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Home My WebLink AboutDSD-20-117 - A 2020-053 - 80 McGee AveREPORT TO:Committee of Adjustment DATE OF MEETING:September 15, 2020 SUBMITTED BY:Juliane von Westerholt, Senior Planner -519-741-2200 ext.7157 PREPARED BY:Lisa Thompson, Planning Technician–519-741-2200 ext. 7847 WARD:1 DATE OF REPORT:August 28, 2020 REPORT #:DSD20-117 SUBJECT:A2020-053–80 McGee Avenue Applicant –MHBC (Pierre Chauvin) Owner –80 McGee Avenue (Kitchener) Ltd. Approve Subject to Conditions Aerial view of subject property *** 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 is located on at the intersection of McGee Avenue and Ottawa Street Northin the Stanley Park Community. The property is designated High Rise Residential in the Official Plan and is zoned Residential Nine(R-9)underBy-law 85-1. Staff conducted a site visit on August 12, 2020. Theproperty is presentlydeveloped asa19-unit multiple dwellingwithground floor commercial space andexterior parking facilities. The applicant is proposing to convert the existing commercial space to 7 dwelling units as well as adding 8 residential units in the basementresulting in a multiple dwelling having a total of 34 dwelling units. At this time, the owner is seeking relief from Section 6.1.2a) to reduce the parking requirement to 1.18 spaces per units, rather than the required 1.75 spaces per unit, relief from Section 6.1.2b)vi)A) to reduce the required visitor parking to 10% rather than the required 15%; and, relief from Section 43.2.3 to not require an exclusive use patio area for ground floor units. General Intent and Purpose of Official Plan Test The subjectproperty is designated High Rise Residential. The net residential density in this designation is to be no less than 100 units per hectare with a floor space ratio of not less than 1.0 and a maximum of 4.0. The existing building has a floor space ratio of 0.73 which is an existing condition, however the addition of 15 dwelling units will bring the property more in line with the density requirement in the High Rise Residential Designation. In this regard, Planning staff is of the opinion that the variances meet the general intent and purpose of the Official Plan. General Intent and Purpose of Zoning By-law Test The general intent and purpose of the by-law is to regulatedevelopment to ensure appropriate location, size,setbacks and amenitiesare provided. In this case, thebuilding is existing,and the applicant is proposing to renovate the interior to create additional dwelling units on the ground floor and basement. Due to the creation of the basement units, the ground floor units will not be able to provide exclusive use patios. To compensate for this, there will be an amenity are created on the site for use by all residents. The parking reduction to 1.18 spaces per unit (providing 46 spaces for 34 units rather than 60 spaces) also meets the intent of the zoning by-law as there will be at least one space provided per unit. The site is located on a major transit route and is within walking distance to multiple retailandcommercial developments. A minor reduction to the required number of visitor spaces is also in keeping with the zoning by-law. The applicant will be providing 10% visitor parking on site which staff believe is appropriate for the number of dwelling units proposed. Planning staff is of the opinion that the variancesmeetthe general intent and purpose of theZoning By- law. “Minor” Test The variances are considered minor as the proposed interior renovation of the building to adddwelling unitswill create noadverse impacts on adjacent uses or lands.The site will maintain adequate parking for both residential and visitors along with a large outdoor amenity area for all residents to enjoy. Desirability for Appropriate Developmentof the Land Test Therequested variances are considered appropriate and desirableby intensifyingan existing building. The addition of15new dwelling unitswillhelpwith the shortage of rental units,while not requiring the use of greenfield lands for development. The location of the development is very centrally located to a significant number of community amenities including shopping, public transit community centresand parks,which makes the intensification of the building all the more appropriate. As a condition of the variance, site plan approvalwill be required. For the abovementioned reasons, Planning staff is of the opinion that the variancesrequestedarejustified, subject to the conditions outlined below. Building Comments: The Building Division has no objections to the proposed variance provided a building permit to change the use of the basement and main floor into residential use is obtained prior to construction. Please contact the Building Division @ building@kitchener.ca with any questions. Transportation Services Comments: Transportation Services can support a reduced residential parking rate of 1.18spaces per dwelling unit (34 total dwelling units) as opposed to the required rate of 1.75 spaces per dwelling unit. As a condition of approval, Transportation Services requiresthe following TDM measures be provided on-site as noted in the Parking Justification Report and TDM Checklist submitted by the applicant: TDM Measure B1 –5 bicycle spaces (indoor) beyond the minimum required. TDM Measure B7 –Building owner/occupant agrees to charge for parking as a separate cost to occupants. Providea copy of the filledout TDM Checklist that was provided to staff during the site plan application pre-submission process. Engineering Comments:No concerns. Heritage Comments: No concerns. Environmental Planning Comments:No concerns. RECOMMENDATION That Minor Variance Application A2020-053requesting relief from Sections:6.1.2a) to reduce the required parking to 1.18 spaces per unit rather than the required 1.75 spaces per unit; 6.1.2b)vi)A)to reduced the required visitor parking to 10% rather than 15%; and, 43.2.3 to not provide an exclusive use patio are for ground floor units, be approved, subject to the following conditions: 1.That the owner shall obtain approval of a site plan applicationtothe satisfaction of the City’s Manager of Site Development and Customer Service. 2.The ownershall implement TDM Measure B1 -Provide 5 bicycle spaces (indoor) beyond the minimum required. 3.The owner shall implement TDM Measure B7 -Charge for parking as a separate cost to occupants. 4.The owner shall provide a copy of the filled out TDM Checklist to the satisfaction of the City’s Director of Transportation Services. Lisa Thompson Lisa Thompson Juliane von Westerholt, MCIP, RPP Planning Technician 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.