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HomeMy WebLinkAboutDSD-18-114 - A 2018-099 - 161 Victoria St SStaff Report Development Services Department i R www.kitch ener. ca REPORT TO: Committee of Adjustment DATE OF MEETING: September 18, 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: September 14, 2018 REPORT NUMBER: DSD -18-114 SUBJECT: Application A2018-099 161 Victoria Street South 2589769 Ontario Corp. Approve 5 31 133 ; 182 154 5i 188 Th- -A h Jo -A Chi,- - Clv— Jv � • 1 4 58 %i 54 151 so 48 93 44 89 161 51 tj Q 153 47 38 1 � 1557 �iL, 35 68 39 32 1� Subject Property Report: The subject property is proposed to be redeveloped as a health clinic and yoga studio. A small addition is proposed at the front of the existing building and the rear yard will be developed with a paved parking lot. The existing building will be rehabilitated and renovated. The proposed development has been approved in principle by the City's Site Plan Review Committee, subject to receiving approval of the four minor variances listed below. 169 54 35 2 113 11 ar 27 1 n 59 � T9 s5 4z 21 49 11 183 34 Subject Property Report: The subject property is proposed to be redeveloped as a health clinic and yoga studio. A small addition is proposed at the front of the existing building and the rear yard will be developed with a paved parking lot. The existing building will be rehabilitated and renovated. The proposed development has been approved in principle by the City's Site Plan Review Committee, subject to receiving approval of the four minor variances listed below. Staff Report Development Services Department KacikmR www.kitch ener. ca Relief is being sought from Section 53.2.1 of the zoning by-law to permit a minimum Floor Space Ratio (FSR) of 0.4 whereas a minimum of 0.6 is required, and to have a facade height of 3.9 metres whereas a minimum of 6.0 metres is required. Relief is also being sought from Section 4.2 to permit a Driveway Visibility Triangle (DVT) that is 3.0 metres x 4.5 metres, whereas a triangle of 4.57 x 4.57 metres is required. Finally, relief is being sought from Section 6.1.2.a) to permit a health clinic and yoga studio with 5 off-street parking spaces whereas 6 is required. Existing Building at 161 Victoria Street South (Source: Google Streetview) Planning Comments: The property is zoned as Low Intensity Mixed Use Corridor (MU -1) and designated as Mixed Use Corridor in the Victoria Park Secondary Plan (Official Plan). 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. Mixed use corridor are primarily intended to serve the adjacent residential neighbourhoods and employment areas and allow for intensive, transit supportive development. Appropriate commercial and institutional uses that primarily serve adjacent residential neighbourhoods are permitted. Mixed Use Corridors are planned to intensify overtime to provide a balanced distribution of commercial, multiple residential and institutional uses. New development shall be compatible with surrounding residential neighborhoods and will be of an appropriate height and density in relation to adjacent low rise residential development. Special Policy Area #58 of the 1994 Official Plan was considered in the review of this application as the Major Transit Station Area Policies in the Official Plan (Sections 3.C.2.16 to 3.C.2.22) are under appeal. Planned land uses include a mix of residential, office, institutional, and commercial. Streetscapes and built form must be pedestrian -friendly and transit - Staff Report Development Services Department KacikmR www.kitch ener. ca oriented. New developments will support a more compact urban form which support pedestrians and bicycle parking. The proposed development provides a new land use within an existing building and the proposed addition is oriented towards Victoria Street and away from the stable residential neighbourhood. The scale and height of the new addition is large enough to contribute to the build form along the street, while being compatible with the existing surrounding land uses. The requested variances meet the general intent of the Zoning By-law. - The intent of the minimum FSR of 0.6 is to ensure that new development is built at a minimum density which supports active and public transportation and provides adequate spaces and places for a variety of uses which support and contribute to the community. In this case, the redevelopment proposes to retain the existing building with a modest addition at the front. This form of development does not utilize the full height permissions afforded by the zoning, so it is difficult to achieve the minimum floor area required by a minimum FSR of 0.6 for new development. The site specific redevelopment proposal is appropriate, even though the minimum density cannot be achieved given the existing constraints. - The intent of the minimum facade height of 6.0 metres is to achieve a front facade that is appropriately scaled to contribute to the existing and planned built form along the street edge. There are several contributing factors which may limit the complete redevelopment of this block (mixed use properties along the south side of Victoria Street), including retention and compatibility policies in the Victoria Park Heritage Conservation District Plan, and due to the fact that portions of the block are regulated by the Grand River Conservation Authority due to the proximity of the floodway. It is appropriate to require new development to be designed in a manner that mirrors a similar built form as the existing building stock. The proposed facade height will contribute to the established built form at the street edge, even with a shorter height. The window and openings requirements for the facade of the building as required by the MU -1 zone will be achieved. - The intent of the driveway visibility driveway triangle is to ensure that there is adequate sight lines for vehicles existing the property onto Victoria Street. The City is planning in the new comprehensive zoning by-law to reduce the dimensions of the DVT to the size requested by the applicant. Transportation Services staff has no objections. - The intent of the required parking requirement in the zoning by-law to provide adequate on-site parking for the intended land use. In this case, Transportation Planning supports the proposed reduction based on the applicant's justification, which includes arranging off- site parking for staff, availability of nearby short-term on -street and publically accessible off-street parking, as well as scheduling of appointments and staff to avoid peak parking demands. The requested variances are minor. The requested variances are required to facilitate the modest front addition and the rehabilitation of the existing building into a health office and yoga studio, which is an appropriate land use for the area. The variances are appropriate for the development and use of the land. The requested variances do not create any adverse impacts and are required to satisfy the non-compliance of the proposed development with the zoning by-law. There are no concerns regarding the proposed variances by internal departments or commenting agencies and the future development will be subject to a comprehensive site planning process and will require a registered Section 41 development agreement. Staff Report Development Services Department Building Comments: KacikmR www.kitch ener. ca The Building Division has no objections to the proposed variance provided a building permit for the proposed addition and change of use is obtained prior to construction. Please contact the Building Division @ 519-741-2433 with any questions. Transportation Comments: Transportation Services supports the proposed driveway visibility triangle (DVT) as noted on the submitted plan. The proposed DVT echoes the future direction of the City of Kitchener's Final Draft Zoning By-law (April 2018). Based on the parking justification submitted with the application, Transportation Services supports the proposed parking reduction from six to five parking spaces on-site. Engineering Comments: The Engineering Division has no objections to the proposed variance. Heritage Comments: Heritage Planning staff has no concerns with the subject application. Note that the subject property is located within the Victoria Park Secondary Plan. The applicant should be aware that the land use policies and zoning for the property and area are subject to change through an upcoming neighbourhood planning review (to stay informed, subscribe to https://www.kitchener.ca/en/city- services/neighbourhood-planning-reviews.aspx). As part of this review, the City will be proceeding with the next step of the cultural heritage landscape conservation process. Environmental Planning Comments: Environmental Planning Staff has no comments on the proposed application. Tree management and storm water management issues are addressed as part of the site plan approval process. RECOMMENDATION: That Application A2018-099 requesting relief from Section 53.2.1 of the zoning by-law to permit a minimum Floor Space Ratio of 0.4 whereas a minimum of 0.6 is required, and to have a fagade height of 3.9 metres whereas a minimum of 6.0 metres is required, and requesting relief from Section 4.2 to permit a Driveway Visibility Triangle (DVT) that is 3.0 metres x 4.5 metres, whereas a triangle of 4.57 x 4.57 metres is required, and requesting relief from Section 6.1.2.a) to permit a health clinic with 5 off-street parking spaces whereas 6 is required, be approved. Garett Stevenson, BES, MCI P, RPP Planner Juliane von Westerholt, BES, MCIP, RPP Senior Planner Region of Waterloo August 31, 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 (6)/55, 2589769 Ontario Corporation (7) NAR KIT, Citified Property Initiative Inc. (10) /04 Urban, Novacore Townhouses (11) /VAR KIT, 2296093 Ontario Inc. Re: Committee of Adjustment Meeting on September 18, 2018, City of Kitchener. Regional staff have reviewed the following Committee of Adjustment application(s) and have the following comments: 1. 236 Mill Street (SG 2018-009): No concerns. 2. 1110 New Dundee Road (A 2018-095): No concerns. 3. 904 Magdalena Court (A 2018-096): No concerns. 4. 196 Hickson Drive (A 2018-097): No concerns. 5. 6 Waterwillow Court (A 2018-098): No concerns. 6. 161 Victoria Street South (A 2018-099): No concerns. 7. 6 Southdale Avenue (A 2018-100): No concerns. 8. 264 Lawrence Avenue (A 2018-101): No concerns. 9. 70 Windrush Trail (A 2018-102): No concerns. 10. 83 Elmsdale Drive (A 2018-103): No concerns. 11.387 King Street East (A 2018-104): No concerns. 12. Claremont Avenue (A 2018-105): 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. Document Number: 2815510 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 Trisha Hughes, Resource Planner 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N 1 R 5W6 Phone: (519) 621-2761 ext. 2319 E-mail: thug hes@grand river.ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE RE September 7, 2018 YOUR FILE: See below Applications for Signs: SG 2018-009 236 Mill Street Applications for Minor Variance: A 2018-096 904 Magdalena Court A 2018-097 196 Hickson Drive A 2018-098 6 Waterwillow Court A 2018-099 161 Victoria Street South A 2018-102 70 Windrush Trail A 2018-103 83 Elmsdale Drive A 2018-104 387 King Street East A 2018-105 59 Claremont Avenue A 2018-114 94 Fifth Avenue A 2018-115 44 Franklin Street South Applications for Consent: B 2018-063 to -071 B 2018-072 to -081 B 2018-082 to -096 B 2018-097 to -106 B 2018-107 to -113 B 2018-114 B 2018-115 GRCA COMMENT*: 210 to 242 Rivetrail Avenue 246 to 282 Rivertrail Avenue 125 to 181 Grand Flats Trail 45-53 Valleybrook Drive and 54-78 Valleybrook Drive 94 Fifth Avenue 44 Franklin Street South 124-148 Grand Flats 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 "These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page I of I Grand River Conservation Authorith.