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Home My WebLink AboutDSD-19-083 - A 2019-032 - 262-286 Kingswood DrJ Staff Repod Klr NER 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: 6 DATE OF REPORT: April 4, 2019 REPORT # DSD -19-083 SUBJECT: Application #: A2019-032, 262-282 Kingswood Drive Applicant: Labreche Patterson and Associates Inc. Recommendation to Approve with Conditions Location map: 262-282 Kingswood Drive REPORT 12 Acura Spedsp4m Subject Property Planning Comments: The subject property located at 262 - 282 Kingswood Drive is designated Medium Rise Residential in the City's Official Plan and zoned Residential Eight (R-8) in Zoning By-law 85-1. The property is currently developed with six, three-storey multiple dwellings and one, five -storey multiple dwelling. In 2016 the Committee of Adjustment approved application A2016-052 to permit ,`, COUNTRY HILLv .l t tib`• J Planning Comments: The subject property located at 262 - 282 Kingswood Drive is designated Medium Rise Residential in the City's Official Plan and zoned Residential Eight (R-8) in Zoning By-law 85-1. The property is currently developed with six, three-storey multiple dwellings and one, five -storey multiple dwelling. In 2016 the Committee of Adjustment approved application A2016-052 to permit a reduced parking rate of 1.19 spaces per unit. Since then, the property owner has monitored their parking supply and determined they have an over supply of visitor parking and under supply of spaces for tenants. The owner is proposing to reduce the required 20% visitor parking to 0.1 visitor spaces per unit (8.5% of the required parking). To permit the reduction the owner is requesting relief from section 6.1.2 b) vi) b) to permit 0.1 visitors spaces per unit (8.5% of the required parking) rather than the 20% visitor parking spaces of the required parking. Staff conducted a site visit on March 20, 2019. Subject Lands at 262-282 Kingwood Drive 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 Medium Rise Residential in the City's Official Plan which encourages a range of housing types that achieve a medium overall intensity of use. Multiple residential is intended to be the predominant form of development and re -delineating parking spaces within the existing medium rise development will maintain the character of the property and surrounding neighbourhood. The proposed variance conforms to the designation and it is the opinion of staff that 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 visitor parking from 20% of the required parking to 0.1 visitor spaces per unit (8.5% of the required parking) meets the general intent of the Zoning By-law. The purpose of the 20 % visitor parking spaces rate is to ensure there are adequate parking spaces provided for visitors of residents living in the multiple dwelling units. To support the proposed visitor parking reduction, the applicant completed a parking occupancy study to confirm visitor parking utilization for the subject site, which suggests that 36 visitor parking spaces (0.1 visitor spaces per unit) would be appropriate for the size of this development. In summary, the parking study indicates that the existing visitor parking onsite provides for an oversupply of visitor parking. As such, Staff is satisfied that a reduction of the visitor parking rate to 0.1 spaces per unit (8.5% visitor spaces of the required parking) will provide adequate visitor parking spaces to visitors of the residents. Transportation Staff supports the findings of the parking study and has no concerns with the proposed visitor parking rate. 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 residential use is a permitted use in the Zoning By-law. The reduced visitor parking rate will not negatively impact the existing character of the subject property or surrounding neighbourhood. 4. Is the proposal minor? The reduction to the visitor parking rate is considered minor. Staff is of the opinion that the requested variance will continue to provide adequate onsite visitor parking and additional parking for tenants 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 data collection for the existing units and existing visitor parking demand, the proposal of providing 36 (0.1 visitor spaces per unit) visitor parking spaces for 356 units is acceptable. Engineering Services Comments: No concerns. RECOMMENDATION That application A2019-032 requesting relief from section 6.1.2 b) vi) b) to permit 0.1 visitors spaces per unit (8.5% of the required parking) rather than the 20% visitor parking of the required parking be approved, subject to the following condition: 1. That the owner submits a site plan application to re -delineate the parking spaces. 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.