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HomeMy WebLinkAboutDSD-20-048 - A 2020-025 - 624 King St WStaff Report Development Services Department REPORT TO: DATE OF MEETING SUBMITTED BY: PREPARED BY: WARD: DATE OF REPORT: REPORT #: SUBJECT: 1 1 KN- R www.kitchener. ca Committee of Adjustment March 17, 2020 Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 Eric Schneider, Planner — 519-741-2200 ext. 7843 10 March 9, 2020 DSD -20-048 A2020-025 — 624 King Street West Recommendation: Approval Location Map: 624 King Street West *** 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 624 King Street West is zoned Medium Intensity Mixed Use Corridor Zone (MU -2) in Zoning By-law 85-1. The property is designated Mixed Use Corridor in the K -W Hospital Secondary Plan in the Official Plan. Staff conducted a site inspection of the property on March 6, 2020. The applicant is proposing to develop a vacant site by constructing a 34 unit multiple dwelling with 2 buildings 3 and 4 storeys each. The 4 storey building will front onto King Street West while the 3 storey building fronts onto Wellington Street. A site plan application has been submitted and is under review. The applicant is requesting relief from Section 6.1 of the Zoning By-law to allow a reduction in parking from the required 1.0 spaces per unit to 0.67 spaces per unit, and to allow for 8% visitor parking rather than the required 20%. The applicant is also requesting relief from Section 54.2.1 to allow a rear yard/abutting residential zone setback of 2.0 metres rather than the required 7.5 metres. View of Existing Site (March 6, 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 offers the following comments. 'f View of Existing Site (March 6, 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 offers the following comments. Parking Reduction General Intent of the Official Plan 1. The subject property is designated Mixed Use Corridor in the K -W Hospital Secondary Plan. The Official Plan aims to develop an integrated transportation system that incorporates active transportation and public transit along with vehicular traffic. It also promotes land use planning and development that is conducive to the efficient and effective operation of public transit and encourages increased ridership of the public transit system. The subject site is located along the LRT corridor and is less than 300 metres walking distance from Central Station LRT stop. The requested reduction in parking encourages alternatives to vehicular transportation and therefore meets the general intent of the Official Plan. General Intent of the Zoning By-law 2. The intent of the regulation that requires 1.0 parking spaces per unit and 20% visitor parking spaces is to provide adequate vehicle storage space for the property. The site is located within 300 metres of an LRT station stop, contains small one bedroom units, and contains bicycle lockers for each unit within the underground parking garage. These factors reduce the demand for vehicle parking and Planning Staff is satisfied that the proposed rate will provide an adequate amount of vehicle parking for the development. Therefore, the reduction in required parking meets the general intent of the Zoning By-law. Is the Variance Appropriate? 3. The requested variance to reduce the amount of required parking spaces and visitor spaces required is considered appropriate because of the subject site located on the LRT corridor and has immediate access to transit opportunities. With this opportunity for alternatives to vehicular transportation, staff can consider the requested reduction in parking appropriate. Is the Variance Minor? 4. The reduction of required and visitor parking spaces is not expected to have negative impacts and Staff is of the opinion that the proposed amount of parking spaces will be adequate for the site. Therefore, the requested variance is considered minor. Rear Yard Setback/Setback to a Residential Zone General Intent of the Official Plan 1. The subject property is designated Mixed Use Corridor in the K -W Hospital Secondary Plan. The Official Plan contains policies that encourage residential intensification and infill opportunities such as this development as an effective means to reduce infrastructure and servicing costs by minimizing land use and making better use of existing community infrastructure. This development represents an infill opportunity that will make better use of existing community infrastructure. Further, the proposed setback demonstrates compliance to the Urban Design guidelines for yard setbacks for residential infill in central neighbourhoods (which encourages staying consistent with or matching existing standards for setbacks within the existing neighbourhood) and therefore meets the general intent of the Official Plan. General Intent of the Zoning By-law 2. The intent of the regulation that requires a setback of 7.5M in a rear yard or to a residential zone is to provide an adequate amenity area and to provide a transition between a larger multi -residential building and the existing single detached dwellings on Wellington Street. The applicant is providing amenity space between the two buildings, rather than in the rear yard. Through discussions with Planning Staff during the Site Plan Application process, the applicant has changed the original plan of 3.5 storeys and has dropped the building down to 2.5 storeys adjacent to the existing single detached on Wellington Street (shown in image below). The MU -2 Zone allows for buildings up to 8 storeys high, whereas the buildings in this development start at 2.5 storeys and rise to 4 storeys on King Street West. Staff is of the opinion that the impact of the building is not as severe as if there were a mid -rise building of 8 storeys tall, and the setback of 2.0 metres is in line with other low rise (3 storeys) uses that could be located adjacent to the side yards of the existing dwellings on Wellington Street. Therefore, the requested variance for reduction in setback meets the general intent of the Zoning By-law. 4 storeys ab stareys .5 2.5 storeys sores -c Wellincitan Street View of Proposed Transition to Existing Dwellings Is the Variance Appropriate? 3. The existing neighbourhood contains 2.5 storey single detached dwellings that have typical residential side yard setbacks of 1.2M or less in many cases. The proposed building height adjacent to the closest residentially zoned property is 2.5 storeys and abuts the neighbours side lot line. It is technically a rear yard but functions more like a side yard. To maintain the rhythm and consistency, a 2.OM setback would be appropriate in Staff's opinion and is therefore considered to be appropriate. Is the Variance Minor? 4. The requested variance can be considered minor given that the massing of the proposed building adjacent to the side yard of an existing dwelling is similar to a typical side yard found elsewhere in the neighbourhood. Building Comments: The Building Division has no objections to the proposed variance. Transportation Services Comments: Based on the parking justification report submitted, the close proximity to major transit and the provision of bicycle parking (both secured and outdoor), Transportation Services can support the proposed parking rate of 0.67 spaces per unit, with two (2) visitor spaces. Heritage Planning Comments: Heritage Planning staff has no concerns with this application. Environmental Planning Comments: No environmental planning concerns. RECOMMENDATION That minor variance application A2020-025 requesting permission to construct a multi - residential development: "Building A" will have 4 storeys in height containing 19 units and "Building B" will have 3 storeys in height containing 15 units having a rear yard setback of 2m rather than the required 7.5m; a parking rate of 0.67 spaces/per-unit (23 off-street parking spaces) rather than the required 1 spaces/per-unit (34 off-street parking spaces); and, a visitor parking rate of 8% (2 off-street parking spaces) rather than the required 20% (5 off-street parking spaces) be approved. Eric Schneider, BES Planner Juliane von Westerholt, B.E.S., MCIP, RPP Senior Planner Region of Waterloo Feb 27, 2020 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 5) 08 WEBER KIT, Mary Kolosowski 7) 08 KING KIT, AHMET SHERIFALI Re: Committee of Adjustment Meeting on March 17, 2020, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1) A 2020-019 — 33 Lancaster Street East — No Concerns. 2) A 2020-020 — 51 Nelson Avenue — No Concerns. 3) A 2020-021 — 44 Beasley Drive — No Concerns. 4) A 2020-022 — 903 Zeller Crescent — No Concerns. 5) A 2020-023 — 312 Weber Street West — No Concerns. 6) A 2020-024 — 85 Wood Street — No Concerns. 7) A 2020-025 — 624 King Street West — No Concerns. 8) A 2020-026 — 924 Redtail Court — No Concerns. 9) A 2020-027 — 293 Field Sparrow Crescent — No Concerns. 10)A 2020-028 — 783 Guelph Street — 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 Document Number: 3186251 Page 1 of 2 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 N 1 R 5W6 Chris Foster -Pengelly, Resource Planner Phone: (519) 621-2763 ext. 2319 E-mail: cfosterpenge I ly@g rand river. ca PLAN REVIEW REPORT: City of Kitchener Holly Dvson DATE: March 3, 2020 YOUR FILE: See below RE: Applications for Minor Variance: A 2020-019 33 Lancaster Street East A 2020-020 51 Nelson Avenue A 2020-021 44 Beasley Drive A 2020-022 903 Zeller Crescent A 2020-023 312 Weber Street West A 2020-024 85 Wood Street A 2020-025 624 King Street West A 2020-026 924 Redtail Court A 2020-027 293 Field Sparrow Crescent A 2020-028 783 Guelph Street Applications for Consent: B 2020-010 123 Pioneer Drive B 2020-011 98 Strange Street B 2020-012-019 Valencia 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, Chris Foster -Pengelly, M.Sc., CAN-CISEC Resource Planner 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.