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HomeMy WebLinkAboutDSD-18-118 - A 2018-103 - 83 Elmsdale DrStaff Repod Development Services Department I KNxc NE,R www.kitch en er. 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: Katie Anderl, Senior Planner — 519-741-2200 ext. 7987 WARD: 6 DATE OF REPORT: September 10, 2018 REPORT #: DSD -18-118 SUBJECT: A2018-103 — 83 Elmsdale Drive Owner — Novacore Inc Applicant — Heather Price (GSP Group) Approve Elmsdale Park S `ALPINE kk�ect Lands Ss bl Sdaxe 83 Elm DC11�e Location of proposed variance Mclennan Park Location Map: 83 Elmsdale Drive *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. REPORT Planning Comments: The subject property is located at 83 Elmsdale Drive and is designated Mixed Use with Site Specific Policy 31 in the Official Plan and zoned Neighbourhood Shopping Centre Zone (C-2) with Special Regulation Provision 649R, Special Use Provision 436U and Holding Provision 71 H. The subject lands are proposed to be developed with a mix of residential and commercial uses, and have received approval from the Committee of Adjustment to be severed into three development parcels. The subject application relates to Parcel B which is located nearest the intersection of Ottawa Street South and Elmsdale Drive. Site Plan Approval in Principle has been granted for a 116 unit stacked townhouse development (SP17/091/E/KA). The proposed variance relates to specifically to the proposed development. City Planning staff conducted a site inspection of the property on September 10, 2018. The applicant is requesting relief from Special Regulation Provision 649R subsection c) to allow a minimum yard abutting Elmsdale Drive of 3.6 metres for a building 13.5 metres in height, whereas Zoning By-law 85-1 requires a minimum setback of 4.5 metres. 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 subject property is designated Mixed Use with Site Specific Policy 31 in the 2014 Official Plan and Neighbourhood Mixed Use Centre with Special Policy Area 54 in the 1994 Official Plan. The subject `Mixed Use' policies are under appeal in their entirety and as such staff refer to the previous designation of `Neighbourhood Mixed Use Centre' with Special Policy Area 54. The Special Policy and Specific Policy are set the same policy context for the development, whether developed under the 1994 Official Plan or the 2014 Official Plan. The intent of the policies is to allow for a redevelopment of a brownfield site, and contemplates a mix of uses including residential development. The proposed variance supports the development of the lands in a form that complies with the policies and which is compatible with the surrounding neighbourhood. Therefore, staff is of the opinion that the proposed variance conforms to the designation of `Neighbourhood Mixed Use Centre' with Special Policy Area 54 and that the general intent of the Official Plan is maintained. The subject property is zoned C-2, 649R, 436U and 71 H. The applicant is requesting a minor variance to permit a minimum yard abutting Elmsdale Drive of 3.6 metres for a building 13.5 metres in height, whereas Zoning By-law 85-1 requires a setback of 4.5 metres. It is noted that a building having a height of 10.5 metres is only required to have a 3.0 metre setback to Elmsdale Drive and that stories exceeding 10.5 metres are required to either be set back or stepped back in order to facilitate a transition from nearby lower rise residential dwellings. The location of the proposed building is near the intersection of Ottawa Street South and Elmsdale Drive, and across from Sheridan Nurseries, rather than the nearby condominium townhouse development. Therefore, staff is of the opinion that the proposed setback reduction will not have an impact on nearby residential dwellings. Staff notes that the building has been designed so that it will address the corner and is located well away from the corner visibility triangle so that sight lines are not impacted. Staff is of the opinion that the proposed variance is minor and is appropriate for the development and use of the lands. The proposed setback reduction, resulting in a 4 storey building being located 3.6 rather than 4.5 metres from the property line allows for more efficient use of the lands, will not impact nearby residential dwellings, and provides adequate separation distance for pedestrian and vehicular safety. The proposed 3.6 metre setback will provide sufficient space to accommodate required landscaping including street trees. Such details will be considered through the landscaping review of the associated site plan. Based on the foregoing, Planning staff recommends that this application be approved, for the proposed development as considered through SP17/091/E/KA. Building Comments: The Building Division has no objections to the proposed variance provided building permits for the proposed new stacked townhouses are obtained prior to construction. Transportation Services Comments: Transportation Services has no objections to the proposed variance. Engineering Comments: Engineering Services has no objections to the proposed variance. Operations Comments: Operations (parks) has no objections to the proposed variance. Heritage Planning Comments: No heritage planning concerns. Environmental Planning Comments: No environmental planning concerns. RECOMMENDATION That application A2018-103 requesting relief from Special Regulation Provision 649R to permit a building having a height of 13.5 metres to be setback 3.6 metres from the Elmsdale Drive street line, whereas the By-law requires a minimum setback of 4.5 metres, be approved for the development contemplated by Site Plan Application SP17/091/E/KA. Katie Anderl, MCI P, RPP Senior Planner Juliane von Westerholt, 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.