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Home My WebLink AboutDSD-18-119 - A 2018-104 - 387 King St EStaff Report Development Services Department J KIR wwwki tch 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: Lisa Thompson, Planning Technician 519-741-2200 Ext. 7847 WARD: # 9 DATE OF REPORT: September 5, 2018 REPORT #: DSD -18-119 SUBJECT: A2018-104 — 387 King Street East Applicant — Kristen Barisdale, GSP Group Defer to October 16, 2018 Meeting Onpoint aerial image of subject lands *** 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: City Planning staff conducted a site inspection of the property on September 6, 2018. The subject property is comprised of a number of lots that have been consolidated in order to support the proposed development. The site has frontage on King Street East, Madison Avenue South and Cedar Street South. There will also be pedestrian access to Charles Street East at the rear of the property. The owner has applied for Site Plan Approval to develop the property as a mixed use development consisting of two buildings and one level of underground parking. One building is proposed as an eight storey, 60 unit multiple dwelling with ground floor retail and the second building is a two storey building with ground floor retail and office use on the second floor. 11- 111EIT J DQ �l e e� �❑ � xi.e.ausa.sp®-�x _r v-cewsxxNossgnetl hww�vaima�e 4 tom• � �"CI 0.=y9receE 6 SgneA Po�kliq 9Pewb35T grip �, E, = ssgnea carsivnvadig spam �menx„®.r wv .••`• ••�- w. ___ nr SITE PLAN REVISED:— SITE PLAN APPL ICATION W. D5 10 15 oiw rlw� �r 2296093 ONTARIO INC. City of Kitchener CA]'ILE: 3 KNG E„13i"CC3AR ST. S..fi MMIEON AVE.. NITGHfNERaN. DM:AVC Svie euN11 SERVICES OEPARTNENT Proposed Site Plan The majority of the development site is vacant, however; there are existing buildings on 13 and 17 Cedar Street South and 6 Madison Avenue South that will be demolished as part of the development process. The Official Plan designation of the lands is Mixed Use Corridor in the King Street East Neighbourhood Plan and the zoning is High Intensity Mixed Use Corridor (MU -3) with Special Provisions 529R, 530R, 544R, 401 U. Both the Official Plan and Zoning By-law permit development of the lands with a multiple dwelling, office and retail uses. The applicant is requesting a number of minor variances to facilitate development of the property. The variances are as follows: 1. To allow a westerly side yard setback of 0.0 metres rather than the required 1.2 metres. 2. To allow a building height of 25.9 metres rather than the permitted 16.5 metres. 3. To provide 105 parking spaces rather than the required 152 spaces. 4. To allow a parking space and building to encroach into the required 4.57 metres driveway visibility triangle (on the Cedar Street frontage). 5. To allow balconies with a setback of 0.675 metres rather than the required 3.0 metres. 6. To allow parking to be setback 3.2 metres from the property line rather than the required 4.5 metres. 7. To allow 6 parking spaces to be provided having a minimum width of 2.4 metres and minimum length of 4.8 metres rather than the required 2.6 metre width and 5.5 metre length. 8. To allow a food store to be located in a building with 1151 square metres of gross floor area designed for office rather than the required 4700 square metres. Planning staff are generally supportive of the requested variances, however; Transportation Services requires additional time to review the required parking justification in order to determine the appropriateness of the requested parking reduction as referenced in the comments below. Transportation Services Comments: Transportation Services have completed a cursory review of the parking justification completed by LMM Engineering Inc. submitted (September 10, 2018) and offer the following comments. The applicant was made aware at the July 18, 2018 SPRC meeting that a parking reduction would require justification to be submitted. From a Transportation Services perspective, it was reasonable to expect that the required justification would be submitted with the COA application, which would have provided staff adequate time to review the information. Therefore, to complete a proper review of the parking justification, Transportation Services recommends that this application be deferred for 1 month. This would allow for any studies to be completed in support of a parking reduction and provide staff the time for review and a final version to be approved. While there is an encroachment into the driveway visibility triangle (DVT) at the Cedar Street access point, it is suggested that the applicant provide a DVT of 3.0 metres by 4.5 metres, this will mirror the future direction of the City of Kitchener's Final Draft Zoning By-law (April 2018). The proposed 3.0 metre by 4.5 metre DVT be applied only to the Cedar Street access point. Recommendation: Based on the foregoing, Planning staff recommends that application A2018-104 be deferred to the October 16, 2018 meeting. Lisa Thompson, CPT Planning Technician 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.