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Home My WebLink AboutDSD-19-120 - A 2019-049 - 101-115 Margaret AveStaff Repod Development Services Department REPORT TO: DATE OF MEETING SUBMITTED BY: PREPARED BY: WARD: DATE OF REPORT: REPORT #: SUBJECT: 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 13, 2019 DSD -19-120 A2019-049 — 101-115 Margaret Avenue Applicant — Masri O Architects Approve OnPoint Image — 101-115 Margaret Avenue REPORT Planning Comments: City Planning staff conducted a site inspection of the property on May 13, 2019. The subject property is located on the west side of Margaret Avenue between Wellington and Breithaupt Streets. The site is presently occupied with a lodging house that the owner wishes to convert in 17 small one bedroom units. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance The Official Plan designates the property as Low Rise Residential and the zoning of the property is Residential Six Zone (R-6). MARGARET AVENUE DETAILS OF DEVELOPMENT 101-10 MARGARET AVENUE, KITCHENER 24°35'50' acignrw 667 wew,ree 41T xe 0 _ G o 1T111 nT,,fMi' uP M iTr.TTIin1 � 1-P F rX.wl e.,.aac,.aa ac LI.I as¢�cHe I I a a"�'-CCf94BOVE ~ Y ! I 1016-7115 MA€2GARE f AVENUt- I F ai..K »teu.vc !I EXISTI�- 2STGREI'I[PLUS 11-LMENT) zI BRICK BIJILDING �1 337I1m= 1 i' x I Iro Ana�xr 8 i curl NcrkRE guu vex m� �1L Tr� e Z nc coxc rc DNI 3 J JLU s m VY I m �I 1 1 I I a N 271137 J z .aloe owasswa �,y-` �r FnunN6 xn w- sm ax sera g c SILICONNORTH REAL R O A CHlrecrs 8 ESTATE CORPO11 — -W 36 673 I. -7�` + �^`d wvac/wer nera u�vo�Aimx �u�uz I ARCHITECTS SITE PLAN „ scaLE: I -AND SITE PLAN Proposed Site Plan DATA REQUIRED PROVIDED ZONING RE (MULTIPLE DwEilIHG; LaaAREA Im°I 1258 EDr w1DTH [ml t5 zr.4a SE3EAGK5 Im} FY (WELLINGTON) 45 1.7 RY 75 32 E. SY (MARGARETI 43 91.34 w -Gr tmi s -s 7.4 BUILDING HEKifT[ml MR%1L1.5 Apgmc 7-8 BUILDING AREA Im`j 33P GFA �mry tort FSR MA%11.6 ll5 LANDSCAPE AREA I%) 20% 26% LANDSCAPE AREA [m'1 ]5D 333 PRMATE PAYIC AREA ,EACH UNIT) REG. pRDVI[ED NUNHER GF UNRS 17 PARISING R€DUIREO 1.251 UNIT (E](ISTIN65-7j p 9 6APRER FR€E SPACES , it Y1s RDR SPACES 3 n 011 PARKNG-SITE 10 811�PARKPIG-SECURE 20 TOTAL BIKE PARKING (2X) 2 Ga The owner is proposing to upgrade the current building through the transformation of the existing living spaces into 17 one bedroom units. The renovation of the existing structure will provide new rental units, upgraded living spaces, safety, energy use, building facades, landscaping and lighting on the existing site. There will be formalized amenity areas provided on the property along with a small parking lot at the rear of the site and garbage facilities on site. The building is located in close proximity to all major forms of public transit and walking distance to many amenities. Google Streetview Image *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance The applicant is requesting three minor variances from Zoning By-law 85-1 as noted below. Relief from Section 6.1.2. a) to allow 0.54 off-street parking spaces for each dwelling unit rather than the required 1.25 spaces per unit; 2. Relief from Section 6.1.2. b) to allow 1 visitor parking space rather than the required 3 spaces; and 3. Relief from Section 6.7 to provide 0 barrier free parking spaces rather than the one required space. 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 renovated 2 -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 dwelling units will not have a personal motor vehicle. The provision of one visitor parking space and no barrier free space will not impede the development or surrounding properties. 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 rental units are needed within our community and will provide housing options. The parking reduction, visitor and barrier free parking reductions will not have any impact on the streetscape or abutting properties. 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 renovated building will not change in size but will be upgraded to create a more appealing street scape while maintaining the unique character of the older building. 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 the building permit for the change of use into a 17 unit multi -residential building is obtained prior to construction. Please contact the Building Division @ 519-741-2433 with any questions. 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 (A2019-049) and after reviewing the report, Transportation Services can offer the following comments: *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance • 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 800m 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 101-115 Margaret Avenue 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 A2019-049 requesting relief from Section 6.1.2. a) to allow 0.54 off-street parking spaces for each dwelling unit rather than the required 1.25 spaces per unit; relief from Section 6.1.2. b) to allow 1 visitor parking space rather than the required 3 spaces; and relief from Section 6.7 to provide 0 barrier free parking spaces rather than the one required space be approved subject to the following condition: 1. The owner shall receive final approval of a Site Plan Application. 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.