HomeMy WebLinkAboutDSD-20-168 - A 2020-082 - 293 Blucher BlvdREPORT TO:Committee of Adjustment
DATE OF MEETING:October 20, 2020
SUBMITTED BY:Juliane von Westerholt, Senior Planner -519-741-2200 ext. 7157
PREPARED BY:Tim Seyler, Junior Planner–519-741-2200 ext. 7860
WARD:10
DATE OF REPORT:October 9, 2020
REPORT #:DSD-20-168
SUBJECT:A2020-082–293 Blucher Boulevard
Applicant –Mindstone Group Inc.
Approved with Conditions
Location Map: 293 Blucher Boulevard
REPORT
Planning Comments:
The subject property located at 293 Blucher Boulevardis zoned Residential Five(R-5),anddesignated
Low Rise Residential in the City’sOfficial Plan.The applicant is requesting relieffrom Section 39.2.1of
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the Zoning By-law topermit a multiple dwelling with 3 units to have a lot width of 12.17 metres whereas
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15 metres is required, and a lot area of 371mrather than the required 495mfor a multiple dwelling.
City Planning staff conducted a site inspection of the property on October 6, 2020.
293 Blucher Boulevard
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 Official Plan
1.The subject property isdesignated Low Rise Residential in the City’s Official Plan. The intent of
this designation is toencourage a range of different forms of housing to achieve a lowdensity
neighbourhood.The proposed varianceswill permit the creation of a multiple dwelling with three
unitswhich complywith the policies of this designation. The lot is currently vacant and the
development will provide a form of infill development that is encouraged within theLow Rise
Residential designation.Staff isin support of the application,as it is compatible with the
established neighbourhood.Based on the foregoing,staff isof the opinion that the general intent
of the Official Plan is maintained.
General Intent of Zoning By-law
2.Therequested minor variances for reduced lot width and lot areameetsthe general intent of the
Zoning By-law. The applicant is proposing to construct a multiple dwelling with 3 units, on an existing
vacant lot. In the R-5 zoning the lot width and area minimums are required in order to ensure that
there is adequate space for the units, amenity space and parking. Staff issatisfied that there will be
adequate space due to a large grade change from the front to the back of the property. The parking
spaces will be accessed via the laneway at the rear of the property, and underneath the rear of the
building. This allows for more space to be used for the residential portion of the building and amenity
space and thus there is no need for driveway space at the front or the side of the property. Staff is
of the opinion that the creation ofa multiple dwellingwith three units will not adversely affect the
functionality of the surrounding neighbourhoodand therefore meets the general intent of the Zoning
By-law.
Application is Minor
3. Staff is of the opinion that requested variances are minor and the approval of this application will not
present any significant impacts to adjacent properties or the overall neighbourhood. The multiple
dwelling willfill a vacant lot within the neighbourhoodand will provide a new housing form at a scale
and density that is appropriate for the context of the existing neighbourhood.
Application in Appropriate
4.The varianceisappropriate for the development and use of the land. The requested variances should
not impact any of the adjacent properties or the surrounding neighbourhood.
Based on the foregoing, Planning staff recommends that this application be approvedsubject to the
conditions outlined below in the Recommendation Section of this report.
Building Comments:
The Building Division has no objections to the proposed variance provided building permit for the change of
use to a triplex is obtained prior to construction. Please contact the Building Division @
building@kitchener.ca with any questions.
Transportation Services Comments:
Transportation Services hasno concerns with the proposed application.
Environmental Comments:
In light of the proximity of trees in shared ownership, the owner shall prepare a Tree Preservation Plan
for the lands in accordance with the City’s Tree Management Policy, to be approved by the City’s Director
of Planning and where necessary, implemented prior to any grading, tree removal or the issuance of
building permits. Such plans shall include, among other matters, the identification of a proposed building
envelope/work zone, building elevation drawings, landscaped area and vegetation to be removed and/or
preserved.The owner further agrees to implement the approved plan. No changes to the said plan shall
be granted except with the prior approval of the City’s Director of Planning
Heritage Comments:
Heritage Planning staff has no concerns with this application.
RECOMMENDATION
That minor variance application A2020-082requesting relief from Section 39.2.1to permit a
multiple dwelling with three unitswith a lot width of 12.17 metres rather than the required 15
metres; and a lot area of 371m2 rather than the required 495m2; be approved subject to the
following conditions:
1.That Site Plan approvalis issued to the satisfaction of the Manager of Site Development
and Customer Service.
2.That a Zoning (Occupancy) Certificate is obtained from the Planning Division to establish
the Multiple Dwelling use on the property.
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3.That all conditions shall be completed prior toDecember31, 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, MCIP, RPP
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
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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.