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Home My WebLink AboutDSD-18-140 - A 2018-115 - 1425 Block Line RdStaff Report Development Services Department REPORT TO: DATE OF MEETING SUBMITTED BY: PREPARED BY: WARD: DATE OF REPORT: REPORT #: SUBJECT: K►;x77 ,\�R wwwkitchener. ca Committee of Adjustment October 16', 2018 Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 Eric Schneider, Junior Planner— 519-741-2200 ext. 7843 3 October 8t", 2018 DSD -18-140 A2018-115 — 1425 Block Line Road Applicant — Scott Patterson Approve with Condition 9 IL l pGK yhNE RD v. Location Map: 1425 Block Line Road *** 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 located at 1425 Block Line Road is zoned Neighbourhood Shopping Centre Zone (C-2) in the Zoning By-law 85-1 with special regulation provision 371 R and special use provision 85U, which permits multiple dwelling. The property is designated Mixed Use in the 2014 Official Plan (under appeal) and designated Mixed Use Node in the 1994 Official Plan. Staff conducted a site inspection of the property on September 14th, 2018. The applicant is requesting relief from Section 6.1.2a) of the Zoning By-law to allow a multiple dwelling site to contain a minimum of 1 parking space per unit rather than the required 1.5 parking spaces per unit. The applicant is also requesting relief from Section 6.1.2b)vi)B) to allow a minimum of 10% visitor parking whereas the By-law requires 20%. View of Vacant Lot (September 14th, 2018) 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 requested variances meet the general intent of the Official Plan. The subject property is designated Mixed Use in the 1994 Official Plan and the 2014 Official Plan (under appeal) and is located within a Major Transit Station Area. The mixed use designation favours transit -supportive development and walkable neighbourhoods, which can be achieved if less emphasis is placed on the automobile. Major Transit Station Areas are considered to be within a ten minute walk of a Rapid Transit Station and the policies encourage reductions in parking to achieve transit -oriented development. Therefore, the requested variance for reduction in parking meets the general intent of the Official Plan. 2. The requested variances for reduction in parking meet the general intent of the Zoning By-law. The intent of parking minimum regulations is to ensure that a sufficient amount of parking is provided for a given development. To support the proposed parking rate, the applicant submitted a parking justification study for the subject site, which suggests that the average peak parking usage is expected to be 0.94 vehicles per unit. This would encompass both resident parking and visitor parking. The applicant is proposing to provide 1.0 parking spaces per unit and an additional 10% of those spaces provided for visitor parking. This will bring the total to 1.1 parking spaces per unit including both resident parking and visitor parking, which exceeds the figure suggested in the parking justification study. The proposed development is also utilizing measures suggested by the City's TDM Checklist to help reduce demand for automobile parking and justify the proposed reduction, including providing more secure indoor bicycle parking than required. Staff believes that the proposed parking rate will be sufficient in providing parking spaces for the multiple dwelling and therefore meets the general intent of the Zoning By-law. 3. The proposed variances are considered desirable and appropriate for the development and use of the lands. Given the land use designation of the property as well as its location within a Major Transit Station Area, Staff believes the proposed reduction in parking is appropriate for lands in this area. 4. The variance is considered minor. The impacts of reducing parking are expected to be minor. Based on the foregoing, Planning staff recommends that this application be approved subject to the conditions outlined in the Recommendation section of this report. Building Comments: The Building Division has no objections to the proposed variance. Transportation Services Comments: Transportation Services have reviewed the parking justification study submitted and have no concerns with the proposed parking rate of 1 resident parking space per unit plus 0.1 visitor parking spaces per unit. Heritage Planning Comments: No heritage planning concerns. Environmental Planning Comments: No environmental planning concerns. RECOMMENDATION That application A2018-115 requesting permission to construct a multi -residential development, one 12 storey building and one 8 -storey building, containing a total of 365 - units having 1 off-street parking space/per unit rather than the required 1.5 off-street parking spaces/per-unit; and, to have 10% off-street visitor parking spaces rather than the required 20% off-street visitor parking spaces be approved, subject to the following condition: 1. That a building permit is obtained from the Building Division prior to any construction. Eric Schneider, BES Juliane von Westerholt, B.E.S., MCIP, RPP Junior Planner Senior Planner 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.