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HomeMy WebLinkAboutDSD-18-132 - A 2018-107 - 624 King St WStaff Repod Development Services Department J AZR www.kitchener. ca REPORT TO: Committee of Adjustment DATE OF MEETING: October 16, 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: 10 DATE OF REPORT: October 2, 2018 REPORT #: DSD -18-132 SUBJECT: A2018-107 — 624 King Street West Applicant — James Fryett, James Fryett Architect Inc. Approve with Conditions Streetview image of subject property 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 is presently in the site plan approval process for the proposed development and has also previously received Committee of Adjustment Approval for a parking reduction for the development (A2018-048) . The owner has re-applied to the Committee of Adjustment to seek relief for an additional parking regulation that was not identified in the original application, and a reduction in the percentage of visitor parking required for a multiple dwelling. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance City Planning staff conducted a site inspection of the property on May 27, 2018. The site remains vacant as site plan approval and a building permit have not been issued for the new development yet. The applicant is requesting relief from the Zoning By-law for the following: 1. Relief from Section 6.1.1.2 d) to allow 90 -degree angle parking spaces to have a minimum length of 5.2 metres rather than the required 5.5 metres; and 2. Relief from Section 6.1.2 b) vi) B) to provide 10% visitor parking for a multiple dwelling rather than the required 20%. The 10% visitor parking is to be provided within the automated parking structure. 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. 1. The variances meet the general intent of the Official Plan as subject property is designated Mixed Use Corridor in the K -W Hospital Neighbourhood Secondary Plan which permits multiple residential uses and encourages intensive, transit supportive development. The proposed multiple dwelling is permitted within the designation and is fully transit supportive being located on the LRT route and is within walking distance to a station stop and the future multi -modal hub. 2. The variances meet the general intent of the Zoning By-law as the proposed multiple dwelling conforms to the MU -2 zoning regulations. The zoning by-law parking regulations require 90 -degree angle parking spaces to have a minimum width of 2.6 metres and a length of 5.5 metres to ensure that vehicles can be adequately accommodated. The minimum parking stall dimensions were never considered for a structured automated system. The vendor of the system has provided confirmation that the interior dimensions of the "bays" within the system will be able accommodate the majority of passenger vehicle models. The applicant has also been working with the vendor of the automated parking structure to have the largest interior bay space for the vehicles. The modest reduction in parking stall length in a controlled environment meets the intent of the zoning by-law. Additionally, the reduction in visitor parking from 20% to 10% is in keeping with the general intent of the zoning by-law as the proposed parking regulations to be implemented through the comprehensive zoning by-law review will require visitor parking at the rate of 10%. 3. The variances are minor for the following reasons. Purchasers of units in the proposed building will be aware of the automated parking structure and will have the choice to purchase a parking space within the structure knowing what the size limitations are and have the opportunity of utilizing the many modes of public transit in close proximity to the development. The reduction in visitor parking to 10% is the future direction the City is proposing for all development and is therefore minor to implement the rate now. 4. The variances are 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 for both residents and visitors. The automated parking structure will accommodate most models of passenger vehicles should the residents of the building choose to purchase a space, and visitors will be able to utilize the spaces within the automated structure as well. Based on the foregoing, Planning staff recommends that this application be approved subject to the conditions outlined below in the Recommendation section of this report. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance Building Comments: No objections to the proposed variances. Transportation Services Comments: As the proposed parking system is a semi -automated parking system and cannot be customized for site specific conditions, Transportation Services have no concerns with reducing the parking stall length from 5.5m to 5.2m. The width of the parking spaces should be at least 2.6m. Considering the location of the proposed development, its proximity to the LRT and the proposed Transportation Demand Management (TDM) measures such as user cost for parking and secure bicycle parking spaces, Transportation Services have no concerns with reducing the required visitor parking spaces from 20% to 10%. Transportation Services have no concerns with providing the visitor parking spaces in the semi - automated parking system subject to the following conditions: • Visitor parking spaces should always be located on the ground floor; • Clear reserved visitor signage should be provided for the visitor parking spaces; • Large, wall mounted red & green lamps should be provided to indicate if the car is positioned on the lift correctly. This feedback should also be provided by way of a buzzer; • The presence and position of a vehicle should be measured with sensors; • The parking garage should be entirely secured and should not be available for public access; • All visitors must register their vehicle with property management / condo staff (via the resident they are visiting). In event of a mis-parked car, property management / condo staff would know whose car it is with their name, phone number and suite number for remediation; and, • A functional plan showing the above measures should be prepared and submitted to the satisfaction of the Director of Transportation Services. The Owner agrees to implement the details of the Visitor Parking Functional Plan to the satisfaction of the Director of Transportation Services. Engineering Comments: No concerns with the proposed variances. RECOMMENDATION That application A2018-107 requesting relief from Section 6.1.1.2 d) to allow 90 -degree angle parking spaces to have a minimum length of 5.2 metres rather than the required 5.5 metres; and relief from Section 6.1.2 b) vi) B) to provide 10% visitor parking for a multiple dwelling rather than the required 20% (the 10% visitor parking is to be provided within the automated parking structure) be approved subject to the following conditions: 1. The owner shall receive final approval of Site Plan Application SP18/080/K/LT. 2. The owner shall submit a Visitor Parking Functional Plan addressing the visitor parking in the automated structure and agrees to implement the details of the plan to the satisfaction of the Director of Transportation Services. 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 October 9, 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 No.: D20-20/VAR KIT GEN 1, 4, 8, 9, 10 Re: Committee of Adjustment Meeting on October 16, 2018, City of Kitchener Regional staff have reviewed the following Committee of Adjustment applications and have no comments: 1. SG 2018-010 — 505 Franklin Street North, Steve Roth (City of Kitchener) 2. SG 2018-011 — 1700 Queens Boulevard, Steve Roth (City of Kitchener) 3. SG 2018-012 — 22 Frederick Street, EuroPro GP Inc. 4. A 2018-106 — 15 Tartan Avenue, Primeland Developments (2003) Limited 5. A 2018-107 — 624 King Street West, Rahim Anwar 6. A 2018-108 — 400 Bingemans Centre Drive, Summit Ltd. 7. A 2018-109 — 1331 Countrystone Drive, Sunvest Development Corp. 8. A 2018-110 — 97 Rivertrail Avenue, 25229365 Ontario Inc. 9. A 2018-112 — 84 Mansion Street, Gary & Neda Cushing 10. A 2018-113 — 56 Cameron Street North, Tony Rossel 11. A 2018-114 — 227 Manitou Drive, Ali Rasoul 12. A2018-115 — 1425 Block Line Road, NVU — Homer Watson Ltd. 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 developments prior to the issuance of a building permit. The comments contained in this letter pertain to the Application numbers listed. If a site is subject to more than one application, additional comments may apply. Please forward any decisions on the above mentioned Application numbers to the undersigned. Document Number: 2839402 Yours Truly, Jason Wigglesworth, C.E.T. Transportation Planner (519) 575-4835 Filing: 2 — VAR KIT — Kitchener, City of/Fire Station 3 — 06 FREDERICK GEN 5 — 15 KING KIT — Scherifali, Ahmet 6 — VAR KIT — Brick Brewing Co. 7 — 57 — Sunvest Development Corp. 11 — 69 — Rasoul, Ali 12 — 28 — Northview Apartment REIT Grand River Conservation Authority Resource Management Division Andrew Herreman, Resource Planning Technician 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N 1 R 5W6 Phone: (519) 621-2761 ext. 2228 E-mail: aherreman@grandriver.ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE RE October 4, 2018 YOUR FILE: See below Applications for Minor Variance (Sign): SG 2018-010 505 Franklin Street North/39 Midland Drive SG 2018-011 1700 Queens Boulevard SG 2018-012 22 Frederick Street Applications for Minor Variance: A 2018-104 387 King Street East A 2018-106 15 Tartan Avenue A 2018-107 624 King Street West A 2018-108 400 Bingemans Centre Drive A 2018-109 1331 Countrystone Drive A 2018-110 97 Rivertrail Avenue A 2018-112 84 Mansion Street A 2018-113 56 Cameron Street North A 2018-114 227 Manitou Drive A 2018-115 1425 Block Line Road Applications for Consent: B 2018-116 357 King Street East 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.