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Home My WebLink AboutDSD-20-022 - A 2020-009 - 120, 130, 140 King St W, 31 Young St, 55 Duke St WREPORT TO:Committee of Adjustment DATE OF MEETING:February 18, 2020 SUBMITTED BY:Juliane von Westerholt, Senior Planner -519-741-2200 ext. 7157 PREPARED BY:Richard Kelly-Ruetz,Planner–519-741-2200 ext. 7110 WARD:10 DATE OF REPORT:February 7, 2020 REPORT #:DSD-20-022 SUBJECT:A2020-009–120, 130 and 140 King St W; 30 Young Street; 55 Duke St W Owner –Andrin Next Limited (Attn. Gino D’Ambrosio) Applicant –GSP Group Inc.(Kevin Muir) Approve Location Map: 120, 130 and 140 King St W; 30 Young Street; 55 Duke St W *** 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 addressedas 120, 130 and 140 King Street West, 31 Young Street, and 55 Duke Streetis zoned Retail Core Zone (D-1) with Special Regulation Provision 645R inZoning By-law 85-1, and designated City Centre District within the Urban Growth Centre in the City’s 2014 Official Plan.The approximately 2.25 acre site contains an existing 17-storey Multiple Dwelling.The balance of the site has received site plan approval for a 24-storey residential building attached to a 6-storey th commercial/residential building with frontage on King Street. In order to facilitate a25 storey onthe proposed 24-storey buildingwithout providing additional parking spaces, aparking reduction is required. As such, the applicant has requestedrelief from Section 6.1.2c)of the Zoning By-law to permit 0.9 parking spaces per unit for a Multiple Dwelling, whereas the By-law requires 1 space per unit for a Multiple Dwelling. A previous variance (A 2018-078) was considered and approved in 2018 for a parking reduction from 1 space per unit to 0.95 per unit, and this variance seeks to further reduce the parking requirement. Staff notes that the applicant has applied for an update to the site plan to account for the changes to the parking calculationsand the additional storey. The final issuance of the site plan is pending the outcome of this variance application, along with other standard matters involved in the site plan process. Site plan for the subject property City Planningstaff conducted a site inspection of the property on January 31, 2020. 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 offersthe following comments. 1. General Intent and Purpose of Official Plan Test The subject property is designated City Centre District and located within the Urban Growth Centre in the City’s Official Plan.The City Centre district intends to maintain the pedestrian appeal while evolving into a compact, contemporary urban setting with taller buildings, lively street activity and a stylish mix of shops, restaurants and bars and cultural and entertainment uses. A small parking reduction to facilitate increasing the density of a sitelocated in the core of the City Centre District is very much in keeping with the designation and meets the general intent and purpose of the City Centre Districtpolicies of the Official Plan. 2.General Intent and Purpose of Zoning By-law Test The purpose of the minimum parking space requirement is to ensure that sufficient parking spaces are available for uses on a property; in this case, a Multiple Dwelling. Staff is satisfied that the reduction in required parking spaces from 1 space per unit to 0.9 space per unit,meets the general intent and purpose of the Zoning By-law,as the site is well-served by transit (LRT & bus) and located in the centre of the City’s downtown. Staff has no concerns with the numberof available parking spaces for this building. 3.“Minor” Test The variance can be considered minor as the reduced parking space requirement of 0.9 spaces per unit rather than 1 space per unit is a small reduction, one that is warranted as the site is located near severalLRT station stops(City Hall; Victoria Park) and has frontage on King Street, which is well- served by other transit. Staff is satisfied that the parking reduction is minor. 4.Desirability for Appropriate Development or Use Test The requested variance is appropriate for the development and use of the land,as the requested parking reduction will facilitate an additional storey in a building on a site that is well-served by transit and located centrally in the City’s downtown core.Staffis satisfied that there will continue to be sufficient parking spaces available for the building. Based on the foregoing, Planning staff recommends thatthis application be approved. Building Comments: The Building Division has no objections to the proposed variance. Transportation Services Comments: Transportation Services does not have any concerns with the proposed application. Heritage Comments: Heritage Planningstaff has no concerns with the proposed variance, but notes that the property is located within the Downtown Cultural Heritage Landscape (CHL), as per the 2014 Kitchener Cultural Heritage Landscape Study (CHLS) prepared by The Landplan Collaborative Ltd. and approved by Council in 2015. The CHLS serves to establish an inventory, and was the first step of a phased CHL conservation process. 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. Environmental Comments: No environmental planning concerns. RECOMMENDATION A.That Minor Variance Application A2020-009requesting relief from Section 6.1.2 c) of the Zoning By-law to permit 0.9 parking spaces per unit for a Multiple Dwelling, whereas the By-law requires 1 space per unit for a Multiple Dwelling,BE APPROVED. Richard Kelly-Ruetz, BES Juliane von Westerholt, BES, MCIP, RPP Planner Senior Planner January 29, 2020 Holly Dyson City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 2) 55 DUKE STREET WEST ANDRIN CITY Kitchener, ON N2G 4G7 CENTRE PHASE II 5) 1333 WEBER STREET EAST PAMATA HOSPITALITY INC Dear Ms. Dyson: 6) 544 BRIDGEPORT ROAD LUTHERAN HOMES KITCHENER WATERLOO Re: Committee of Adjustment Meeting on February 18, 2020, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1) A 2020-008 141 Whitney Place No Concerns. 2) A 2020-009 120, 130, 140 King Street West; 31 Young Street and 55 Duke Street No Concerns. 3) A 2020-010 25 Wellington Street North No Concerns. 4) A 2020-011 23 Forfar Avenue No Concerns. 5) A 2020-012 1333 Weber Street East No Concerns. 6) A 2020-013 544 Bridgeport Road No Concerns. 7) A 2020-014 2121 Hidden Valley Crescent No Concerns. 8) A 2020-015, 016, 017 & 018 23 Burgetz Avenue No Concerns. Please be advised that any development on the lands subject to the Applications noted above are subject to the provisions of the Regional Development Charge By-law 14-046 or any successor thereof and may require the payment of Regional Development Charges for these developments prior to the issuance of a building permit. The 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌЊБЏЋЎЊ tğŭĻ Њ ƚŅ Ћ comments contained in this letter pertain to the Application numbers listed above. If a site is subject to more than one application, additional comments may apply. Please forward any decision on the above mentioned application 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 N1R 5W6 Andrew Herreman, Resource Planning Phone: (519) 621-2761 ext. 2228 Technician E-mail: aherreman@grandriver.ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: YOUR FILE: February 7, 2020 See below Applications for Minor Variance: RE: A 2020-009 120, 130 & 140 King St W, 31 Young St & 55 Duke St W A 2020-010 25 Wellington Street North A 2020-011 23 Forfar Avenue A 2020-012 1333 Weber Street East A 2020-013 544 Bridgeport Road A 2020-014 2121 Hidden Valley Crescent A 2020-015-018 28 Burgetz Avenue Applications for Consent: B 2020-005 826 Frederick Street B 2020-006 826 Frederick Street B 2020-007-009 28 Burgetz Avenue 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 Page 1 of 1 *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Grand River Conservation Authority.