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Home My WebLink AboutDSD-19-117 - A 2019-046 - 18 Guelph StStaff Repod Development Services Department REPORT TO: DATE OF MEETING SUBMITTED BY: PREPARED BY: WARD: DATE OF REPORT: REPORT #: SUBJECT: REPORT i } www1ltchener.ca Committee of Adjustment May 21, 2019 Juliane von Westerholt, Senior Planner - 519-741-2200 Ext. 7157 Lisa Thompson, Planning Technician 519-741-2200 Ext. 7847 10 May 10, 2019 DSD -19-117 A2019-046 — 18 Guelph Street Applicant — Heather Price, GSP Group Approve OnPoint Image — 18 Guelph Street Planning Comments: City Planning staff conducted a site inspection of the property on May 8, 2019. The subject property is located on the north side of Guelph Street between Moore Avenue and Dekay *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance Street. It is presently occupied by with a single detached dwelling that is in a state of disrepair. The owner has applied for a demolition permit to remove the existing structure. The Official Plan designates the property as Low Rise Residential and the zoning of the property is Residential Six Zone (R-6). The owner is proposing to redevelop the site as a 13 -unit multiple dwelling. The proposed development will provide affordable housing units, located within an area noted as a Major Transit Station Area in the Official Plan. To this end, the parking reduction will encourage residents to utilize alternate modes of transportation, including transit and rapid transit, cycling and walking. SITE STATISTICS MULTI -RESIDENTIAL Zoning- Residential (R-6) Number of Units- 13 Units Lot Mea -1,W T e Number of Visitor Spaces - 1 Ve CufA Appli.ba r - A2619- Roor Space Ratio -U.& Budding Cmre W -245.0e(24%) Landscaped Ar *cld. mncsidewalkj-279.5W(24%) NOTE ALL ASPHALT AREASTO As*ft. Concrete stairs & curbs - 524-Ze (52%) BE DEFINED VdTH 0.15M HIGH POURED CONCRETE CURBING Parking Required -9 Spaoes(A i9-� Parking Provided _9S1_ Barna Free - 1 Space Parking Spam Minimum Dimensions-Zfim x5.5m Barrier Free Parking Spam Dimension - 3.4m x 5.5m wd 1.5m mncrete walkway 8 Hcxiceice - "xer""..nrrawwn 8 xsPrur, l0 B '8 B + . —arm `g� Z' ' q rs roan Huemrrt owe,src g t �' Sowr=QmlHar xs�. SEI . Fd f�—esu mo rsw �F�ssoo ab�en �J1' AVr l n ts ea:a L:rj C5 scex�r� I TrT'-Queer; Tna � ion Hex coos race uan cues exe r�eorxa ISI � am'xo cx+w ux[ rex�e REVISED: SITE PLAN APPLICATION No. SP1910161GILT SITE PLAN a 5 10 15 20 25 PART OF LOT G PLAN 386 CITY OF KITCHENEP MAXWELL BUILDING CONSULTANTS LTD. wALE+:mn City of Kitchener-Dr1LE: ffll SP:Dvr 18 GUELPH ST. UATE: WIRCH At. 2019 DEVELOPMENT SERVICES DEPARTMENT Site Plan —Approved in Principle Through the site plan review process, three minor variances were identified in order to facilitate the proposed development: 1. Relief from Section 6.1.2. a) to allow 0.7 off-street parking spaces for each dwelling unit rather than the required 1.25 spaces per unit; 2. Relief from Section 40.2.6 to allow a building height of 10.8 metres rather than the permitted maximum of 10.5 metres; and 3. Relief from Section 5.6.1. d) to permit stairs within 3.0 metres of the street line having a height of 0.9 metres above grade level rather than the permitted maximum height of 0.6 metres. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance In addition to the requested variances, the owner will be required to enter into an encroachment agreement with the City of Kitchener for the encroachment of one stair into the municipal right- of-way due to the required road widening. 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 variances meet the general intent of the Official Plan for the following reason. The Low Rise Residential designation of the property supports locations for residential development and/or redevelopment. The proposed 3 -storey building is permitted in the low rise residential designation of the Official Plan. 2. Does the proposal maintain the general intent and purpose of the Zoning By-law? The variances meet the general intent of the Zoning By-law for the following reasons. The by-law stipulates parking requirements based on generalized development principles. This site in particular is located within easy walking distance to major public transit amenities and it is likely that some residents of the affordable housing units will not have a personal motor vehicle. The modest increase in building height will allow for better basement units with larger windows while not impacting the building massing on the street or abutting properties. Due to the requirement for a road widening on Guelph Street, the stairs at the front of the building will be at a height of 0.9 metres above grade within 3.0 metres of the lot line. The increase in height from the permitted 0.6 metres to 0.9 metres will maintain the intent of the by-law to minimize obstructions within a front yard. 3. Is the proposal desirable for the appropriate development or use of the land? 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 proposed affordable housing units are needed within our community and will provide housing options that are needed. The parking reduction and minor building height increase will not have any impact on the streetscape or abutting properties and the height of the stairs at the front lot line will not create a visibility obstruction or hazard. 4. Is the proposal minor? The variances are minor for the following reasons. The parking reduction is minor as there are multiple options for public transit in close proximity to the development. The building height increase is negligible and will not be apparent to the neighbourhood. The increase in stair height at the front lot line is solely due to the road widening to be dedicated to the City and will not create any hazard in the front yard area. 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 variances provided a building permit for the 15 unit multiple dwelling is 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: A parking justification letter and TDM plan was submitted in April 2019 by Paradigm Transportation Solutions Ltd. In support of this application (A2019-046) and after reviewing the report, Transportation Services can offer the following comments: • As a condition of approval, Transportation Services will require confirmation that the extra bicycle spaces beyond the minimum required, as per the TDM report, are constructed and maintained on-site. • As a condition of approval, Transportation Services will require confirmation that parking spaces will be unbundled from the residential units and sold/rented separately. Based on the alternative modes of transportation in the area (within a Major Transit Station Area, within 1 km from the ION route, walking, cycling), Transportation Services can support the proposed parking variance provided that the two (2) above points are completed. Engineering Comments: No concerns. Heritage Comments: The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and prepared by The Landplan Collaborative Ltd. was approved by Council in 2015. The CHLS serves to establish an inventory. The CHLS was the first step of a phased Cultural Heritage Landscape (CHL) conservation process. The applicant is advised that the property municipally addressed as 18 Guelph Street is located within the Mt Hope/Breithaupt Neighbourhood CHL. The owner and the public will be consulted as the City considers listing CHLs on the Municipal Heritage Register, identifying CHLs in the Official Plan, and preparing action plans for each CHL with specific conservation options. Heritage Planning staff has no concerns with the proposed minor variance. RECOMMENDATION That application A2019-046 requesting relief from Section 6.1.2. a) to allow 0.7 off-street parking spaces for each dwelling unit rather than the required 1.25 spaces per unit; relief from Section 40.2.6 to allow a building height of 10.8 metres rather than the permitted maximum of 10.5 metres; and relief from Section 5.6.1. d) to permit stairs within 3.0 metres of the street line having a height of 0.9 metres above grade level rather than the permitted maximum height of 0.6 metres be approved subject to the following conditions: 1. The owner shall receive final approval of Site Plan Application SP19/016/G/LT; and 2. The owner shall enter into an encroachment agreement with the City of Kitchener for the encroachment of a stair into the municipal right-of-way. 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 May 03, 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 (2) 06 BENTON/Frederick Victoria Business Centre (15) 08 WEBER KIT, Kiah Group Inc. Re: Committee of Adjustment Meeting on May 21, 2019, City of Kitchener Regional staff have reviewed the following Committee of Adjustment applications and have following comments: 1. SG 2019-009 — 760 Commonwealth Crescent — No Concerns. 2. SG 2019-010 — 907 Frederick Street — There are no concerns to the sign variance for the sign mounted on the building, mentioned in the application. However, it is noted that there is another ground mounted business sign which is encroaching into Victoria Street right-of-way. The owner should confirm if there is an existing encroachment agreement in place. If not, the same would be required with the Region. 3. SG 2019-011 — 524 Belmont Avenue West— No Concerns. 4. A 2019-039 — 121 Arrowhead Crescent — No Concerns. 5. A 2019-040 — 18 Rosedale Avenue — No Concerns. 6. A 2019-041 — 555 King Street East — No Concerns. 7. A 2019-042 — 244-260 Shoemaker Street—No Concerns. 8. A 2019-043 — 170 Rivertrail Avenue — No Concerns. 9. A 2019-044 — 109 North Hill Place — No Concerns. 10.A 2019-045 — 52 South Drive — No Concerns. 11.A 2019-046 — 18 Guelph Street — No Concerns. 12.A 2019-047 — 945 Robert Ferrie Drive — No Concerns. 13.A 2019-048 — 28 Stirling Avenue South— No Concerns. 14.A 2019-049 — 101-115 Margaret Avenue — No Concerns. 15.A 2019-050 — 149-151 Ontario Street North / 21 Weber Street West: There are no concerns to the minor variance application. However, the owner is advised Document Number: 2997610 Page 1 of 2 that any development application on the above development would require dedicated road widening of approximately 3.0 metre along the entire property frontage along Weber Street (RR #08). 16.A 2019-051 — 25 Vanier Drive — 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. 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(u-)grandriver.ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: May 13, 2019 YOUR FILE: See below RE: Applications for Minor Variance: SG 2019-009 760 Commonwealth Crescent SG 2019-010 907 Frederick Street, Units 3-5 SG 2019-011 524 Belmont Avenue West A 2019-038 128 Mill Street A 2019-039 121 Arrowhead Crescent A 2019-040 18 Rosedale Avenue A 2019-041 555 King Street East A 2019-042 244 and 260 Shoemaker Street A 2019-043 170 Rivertrail Place A 2019-044 107-109 North Hill Place A 2019-045 52 South Drive A 2019-046 18 Guelph Street A 2019-047 945 Robert Ferrie Drive A 2019-048 28 Stirling Avenue South A 2019-049 101-115 Margaret Avenue A 2019-050 149-151 Ontario Street North/21 Weber Street West A 2019-051 25 Vanier Drive Applications for Consent: B 2019-014 128 Mill Street B 2019-015 23-25 Wendy Crescent B 2019-016 52 Wilhelm Street B 2019-017 177 Fifth Avenue B 2019-018 69 Amherst Drive/118 Doon Valley Drive B 2019-020 28 Burgetz Avenue B 2019-021 20-24 Breithaupt Street B 2019-022 20-24 Breithaupt Street B 2019-023 26, 43, 47, 53, 55 Wellington Avenue North, 2, 12 Moore Avenue, 20-24 Breithaupt 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. 'These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1 of 2 Grand River Conservation Authority 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 2 of 2 Grand River Conservation Authority. Holly Dyson From: Danielle Ingram <Danielle.ingram@waterloo.ca> Sent: 08 May, 2019 2:26 PM To: Holly Dyson Subject: A2019-046 - 18 Guelph St, Kitchener Hi Holly, The City of Waterloo has no concerns with minor variance application A2019-046, and will defer to City of Kitchener planning staff to undertake a full review of the application. 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.ingramCcDwaterloo.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.