228 E-mail: aherreman@grandriver.ca YOUR FILE: See below RE: Applications for Minor Variance: A 2018-043 51 Chestnut Street A 2018-044 1275 Bleams Road A 2018-045 46 Paige Street A 2018-046 671 Glasgow Street, Unit 7 A 2018-047 1402-1430 Highland Road West A 2018-048 624 King Street West A 2018-049 268 Frederick St Applications for Consent: B 2018-031 & B 2018-032 25 & 75 Fallowfield Drive GRCA COMMENT*: The above noted applications are located outside the Grand River Conservation Authority areas of interest. As such, we will not undertake a review of the applications and plan review fees will not be required. If you have any questions, or require additional information, please contact me. Sincerely, '4k i"_ Andrew Herreman Resource Planning Technician Grand River Conservation Authority *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1, of i Grand River Conservation Authority.