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Home My WebLink AboutDSD-18-048 - A 2018-050 - 5 Wake Robin DrStaff Report Development Services Department 1 www.ki tch en er. c a REPORT TO: Committee of Adjustment DATE OF MEETING: June 19, 2018 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Catherine Lowery, Junior Planner, 519-741-2200 ext. 7071 WARD: 5 DATE OF REPORT: June 11, 2018 REPORT #: DSD -18-048 SUBJECT: A2018-050 — 5 Wake Robin Drive Applicant — Dave Aston and Stephanie Mirtitsch, MHBC Planning Recommendation to Approve Location Map: 5 Wake Robin Drive REPORT Planning Comments: The subject property located at 5 Wake Robin Drive is designated Low Rise Residential in the City's Official Plan and zoned Residential Six Zone (R-6) in Zoning By-law 85-1. The lands are currently vacant and are proposed to be developed with a three storey, 54 -unit multiple dwelling. As such, the *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Owner is requesting relief of Section 40.2.6 to allow an increase in maximum FSR of 0.74, whereas a maximum of 0.6 is permitted, and Section 40.2.6 to allow an increase in maximum building height of 11.4 metres, whereas a maximum of 10.5 metres is permitted. Site Plan Approval in Principle has been granted, subject to Committee of Adjustment approval. City Planning staff conducted a site inspection of the property on June 1, 2018. y 5 Wake Robin Drive (View from intersection of International Place and Wake Robin Drive) 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: 1. The subject property is designated Low Rise Residential in both the City's 1994 and 2014 Official Plans. The 2014 Official Plan designation is currently in effect, however a number of Low Rise Residential policies are under appeal and therefore are not being relied upon for this report. Policy 3.1.2.1 from the 1994 Official Plan which allows for low density forms of housing such as single detached dwellings, duplex dwellings, semi-detached dwellings, and low rise multiple dwellings is being relied upon to determine whether the proposed variances meet the general intent of the Official Plan. It is planning staffs opinion that the proposed variances meet the intent of the 1994 Official Plan, which encourages a range of different forms of housing to achieve a low density neighbourhood. While several policies of the Low Rise Residential designation of the 2014 Official Plan are under appeal, staff notes that Policies 15.D.3.11 and 15.D.3.12 have not been appealed and are therefore in effect. Policy 15.D.3.11 applies a maximum FSR of 0.6, however site specific increases up to a maximum of 0.75 may be considered where it can be demonstrated that the increase in the FSR is compatible and meets the general intent of the policies in the 2014 Official Plan. Further, Policy 15.D.3.12 states that relief from the maximum building height of three stories or 11 metres may be considered for properties with unusual grade conditions and for buildings and/or structures with increased floor to ceiling heights and architectural features, provided the increased building height is compatible with the built form and physical character of the neighbourhood. Through the review of the site plan application, staff has determined the proposed density and built form is compatible and will maintain the low rise character of the designation. Staff is therefore satisfied the minor increase in FSR and building height will maintain the low density character of the property and surrounding neighbourhood. As such, the proposed variances conform to both the 1994 and 2014 Official Plan designations and it is the opinion of staff that the requested variances meet the general intent of the Official Plan. 2. The requested variance to increase the maximum FSR from 0.6 to 0.74 meets the general intent of the Zoning By-law. The R-6 zone permits a range of housing types, and the intent of 0.6 FSR allowance is to ensure development occurs at a scale which is compatible with other low-rise housing forms in adjacent neighbourhoods. The proposed multiple dwelling will provide a mix of housing types while maintaining compatibility with the low rise residential neighbourhood proposed for the remainder of the subdivision. The requested variance to increase the maximum height to 11.4 metres, whereas 10.5 metres is permitted, meets the general intent of the Zoning By-law. The purpose of the 10.5 metre height allowance is to permit a range of housing types at a scale which is compatible with the existing adjacent low rise residential neighbourhood. The purpose of the requested height increase is to accommodate an enhanced roof design with architectural features. The multiple dwelling will three stories at street elevation and maintain compatibility with the low rise residential neighbourhood. As such, staff is satisfied the requested variance meets the general intent of the Zoning By-law. 3. The proposed variances are appropriate for the development and use of the land as the proposed multiple dwelling use is a permitted use in the Zoning By-law. The scale, massing and height of the proposed multiple dwelling will not negatively impact the existing character of the subject property or surrounding neighbourhood. 4. The variances can be considered minor as the increased FSR and building height will not present any significant impacts to adjacent properties and the overall neighbourhood. Building Comments: The Building Division has no objections to the proposed variance provided a building permit for the proposed 3 -storey apartment building is obtained prior to construction. Please contact the Building Division @ 519-741-2433 with any questions. Transportation Services Comments: Transportation Services have no concerns with the proposed application. Heritage Comments: No heritage planning concerns. Environmental Planning Comments: No environmental concerns. RECOMMENDATION That application A2018-050 requesting relief from Section 40.2.6 to permit an increased FSR of 0.74, whereas a maximum of 0.6 is permitted, and Section 40.2.6 to allow an increase in maximum building height of 11.4 metres, whereas a maximum of 10.5 metres is permitted, be approved. Catherine Lowery, BES, MCIP, RPP Juliane von Westerholt, BES, MCIP, RPP Junior Planner Senior Planner Region of Waterloo June 06, 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 Re: Committee of Adjustment Meeting on June 19, 2018, City of Kitchener. Regional staff have reviewed the following Committee of Adjustment application(s) and have the following comments: 1. 66 Inwood Drive (FN 2018-002): No concerns. 2. 171 Sherwood Avenue (SG 2018-007): No concerns. 3. 5 Wake Robin Drive (A 2018-050): No concerns. 4. 188 Hawkswood Drive (A 2018-051): No concerns. 5. 187 Rivertrail Avenue (A 2018-052): No concerns. 6. 70 Dumart Place (A 2018-053): No concerns. 7. 62 Daniel Avenue (A 2018-054, 055 and 056): 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, ' n Joginder Bhatia Transportation Planner (519) 575-4757 ext 3867 Document Number: 2747313 Grand River Conservation Authority Resource Management Division Andrew Herreman, Resource Planning Technician PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: June 8, 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, Fence and Sign: FN 2018-002 66 Inwood Drive SG 2018-006 101 Frederick Street/40 Weber Street East SG 2018-007 171 Sherwood Avenue Applications for Minor Variance: A 2018-050 5 Wake Robin Drive A 2018-051 188 Hawkswood Drive A 2018-052 187 Rivertrail Avenue A 2018-053 70 Dumart Place A 2018-054 62 Daniel Avenue A 2018-055 62 Daniel Avenue A 2018-056 62 Daniel Avenue Applications for Consent: B 2018-034 to B 2018-040 & B 2018-043 810 Frederick Street B 2018-041 to B 2018-042 62 Daniel 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, � 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 1 Grand River Conservation Authority.