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Home My WebLink AboutDSD-19-218 - A 2019-103 - 581 Strasburg RdREPORT TO:Committee of Adjustment DATE OF MEETING:September 17, 2019 SUBMITTED BY:Juliane von Westerholt, Senior Planner -519-741-2200 ext.7157 PREPARED BY:Andrew Pinnell, Planner –519-741-2200 ext. 7668 WARD:6 DATE OF REPORT:September 10, 2019 REPORT #:DSD-19-218 SUBJECT:A2019-103–581 Strasburg Road Applicant –GSP GroupInc. c/o Valerie Schmidt Owner –Trez MR Holdings (Ontario) Ltd. Approve Subject to Conditions Figure 1. View of Subject Property taken from Strasburg Road REPORT Planning Comments: The subject property is located on Strasburg Road, north of Block Line Road, in the Alpine Planning Community. The subject property is designated Medium Rise Residential in the Official Plan and is part of aCommunity Node Urban Structure component. The property is zoned Residential Eight (R-8) in By- law 85-1. Low Rise Residential development (existing semi-detached dwellings) is located to the north and east, while Medium Rise Residential development (existing 95-unit multiple dwelling and planned 107-unit multiple dwelling) is located immediately to the south.Planning staff visited the site on September 9, 2019. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. The property is developed with a 2.5 storey, 21-unit multiple dwelling. A Site Plan Application (file SP19/093/S/LT) has been submitted to the City which proposes to add a two storey addition on top of the existing building and to renovate the building’s interior to achievea 4.5 storey, 35-unit multiple dwelling. The owner is seeking approval of a minor variance in ordertoreduce the number of required parking th spacesfrom 61 (1.75 spaces per unit) to 35(1.0 spaces per unit). It should be noted that a 36 “compact” space is provided, but this does not count as a required space for zoning by-law purposes, due to the insufficient size. Planning staff understands that of the 36proposedparkingspaces: 35 count towards required parking under the zoning by-law 29are for residents 4 are for visitors 2are barrier-free 1is compact(does not count towards required parking) General Intent and Purpose of Official Plan and Zoning By-law Tests Section 13.C.8.2. of the Official Plan states: The City may consider adjustments to parking requirements for properties within an area or areas, where the City is satisfied that adequate alternative parking facilities are available, where developments adopt transportation demand management (TDM) measures or where sufficient transit exists or is to be provided. Inthis case,the applicant has provided a Parking Study, prepared by Paradigm Transportation Solutions Ltd., dated July 2019, which states that the parking demand can be accommodated by the proposed supply. It should be noted that the property is on alocal bus route and within 250 metres of an iXpress transit route and other local routes. To support the reduced parking, the Parking Study suggests that the higher number of proposed bicycle parking spaces may reduce parking demand. Bicycle parking will be implemented throughthe Site Plan process. It also recommends that parking be“unbundled” (i.e., be charged separately to tenants and not connected to the ownership / rental ofresidential units). In this regard, planning staff recommends a condition to require an agreement for unbundled parking.Therefore, the variance meets theintent of the Official Planand Zoning By-law. “Minor” Test The variance is minorin that it will not create unacceptably adverse impacts on adjacent uses or lands. The parking study suggests that the proposed development will be able to accommodate therequired parking on the site, despite the parking reduction. Desirability for Appropriate Development or Use Test The variance willsupport the ongoing maintenance and stability of the existing housing stock reusing and adaptingthe housing stock throughrenovation, conversion, and rehabilitation, as encouraged through Policy 4.C.1.10. of the Official Plan. Moreover, the variance would facilitate transit-supportive intensification of a property that is within a land use designation and zone that supportsrelatively high higher floor space ratio(massing).Therefore, the variance is desirable for the appropriate development of the land. For the abovementioned reasons, Planning staff is of the opinion that the variance request isjustified, subject to theconditions outlined below. Building Comments: The Building Division has no objections to the proposed variance. Transportation Services Comments: Based on the justification provided by the applicant, Transportation Services can support the proposed parking rate for this application. Engineering Comments: No Engineering concerns. Heritage Comments: No heritage planning concerns. Environmental Planning Comments: Tree Management Policy requirements is / will be addressed through the site plan process. RECOMMENDATION That Minor Variance Application A2019-103 requesting to reduce the number of required parking spaces from 61 (1.75 spaces per unit) to 35 (1.0 spaces per unit), be approved, subject to the following conditions: 1.That the owner shall enter into an agreement with the City of Kitchener to be prepared by the City Solicitor and registered on the title of the property to require unbundled parking, such agreement to be to the satisfaction of the City Solicitor and Director of Transportation Services, and 2.That this approval shall apply only to the development proposed through Site Plan Application SP19/093/S/LT. Andrew Pinnell, MCIP, RPP Juliane von Westerholt, MCIP, RPP Planner Senior Planner Attach: Site Plan Submitted with Application Form August 28, 2019 Holly Dyson City of Kitchener File No.: D20-20/VAR KIT GEN 200 King Street West (8) / VAR KIT, Martea Developments P.O. Box 1118 (11) / 53 FAIRWAY, 470088 Ontario Ltd Kitchener, ON N2G 4G7 Dear Ms. Dyson: Re: Committee of Adjustment Meeting on September 17, 2019, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1. A 2019-092 30 Dieppe Avenue No Concerns. 2. A 2019-093 155 Breckenridge Drive No Concerns. 3. A 2019-094 205 Strange Street No Concerns. 4. A 2019-095 43 Jack Avenue No Concerns. 5. A 2019-096 260 Frederick Street The applicant must obtain a Regional access permit to legalize the existing access. 6. A 2019-097 74 Ahrens Street West No Concerns. 7. A 2019-098 44 Breithaupt Street No Concerns. 8. A 2019-099 289 and 295 Sheldon Avenue North No Concerns. 9. A 2019-100 John Wallace Drive (Townhouse Block 1) No Concerns. 10. A 2019-101 360 River Trail Avenue No Concerns. 11. A 2019-102 165 Fairway Road North No Concerns. 12. A 2019-103 581 Strasburg Road No Concerns. 13. A 2019-104 & A 2019-105 193 Louisa Street There would be no concerns to the minor variance applications subject to the condition that the recommendations of the noise study as required for the Consent application can be implemented. 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 developments prior to the issuance of a building permit. The comments contained in this letter pertain to the Application numbers listed. If a site is subject to more than one application, additional comments may apply. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌЉВЊББЉ tğŭĻ Њ ƚŅ Ћ Please forward any decisions on the above mentioned Application numbers to the undersigned. Yours Truly, Joginder Bhatia Transportation Planner (519) 575-4500 Ext 3867 Grand River Conservation Authority 400 Clyde Road, P.O. Box 729 Resource Management DivisionCambridge, Ontario N1R 5W6 Andrew Herreman, Resource Planning Phone: (519) 621-2761 ext. 2228 Technician E-mail: aherreman@grandriver.ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: YOUR FILE: September 9, 2019 See below Applications for Minor Variance: RE: A 2019-082 83 Elmsdale Drive A 2019-092 30 Dieppe Avenue A 2019-093 155 Breckenridge Drive A 2019-094 205 Strange Street A 2019-095 43 Jack Avenue A 2019-096 260 Frederick Street A 2019-097 74 Ahrens Street West A 2019-098 44 Breithaupt Street A 2019-099 289 & 295 Sheldon Avenue North A 2019-100 John Wallace Drive A 2019-101 360 Rivertrail Avenue A 2019-102 165 Fairway Drive Road North A 2019-103 581 Strasburg Road A 2019-104 & 105 193 Louisa Street Applications for Consent: B 2019-051 to 054 83 Elmsdale Drive B 2019-058 202 Montgomery Road B 2019-059 269 Trillium Drive B 2019-060 39 Belmont Avenue West B 2019-061 359 Alice Avenue B 2019-062 2727 Kingsway Drive B 2019-063 193 Louisa Street 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, Andrew Herreman, CPT Resource Planning Technician Grand River Conservation Authority Page 1 of 1 *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Grand River Conservation Authority.