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HomeMy WebLinkAboutDSD-20-162 - A 2020-076 - 632 Beckview CresREPORT TO:Committee of Adjustment DATE OF MEETING:October20, 2020 SUBMITTED BY:Juliane von Westerholt, Senior Planner -519-741-2200 ext.7157 PREPARED BY:Katie Anderl, Senior Planner –519-741-2200 ext. 7987 WARD:#5 DATE OF REPORT:October 14, 2020 REPORT #:DSD-20-162 SUBJECT:A2020-076–632Beckview Crescent Owner–2506781 ONTARIO INC. Recommendation–Approve Location Map:632 Beckview Crescent *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Image 1: Subject Lands (623 Beckview Cres). Photo taken September 17, 2020. REPORT Planning Comments: The subject property is located within the Wallaceton subdivision (30T-07205) as shown on the Location Mapabove. The lands are zoned Residential Eight Zone (R-8) with Special Regulation 502R. The parcel of landis proposed to be developed with a stacked townhouse development containing 54 dwelling units. The proposed development has received Site Plan Approval in Principle from the Site Plan Review Committee, however this approval is subject to the owner receiving approval of the proposed minor variances for a reduction to parking and obstructions within thecornervisibility triangle. The proposed development complies with all other zoning regulations including setbacks, height and density (FSR). More specifically, the Owner is requesting the following minor variances: 1.Relief from Special Regulation Provision 502Rto permit a parking ratio of 1.15spaces per unit, rather than 1.25spaces per unit; and 2.Relief from section4 to permit a Corner Visibility Triangle to be the triangular area formed within a corner lot by the intersecting street lines or the projections thereof to be measured at 7.0 m rather than at 7.5 metres from their point of intersection, and 3.Relief from section5.3to permita 0.5 m obstructionin the cornervisibilitytriangles, whereas no obstructionispermitted. 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 offer the following comments. Variance 1: Parking Reduction The applicant is proposing to reduce therequired parking ratio from 1.25spacesper unitto 1.15 spaces per unit. This parking ratio would allow for 1 space per unit and 0.15 visitor spaces per unit. Theproposed ratio representsan overall parking requirement of 62 spaces rather than 68 spaces. General Intent of the Official Plan The subject lands are designated Medium Rise Residential in the Official Plan, and the proposed land use is consistent with the uses within this land use designation.Official Plan policies also support the provision of adequate parking, in such away that will maximize the efficient use of land, and promote active transportation and the use of public transit. The subject site islocated in close proximity to planned transit routes, on and off road cycling facilities, iswithin walking distance of parks, schools and planned commercial facilities, and frontsonto a street which does not have private driveways, but rather has a significant amount of on-street parking. Such measureswill help reduce on-site parking demands, and staff is of the opinion that the proposed parking reduction maintains the general intent of the Official Plan. General Intent of the Zoning By-law The intent of the minimum parking requirement for dwelling units is to ensure there is sufficient on-site parkingand other transportation optionsavailable to meet the transportation needs of residents and visitors to the site. The subject site is located in close proximity to planned transit, andis in proximity to existing and planned active transportation routes(include bike lanes, sidewalks and a multi-use pathway network).The Site Plan includes28 secure, weather protectedbike parking spaces as well astraditional bike racks, while not in effect, this aligns with the proposed CRoZBy bike parking requirements.The surrounding neighbourhood is very walkable and contains a planned mix of uses including schools, parks, a new community centre, anda large mixed-use node at the intersection of Fischer Hallman Road and Huron Road.Staff is of the opinion thatresidents are less likely to require apersonal vehicle (and associated parking spaces) for daily transportation needsinthis neighbourhood,than in many other suburban locations, and that the intent of the by-law is maintained. Is the Variance Minor? Staff is of the opinion that the variance is minor.Given the characteristics of the developmentand surrounding area, and proximity to transit and active transportation facilities, staff isof the opinion that the proposed variance will provide a sufficient supply of parking for future residents and visitors to the site. Is the Variance Appropriate? The proposed development is in a locationandbeing designed so that there is a reduced need for residents to own private automobiles, which is expected to result in fewer on-site parking spaces being required for the proposed development. Further, the proposed reduction aligns with the parking rate in the new CRoZBy regulations.Staff is of the opinion that the variance is appropriate for the development and use of the lands. Variances2& 3: Reduction in size of corner visibility triangleand encroachment The applicant is requesting permission for a corner visibility triangle(CVT)tobe the triangular area formed within a corner lot by the intersecting street lines or the projections thereof to be measured at 7.0 m rather than at 7.5 metres from their point of intersection, and to permit aencroachmentinto the CVT. While the original application only identified a porch encroachment, staff also observe that an architectural feature designed to screen gas meters also encroaches into the CVT. Therefore, staff recommendsthat the requested variance should be amended so that it seeks permission for a 0.5 metre encroachment into the CVT, so that both the porch and architectural screening element may encroach. General Intent of the Official Plan Urban Design policies of the Official Plan indicate that in Suburban Neighbourhoods, the City’s primary focus isto create diverse, attractive, safe and walkable neighbourhoods that contribute to complete and healthy communities. The intent thesepolicies is to ensure that new buildings are designed to enhance pedestrian usability, respects and reinforce human scale, create attractive streetscapes and contribute to rich and vibrant urban places, while preserving safety for vehicles.The 0.5m encroachment provides for front porches and an enhanced architectural feature which willhelp screen gas meters. Both these features help to improve the streetscape and architectural expression of the development. The proposed buildingsare located close to the street, enhancingand creatingan interestingand intimatestreetscape while helping to contribute to the pedestrian experience. Staff is of the opinion that the general intent of the Official Plan is maintained. General Intent of the Zoning By-law The intent of a CVTis to ensure that drivers can see traffic and pedestrians approaching an intersection, before making a turn.Transportation Services staff hascompleted areview of visibility triangles as part of the Comprehensive Review of the Zoning By-lawand are recommending new triangle standards. Staff hasdetermined that a 7.0 metre corner visibility triangle is an appropriate size to maintain safety and visibility in a residential neighbourhood. The new dimension is included in the new zoning by-law regulations. In this instance, staff is of the opinion that safety and visibility will be preservedwith the reduced CVT size and 0.5 m encroachment.The subject site is located at the intersection of streets which are builtwith wide boulevards andintersection curb extensions around lay-by parking. This design causes drive-lanes to have increased separation fromproperty linesimproving sightlines, while also narrowing pavement width which helps slow turning movements. Together, thesestreetscape conditions result in both increasedvisibility within the right-of-way and slower turning movements at intersections, allowing buildings and structures to be safely located closer to the corner, while maintaining visibility and safety. Based on the foregoing, staff is of the opinion that the general intent of the by-law is maintained. Is the Variance Minor? Theoverall right-of-way and neighbourhood design help to improve visibility at intersections and slow traffic, thereby maintaining intersection safety. Staff is of the opinion that the variancesareminor. Is the Variance Appropriate? The proposed porchesand gas meter screeningelementsare urban designsfeature which contribute to the streetscape andonly cause a small obstruction. The design of streets and intersections in this subdivision helps to improve corner visibility and slow speeds withinthe right-of-way, thereby requiring less setback on private property to achieve the same degree of safety. Based on the foregoing, staff is of the opinion that the proposed variance is appropriate for the development and use of the lands. Building Comments: The Building Division has no objections to the proposed variance. Transportation Services Comments: Transportation Services is aware of the proposed reductions being sought for on-site parking, corner visibility triangle (CVT) and 0.5 metre encroachment into the CVT. The on-site parking and CVT reductions both follow the intent of the future zoning by-law (Crozby) and based on the nature of the 0.5 metre encroachment into the CVT, it is minor. Therefore, Transportation Services can support the variancesbeing proposed. Engineering Comments: Engineering has no concerns with the subject application. RECOMMENDATION That application A2020-076requesting relief from Special Regulation Provision 502Rto permit a parking rate of 1.15spaces per unit rather than 1.25spacesper unit;from s. 4 to permit a Corner Visibility Triangle to be the triangular area formed within a corner lot by the intersecting street lines or the projections thereof to be measured at 7.0 m rather than at 7.5 metres from their point of intersection; and from s. 5.3 to permit obstructions to project0.5 m into the cornervisibility triangles, whereas no obstructions are permitted,be approved, subject to the following condition: 1.That the subject variances shall apply to the site layout considered through Site Plan Application SP19/142/B/KA. Katie Anderl, MCIP, RPP Juliane von Westerholt, MCIP, RPP Senior Planner Senior Planner September 30, 2020 Holly Dyson City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 7) St. John Bapt. Romanian, 1996-053 Kitchener, ON N2G 4G7 8) 15 KING KIT, LUTHERAN HOMES Dear Ms. Dyson: Re: Committee of Adjustment Applications October 2020, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following updated comments: 1) CC 2020-004 56 Roos Street No Concerns. 2) A 2020-075 44 Martin Street No Concerns. 3) A 2020-076 632 Beckview Crescent No Concerns. 4) A 2020-077 177 Wilderness Drive No Concerns. 5) A 2020-078 28 Valencia Avenue No Concerns. 6) A 2020-079 368 Wellington Street North No Concerns. 7) A 2020-080 335 Lancaster Street West No Concerns. 8) A 2020-081 825 King Street West No Concerns. 9) A 2020-082 293 Blucher Boulevard No Concerns. 10) A 2020-083 44 Breithaupt Street No Concerns. 11) A 2020-084 517 Old Cottage Close No Concerns. 12) A 2020-085 & A2020-086 124 Mill 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 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌЍЊЌЋВЎ tğŭĻ Њ ƚŅ Ћ 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 October 8, 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:October 20, 2020 Committee of Adjustment Meeting ______________________________________________________________________ Applications for Minor Variance 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 B 2020-026225 Fairway Road South B 2020-0334 Westgate Walk B 2020-039518 Bridgeport Road East B 2020-040518Bridgeport Road East B2020-041122-124MillStreet 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 questions or require additional information, please contact me at 519-621-2763 ext. 2228 or aherreman@grandriver.ca. Sincerely, Andrew Herreman, CPT Resource Planning Technician Grand River Conservation Authority *Thesecomments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1of 1 the Grand River Conservation Authority.