DSD-20-002 - OP15-05-F-GS - ZC15-015-F-GS - 859 & 867 Frederick St. and 39 Avon Rd.

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Site Specific Policy Area 52 to permit a ten storey multiple dwelling development on the parcel of land specified and illustrated on Schedule `A', be adopted, in the form shown in the Official Plan Amendment attached to Report DSD 20-002 as Appendix `A', and accordingly forwarded to the Region of Waterloo for approval; AND B. That Zoning By-law Amendment Application ZC15/015/F/GS for Milan Kovacevic, Dean Kovacevic, & Keystone Property Developments Inc. requesting a change from Residential Three (R-3) and Residential Eight (R-8) to Residential Eight with Special Regulation Provision 752R on the parcel of land specified and illustrated on Map No. 1, be approved in the form shown in the "Proposed By-law" dated November 27, 2019, attached to Report DSD 20-002 as Appendix "B"; AND C. That in accordance with Planning Act Section 45 (1.3 & 1.4) applications for minor variances shall be permitted for lands subject to Zoning By-law Amendment Application ZC15/015/F/GS, AND FURTHER D. That the Urban Design Brief dated May 2015 (updated November 2019), and attached to Report DSD -20-002 as Appendix "C", be adopted, and that staff be directed to apply the Urban Design Brief through the Site Plan Approval process. EXECUTIVE SUMMARY: Planning staff is recommending approval of an Official Plan Amendment and a Zoning By-law Amendment to permit a new 10 storey multiple residential building. The recommended Official Plan policies and zoning regulations would permit two additional floors on the building compared to the existing permissions, to use the land area of 39 Avon Road in the calculation for Floor Space Ratio (FSR), and a reduced on-site parking rate. To ensure a built form that is stepped into the neighbourhood, additional step backs and setbacks are also recommended. Only buildings that are less than one storey, such as any garage exit stair or amenity space, are permitted within 58 metres of 45 Avon Road. A 3.8 metre landscape buffer, along with a requirement for a visual barrier, is proposed between the above ground parking area and Avon Road. A regulation to require secured and visitor bicycle stalls is also proposed. 1:74107:45 The subject lands are made up of three properties, being 859 and 843 Frederick Street as well as 39 Avon Road. The subject lands comprise a C-shaped property with an area of approximately 0.56 hectares (1.38 acres) and are bordered by Frederick Street to the north, Avon Road to the east, a residential property to the south, and a residential property and City -owned park (Rosemount Park) to the west. The lands surround 31 and 35 Avon Road, which have each been redeveloped with multiple dwelling uses (triplexes). Each property is currently developed with a single detached dwelling. While 859 and 843 Frederick Street are each development with a single detached dwelling, the current Official Plan policies and Zoning regulations permit multiple dwellings up to 8 storeys in height. Two Neighbourhood Information Meetings were held to gather public input on the applications. Staff also met with the owners and their consultants to work through design and technical comments and concerns. The public input, working meetings, and discussions have resulted in several changes to the proposal. The initial Official Plan Amendment application requested the land use designation be changed to High Rise Residential with a Special Policy to permit a maximum building height to 12 storeys and to increase the maximum FSR to 2.20. The initial Zoning By-law Amendment application requested Residential 2-2