HomeMy WebLinkAboutDSD-18-028 - A 2018-048 - 624 King St WStaff Repod
Development Services Department
REPORT TO:
DATE OF MEETING:
SUBMITTED BY:
PREPARED BY:
WARD:
DATE OF REPORT:
REPORT #:
SUBJECT:
J
R
www. kitchen er. ca
Committee of Adjustment
May 15, 2018
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
Lisa Thompson, Planning Technician — 519-741-2200 ext. 7847
10
May 7, 2018
DSD -18-028
A2018-048 — 624 King Street West
Applicant — James Freytt Architect Inc.
Approve with Conditions
View of vacant property from King Street West
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance
RECOMMENDATION
That application A2018-048 requesting relief from Section 6.1.2 of Zoning By-law 85-1 to allow
parking to be provided at the rate of 0.69 spaces per unit, rather than the required 1.0 space per
unit, be approved subject to the following condition:
1. The Owner shall receive final site plan approval for the proposed 6 -storey, 71 unit
multiple dwelling.
REPORT
Planning Comments:
The subject property is located at 624 King Street West at the corner of King Street West and
Wellington Street North. The property is zoned Mixed Use Two zone (MU -2) and is designated Mixed
Use Corridor in the K -W Hospital Neighbourhood Secondary Plan. The applicant is proposing to build a
6 -storey, 71 -unit multiple dwelling on the property with an underground automated parking structure.
The Owner and applicant have had a Pre -submission Consultation Meeting with staff for the proposed
development, which identified the need for the parking variance. The applicant is requesting relief from
Section 6.1.2 of the Zoning By-law to allow parking to be provided at a rate of 0.69 spaces per unit,
rather than the required 1.0 space per unit.
City Planning staff conducted a site inspection of the property on May 7, 2018. The site is presently
vacant as the former buildings were demolished under permit number 2017 105318 in anticipation of a
new development.
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 proposed variance meets the general intent of the Official Plan. The subject property is
designated Mixed Use Corridor in the K -W Hospital Neighbourhood Secondary Plan. This
designation permits multiple residential uses and encourages intensive, transit supportive
development. The proposed residential development with a reduced parking rate is in keeping with
the policies outlined in the City's Official Plan.
2. The requested variance meets the general intent of the Zoning By-law. The MU -2 zoning category
permits the use of the property for the proposed multiple dwelling, subject to compliance with the
regulations. The by-law requires one parking space to be provided for each dwelling unit to ensure
there is adequate parking on site for the development. The proposed development intends to
provide 0.69 spaces per unit. Staff is of the opinion that the parking reduction meets the general
intent of the zoning by-law as the property is located on the LRT route and is within walking
distance to a station stop and the future multi -modal hub. There is also bus transit in the area.
These alternate modes of travel will support the parking reduction for the proposed building.
3. The variance is minor for the following reasons. The proposed development will provide onsite
parking for many of the units, as well as an opportunity to market units to a segment of the
population who enjoy the "urban" lifestyle of not requiring a vehicle, or those who may work in
the nearby "tech hub" of Kitchener. The owner will be implementing TDM measures (providing
bicycle parking/storage above the minimum requirement and charging a separate fee for a
parking space) into the development to offset the parking reduction thereby minimizing the
impact of the parking reduction.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance
4. The variance is appropriate for the development and use of the land. The central location of the
development makes it appropriate to encourage the use of public transit and less reliance on
the personal motor vehicle. The TDM measures to be implemented in the design of the building
are also appropriate to help reduce the need for vehicle parking.
Based on the foregoing, Planning staff recommends that this application be approved subject to the
conditions outlined above in the Recommendation section of this report.
Building Comments:
No concerns.
Transportation Services Comments:
The owner shall submit TDM information for review. City staff will need to review the stackable parking
system and ensure that it is appropriate for this development.
Engineering Comments:
No concerns.
Lisa Thompson, CPT
Planning Technician
Juliane von Westerholt, MCIP, RPP
Senior Planner
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance
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.
Holly Dyson
From: Susanne Glenn-Rigny <Susanne.Glenn-Rigny@cn.ca> on behalf of Proximity
<proximity@cn.ca>
Sent: 07 May, 2018 1:50 PM
To: Lisa Thompson
Cc: Holly Dyson
Subject: RE: A 2018-048 - 627 King St W - Committee of Adjustment Courtesy Notice - May 15,
2018 Meeting
Good afternoon Lisa,
I received the notice of the committee of adjustment meeting on May 15th and noted that there is request for
permission to construct a 6 storey residential development at 624 King Street West.
This development is approximately 180 meters from CN line. This line is currently leased to GXR.
I would offer the following comments on the development
CN Rail would like to see a full Noise and Vibration Study undertaken. If this has been done, could a copy be
forward to us for review.
CN's standard position is to encourage that Class 1 thresholds be met, even if mitigation associated with Class 4
is implemented.
The following clause should be inserted in all development agreements, offers to purchase, and agreements of
Purchase and Sale or Lease of each dwelling unit within 300m of the railway right-of-way: "Warning: Canadian
National Railway Company or its assigns or successors in interest has or have a rights-of-way within 300 metres
from the land the subject hereof. There may be alterations to or expansions of the railway facilities on such
rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may
expand its operations, which expansion may affect the living environment of the residents in the vicinity,
notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development
and individual dwelling(s). CNR will not be responsible for any complaints or claims arising from use of such
facilities and/or operations on, over or under the aforesaid rights-of-way."
The Owner shall be required to grant CN an environmental easement for operational noise and vibration
emissions, registered against the subject property in favour of CN.
Please contact me if you have any questions on these comments. I will be traveling this afternoon and then working out
of Calgary for the rest of the week. I can be reached at 514-919-7844 (cell)
Regards
Susanne
Susanne Glenn-Rigny, MCIP, RPP, OUQ
Agente principale/Senior Officer
Planification et developpement communautaires/
Community Planning and Development
C—NAffaires juridiques/Law Department
935, rue de La Gauchetiere Ouest
15e etage
Montreal (Quebec) H3B 2M9
Telephone: (514) 399-7844
Telecopieur: (514) 399-4296
Cell (514) 919-7844
Email: susanne.glenn-rigny@cn.ca
From: Holly. Dyson@kitchener.ca <Holly.Dyson@kitchener.ca>
Sent: Monday, May 07, 2018 9:12 AM
To: Proximity <proximity@cn.ca>
Cc: Lisa.Thompson@kitchener.ca
Subject: RE: Committee of Adjustment Courtesy Notice - May 15, 2018 Meeting
Hi Susanne,
The Planner is Lisa Thompson at 519-741-2200 ext. 7847. I've cc'd her here if you'd like to email her for information.
Regards,
Holly Dyson
Administrative Clerk I Legislated Services I City of Kitchener
519-741-2200 ext. 7594 1 TTY 1-866-969-9994 1 holly.dysona-kitchener.ca
The Municipal Election is October 22, 2018. Check to see if you are on the voters' list or update your information now
at www.voterlookup.ca
From: Susanne Glenn-Rigny [mailto:Susanne.Glenn-Rianv@cn.ca] On Behalf Of Proximity
Sent: 04 May, 2018 5:50 PM
To: Holly Dyson
Subject: RE: Committee of Adjustment Courtesy Notice - May 15, 2018 Meeting
Good afternoon Holly,
Who is the planner for A2018 — 048 624 King Street West?
Thankyou
Susanne
From: HolIy.Dyson@kitchener.ca <Holly.Dyson@kitchener.ca>
Sent: Friday, April 27, 2018 2:44 PM
To: HolIy.Dyson@kitchener.ca
Cc: home@dsh.ca; aherreman@grandriver.ca; Barb.Fairbairn@kitchener.ca; Barbara.Steiner@kitchener.ca;
Barry.Cronkite@kitchener.ca; circulations@mmm.ca; bbrown@grandriver.ca; Bob.Gilmore@kitchener.ca;
bob@rmccoll.com; Bra ndon.Sloan@kitchener.ca; Brian. Bate man@kitchener.ca; ebruce@region.waterloo.on.ca;
Carrie.Musselman@kitchener.ca; Catherine. Lowery@kitchener.ca; Charles.Zeidler@kitchener.ca;
Christine. Kompter@kitchener.ca; Proximity <proximity@cn.ca>; CP Proximity-Ontario@cpr.ca;
Craig. Dumart@kitchener.ca; Dave.Seller@kitchener.ca; Della. Ross@kitchener.ca; dicybal@rogers.com;
dcvbalski@setman.ca; Dianna.Saunderson@kitchener.ca; Eric.Schneider@kitchener.ca; Erin.Mogck@kitchener.ca;
Faranak.Hosseini@kitchener.ca; atena-russell@gwrr.com; mberthiaume@gwrr.com; Gloria.MacNeil@kitchener.ca;
2
dpina@grandriver.ca; thughes@grandriver.ca; Hans.Gross@kitchener.ca; Holly. Dyson@kitchener.ca;
SFerneyhough@KWHydro.ca; smustafa@kwhydro.ca; Ian.Misheal@kitchener.ca;
NoticeReview@infrastructureontario.ca; Janine.Oosterveld@kitchener.ca; mcconkie@mpac.ca;
0meader@weirfoulds.com; JBhatia@regionofwaterloo.ca; ithomson@kwhydro.on.ca; JON.HEBDEN@mpac.ca;
Jon.Rehill@kitchener.ca; Juliane.vonWesterholt@kitchener.ca; Justin. Harris@kitchener.ca; ksmith@grandriver.ca;
Ken.Carmichael@kitchener.ca; Kim.Bimm@kitchener.ca; Leon. Bensason@kitchener.ca; Linda. Cooper@kitchener.ca;
Linda.Dunn@kitchener.ca; Mark. Parris@kitchener.ca; Maureen.Manning@kitchener.ca; MayorsOffice-
Council@kitchener.ca; Ada m.Snow@gotransit.com; michelle.drake@kitchener.ca; Mike.Seiling@kitchener.ca;
0ohn.morrisey@ontario.ca; Natalie.Goss@kitchener.ca; preet.kohli@hotmail.ca; bmackinnon@regionofwaterloo.ca;
ccrozier@regionofwaterloo.ca; mcolley@regionofwaterloo.ca; rpotvin@kitchener.ca; Robert. Morgan@kitchener.ca;
Robert.Schipper@kitchener.ca; sandra.santos@kitchener.ca; Sandro.Bassanese@kitchener.ca;
Sheryl.RiceMenezes@kitchener.ca; SYip@regionofwaterloo.ca; Steve.Vrentzos@kitchener.ca; Tim.OBrien@kitchener.ca;
Tim.Seyler@kitchener.ca; Tina.MaloneWright@kitchener.ca
Subject: Committee of Adjustment Courtesy Notice - May 15, 2018 Meeting
Good Afternoon,
The Courtesy Notice for the May 15, 2018 Committee of Adjustment meeting is now available at this LINK.
Please check the Committee calendar closer to the meeting date to view the reports.
Regards,
Holly Dyson
Administrative Clerk I Legislated Services I City of Kitchener
519-741-2200 ext. 7594 1 TTY 1-866-969-9994 1 holly.dyson(o-)kitchener.ca
The Municipal Election is October 22, 2018. Check to see if you are on the voters' list or update your information now
at www.voterlookup.ca
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