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Home My WebLink AboutCSD-18-075 - A 2018-034 - 721 Huron Road and 160 Rochefort StreetJ Staff Report KITc�►��T�R Community Services Department www.kitcheneua REPORT TO: Committee of Adjustment DATE OF MEETING: April 17, 2018 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Garett Stevenson, Planner — 519-741-2200 ext. 7070 WARD: 5 DATE OF REPORT: April 5, 2018 REPORT NUMBER: CSD -18-075 SUBJECT: Application A2018-034 — 731 Huron Road Owner — Huron Creek Developments Applicant — Brandon Flewwelling, GSP Group Approve Subject Property: 731 Huron Road RECOMMENDATION: That Application A2018-034 requesting relief from Section 40.1.6 to permit a maximum Floor Space Ratio of 0.75 for a cluster multiple development, whereas a maximum of 0.6 is permitted, be approved. J Staff Report KIR Community Services Department www.kitcheneua Report: On December 11, 2018, Kitchener City Council draft approved Plan of Subdivision Application 30T-17201 to allow the subject lands to be developed with a residential subdivision which includes 18 street fronting townhouses, a public park, and a multiple dwelling block with a maximum of 124 units. The multiple block (future address 160 Rochefort Street) has now advanced to the site planning process and detailed plans have been prepared. A minor variance is now required to permit the proposed Floor Space Ratio of 0.75 whereas a maximum of 0.6 is permitted in the Residential Six (R-6) zone. Planning Comments: The subject lands are designated Low Rise Residential in the City's Official Plan and zoned as Residential Six (R-6) with Special Regulation Provision 704R. 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 Official Plan. The City's Housing objectives include planning for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. Low Rise Residential Designation accommodates a full range of housing types at an overall low intensity of use and the City favours a land use pattern which mixes and disperses a full range of housing types and styles both across the city as a whole and within neighbourhoods. The City encourages and supports the mixing and integrating of innovative and different forms of housing to achieve and maintain a low-rise built form. The requested variances meet the general intent of the Zoning By-law. At the time of the implementing zoning by-law, the final site configuration of the multiple block was subject to further refinement. Special Regulation Provision 704R was approved by Council which allows for increased height only for multiple dwellings within the subject block closest to Huron Road. Many of the main floor units within the multiple block will be VisitAble units, meaning the units will be constructed on grade without a stepped entry, feature larger doorways and passage ways, and larger accessible main floor bathrooms. These units will provide an inclusive and barrier -free housing option in the community. Due to the nature of the on -grade construction (no basements) with no stepped entry, the height of the stacked products are a full thee storeys above grade, and all floors are included in the calculation for Floor Space Ratio. The buildings along Huron Road will be four storeys in height, with a pitched roof, resulting in a need for Special Regulation Provision 704R, to permit a total height of 13.6 metres. The requested variances are minor. It was always anticipated that with VisitAble unit construction, relief would be required for the Floor Space Ratio, however the extent of the relief was not known until the detailed site planning stage. Preliminary building elevations and increased building height regulations were presented and discussed as part of the comprehensive public consultation process as part of the subdivision and zone change applications. J Staff Report KITc�►��T�R Community Services Department www.kitcheneua The variances are appropriate for the development and use of the land. The proposed residential uses are compatible with the existing community and will provide an additional residential housing option for residents. Building Comments: The Building Division has no objections to the proposed variance. Transportation Comments: Transportation Services have no concerns with the proposed application. Heritage Comments: No heritage planning concerns. Environmental Planning Comments: Comments have been provided through the subdivision process and will be addressed accordingly. Garett Stevenson, BES, MCIP, RPP Planner Juliane von Westerholt, MCIP, RPP Senior Planner Region of Waterloo April 3, 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.regionofwaterloo.ca File No.: D20-20 Kit. Gen. NA Re: Committee of Adjustment Meeting on April 17, 2018, City of Kitchener Regional staff have reviewed the following Committee of Adjustment application(s) and have no comments - A2018 -024 (Amended), 2 Crossbridge Avenue A2018-030 to 042, Various 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, Z_."Vwl a_ BruceErb Supervisor, Corridor Planning (519) 575-4435 Document Number: 2691987 Document Author: EBRUCE Version: 1 Document Type: XPE-PE Grand River Conservation Authority Resource Management Division Trisha Hughes, Resource Planner PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: April 5, 2018 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N1 R 5W6 Phone: (519) 621-2761 ext. 2319 E-mail: thug hes@g randriver. ca YOUR FILE: See below RE: Applications for Minor Variance: A 2018-024(amended) 2 Crossbridge Avenue A 2018-030 397 Greenfield Avenue A 2018-033 14 Ellen Street West A 2018-034 731 Huron Road A 2018-035 47 Floyd Street A 2018-036 810 Frederick Street A 2018-037 396 Victoria Street South A 2018-038 105 Brubacher Street A 2018-039 Rockcliffe Drive (future #123) A 2018-040 Rockcliffe Drive (future #127) A 2018-041 151 Fifth Avenue A 2018-042 151 Fifth Avenue Applications for Consent: B 2018-016(amended) 3 Chapel Hill Drive B 2018-024 259, 275 & 335 Gage Avenue B 2018-025 50 Brookside Crescent B 2018-028 Rockcliffe Drive (future #119-127) B 2018-029 Rockcliffe Drive (future #123 & 127) B 2018-030 151 Fifth Avenue 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, Trisha Hughes Resource Planner Grand River Conservation Authority TH/dp *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1 of ] Grand River Conservation Authority.