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HomeMy WebLinkAboutCSD-18-036 - A 2018-013 - 65, 71 & 79 Madison Ave S, I Tc� ►� .R Staff Report Community Services Department wm kitcheneua REPORT TO: Committee of Adjustment DATE OF MEETING: February 20, 2018 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Garett Stevenson, Planner — 519-741-2200 ext. 7070 WARD: 9 DATE OF REPORT: February 12, 2018 REPORT NUMBER: CSD -18-036 SUBJECT: Application A2018-013 - 65, 71, and 79 Madison Avenue South Owner - Node Kitchener Inc. Applicant — Victor Labreche, Labreche Patterson & Associates Approve Subject Property: 65, 71, and 79 Madison Avenue South RECOMMENDATION: That Application A2018-013 requesting relief from Section 40.2.6 to permit a maximum building height of 17.16 metres whereas 10.5 metres is permitted, and requesting relief from Section 40.2.6 to permit a maximum floor space ratio of 0.849 whereas a maximum of 0.6 is permitted, and requesting relief from Section 6.1.2.a) to permit an off-street parking rate of 1.05 spaces per unit whereas 1.05 spaces is required, be approved. Staff Report KITcx t K4;��R Community Services Department wmkitcheneua Report: Application A2018-013 is seeking minor variances for the future redevelopment of this property with a 38 unit four storey multiple dwelling building. Specifically, the following relief is being sought as part of this application; • Relief from Section 40.2.6 to permit a maximum building height of 17.16 metres whereas 10.5 metres is permitted, • Relief from Section 40.2.6 to permit a maximum floor space ratio of 0.849 whereas a maximum of 0.6 is permitted, and • Relief from Section 6.1.2.a) to permit an off-street parking rate of 1.05 spaces per unit whereas 1.25 spaces is required. MADISON AVENUE E 541m. £ 1 u•.° 4EL E' FROM SEOTION402$OF IIG DY.LAWa&1, W19GH �� ROOVfPE9 A MPJIIMVM FLOOR PROPOSED oIPACE RATID OF O.S. WHEREAS A 4STOREY + MAS EMENT L I POPOSED. SPAPERATb OFO 04 IS R 36 NMT MULTIPLE DWELLING — xaar FTS RELIEF FROM SECTION EL 12.) OFZQMNGRY-LAWW_- IN WCH b PEQUIRLS A PARKNO RATE OF 1.25 SPACES PERfWELLING -8S UNIT RESULTING IN THE REQUIREMENT FOR GB PARKM SPACES, WHEREAS I-69 'PA"' PEROWELLINOUNR RESULTING 0433'19'10E 28.9ft �e9 ggpp IN 40 PARKING SPACES IS I •�� it PROPOSED. 1 RELIEF FROM SECTION 40.2.6 OF ZONING BYLAW 851, WHICH REOUIRESA MAXIMUM 8N4DING HEKaI-IT OF 16.5 R METRES, WHEREAS A Bl11LO1NG HEIGHT OF 17. W METRES 19 N�oA PROPOSED. . - SNb N33W4aE 9399. MINOR VARIANCE SKETCH 65-79 MADISON AVENUE SOUTH, LaFxachaPattarEon&Associates lRc. A KITCHENER, ONA� uu1_.��u[sr�ww W'ApaiM yµ INPWNCiLE'PROVIDED oxo[cFMeEx ae2olr FiLc 2xnn�wcs SG,LE I.SW IPAPERERE:l5�11I iFc!Jerr vo r3�i Proposed Development Concept (Proposed Site Plan) Planning Comments: The subject properties are designated as Low Rise Multiple Residential in the Cedar Hill Secondary Plan in the City's Official Plan and zoned as Residential Six (R-6) in Zoning By-law 85-1. A site inspection was undertaken on December 8, 2017. , Staff Report I R Community Services Department wm kitcheneua Existing Buildings (65, 71, and 79 Madison Avenue) Source: Google Streetview Image The lands are shown as a Major Transit Station Area Intensification Area in the new Official Plan and were identified as part of the Recommended Focus Area in Phase 1 of the Planning Around Rapid Transit Stations (PARTS) work. The lands are within the Council -endorsed PARTS Central Plan and are shown on the Preferred Plan (Land Use Map) as Medium Rise Residential. If the land use designated of the lands was amended, as outlined in the PARTS Central Plan, the land use designation would permit a multiple dwelling with up to 8 storeys in height, and a Floor Space Ratio (FSR) of between 0.6 and 2.0. New draft parking and bicycle regulations for PARTS areas were developed as part of the Comprehensive Review of the Zoning By-law (CRoZBy) based on the PARTS Phase 2 Transportation Demand Management corridor -wide review. It is noted that these reports, draft regulations, and proposed land use designations have not been formally implemented or fully approved, therefore Planning staff rely on the existing Official Plan policies and zoning regulations in place when considering this application. Staff will be implementing the land use recommendations of the PARTS Central Plan through an Official Plan Amendment to incorporate updated Secondary Plans. Updated zoning, urban design guidelines, and heritage framework will also occur. This will be done via a neighbourhood -specific engagement process in accordance with the Planning Act requirements for an Official Plan and Zoning By-law amendment which is required to implement a `Medium Density Residential' land use designation for the subject lands. 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 offers the following comments: The requested variances meet the general intent of the Cedar Hill Secondary Plan and the City's Official Plan. Portions of the 2014 Official Plan for the City of Kitchener are under appeal. The Cedar Hill Secondary Plan is in effect and was not reviewed as part of the new Official Plan. The City will be commencing a secondary plan review in 2018. Policy 13.3.1.4 of the Cedar Hill Secondary Plan references Parts 1, 2, 4, and 5 of the 1994 Official Plan. , Staff Report I .R Community Services Department wm kitcheneua These sections were updated or replaced by sections of the 2014 Official Plan, which were considered as part of the analysis of the application. Permitted uses in the Low Rise Multiple Residential include single detached dwellings, duplex dwellings, semi-detached dwellings, multiple dwellings, lodging houses, small residential care facilities, home businesses and private home day care. Currently, redevelopment proposals are permitted with a maximum density of 40 units per hectare and a maximum Floor Space Ratio shall be 0.6. Multiple dwellings are permitted to exceed 40 units per hectare on an individual site provided the Floor Space Ratio of 0.6 is not exceeded. Where minor variance are requested to facilitate residential intensification or a redevelopment of lands, Housing Policies in the new Official Plan require that the overall impact of the minor variances be reviewed to ensure that any new buildings are appropriate in massing and scale and are compatible with the built form and the community character of the established neighbourhood, that new buildings are sensitive to the exterior areas of adjacent properties, that appropriate screening and/or buffering is provided to mitigate any adverse impacts, particularly with respect to privacy, that the lands can function appropriately and not create unacceptable adverse impacts for adjacent properties by providing both an appropriate number of parking spaces and an appropriate landscaped/amenity area on the site, and that the impact of each special zoning regulation or variance will be reviewed prior to formulating a recommendation to ensure that a deficiency in the one zoning requirement does not compromise the site in achieving objectives of compatible and appropriate site and neighbourhood design and does not create further zoning deficiencies. The Official Plan also requires that residential intensification within existing neighbourhoods will be designed to respect existing character. A high degree of sensitivity to surrounding context is important in considering compatibility. The proposed building is four storeys in height adjacent to the walkway block, where the corner of the proposed building is located closest to a neighbouring property, being a two and half storey building on the opposite side of the existing publically-owned walkway block. The approximately 6.0 metre wide walkway block, coupled with a side yard setback of between approximately 3.0 to 5.0 metres, will result in a setback of approximately 9.0 to 11.0 metres from the closest private property line. The building is also setback 10.051 metres from the Madison Avenue streetline to provide an adequate setback from properties across Madison Avenue. The tallest part of the building, where the lower level is exposed, is located facing the parking area. The parking area provides separation to the property to the northeast, which will be adequately screened with a visual barrier. The lands adjacent to the rear of the property are publically owned and include Kaufman Park and Cameron Heights Collegiate Institute, which are on lands which have a significantly lower elevation. To address compatibly with the surrounding community, Planning staff will work through the site plan approval process to ensure that traditional building materials which are found throughout the neighbourhood, such brick and metal, will be used in the design of the proposed building. The intent of the Official Plan to provide an overall low density community is maintained and the proposed building is compatible with the surrounding neighbourhood. There are , Staff Report I .R Community Services Department wm kitcheneua various forms of low rise buildings found through the immediate area included single detached and duplex dwellings as well as multiple dwellings ranging from two to five storeys. The preliminary design of the site has been developed to ensure that there are no unacceptable adverse impacts for adjacent properties. An appropriate supply of off- street parking is proposed, as well as incentives for alternative transportation options including a car share space and a minimum of 1 secure bicycle parking spaces per unit. Adequate amenity space will be provided on the roof top terrace facing the parkland in the rear, and sufficient landscaped areas will be provided for screening with fencing and landscaping as well as snow storage. With respect to Housing policies in the City's Official Plan, the proposed development provides a mix of residential housing types and styles to the existing community. The City encourages different housing options to be dispersed both across the city as a whole and within neighbourhoods. It is Planning staff's opinion that the general intent of the Official Plan is maintained The requested variances meet the general intent of the Zoning By-law. Relief is being requested to permit a building height of 17.16 metres whereas 10.5 metres is permitted. For multiple dwellings, the maximum building height is measured from the highest finished grade. The Zoning By-law permits an increase in building height from the lowest finished grade, which is a maximum of 110% of the maximum building height of the applicable zone. In this case, the corner of the building located nearest to the closest neighbouring property (northwest corner) is approximately 12.0 metres high, which is an increase of 1.5 metres more than currently permitted in the Residential Six (R-6) zone. The penthouse level (stairwells and elevator penthouse) add an additional height of 3.8 metres at the centre of the building only, but antennae, chimneys, spires, cupolas, elevator penthouses, or other similar features are not included in calculating building height. The tallest corner of the building, facing the parking area where the lower level is exposed, is 14.943 metres high (not including the penthouse). Based on the permitted building height of 11.55 metres (110% of 10.5 metres), the proposed building is an additional 3.393 metres taller than currently permitted. The intent of the building height regulation is to ensure that buildings are compatible in height with the surrounding community. In this case, the topography of the neighbourhood varies, and the built form throughout the community is mixed. Some of the surrounding buildings are located on lands with a higher elevation than the subject lands, and due to the topography of the community, many dwelling are situated on lands which require retaining walls and are higher than the elevation of the street. There are also properties which are situated at a lower elevation than the subject lands, and a building with a height of 10.5 metres would be much taller than properties at the lower elevation. The requested building height accommodates the proposed roof -top amenity area, which will be designed to face the parkland, and will be screened from adjacent residential uses. , Staff Report I R Community Services Department wm kitcheneua Front Elevation of Proposed Building Proposed Grade Relief is also requested to permit a maximum floor space ratio of 0.849 whereas a maximum of 0.6 is permitted. The intent of the Floor Space Ratio regulation is to regulate the overall mass of a building. The entire lower level is included in the FSR calculation, however only a portion is exposed. In this case, there are a few building and site design elements that are being employed to ensure the compatibility of the overall building with the community. Only a portion of the lower level is exposed and a portion is located either below grade or will appear to be below grade. The mechanical penthouse and roof access has been located in the centre of the building so it is not in view from street level. Increased setbacks from the northwest side (including the walkway block), from the Madison Avenue streetline, and from the northeast property (parking area and landscape buffer) will help to limit the overall appearance of the building mass. Finally, relief is also requested to permit an off-street parking rate of 1.05 spaces per unit including 10% visitor parking whereas 1.25 spaces is required. The intent of requiring minimum parking requirements for a development is to ensure that suitable parking meets can be met on site and not encumber the surrounding community. In this case, the developer is proposing to implement Transportation Demand Management best practice measures to reduce parking demands, including; providing additional secure bicycle parking at a rate of at least 1 space per unit, providing six outdoor visitor's bicycle parking spaces, and designating a parking space for a future car share vehicle. It is Planning staff's opinion that the general intent of the Zoning By-law is met with these requested variances. �, Staff Report KJ ►�.R Community Services Department wm kitchenerca The requested variances are minor. The zoning deficiencies can be adequately addressed through the placement and orientation of the building, good building design and materials, site layout, and enhanced landscaping and buffering. There is separation between the proposed building and the surrounding properties and the design features adequate on-site amenity and landscape buffers. The mass of the buildings has been arranged to meet the intent of the design objectives for this property. It is the opinion of Planning staff that the variances are minor. The variances are appropriate for the development and use of the land. The requested variances will allow for the development of the property with a new residential use that is complementary to the surrounding community. It is the opinion of Planning staff that the variances are appropriate Transportation Comments: Transportation Services have no concerns with the proposed application. Considering the parking justification provided, Transportation Services support the proposed parking rate of 1.05 spaces per dwelling unit resulting in a total of 40 parking spaces. Building Comments: The Building Division has no objections to the proposed variance. Engineering Comments: Engineering staff have no concerns. Heritage Comments: Heritage Planning staff has no concerns with the application. Please note that the subject properties are located adjacent to a listed property municipally addressed at 301 Charles St S. Heritage Planning staff is of the opinion that the minor variance application will not adversely impact the listed heritage building. The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and prepared by The Landscape Collaborative Ltd. was approved by Council in 2015. The CHLS serves to establish an inventory. The CHLS was the first step of a phased cultural heritage landscape (CHL) conservation process. The owners of the properties municipally addressed as 65, 71 & 79 Madison Ave. S are advised that the properties are located within the Cedar Hill Neighbourhood CHL. The owners and the public will be consulted as the City considers listing CHLs on the Municipal Heritage Register, identifying CHLs in the Official Plan, and preparing action plans for each CHL with specific conservation options. Please contact Michelle Drake, Senior Heritage and Policy Planner for more information. �, Staff Report ITc� ►�.R Community Services Department wm kitchenerca Environmental Planning Comments: A Tree Management Plan is required as part of the Site Plan approval process and any environmental concerns will be addressed by the City's Urban Designer. Garett Stevenson, BES, MCIP, RPP Planner Juliane von Westerholt, MCIP, RPP Senior Planner Region of Waterloo February 08, 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 (1) / KING KIT, Grand River Hospital (6)/08 WEBER KIT, Lin Corp Solutions Inc. (9) /04 URBAN, Urban Oakloft Inc. (10, 14, 15)/53 Fairway, Fusion Homes (11)/VAR KIT, Revel Development Corp. (16, 17)/ 55, Silicon North Real Estate Inc. (18, 19)/VAR KIT, Marlea Developments Re: Committee of Adjustment Meeting on February 20, 2018, City of Kitchener. Regional staff have reviewed the following Committee of Adjustment application(s) and have the following comments: 1. 835 King Street West (SG 2018-002): No concerns. 2. 125 Highland Road East (SG 2018-003): No concerns. 3. 12 Redtail Street (A 2018-005): No concerns. 4. 48 Crosswinds Drive (A 2018-006): No concerns. 5. 56 Crosswinds Drive (A 2018-007): No concerns. 6. 1087 Weber Street East (A 2018-008): No concerns to this application. However, the owner please be advised that any redevelopment application on these lands would require a dedicated road widening up to 13.10 metres from Weber Street centre line. 7. 211 Strange Street (A 2018-009): No concerns. 8. 7 Peachwood Court (A 2018-010): No concerns. 9. 241 and 247 Ottawa Street South (A 2018-011): No concerns. 10.481 Rivertrail Avenue (A 2018-012): No concerns. 11. 65, 71 and 79 Madison Avenue South (A 2018-013): No concerns. 12. 223 to 235 Heiman Street (A 2018-014): No concerns. 13.298 Mill Street (A 2018-015): No concerns. 14.139 Rockcliffe Drive (future) (A 2018-016): No concerns. 15.143 Rockcliffe Drive (future) (A 2018-017): No concerns. 16. 647 Victoria Street South (A 2018-018): No concerns. 17. 659 Victoria Street South (A 2018-019): No concerns. DOCS: 2643154 18. 185 Forfar Avenue (A 2018-020): No concerns. 19.185 Forfar Avenue (A 2018-021): No concerns. 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. 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 Beth Brown, Supervisor of Resource Planning PLAN REVIEW REPORT: City of Kitchener Holly Dyson 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N1 R 5W6 Phone: (519) 621-2761 ext. 2307 E-mail: bbrown@grandriver.ca DATE: January 31, 2018 YOUR FILE: See below RE. Applications for Signs: SG 2018-002 835 King Street West SG 2018-003 125 Highland Road East Applications for Minor Variance: A 2018-005 12 Redtail Street A 2018-006 48 Crosswinds Drive A 2018-007 56 Crosswinds Drive A 2018-008 1087 Weber Street East A 2018-009 211 Strange Street A 2018-010 Peachwood Court A 2018-011 241-247 Ottawa Street South A 2018-012 481 Rivertrail Avenue A 2018-013 65, 71 & 79 Madison Avenue South A 2018-015 298 Mill Street A 2018-016 Rockcliffe Drive (future # 139) A 2018-017 Rockcliffe Drive (future #143) A 2018-018 647 Victoria Street South A 2018-019 659 Victoria Street South A 2018-020 185 Forfar Avenue (corner lot) A 2018-021 185 Forfar Avenue (interior lot) Applications for Consent: B 2018-005 94 Morgan Avenue B 2018-006 to 009 883 Doon Village Road B 2018-010 Rockcliffe Drive (future #155-163) B 2018-011 Rockcliffe Drive (future #159-163) B 2018-012 Rockcliffe Drive (future #139 & 143) B 2018-013 647 Victoria Street South B 2018-014 185 Forfar Avenue (corner lot) B 2018-015 185 Forfar Avenue (interior lot) 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, Beth Brown Supervisor of Resource Planning *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1 of 1 Grand River Conservation Authority.