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Home My WebLink AboutDSD-19-082 - A 2019-031 - 24 Gaukel St1 Staff Report Ki -R Development Services Department wwwkitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: April 16, 2019 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Craig Dumart, Junior Planner- 519-741-2200 ext. 7073 WARD: 9 DATE OF REPORT: April 4, 2019 REPORT # DSD -19-082 SUBJECT: Application #: A2019-031, 24 Gaukel Street Applicant: GSP Group Recommendation to Approve 259 255 -.... --_._ ..— � ;�� 31 •227 22 1 22- 2775213 r I 267' 158 201 151, d/ 1 Subject Property 0 Location map: 24 Gaukel Street REPORT Pinn muranst Cdlective 2E2 41� Planning Comments: The subject property is zoned Retail Core Zone (D-1) and is designated as City Centre District in the Urban Growth Centre Plan of City of Kitchener's Official Plan. The owner is currently developing a 31 storey mixed used development consisting of 300 dwelling units and 577 square metres of commercial uses. The applicant has submitted a revised site plan proposing to reconfigure the design of the second floor of the building to add 7 additional dwelling units. The redesign will result in a parking deficiency of 9 parking spaces and the owner is requesting relief from Section 6.1.2 c) of the Zoning By-law to provide parking at a rate of 0.95 parking spaces per unit (greater than 51.0 sq. m) rather than the required 1.0 parking spaces per unit (greater than 51.0 sq. m). Staff conducted a site visit on April 3, 2019. Subject Lands at 24 Gaukel Street 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 offers the following comments: 1. Does the proposal maintain the general intent and purpose of the Official Plan? The requested variance meets the general intent of the Official Plan.The subject property is designated as City Centre District in the Urban Growth Centre Plan of City of Kitchener's Official Plan. The City Centre District is the heart of the Downtown and Urban Growth Centre (Downtown) and is characterized by several large office developments and large scale mixed use developments. The designation encourage taller buildings, lively street activity and a stylish mix of shops, restaurants and bars and cultural and entertainment uses. The 7 additional units proposed and reduced parking rate will add more residents downtown and contribute further to a lively and liveable Downtown. The requested variance is appropriate, as the proposed parking rate will not create unacceptably adverse impacts on adjacent properties. 2. Does the proposal maintain the general intent and purpose of the Zoning By-law? The requested variance to reduce the parking rate from 1.0 spaces per unit (greater than 51.0 sq. m) to 0.95 parking spaces per unit (greater than 51.0 sq. m) meets the general intent of the Zoning By-law. The purpose of the 1.0 parking spaces per unit (greater than 51.0 sq m.) regulation is to ensure there is adequate parking spaces provided for residents of multiple dwellings. The reduction from 1.0 spaces per unit to 0.95 spaces per unit is minor and will provide adequate parking for residents. Transportation Staff supports the reduced parking rate as the subject property is located downtown next to ION stops and existing GRT routes. 3. Is the proposal desirable for the appropriate development or use of the land? The proposed variance is appropriate for the development and use of the land as the proposed mixed use high-rise building a permitted use in the Zoning By-law. The reduced parking rate will not negatively impact the character of the subject property or surrounding neighbourhood. 4. Is the proposal minor? The reduction to the parking rate is considered minor. Staff is of the opinion that the requested variance will provide adequate onsite parking and will not affect the adjacent properties or surrounding neighbourhood. Heritage Comments: Heritage Planning staff has no concerns with the proposed variance. Building Comments: The Building Division has no objections to the proposed variance. Transportation Services Comments: Based on the downtown location of the development, coupled with ION stops and existing GRT routes, Transportation Services have no concerns with the proposed application. Engineering Services Comments: No concerns. RECOMMENDATION That application A2019-031 requesting relief from Section 6.1.2 c) to provide parking at a rate of 0.95 parking spaces per unit (greater than 51.0 sq. m) rather than the required 1.0 parking spaces per unit (greater than 51.0 sq. m), be approved. Craig Dumart, BES, MCIP, RPP Juliane von Westerholt, BES, MCIP, RPP Junior Planner Senior Planner Region of Waterloo April 02, 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, Sth 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 Re: Committee of Adjustment Meeting on April 16, 2019, City of Kitchener Regional staff have reviewed the following Committee of Adjustment applications and have following comments: 1. SG 2019-008 — 72 Wilson Road — No Concerns. 2. A 2019-026 — 607 Victoria Street North — No Concerns. 3. A 2019-027 — 151 Wentworth Avenue — No Concerns. 4. A 2019-028 — 151 Wentworth Avenue — No Concerns. 5. A 2019-029 — 150 Eaglecrest Street — No Concerns. 6. A 2019-030 — 176 Woolwich street — No Concerns. 7. A 2019-031 — 24 Gaukel Street—No Concerns. 8. A 2019-032 — 262-286 Kingswood Drive — No Concerns. 9. A 2019-033 — 306 Field Sparrow Crescent — No Concerns. 10.A 2019-034 — 188 Redtail Street — No Concerns. 11.A 2019-035 — 186 Kent Avenue — No Concerns. 12.A 2019-036 — 2960 Kingsway Drive — No Concerns. 13. A 2019-037 — (ARN: 301206001102101) Valencia Avenue — No Concerns. 14.A 2019-038 — 128 Mill Street — 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 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. Document Number: 2976564 Page 1 of 2 Please forward any decisions on the above mentioned Application numbers to the undersigned. Yours Truly, Joginder Bhatia Transportation Planner (519) 575-4500 Ext 3867 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: April 8, 2019 YOUR FILE: See below RE: Applications for Minor Variance: A 2019-024 51 Benton Street A 2019-026 607 Victoria Street North A 2019-027 151 Wentworth Avenue A 2019-028 151 Westworth Avenue A 2019-029 150 Eaglecrest Street A 2019-031 24 Gaukel Street A 2019-032 262-286 Kingswood Drive A 2019-033 306 Field Sparrow Crescent A 2019-034 188 Redtail Street A 2019-036 2960 Kingsway Drive A 2019-037 Valencia Court (Blocks 2, 3 and 4 of Stage 12, 30T-01201) A 2019-038 128 Mill Street Applications for Consent: B 2019-005 151 Wentworth Avenue B 2019-006 151 Wentworth Avenue B 2019-011 75 Tillsley Drive B 2019-012 53 Lichty Crescent B 2019-013 118 Doon Valley Drive B 2019-014 128 Mill Street 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, CPT 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.