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HomeMy WebLinkAboutDSD-19-152 - A 2019-057 - 152 Weichel StStaff Report K�ix & - Development Services Department wwwkitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: June 18th, 2019 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Eric Schneider, Junior Planner— 519-741-2200 ext. 7843 WARD: 8 DATE OF REPORT: June 11th, 2019 REPORT #: DSD -19-152 SUBJECT: A2019-057 — 152 Weichel Street Applicant — Scott Patterson Recommendation: Approve with condition Location Map: 152 Weichel *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. REPORT Planning Comments: The subject property located at 152 Weichel Street is zoned Residential Six Zone (R-6) in the Zoning By-law 85-1. The property is designated Low Rise Residential in the Official Plan. Staff conducted a site inspection of the property on June 6th, 2019. The applicant is requesting relief from Section 40.2.6 of the Zoning By-law to allow for a floor space ratio (FSR) of 0.69 rather than the maximum permitted FSR of 0.6, and to allow for a setback of 3.4 metres for a side yard abutting a street rather than the minimum required setback of 4.5 metres. The applicant is also requesting relief from Section 6.1.2a) of the Zoning By-law to allow for a multiple dwelling of 6 units to have 8 parking spaces, rather than the minimum of 9 parking spaces. View of Existing Vacant Lot (June 6th, 2019) 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. Increase in Floor Space Ratio General Intent of the Official Plan 1. The requested variance meets the general intent of the 2014 Official Plan. The Official Plan allows for site specific increases in FSR of up to 0.75 where it is compatible and appropriate. The general intent of the FSR requirement in the Low Rise Residential designation is to regulate the massing and scale of a development to ensure compatibility with the surrounding neighbourhood. The proposed building does not exceed three storeys in height, and staff is of the opinion that it is compatible with the surrounding neighbourhood, which contains many other three storey multiple dwelling buildings. The subject property has faces out onto a regional road (Victoria Street South) and the proposed building will be comparable in size with the existing buildings along this portion of the regional road. General Intent of the Zoning By-law 2. The requested variance meets the general intent of the Zoning By-law. The intent of the FSR requirement in the Zoning By-law is to regulate the massing and scale of the development to ensure compatibility with surrounding areas. The surrounding area contains multiple unit dwellings with the same height, scale and massing along Victoria Street South. Therefore, in the opinion of Planning staff the scale and massing of the proposed building is compatible with the surrounding area and meets the general intent of the Zoning By-law. Is the Variance Appropriate? 3. The proposed variance is considered desirable and appropriate for the development and use of the lands. Multiple Dwelling developments are permitted in the zoning and in the opinion of staff the development is appropriate because it will provide a variety of housing options at a lower FSR. Is the Variance Minor? 4. The variance is considered minor. The increase in FSR is minor and there are no expected adverse impacts from the increase to the neighbourhood. Setback for Side Yard abutting a Street General Intent of the Official Plan 1. The requested variance meets the general intent of the 2014 Official Plan. The Official Plan identifies building a compact, vibrant, complete and healthy community as a guiding principle of development in the City of Kitchener. In the opinion of Planning staff, shifting the building closer to the street demonstrates the guiding principles for development by contributing to compact and vibrant development. General Intent of the Zoning By-law 2. The requested variance meets the general intent of the Zoning By-law. The intent of the regulation that requires a 4.5 metre side yard abutting a street is to provide for adequate visibility and to ensure adequate amenity space. As part of the Site Plan approval process, the subject property has conveyed a corner visibility triangle to the Region of Waterloo on the corner of Weichel Street and Victoria Street South, and therefore there are no visibility issues. The applicant is providing adequate amenity space in the landscaped area behind the building. Therefore, the requested variance meets the general intent of the Zoning By- law. Is the Variance Appropriate? 3. The proposed variance is considered desirable and appropriate for the development and use of the lands. Planning Staff is supportive of the reduction in setback as the front entrances to the units will address the street (Victoria Street South) with walkways to the sidewalk while the parking will be in the rear off of Weichel Street. Is the Variance Minor? 4. The variance is considered minor. The requested increase represents a small reduction in setback that is not expected to cause any adverse impacts to neighbouring properties or the surrounding area. Parking Reduction General Intent of the Official Plan 1. The requested variance meets the general intent of the 2014 Official Plan. The Official Plan promotes and encourages walking, cycling, and public transit as alternative modes of transportation that contribute to an integrated transportation system. The subject property is centrally located and well serviced by many transit routes in close proximity. The applicant is providing bicycle parking adjacent to the amenity space. General Intent of the Zoning By-law 2. The requested variance meets the general intent of the Zoning By-law. The regulation that requires 1.5 spaces per unit is to ensure that there is adequate parking for the development and there will be no adverse impacts to the adjacent properties. Planning staff is of the opinion that the nature and scale of this development as low rise residential with smaller units will be adequately served by the 8 parking spaces proposed for this variance request, and that there are no expected adverse impacts. Therefore, the requested variance meets the general intent of the Zoning By-law. Is the Variance Appropriate? 3. The proposed variance are considered desirable and appropriate for the development and use of the lands. Each unit will have its own private garage and there will be one surface visitor space, and one barrier free space. Planning staff is of the opinion that the amount of parking spaces is adequate for a development of this size and character. Is the Variance Minor? 4. The variance is considered minor. The requested increase represents a small decrease from 1.5 spaces per unit to 1.33 spaces per unit which only accounts for 1 parking space. Building Comments: The Building Division has no objections to the proposed variance provided the building permit for the multi residential building is obtained prior to construction. Please contact the Building Division @ 519-741-2433 with any questions. Transportation Services Comments: Based on the SPRC meeting held May 8, 2019, the applicant is required to submit a Parking Justification Brief for the reduced parking. The Justification Brief is still outstanding, so approval of this minor variance request should be conditional on approval of the Brief. Heritage Planning Comments: Heritage Planning staff has no concerns with this application. Environmental Planning Comments: No environmental planning concerns. RECOMMENDATION That application A2019-057 requesting permission to construct a 6 -unit 3 -storey residential dwelling having a side yard abutting Victoria Street South of 3.4m rather than the required 4.5m; having Floor Space Ratio (FSR) of 0.69 rather than the maximum permitted FSR of 0.6; and, having 8 off-street parking spaces (1.5 spaces per unit) rather than the required 9 off-street parking spaces (1.33 spaces per unit) be approved subject to the following condition: 1. That a parking justification brief is submitted and approved to the satisfaction of the Director of Transportation by October 31St, 2019 Eric Schneider, BES Junior Planner Juliane von Westerholt, B.E.S., MCIP, RPP Senior Planner Region of Waterloo June 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 (7) 15 KING KIT, HIP DEVELOPMENT (8) 55, WEICHEL STEET 1917171 Ontario Inc. Re: Committee of Adjustment Meeting on June 18, 2019, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1. SG 2019-012 — 1250 Victoria Street South — No Concerns. 2. SG 2019-013 — 525 Highland Road West— No Concerns. 3. A 2019-052 — 284 Mausser Avenue — No Concerns. 4. A 2019-053 — 99 College Street — No Concerns. 5. A 2019-054 — 10 Gordon Avenue — No Concerns. 6. A 2019-055 — 277 Field Sparrow Crescent—No Concerns. 7. A 2019-056 — 741-751 King Street West — No Concerns. 8. A 2019-057 — 152 Weichel Street — No Concerns. 9. A 2019-058 — 137 Glasgow 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. Please forward any decisions on the above mentioned Application numbers to the undersigned. Document Number: 3026277 Page 1 of 2 Yours Truly, Joginder Bhatia Transportation Planner (519) 575-4500 Ext 3867 Grand River Conservation Authority 400 Clyde Road, P.O. Box 729 Resource Management Division Cambridge, Ontario N 1 R 5W6 Andrew Herreman, Resource Planning Phone: (519) 621-2761 ext. 2228 Technician E-mail: aherreman(u-)grand river. ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: June 10, 2019 YOUR FILE: See below RE: Applications for Minor Variance: SG 2019-010 907 Frederick Street, Units 3-5 SG 2019-013 525 Highland Road West A 2019-038 128 Mill Street A 2019-052 284 Mausser Avenue A 2019-053 99 College Street A 2019-054 10 Gordon Avenue A 2019-055 277 Field Sparrow Crescent A 2019-056 741-751 King Street West A 2019-057 152 Weichel Street A 2019-058 137 Glasgow Street Applications for Consent: B 2019-014 128 Mill Street B 2019-024 209-211 Heiman 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 xThese 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