HomeMy WebLinkAboutDSD-2021-155 - A 2021-089 - 165 Courtland Ave EStaff Report
De velo n7ent Services Dq,oartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: August 17, 2021
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www. kitchener ca
SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Schneider, Eric, Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: August 9, 2021
REPORT NO.: DSD -2021-155
SUBJECT: Minor Variance Application A2021-089
165 Courtland Avenue East
Owner — R.G. Boyer Holdings Ltd.
Applicant- Megan Gereghty, GSP Group
RECOMMENDATION:
That application A2021-089 requesting permission to construct a 30 -unit multi -residential
dwelling having a parking rate of 0.9 off-street parking spaces/per-unit rather than the
required 1.25 off-street parking spaces/per-unit; and, to have 10% required visitor parking
rather than the required 20% visitor parking spaces AS AMENDED be approved, subject to
the following condition:
1. That 35 Class A secured, long-term bicycle parking spaces and 6 Class B bicycle
parking spaces are provided on site.
2. That the variance applies to site plan application SP20/064/C/ES for a 30 -unit multiple
dwelling.
REPORT HIGHLIGHTS:
The applicant is proposing to develop a 30 -unit multiple dwelling building on the subject lands. The
applicant is seeking a parking reduction to provide 28 parking spaces, of which 3 would be visitor
parking. The applicant has submitted a site plan application and it has been granted Approval in
Principle.
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BACKGROUND:
The subject property located at 165 Courtland Avenue East is designated as Low Density
Commercial Residential in the Mill Courtland Woodside Park Secondary Plan in the City's Official
Plan and identified as a Major Transit Station Area on the City's Urban Structure Map.
The property is zoned as Commercial Residential One (CR -1) in Zoning By-law 85-1.
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
1. The subject property is designated Low Density Commercial Residential in the Mill Courtland
Woodside Park Secondary Plan in the Official Plan. This designation intends to recognize
areas of small scale commercial development and residential development with a maximum
floor space ratio (FSR) of 1.0. The proposed development includes 30 units and an FSR of
0.98. The request for a parking reduction supports a low rise multiple dwelling in keeping with
the land use designation and also aligns with sustainability and active transportation policies
through support for public transit in a Major Transit Station Area. Therefore, the requested
variance meets the general intent of the Official Plan.
General Intent of the Zoning By-law
2. The intent of the regulation that requires 1.25 parking spaces per dwelling unit and 20% visitor
parking is to ensure that there is adequate vehicle storage on site. This property is located in a
Major Transit Station Area and is walking distance from Route 6 GRT bus stop on Courtland
Avenue as well as the Kitchener Market LRT Station. The development is also proposed to
include 35 Class A (indoor, secured) bicycle parking spaces in a dedicated storage room within
the building. This represents more than one secure indoor bicycle parking space per unit
whereas none are required as per the current zoning by-law. Given the provision of alternative
transportation options proposed with this development, staff is of the opinion that 28 parking
spaces (0.9 per unit) is adequate for vehicle storage on site. Therefore, staff is of the opinion that
the requested variance meets the general intent of the Zoning By-law.
Is the Variance Appropriate?
3. The subject property is within the central neighbourhoods within walking distance from downtown
amenities, existing and proposed cycling routes and in a Major Transit Station Area. Staff is of
the opinion that reductions in required vehicle parking are appropriate for the development.
Is the Variance Minor?
4. The proposal represents a small reduction in required vehicle parking that is not expected to
cause adverse impacts. Therefore the requested variance is considered minor.
City Planning staff conducted a site inspection of the property on August 4, 2021.
View of Vacant Site (August 4, 2021)
Building Comments:
The Building Division has no objections to the proposed variance.
Transportation Comments:
Based on the submitted application, the applicant is proposing to provide 0.9 spaces per unit (0.8
residential + 0.1 visitor). While the parking rate for the residential component is marginally less than
the Council approved Zoning By-law 2019-051, the visitor parking is meeting the intent of 2019-051.
In support of a reduced parking rate, the applicant is providing Class A bicycle parking spaces which
is above the Council approved amount of 0.5 spaces per unit in Zoning By-law 2019-051. The Class
A bicycle parking dimensioning are planned to conform to Section 5.5 Bicycle Parking Stall
Provisions in 2019-051. Also, within 600 metres of the site there is exiting ION and GRT routes that
provide the opportunity of alternative modes of transportation.
Therefore, Transportation Services can support this variance subject to
1. 35 Class A secured, long-term bicycle parking spaces provided on-site, and
2. 6 Class B bicycle parking spaces provided on-site.
Heritage Comments:
The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and prepared by
The Landplan Collaborative Ltd. was approved by Council in 2015. The CHLS serves to establish
an inventory and was the first step of a phased Cultural Heritage Landscape (CHL) conservation
process. The property municipally addressed as 165 Courtland Ave E. is located within the Cedar
Hill Neighbourhood CHL. The City has undertaken additional work on examining the CHL
significance of the CHL area through its work on drafting a new Secondary Plan for the Cedar
Hill/Schneider Creek area. For more information on the outcome of this CHL analysis and the specific
recommendations which may impact properties located within the Cedar Hill Neighbourhood CHL,
please visit the following link: www.kitchener.ca/npr.
Environmental Comments:
No environmental planning 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
Committee of Adjustment meeting. A notice sign was placed on the property advising 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:
None.
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
150 Frederick Street, Sth Floor
Kitchener ON N2G 4A Canada
Region of Waterloo Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4449
www. reg i o n ofwate r l o o. ca
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
Document Number: 3755058
Page 1 of 2
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(a)Kitchener. ca
0
Administration Centre: 400 Clyde Road, P.Q. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
PLAN REVIEW REPORT: Dianna Saunderson
City of Kitchener
DATE: FILE:
August 3, 2021 Minor Variance A2021-089 — 165 Courtland Ave E
RE: Minor Variance Application A2021-089
165 Courtland Avenue East
R.G. Boyer Holdings
GRCA COMMENT*:
The Grand River Conservation Authority (GRCA) has no concerns with this application.
BACKGROUND:
1. Resource Issues:
Information currently available at our office indicates that the subject lands contain
the Schneider Creek floodplain.
2. Legislative/Policy Requirements and Implications:
Due to the presence of the floodplain, the GRCA regulates a portion of the property
under Ontario Regulation 150/06 (Development, Interference with Wetlands and
Alterations to Shorelines and Watercourses Regulation). Any future development
within the regulated area (as shown in yellow on the attached map) will require a
permit from the GRCA pursuant to Ontario Regulation 150/06.
We previously provided the City with comments on the associated site plan (SP20-
064-C-ES) and confirmed that it satisfies applicable City and GRCA floodplain
policies as proposed. As such, we have no concerns with this application.
3. Review Fees:
We previously received $420 for our review of the site plan, and do not require
additional fees for our review of the minor variance. A separate fee will be required
for a GRCA permit.
Page 1 of 2
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
We trust this information is of assistance. If you have any questions or require additional
information, please contact me at 519-621-2763 ext. 2292 or theywood(a-)grandriver. ca.
Sincerely,
Trevor Heywood
Resource Planner
Grand River Conservation Authority
* These comments are respectfully submitted as advice and reflect resource concerns within the
scope and mandate of the Grand River Conservation Authority
Attachment
C. C. Megan Gereghty, GSP Group
Page 2 of 2
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