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Home My WebLink AboutDSD-2021-149 - A 2021-083 - 200 Tartan Ave.REPORT TO:Committee of Adjustment DATE OF MEETING:August 17, 2021 SUBMITTED BY:Bateman Brian,Senior Planner, 519-741-2200Ext. 7869 PREPARED BY:Thompson Lisa, Planning Technician, 519-741-2200 Ext.7847 WARD(S) INVOLVED:Ward 5 DATE OF REPORT:August 5, 2021 REPORT NO.:DSD-21-149 SUBJECT:Minor Variance Application A2021-083 200 Tartan Avenue Owner -2506781 Ontario Inc. Applicant -Charlotte Balluch RECOMMENDATION: That application A2021-083requestingrelief from By-law 85-1Appendix D, Regulation 502R e) to provide parking for a 51-unit multiple dwelling at the rate of 1.13 spaces per unit, rather than the required1.25 spaces per unit, and 502R b) to provide a maximum side yard abutting a street of 6.0 metres, rather than the maximum of 4.5 metres; and, relief from Section 6.1.2 b) vi) A) to provide visitor parking at the rate of 13% of the required number of parking spaces, rather than the required15%;be approved subject to the following conditions: 1.The owner shall receive final approval of site planapplication SP18/116/H/KAfor a 51-unit multiple dwelling. 2.That 26 Class A and 6 Class B bicycle parking spaces are provided on site. REPORT HIGHLIGHTS: Theapplicantis requesting the following variances from By-law 85-1: 1.Appendix D, Regulation 502R e) to provide parking for a 51-unit multiple dwelling at the rate of 1.13 spaces per unit, rather than the required 1.25 spaces per unit, and 2.Appendix D, Regulation 502R b) to provide a maximum side yard abutting a street of6.0 metres, rather than the permitted maximum of 4.5 metres; and, 3.Relief from Section 6.1.2 b) vi) A) to provide visitor parking at the rate of 13% of the required number of parking spaces, rather than the required 15%. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Location Map BACKGROUND: The property is designated asLow Rise Residential in the City’s Official Plan and identified as a Community Area on the City’s Urban StructureMap. Thesubject property is zoned Residential Eight (R-8) with Special Regulation 502Rin Zoning By- law 85-1. The property is presently vacant;however, the owner has recently received Approval in Principleof a site plan applicationfor a new 51-unit multiple dwelling. The subject property is one of four properties in the Wallaceton Subdivision which frame the new neighbourhoodpark. 200Tartan 210Tartan Neighbourhood Neighbourhood ParkPark 623 Beckview 20 John Wallace Location Context Map Site Plan -Approved in Principle REPORT: Planning Comments: 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: General Intent of the Official Plan The subject property is designated Low Rise Residential in the Official Plan. The intent of this designation is to encourage a range of different forms of housing to achieve a lower-density neighbourhood. The requested variances willsupport and continue tomaintain the low-density character of the property and surrounding neighbourhood.It is the opinion of staff that the requested variancesmeet the general intent of the Official Plan. General Intent of the Zoning By-law The variancesrequested forreductions tobothresidentand visitor parking,and the increased side yard setback all meet the general intent of the Zoning By-law. Themaximum setback regulations in the by-law are intended to provide a consistent built form street wall to frame streets in the neighbourhood with a consistent setback that provides some landscaping. The resulting side yard setback of 6.0metres for the multiple will allow additional greenspace on the property. This property is one of four blocks that framethe new neighbourhoodparkin the Wallaceton Subdivision.To keep a consistent street wall for the buildings, this property has a slightly larger side yard setback thanthe blocks on the south side of the park as it is alargerparcel of land. Thereduction in tenant and visitor parking will still provide an adequate number of spaces on site for residents and visitors. Through site plan review, staff and the applicant worked to a design solution that included Class A and B bicycle parking spaces consistent with zoning bylaw 2019-51. Transportation staff has no concernwith the parking reductionssubject to the provision of bicycle parking spaces as provided on the site plan which is approved in principle. Is the Variance Minor? In the opinion of staff,the requested variances areminor. The increased side yard setback will allow additionalgreen space to be provided on siteand provide a consistent street wall along Tartan Avenue, mirroring the other three block that surround the neighbourhood park.The parking reductions are in keeping with the parking regulations in the City’s new ZoningBy-law 2019-051, which will apply to all properties in the city in the near future. In all other aspects, the proposed multiple dwellingdevelopment meets the zoning regulations. Is the Variance Appropriate? In the opinion of staff, therequestedvariancesare appropriate and maintain the orderly development of the subject landswithin the subdivision. City Planning staff conducted a site inspection of the property on August 4, 2021 Building Comments: No Building concerns. Transportation Comments: The proposed parking rate of 1 parking space per unit follows the intent of the future zoning by-law, and the proposed visitor parking reduction from 15% to 13%isconsidered minor in nature with the addition of Class A and B bicycle parking as noted on site plan SP18/116/H/KA. Therefore, Transportation Services can support the proposed parking reductions subject to the condition that the development includes 26 Class A and 6 Class B bicycle parking spaces. Heritage Comments: No Heritage concerns. Engineering Comments: No Engineering concerns. Environmental Planning Comments: No Environmental concerns. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget –The recommendation has no impact on the Capital Budget. Operating Budget –The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM –This report has been posted to the City’s website with the agenda in advance of the Committeeof Adjustmentmeeting.A notice sign was placed on the propertyadvising that a Committee of Adjustment application has been received. The sign advises interested parties to find additional information on the City’s website or by emailing the Planning Division. A notice of the application was mailed to all property owners within 30 metres of the subject property. PREVIOUS REPORTS/AUTHORITIES: A Site Plan application has been filed for this property and has received Approval in Principle. July 23, 2021 Kristen Hilborn City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 (9) 53 COURTLAND, 165 COURTLAND AVE E GSP Kitchener, ON N2G 4G7 GROUP MEGAN GEREGHTY Dear Ms. Hilborn: Re: Committee of Adjustment Applications Meeting August 17, 2021, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1) A 2021-081 101 Schweitzer Street No Concerns. 2) A 2021-082 915 Eaglecrest Court No Concerns. 3) A 2021-083 200 Tartan Avenue No Concerns. 4) A 2021-084 210 Tartan Avenue No Concerns. 5) A 2021-085 49 Gruhn Street No Concerns. 6) A 2021-086 176 Woolwich Street No Concerns. 7) A 2021-087 407 Park Street No Concerns. 8) A 2021-088 62 Hawkswood Drive No Concerns. 9) A 2021-089 165 Courtland Avenue East No Concerns. 10) A 2021-090 Otterbein Road 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 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌАЎЎЉЎБ tğŭĻ Њ ƚŅ Ћ 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 C (226) 753-0368 CC: Dianna Saunderson CofA@Kitchener.ca 2 August 5, 2021 Dianna Saunderson Via email only City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Saunderson, Re:August 17,2021Committee of Adjustment Meeting ______________________________________________________________________ Applications for Minor Variance A 2021-081101Schweitzer Street A 2021-082915Eaglecrest Court A 2021-083200Tartan Avenue A 2021-084210Tartan Avenue A 2021-08549Gruhn Street A 2021-087407Park Street A 2021-08862Hawkswood Drive A 2021-09050Otterbien Road A 2021-091Quarry Park Drive (Draft Plan of Subdivision 30T-91005, Lots 67-80) Applicationfor Consent B 2021-042220Ira Needles Boulevard 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 at 519-621-2763 ext. 2228 or 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.