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Home My WebLink AboutDSD-2021-150 - A 2021-090 - Otterbein RdREPORT 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 1 DATE OF REPORT:August 5, 2021 REPORT NO.:DSD-21-150 SUBJECT:Minor Variance Application A2021-090 50 Otterbein Road Owner -Lotco Limited Applicant -Marc Villemaire/Cathy MacLellan SRM Architects Inc. RECOMMENDATION: That applicationA2021-090be approved subject to the following conditions: 1.The owner shall submit and receive approval of a Site Plan Application for the proposed multiple dwelling development; and 2.That the owner enters into an agreement with the City of Kitchener to beregistered on title whichacknowledges: a)that vehicleparking will be rented separately from the dwelling units; b) that there will be a minimum of 97 Class A secured, long-term bicycle parking spaces provided on-site to be utilized by residents; and, c)that there will be aminimumof 8 Class B bicycle parking spaces provided on-site. REPORT HIGHLIGHTS: Theapplication is requestingrelief from Section 6.1.2 a) to provide1.21 parking spaces per unit for an eight storey,194-unit multiple dwelling, rather than the required 1.5 spaces per unit. Location Map *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. BACKGROUND: The property is designated asMedium Rise Residential in the City’s Official Plan and is identified as Community Areaon the City’s Urban StructureMap. The property is zoned as Residential Eight (R-8) in Zoning By-law 85-1and is proposed to be developed with an eight storey, 194-unit multiple dwelling with one level of underground parking. Preliminary Concept Site Plan (with one level of underground parking) 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 Medium Rise Residential in the City’s Official Plan. Thisland use designation accommodates a range of medium density housing types including a multiple dwelling. Staff is satisfied the requested variance will maintain the medium density character of the property and surrounding neighbourhood. Additionally, secure Class A bicycle storage will be provided on site which supports the active transportation policies of the Official Plan. Staffis further satisfied that urban design considerations will be addressedthrough the site plan processto ensure the development implements the City’s Urban Design guidelines and standards. Therefore, it is staff’s opinion that the general intent of the Official Plan is maintained. General Intent of the Zoning By-law The intent of providing1.5parking spaces per unit isto ensure that anadequate number of parking spaces are available for the residentsof the developmentand for visitors to the property. The reduction to 1.21spaces per unit will adequately meet the parking needs for the development in conjunction with the transportation demand management measures that will be provided on site. Staff is of the opinion that the reduction in parking meets the general intent of the Zoning By-law. Is the Variance Minor? Staff is of the opinion that the requested variance isminoras it willultimatelybe in compliance with the parking requirements set out in the City’s new Zoning By-law 2019-051, which is anticipated to apply to all lands within the City in the near future. The minor parking reduction will not present any significant impact for the proposed development, adjacent properties,or the overall neighbourhood. Is the Variance Appropriate? The proposed variance for a parking reduction isappropriate for the development of a 194-unit multiple dwelling as there will be an adequate amount of parking provided on site. The proposed development is supported by Official Plan policies, zoning regulations, and is compatible with surrounding uses. The subject lands are well served by transit, recently constructed multi-use trails on Lackner and Victoria Streetsand are located close to a major commercial corridoron Victoria Street.The proposed development willnot negatively impact the existing character of the subject property or surrounding neighbourhood. City Planning staff conducted a site inspection of the property on August 4, 2021. Photo of Subject Property Building Comments: No Building concerns. Transportation Comments: Based on the submitted plan with this application, 194 units are proposed with 235 associated parking spaces for a parking rate of 1.21 spaces per unit, which aligns with Zoning By-law 2019- 051(in effect but not yet applied to the property). 2019-051allows for a minimum parking rate of a 1.1 parking spaces per unit up to a maximum of 1.4 spaces per unit. On-site visitor parkingis being supplied at 20% (47 parking spaces). The applicant is proposing154 bicycle parking spacesas noted within the Parking Study submitted by Paradigm Transportation Solutions Ltd (July 2021). However, the amount of Class A bicycle parking has not been identified on the plan submitted with this application nor inthe Parking Study. The Class A bicycle parking dimensioning conform to Section 5.5Bicycle Parking Stall Provisions in 2019-051. Transportation Services have reviewed the Parking Study and support Paradigm’s analysis, methodology and recommendations. Therefore, Transportation Services can support this application provided that the owner of the property enters into an agreement with the City of Kitchener to be registered on title that acknowledges the following: a.That acknowledges that vehicle parking will be rented separately from the dwelling units. b.That there will be a minimum of 97 Class A secured, long-term bicycle parking spaces provided on-site to be utilized by residents. c.That there will be a minimumof 8 Class B bicycle parking spaces provided on-site. 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: There are no previous reports/authoritiesrelated to this matter. 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.