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Home My WebLink AboutDSD-20-009 - A 2019-103 - 581 Strasburg RdStaff Repod Development Services Department K;`�FR www.ki tch en er. ca REPORT TO: Committee of Adjustment DATE OF MEETING: January 21, 2020 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Andrew Pinnell, Senior Planner — 519-741-2200 ext. 7668 WARD: 6 DATE OF REPORT: January 14, 2020 REPORT #: DSD -20-009 SUBJECT: A2019-103 — 581 Strasburg Road Applicant — GSP Group Inc. c/o Valerie Schmidt Owner — Trez MR Holdings (Ontario) Ltd. Approve Subject to Conditions rg REPORT Planning Comments: The subject property is located on Strasburg Road, north of Block Line Road, in the Alpine Planning Community. The subject property is designated Medium Rise Residential in the Official Plan and is part of a Community Node Urban Structure component. The property is zoned Residential Eight (R-8) in By- law 85-1. Low Rise Residential development (existing semi-detached dwellings) is located to the north and east, while Medium Rise Residential development (existing 95 -unit multiple dwelling and planned 107 -unit multiple dwelling) is located immediately to the south. Planning staff visited the site on September 9, 2019 and January 2, 2020. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. The property is developed with a 2.5 storey, 21 -unit multiple dwelling. A Site Plan Application (file SP19/093/S/LT) received approval in principle on December 6, 2019, which would allow the construction of a two storey addition (14 units) on top of the existing building and would allow a renovation of the building's interior to achieve a 4.5 storey, 35 -unit multiple dwelling. The owner is seeking approval of a minor variance in order to reduce the number of required parking spaces from 61 (1.75 spaces per unit) to 35 (1.0 spaces per unit). It should be noted that a 36th "compact" space is provided, but this does not count as a required space for zoning by-law purposes, due to the insufficient size. Planning staff understands that of the 36 proposed parking spaces: • 35 count towards required parking under the zoning by-law • 29 are for residents • 4 are for visitors • 2 are barrier -free • 1 is compact (does not count towards required parking) The subject application was heard at the September 17, 2019 Committee of Adjustment meeting and deferred, pending the owner obtaining approval in principle. At the September 17, 2019 meeting, the Committee was advised that the final matters to be resolved as part of the site plan application were tree management, stormwater management, and parking during the construction phase. Since that time, the City has granted approval in principle to site plan application SP19/093/S/AP. The matter of construction phase parking was adequately addressed in advance of approval in principle, and stormwater management and tree management were addressed through development conditions. General Intent and Purpose of Official Plan and Zoning By-law Tests Section 13.C.8.2. of the Official Plan states: The City may consider adjustments to parking requirements for properties within an area or areas, where the City is satisfied that adequate alternative parking facilities are available, where developments adopt transportation demand management (TDM) measures or where sufficient transit exists or is to be provided. In this case, the applicant has provided a Parking Study, prepared by Paradigm Transportation Solutions Ltd., dated July 2019, which states that the parking demand can be accommodated by the proposed supply. It should be noted that the property is on a local bus route and within 250 metres of an Xpress transit route and other local routes. To support the reduced parking, the Parking Study suggests that the higher number of proposed bicycle parking spaces may reduce parking demand. Bicycle parking will be implemented through the Site Plan process. It also recommends that parking be "unbundled" (i.e., be charged separately to tenants and not connected to the ownership / rental of residential units). In this regard, planning staff recommends a condition to require an agreement for unbundled parking. Therefore, the variance meets the general intent of the Official Plan and Zoning By-law. "Minor" Test The variance is minor in that it will not create unacceptably adverse impacts on adjacent uses or lands. The parking study suggests that the proposed development will be able to accommodate the required parking on the site, despite the parking reduction. Desirability for Appropriate Development or Use Test The variance will support the ongoing maintenance and stability of the existing housing stock reusing and adapting the housing stock through renovation, conversion, and rehabilitation, as encouraged through Policy 4.C.1.10. of the Official Plan. Moreover, the variance would facilitate transit -supportive intensification of a property that is within a land use designation and zone that supports relatively high higher floor space ratio (massing). Therefore, the variance is desirable for the appropriate development of the land. For the abovementioned reasons, Planning staff is of the opinion that the variance request is justified, subject to the conditions outlined below. Building Comments: The Building Division has no objections to the proposed variance Transportation Services Comments: Based on the justification provided by the applicant, Transportation Services can support the proposed parking rate for this application. Engineering Comments: No Engineering concerns. Heritage Comments: No heritage planning concerns. Environmental Planning Comments: Tree Management Policy requirements is / will be addressed through the site plan process. RECOMMENDATION That Minor Variance Application A2019-103 requesting to reduce the number of required parking spaces from 61 (1.75 spaces per unit) to 35 (1.0 spaces per unit), be approved, subject to the following conditions: 1. That the owner shall enter into an agreement with the City of Kitchener to be prepared by the City Solicitor and registered on the title of the property to require unbundled parking, such agreement to be to the satisfaction of the City Solicitor and Director of Transportation Services, and 2. That this approval shall apply only to the development proposed through Site Plan Application SP19/093/S/LT. Andrew Pinnell, MCIP, RPP Planner Attach: • Site Plan Submitted with Application Form Juliane von Westerholt, MCIP, RPP Senior Planner ri -Low: o IL 0 Staff Report Development Services Department 1 :.x www.ki tch en er. c a REPORT TO: Committee of Adjustment DATE OF MEETING: September 17, 2019 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Andrew Pinnell, Planner — 519-741-2200 ext. 7668 WARD: 6 DATE OF REPORT: September 10, 2019 REPORT #: DSD -19-218 SUBJECT: A2019-103 — 581 Strasburg Road Applicant — GSP Group Inc. c/o Valerie Schmidt Owner — Trez MR Holdings (Ontario) Ltd. Approve Subject to Conditions REPORT Planning Comments: The subject property is located on Strasburg Road, north of Block Line Road, in the Alpine Planning Community. The subject property is designated Medium Rise Residential in the Official Plan and is part of a Community Node Urban Structure component. The property is zoned Residential Eight (R-8) in By- law 85-1. Low Rise Residential development (existing semi-detached dwellings) is located to the north and east, while Medium Rise Residential development (existing 95 -unit multiple dwelling and planned 107 -unit multiple dwelling) is located immediately to the south. Planning staff visited the site on September 9, 2019. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. The property is developed with a 2.5 storey, 21 -unit multiple dwelling. A Site Plan Application (file SP19/093/S/LT) has been submitted to the City which proposes to add a two storey addition on top of the existing building and to renovate the building's interior to achieve a 4.5 storey, 35 -unit multiple dwelling. The owner is seeking approval of a minor variance in order to reduce the number of required parking spaces from 61 (1.75 spaces per unit) to 35 (1.0 spaces per unit). It should be noted that a 36th "compact" space is provided, but this does not count as a required space for zoning by-law purposes, due to the insufficient size. Planning staff understands that of the 36 proposed parking spaces: • 35 count towards required parking under the zoning by-law • 29 are for residents • 4 are for visitors • 2 are barrier -free • 1 is compact (does not count towards required parking) General Intent and Purpose of Official Plan and Zoning By-law Tests Section 13.C.8.2. of the Official Plan states: The City may consider adjustments to parking requirements for properties within an area or areas, where the City is satisfied that adequate alternative parking facilities are available, where developments adopt transportation demand management (TDM) measures or where sufficient transit exists or is to be provided. In this case, the applicant has provided a Parking Study, prepared by Paradigm Transportation Solutions Ltd., dated July 2019, which states that the parking demand can be accommodated by the proposed supply. It should be noted that the property is on a local bus route and within 250 metres of an Npress transit route and other local routes. To support the reduced parking, the Parking Study suggests that the higher number of proposed bicycle parking spaces may reduce parking demand. Bicycle parking will be implemented through the Site Plan process. It also recommends that parking be "unbundled" (i.e., be charged separately to tenants and not connected to the ownership / rental of residential units). In this regard, planning staff recommends a condition to require an agreement for unbundled parking. Therefore, the variance meets the intent of the Official Plan and Zoning By-law. "Minor" Test The variance is minor in that it will not create unacceptably adverse impacts on adjacent uses or lands. The parking study suggests that the proposed development will be able to accommodate the required parking on the site, despite the parking reduction. Desirability for Appropriate Development or Use Test The variance will support the ongoing maintenance and stability of the existing housing stock reusing and adapting the housing stock through renovation, conversion, and rehabilitation, as encouraged through Policy 4.C.1.10. of the Official Plan. Moreover, the variance would facilitate transit -supportive intensification of a property that is within a land use designation and zone that supports relatively high higher floor space ratio (massing). Therefore, the variance is desirable for the appropriate development of the land. For the abovementioned reasons, Planning staff is of the opinion that the variance request is justified, subject to the conditions outlined below. Building Comments: The Building Division has no objections to the proposed variance. Transportation Services Comments: Based on the justification provided by the applicant, parking rate for this application. Engineering Comments: No Engineering concerns. Heritage Comments: No heritage planning concerns. Transportation Services can support the proposed Environmental Planning Comments: Tree Management Policy requirements is / will be addressed through the site plan process. RECOMMENDATION That Minor Variance Application A2019-103 requesting to reduce the number of required parking spaces from 61 (1.75 spaces per unit) to 35 (1.0 spaces per unit), be approved, subject to the following conditions: 1. That the owner shall enter into an agreement with the City of Kitchener to be prepared by the City Solicitor and registered on the title of the property to require unbundled parking, such agreement to be to the satisfaction of the City Solicitor and Director of Transportation Services, and 2. That this approval shall apply only to the development proposed through Site Plan Application SP19/093/S/LT. Andrew Pinnell, MCIP, RPP Planner Attach: • Site Plan Submitted with Application Form Juliane von Westerholt, MCIP, RPP Senior Planner Region of Waterloo August 28, 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 (8) / VAR KIT, Martea Developments (11) / 53 FAIRWAY, 470088 Ontario Ltd Re: Committee of Adjustment Meeting on September 17, 2019, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1. A 2019-092 — 30 Dieppe Avenue— No Concerns. 2. A 2019-093 — 155 Breckenridge Drive — No Concerns. 3. A 2019-094 — 205 Strange Street — No Concerns. 4. A 2019-095 — 43 Jack Avenue — No Concerns. 5. A 2019-096 — 260 Frederick Street — The applicant must obtain a Regional access permit to legalize the existing access. 6. A 2019-097 — 74 Ahrens Street West — No Concerns. 7. A 2019-098 — 44 Breithaupt Street — No Concerns. 8. A 2019-099— 289 and 295 Sheldon Avenue North — No Concerns. 9. A 2019-100— John Wallace Drive (Townhouse Block 1) — No Concerns. 10. A 2019-101 — 360 River Trail Avenue — No Concerns. 11. A 2019-102 — 165 Fairway Road North — No Concerns. 12. A 2019-103 — 581 Strasburg Road — No Concerns. 13. A 2019-104 & A 2019-105— 193 Louisa Street — There would be no concerns to the minor variance applications subject to the condition that the recommendations of the noise study as required for the Consent application can be implemented. 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: 3091880 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 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@grand river. ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: January 7, 2020 YOUR FILE: See below RE: Applications for Minor Variance: A 2019-103 581 Strasburg Road A 2019-108 41 Moore Avenue A 2020-001 618 King Street West A 2020-002 149 Roxborough Avenue A 2020-003 5 Manitou Drive A 2020-004 30 Saddlebrook Court A 2020-005 196 Grand Flats Trail A 2020-006 95 Crosswinds Drive A 2020-007 78 Valleybrook Drive 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 Page 1 of 1 and mandate of the Grand River Conservation Authority.