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Home My WebLink AboutDSD-19-014 - A 2019-004 - 54 Bridge St WStaff Repod Development Services Department REPORT TO: DATE OF MEETING SUBMITTED BY: PREPARED BY: WARD: DATE OF REPORT: REPORT #: SUBJECT: REPORT AaR www.kitchener ea Committee of Adjustment January 15, 2019 Juliane von Westerholt, Senior Planner - 519-741-2200 Ext. 7157 Lisa Thompson, Planning Technician 519-741-2200 Ext. 7847 1 January 4, 2019 DSD -19-014 A2019-004 — 54 Bridge Street West Applicant — Martin Knowles Approve OnPoint Image — 54 Bridge Street West Planning Comments: City Planning staff conducted a site inspection of the property on January 3, 2019. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance The subject property is located on the north side of Bridge Street West near the intersection of Woolwich Street and is presently vacant. The Official Plan designates the property as Low Rise Residential and the property is zoned Residential Six (R-6) in By-law 85-1. The applicant has received Site Plan Approval in Principle for a 30 unit multiple dwelling consisting of five 6 -unit buildings subject to approval of the required minor variances. Development on the site is challenging due to the irregular shape of the property and the significant slope of the site. There is approximately 8.0 metres +/- of grade differential across the site from west to east which has contributed to the need for minor variances to support the proposed development. Proposed Site Plan Through the site plan review process, three minor variances were identified in order to facilitate the proposed residential development: 1. Relief from Section 40.2.6 to allow a maximum building height of 13.8 metres rather than the required 10.5 metres; 2. Relief from Section 40.2.6 to allow a Floor Space Ratio of 0.65 rather than 0.60; and 3. Relief from Section 6.1.2 to allow parking to be provided at the rate of 1.57 spaces per unit rather than the required 1.75 for a total of 47 parking spaces rather than the required 53 spaces. The modest increase in building height is due to the grade of the site and how building height is calculated. The R-6 zoning allows a maximum building height of 10.5 metres and the definition of building height stipulates that "...the vertical distance between the lowest finished grade and *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance i= w m 8 k 2BLocK 1 - 5 4 R BLOC B 11 -` BLOC 7 '0 13 C 7 1s gm A I I \ w w— STEIT $TICS 5 CO I 120 2124 2 26 27130 2 -R ® �� eaHremmmweoesrnarxf L..aunrre�nie.semiusw mal BLOC D 2225 BLO K E e 2 � r� � PaNm Ae��NHmumgmnxbrel.6mx5.'�n X llTa EESSIX TIAL �\ r>�s�w+n„n.mm reemmm-=a I y�. m�� SITEP LAN REVISED: SITE PLAN APPLICATION No, SPi8/086/BILT 66 8 scALEvSa° PART OF LOT 59, GERMAN COMPANY TRACT PLAN 58R-17146 MARANN HOMES City of Kitchener DEVEL4PMEN75ERVICE5®EPARTMENT -oI9I� phmisslm.6wG 54 BRIDGE STREET WESTErlepesvee DATE: DECEMBER D4,?Q•9E Proposed Site Plan Through the site plan review process, three minor variances were identified in order to facilitate the proposed residential development: 1. Relief from Section 40.2.6 to allow a maximum building height of 13.8 metres rather than the required 10.5 metres; 2. Relief from Section 40.2.6 to allow a Floor Space Ratio of 0.65 rather than 0.60; and 3. Relief from Section 6.1.2 to allow parking to be provided at the rate of 1.57 spaces per unit rather than the required 1.75 for a total of 47 parking spaces rather than the required 53 spaces. The modest increase in building height is due to the grade of the site and how building height is calculated. The R-6 zoning allows a maximum building height of 10.5 metres and the definition of building height stipulates that "...the vertical distance between the lowest finished grade and *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance the uppermost point of the building shall not exceed 110% of the maximum building height in the applicable zone...", meaning the buildings can have a maximum height of 11.55 metres (10.5 metres + 10%). In order to minimize the building height, the buildings have been incorporated into the slope of the site as much as possible, however the height of 13.8 metres will still exceed the 11.55 metres permitted. The variance requested for an increase in floor space ratio is also contributable to the slope of the site. The basement area of the buildings will be partially above grade and therefore is totally included in the floor space ratio calculation resulting in a very minimal increase to 0.65 from the permitted maximum of 0.6. The reduction in parking to provide 1.57 spaces per unit is being requested in order that a large outdoor amenity area be preserved at the rear of the site, rather than additional asphalt area with significant retaining walls for parking. The reduced parking requirement will still provide parking for each unit as well as visitor and barrier free parking spaces on the site. Additionally, the proposed 1.57 spaces per unit is significantly greater than the 1.1 spaces per unit being proposed in the first draft of the City's new zoning by-law. 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 variances meet the general intent of the Official Plan for the following reason. The Low Rise Residential designation of the property supports the low rise multiple dwelling use on the site. The variances meet the general intent of the Zoning By-law for the following reasons. The Residential Six (R-6) zoning of the property stipulates a maximum building height of 10.5 metres and floor space ratio of 0.60 to ensure buildings are of a "low rise" nature. The minimal increase in building height and floor space ratio will visually maintain the appearance of a low rise residential development and will fit into the site and surrounding area without impacting any abutting properties. The requested parking reduction provides each unit at least one parking space and the appropriate number of visitor and barrier free parking spaces on the site. The variances are minor for the following reasons. The overall building height will maintain a low rise appearance on the site and the modest increase in floor space ratio will not be visually noticeable. There will be an adequate number of parking spaces provided on the site for both residents and visitors. The variances are appropriate for the development and use of the land for the following reasons. Both the City's Official Plan and Zoning By-law permit the use of the property for a multiple dwelling. The scale of the proposed development is suited to the site and will provide the residents all of the necessary requirements on site including a large outdoor amenity area, resident and visitor parking and a high level of urban design. Based on the foregoing, Planning staff recommends that the application be approved subject to the condition outlined below in the Recommendation section of this report. Building Comments: The Building Division has no objections to the proposed variance provided building permits for the proposed stacked townhouses are obtained prior to construction. Please contact the Building Division @ 519-741-2433 with any questions. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance Transportation Services Comments: Based on the City of Kitchener's future parking requirements, this site is exceeding that future requirement by 14 parking spaces. It is Transportation Services opinion that, there will be adequate parking supplied on-site. Engineering Comments: No concerns. Heritage Comments: Heritage Planning staff notes that the property municipally addressed as 54 Bridge Street West is adjacent to 40 Bridge Street West and 49 Woolwich Street which are listed properties on the Municipal Heritage Register. However, Heritage Planning staff have no concerns with the proposed variances. The City's Official Plan regulations only allow for a Heritage Impact Assessment requirement on a site adjacent to "protected heritage property", i.e. "designated" not "listed" property. RECOMMENDATION That application A2019-004 requesting relief from Section 40.2.6 of By-law 85-1 to allow a maximum building height of 13.8 metres rather than the required 10.5 metres and a Floor Space Ratio of 0.65 rather than 0.60; and relief from Section 6.1.2 to allow parking to be provided at the rate of 1.57 spaces per unit rather than the required 1.75 for a total of 47 parking spaces rather than the required 53 spaces, be approved subject to the following condition: 1. The owner shall receive final approval of Site Plan Application SP18/086/B/LT. Lisa Thomspon, CPT Planning Technician Juliane von Westerholt, BES, 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 January 3, 2019 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, 3, 4, 5, 6, 8-13, 15-16 Re: Committee of Adjustment Meeting on Tuesday, January 15th, 2019, City of Kitchener Regional staff have reviewed the following Committee of Adjustment applications and have no comments: 1. FN 2019-001 — 27 Glasgow Street, Jay Harrison & Sean Geobey 2. SG 2019-001 — 70 King Street East, EuroPro (Kitchener) GP Inc. 3. SG 2019-002 — 439 Park Street, Jo -Ann Malhotra 4. A 2019-001 — 439 Park Street, Jo -Ann Malholtra 5. A 2019-002 — 106 Idle Creek Drive, James Abohbot 6. A 2019-003 — 487 Riverbend Drive, Grerei Investments Ltd. 7. A 2019-004 — 54 Bridge Street, Marann Homes Ltd. 8. A 2019-005 — 362 Edwin Street, Kirk and Jeraldine Van Os 9. A 2019-006 — 925 Thomas Pedder Court, Activa Holdings Inc. 10.A 2019-007 — 35 Trillium Drive, Huron Creek Holdings Corp. 11.A 2019-008 — 242 Ingleside Place, William Cody Willems 12.A 2019-009 — 63 Pinedale Drive, Sheldon John Foley 13.A 2019-010 — 150 Mill Street, Tom Ferguson 14.A 2019-011 — 270 Spadina Road East, 270 Spadina Kitchener Inc. 15.A 2019-012 — 50 Moore Avenue, Cathy DeBrabandere 16.A 2019-013 — 25 Fourth Avenue, Lino & Angela Santarossa 17.A 2018-127 — 659-663 Victoria Street South, Eight -Loop Inc. 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. Document Number: 2898843 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. Yours Truly, Jason Wigglesworth, C.E.T. Transportation Planner (519) 575-4835 Filing: 2 — 06 FREDERICK — Crabby Joe's 7 — 52 — 2019641 Ontario Ltd. 14 — VAR KIT — 270 Spadina Kitchener Inc. 17 — 55 — Silicon North Real Estate Inc. 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: January 3, 2019 YOUR FILE: See below RE: Applications for Minor Variance (Signs and Fences): SG 2019-001 70 King Street East SG 2019-002 439 Park Street FN 2019-001 27 Glasgow Street Applications for Minor Variance: A 2018-127 659-663 Victoria Street South A 2019-001 439 Park Street A 2019-003 487 Riverbend Drive A 2019-004 54 Bridge Street West A 2019-005 362 Edwin Street A 2019-006 925 Thomas Pedder Court A 2019-007 35 Trillium Drive A 2019-008 242 Ingleside Place A 2019-009 63 Pinedale Drive A 2019-010 150 Mill Street A 2019-011 270 Spadina Road East A 2019-012 50 Moore Avenue A 2019-013 25 Fourth Avenue Applications for Consent: B 2019-001 427 Old Chicopee Trail B 2019-002 25 Fourth Avenue B 2019-003 31 Fourth Avenue B 2019-004 31 Fourth Avenue 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. Holly Dyson From: Danielle Ingram <Danielle.ingram@waterloo.ca> Sent: 10 January, 2019 9:38 AM To: Holly Dyson Cc: Joel Cotter Subject: RE: A-2019-004 54 Bridge St W, Kitchener Thank you, Holly. The City does has some comments as follows: The City of Waterloo would like to request a deferral of this application pending further analysis and conversations between the City of Kitchener and the City of Waterloo. The City of Waterloo anticipated a low rise townhouse development, similar to what is in existence on Woolwich St, and has concerns with land use compatibility between this proposal and the low rise residential character of the surrounding properties. The variance from the maximum permitted height of 10.5m to the requested 10.8-13.5m is of particular interest. The site plan provided shows a 3m separation from the sunken patios and private amenities areas to the northerly property boundary shared with the low density properties within the City of Waterloo, which would not provide sufficient space for any substantial landscape buffer. The City of Waterloo requests a copy of the decision be forwarded upon availability. Thank you, Danielle Ingram Planning Approvals I Integrated Planning & Public Works I City of Waterloo 100 REGINA ST. S. I PO Box 337, STN WATERLOO WATERLOO, ON, N2J 4A8 P: 519.747.8773 1 F: 519.747.8523 1 TTY: 1.886.786.3941 E: danielle.ingram@waterloo.ca www.waterloo.ca I www.twitter.com/citywaterloo www.youtube.com/citywaterloo I www.facebook.com/citywaterloo From: Holly. Dyson@kitchener.ca[ma iIto: Holly. Dyson@kitchener.ca] Sent: Wednesday, January 09, 2019 3:28 PM To: Danielle Ingram Subject: RE: A-2019-004 54 Bridge St W, Kitchener Hi Danielle, I have to courier the members packages tomorrow with the comments included. If possible, can you get your comments to me no later than 10:00 a.m. tomorrow? Thanks. Holly Dyson Administrative Clerk I Legislated Services I City of Kitchener 519-741-2200 ext. 7594 1 TTY 1-866-969-9994 1 holly. dyson(aD_kitchener.ca From: Danielle Ingram <Danielle.Ingram @waterloo.ca> Sent: 09 January, 2019 3:02 PM To: Holly Dyson <Holly.Dyson@kitchener.ca> Cc: Joel Cotter <Joel.Cotter@waterloo.ca> Subject: A-2019-004 54 Bridge St W, Kitchener Hi Holly, I just received the notification for this variance package today, and noted that the deadline for submissions was on Monday at noon. I have not yet reviewed it. Is there still an opportunity to submit a response early tomorrow morning? Thank you, Danielle Ingram Planning Approvals I Integrated Planning & Public Works I City of Waterloo 100 REGINA ST. S. I PO Box 337, STN WATERLOO WATERLOO, ON, N2J 4A8 P: 519.747.8773 1 F: 519.747.8523 1 TTY: 1.886.786.3941 E: danielle.ingram@waterloo.ca www.waterloo.ca I www.twitter.com/citywaterloo www.youtube.com/citywaterloo I www.facebook.com/citywaterloo IMPORTANT NOTICE: This communication (including attachments) is intended solely for the named addressee(s) and may contain information that is privileged, confidential and exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. If you are not the intended recipient of this communication, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited. IMPORTANT NOTICE: This communication (including attachments) is intended solely for the named addressee(s) and may contain information that is privileged, confidential and exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. 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