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Home My WebLink AboutDSD-20-114 - A 2020-050 - 598, 604 & 608 Victoria St SREPORT TO:Committee of Adjustment th DATE OF MEETING:September 15, 2020 SUBMITTED BY:Juliane von Westerholt, Senior Planner -519-741-2200 ext. 7157 PREPARED BY:Tim Seyler,Planner–519-741-2200 ext. 7860 WARD:8 rd DATE OF REPORT:September 3, 2020 REPORT #:DSD-20-114 SUBJECT:A2020-050–598, 604, 608 Victoria Street South Applicant –A & F Greenfield Homes Ltd. on behalf of Liviu & Stephanie Cananau Recommendation: Approvewith conditions Location Map: 598, 604, 608 Victoria Street South *** 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 properties arelocated at 598, 604 & 608 Victoria Street South arezoned Residential Six (R-6), anddesignated Low Rise Residential in theCity’s Official Plan.The applicant is proposing to create a 24 unit stacked townhouse development (Multiple dwelling) andcannot meet the requirements of Section 40.2.6 of the Zoning By-law. The applicant is requesting relief to permit the following: a)A Floor Space Ratio (FSR) of 0.75, whereas anFSR of 0.6 is permitted; b) A front yard setback of 4.5 metres rather than the required 7.7 metres; Further relief is being requested from Section 6.1.2a) of the Zoning By-law to permit a multiple dwelling to have a parking ratio of 1.15 spaces per unit, whereas a parking ratio of 1.75 spaces per unit is required. The applicant is in the process of submittinga site plan application for the street fronting townhouse (multiple dwelling)use. th Staff conducted a site inspection of the property on August 26, 2020. 598, 604, 608 Victoria Street South 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. General Intent of the Official Plan 1.The subject propertiesaredesignated Low Rise Residentialin the City’sOfficial Plan, which contains a number of policies related to density in low rise residential areas. The Low Rise Residential land use designation accommodates a full range of low density housing types including single detached dwellings, duplex dwellings, semi-detached dwellings, street townhouse dwellings, townhouse dwellings in a cluster development, low-rise multiple dwellings and special needs housing. Policy 15.D.3.11 applies a maximum Floor Space Ratio (FSR)of 0.6, however site-specific increases up to a maximum FSR of 0.75 may be considered,where it can be demonstrated that the increase in the FSR is compatible. Staff is of the opinion that the increase in the FSR meets the general intent of the policies of the OfficialPlan. Staff is satisfied the requested variances will maintain the low-density character of the property and surrounding neighbourhood. Staffis further satisfied that urban design considerations willbe addressed to ensure that the development is compatible by designing the site so that the building is closerto the front of the property. General Intent of the Zoning By-law 2.The R-6zone permits a range of housing types, and the intent of 0.6 FSR allowance is to ensure development occurs at a scale which is compatible with other low-rise housing forms in adjacent neighbourhoods. The proposed townhouse units will provide a mix of housing types while maintaining compatibility with the low-rise residential neighbourhood. As such, staff is satisfied the requested variance to increase the maximum FSR from 0.6 to 0.75 meets the general intent of the Zoning By-law. The intent of the front yard setback is to establish a consistent built form along the street edge. The subject property is located within the Residential Intensification in Established Neighbourhoods Study (RIENS) area and follows a specific calculation to determine the required front yard setback for each property. In this case, the applicant requested a front yard setback of 4.5metres for the front yard, where 7.7metres is required. The required minimum front yard setback of 7.7 metres is calculated based on 1 metre less than the front yard setback of the dwellings on the propertiesadjacent to this lot. The general intent of the zoning is maintained through this variance for the front yard setback given the variety of setbacks within the area. The intent of the 1.75 spaces perunit parking requirement isto ensure that there is adequate parking spaces available for the residents and for visitors to the property. The reduction to 1.15 spaces per unit align with the future direction for parking requirements in the City’s new Zoning By-law. Furthermore, alternative transportation options are provided on site, as the property is located adjacent to an existing GRT bus stop. Adequate bicycle parking will also be provided. Staff is of the opinion that the reduction in parking meets the general intent of the Zoning By-law. Application is Minor 3. Staff is of the opinion that the requested variances are minor as the reduced front yard, reduced parking rate and increased FSR will not present any significant impacts to adjacent properties,the overall neighbourhoodor streetscape. Application is Appropriate? 4. The proposed variances are appropriate for the development and use of the land as the proposed townhouses (multiple dwelling) use is a permitted use in the Zoning By-law. The scale, massing and height of the proposed townhouse units will not negatively impact the existing character of the subject property or surrounding neighbourhood. Building Comments: The Building Division has no objections to the proposed variance. Transportation Services Comments: At the time of these comments, no written parking justification has been formally submitted by the applicant. While a submission is expected in the nearfuture, it will be a requirement of Site Plan Approval. A written submission is also recommended be a condition of approval of this application. Given that the proposed parking rate aligns with the requirements under the new Zoning By-law 2019-051,staffcan support the proposed reduction in parking as required by Zoning By-law 85- 1. Heritage Planning Comments: Heritage Planning staff has no concerns with this application. Environmental Planning Comments: No environmental planning concerns. RECOMMENDATION That minor variance application A2020-050requesting permission to permit a stacked townhouse development (multiple dwelling) with a Floor Space Ratio (FSR) of 0.75 rather than the required FSR of 0.6, a front yard setback of 4.5 metres rather than the required 7.7 metres; and a parking ratio of 1.15 spaces per unit, whereas a parking ratio of 1.75 spaces per unit is required, be approved with conditions: 1.That Site Plan approvalis issued to the satisfaction of the Manager of Site Development and Customer Service. st 2.That all conditions shall be completed prior to October 1, 2021. Any request for a time extension must be approved in writing by the Manager of Development Review (or designate), prior to the completion date set out in this decision. Failure to fulfill these conditions will result in this approval becoming null and void. _____ Tim Seyler, BES Juliane von Westerholt,B.E.S., MCIP, RPP Planner Senior Planner August 31, 2020 Holly Dyson City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 4) VAR KIT, KANCO Kitchener, ON N2G 4G7 6) 55, LIVIU CANANAU 8) HURON VILLAGE 30T 01201 9) 04 URBAN, 80 MCGEE AVENUE 22) VAR KIT, EMMANUEL BIBLE COLLEGE 23) 04 URBAN, 297 OTTAWA STREET S. Dear Ms. Dyson: Re: Committee of Adjustment Applications September 2020, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following updated comments: 1) A 2020-045 1283 Victoria Street North No Concerns. 2) A 2020-046 221 Vanier Drive No Concerns. 3) A 2020-047 6 Pequegnat Avenue No Concerns. 4) A 2020-048 581 Strasburg Road No Concerns. 5) A 2020-049 26 6th Avenue No Concerns. 6) A 2020-050 598 604 608 Victoria Street South No Concerns. 7) A 2020-051 14 Tweedsmuir Court No Concerns. 8) A 2020-052 261 Woodbine Avenue No Concerns. 9) A 2020-053 80 McGee Avenue No Concerns. 10) A 2020-054 115 Parkvale Drive No Concerns. 11) A 2020-055 61 Irvin Street No Concerns. 12) A 2020-056 49 Lichty Crescent No Concerns. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌЌБЎБЍЊ Ћ tğŭĻ Њ ƚŅ Ћ 13)A 2020-057114 Blair Creek DriveNo Concerns. 14) A 2020-058 64 Grand Flats Trail No Concerns. 15) A 2020-059 132 Wilhelm Street No Concerns. 16) A 2020-060 36 Jacob Gingrich Drive No Concerns. 17) A 2020-061 35 Sheldon Avenue North No Concerns. 18) A 2020-062 6 Willow Green Court No Concerns. 19) A 2020-063 353 Krug Street No Concerns. 20) A 2020-064 193 Strange Street No Concerns. 21) A 2020-065 192 Woolwich Street No Concerns. 22) A 2020-066 110 Fergus Avenue No Concerns. 23) A 2020-067 297 Ottawa Street South No Concerns. 24) A 2020-068 175 Queen Street North No Concerns. 25) A 2020-069 20 Hollybrook Trail No Concerns. 26) A 2020-070 43 Hollybrook Trail No Concerns. 27) A 2020-071 158 Pondcliffe Court No Concerns. 28) A 2020-072 900 Pondcliffe Court No Concerns. 29) A 2020-073 916 Pondcliffe Court No Concerns. 30) A 2020-074 31 Wilfong Drive 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 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 P (519) 575-4500 Ext 3867 C (226) 753-0368 September 3, 2020 Holly Dyson, Administrative Clerk Via email only Legislated Services, City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Dyson, Re:September 15, 2020 Committeeof Adjustment Meeting ______________________________________________________________________ Applications for Minor Variance Asareminder, the attachedletter from Nancy Davy, Director of Resource Managementwas circulated to municipalities to indicate that GRCAstaff do not have the capacity to review all minor variance applications at this time.If the City would like to request the review of a specific application, please contact the undersigned. Otherwise, minor variance circulations received by GRCA will not be reviewed at this time and comments will not be issued. Applications for Consent B2020-026225Fairway RoadSouth B2020-02711Chicopee Park Court B2020-02811Chicopee Park Court B2020-029442Old Chicopee Trail B2020-03058Barbara Crescent B2020-031500KarnStreet B2020-032160Strange Street B2020-0334Westgate Walk B2020-034to B2020-036956. 958, 960, 962 Glasgow Street B2020-0371541Highland Road West The above-noted consent 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 questionsor require additional information, please contact me at 519-621-2763 ext. 2228or aherreman@grandriver.ca. 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 Page 1of 1 the Grand River Conservation Authority.