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Home My WebLink AboutDSD-2021-176 - A 2021-084 - 210 Tartan Ave.REPORT TO:Committee of Adjustment DATE OF MEETING:September 21, 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 30, 2021 REPORT NO.:DSD-21-176 SUBJECT:Minor Variance Application A2021-084 (AMENDED) 210 Tartan Avenue Owner -2506781 Ontario Inc. Applicant -Charlotte Balluch RECOMMENDATION: That application A2021-084(AMENDED)requestingrelief from By-law 85-1Appendix D, Regulation 502R e) to provide parking for a 45-unit multiple dwelling at the rate of 1.18 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 be approved subject to the following conditions: 1.The owner shall receive final approval of site planapplication SP18/115/H/KAfor a 51-unit multiple dwelling. REPORT HIGHLIGHTS: This application was deferred from the August 2021 Committee of Adjustment meeting as the required side yard variance was missed. The application has now been amended to include the additional variance for the side yard setback and has been re-advertisedin accordance with the legislated requirements. Theapplicantis requesting the following variances from By-law 85-1: 1.Appendix D, Regulation 502R e) to provide parking for a 45-unit multiple dwelling at the rate of 1.18spaces 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 of 6.0 metres, rather than the permitted maximum of 4.5 metres. *** 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 45-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 to maintain 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 forareduction to residentparking 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 neighbourhood parkin 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 alarger parcel of land. Thereduction in residentparking 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 yardsetback will allow additionalgreen space to be provided on siteand provide a consistent street wall along Tartan Avenue, mirroring the other three blocksthat surround the neighbourhood park. The parking reductionisin keeping with the parking regulations in the City’s new Zoning By-law 2019-051, which will apply to all properties in the city in the near future. In all other aspects, the proposed multiple dwellingdevelopmentmeets the zoning regulations. Is the Variance Appropriate? In the opinion of staff, the requestedvariancesare appropriate and maintain the orderly development of the subject landswithin the subdivision. City Planning staff conducted a site inspection of the property on August 30,2021 Building Comments: No Building concerns. Transportation Comments: The proposed parking rate of 1 parking space per unit and a minimum 15% visitor parking, each follow the intent of the future zoning by-law. Therefore, Transportation Servicescan support the proposed parking reduction being sought. 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 beenposted 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. September03, 2021 Kristen Hilborn City of KitchenerFile No.: D20-20/ 200 King Street WestVAR KIT GEN P.O. Box 1118 Kitchener, ONN2G 4G7(8)VAR KIT/ 16 TO 20 QUEEN STREET NORTH MOMENTUM DEVELOPMENTS (11)/28, 120 BULLOCK STREET HOMER WATSON BUSINESS PARK (12)/15 KIT/SEC WESTMOUNT AND BLOCK LINE WINSTON HALL NURSING HOME Dear Ms. Hilborn: Re:Committee of Adjustment Applications Meeting September,2021, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: A 2021-084(Amended)210 Tartan Avenue No Concerns. A 2021-09221 Nne Pines Road No Concerns. A 2021-0931248 Ottawa Street South There are no concernstotheminor variance application inthe existing conditions.However, the applicantsmust be advisedthata future road dedicationofapproximately1.2mmayberequired from the above propertyincase of anypotentialfuture development application, to complywiththe designated road width of30.48m for the Ottawa Street South(RR #04). At such times in future, the parking spots would have0.8mclearancefrom theOttawa Street propertyline. A2021-09450 Valleybrook Drive No Concerns. A 2021-0951791 Glasgow Street No Concerns. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌБЉВВЎБ tğŭĻ Њ ƚŅ Ћ 6)A 2021-09661 Warren RoadNo Concerns. 7) A 2021-097 17-19 Peter Street No Concerns. 8) A 2021-098 16-20 Queen Street North No Concerns. 9) A 2021-099 111 Gay Crescent No Concerns. 10) A 2021-100 (Updated) 932 Eaglecrest Court No Concerns. 11) A 2021-101 20 Pearson Street & 160 Bullock Street No Concerns. 12) A 2021-102 695 Block Line Road No Concerns. 13) A 2021-103 to 104 331 & 341 Hesh Crescent 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 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 September 9, 2021 Dianna Saunderson Via email only City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Saunderson, Re:September 21, 2021Committee of Adjustment Meeting ______________________________________________________________________ Applications for Minor Variance A 2021-084210 Tartan Avenue A 2021-09221 Nine Pines Road A 2021-0931248 Ottawa Street South A 2021-09450 Valleybrook Drive A 2021-0951791 Glasgow Street A 2021-09661 Warren Road A 2021-09717-19 Peter Street A 2021-09816-20 Queen Street North A 2021-099111 Gay Crescent A 2021-100932 Eaglecrest Court A 2021-10120 Pearson Street & 160 Bullock Street A 2021-102695 Block Line Road A 2021-103 to 104331 & 341 Hesh Crescent Application for Consent B 2021-043303 Park Street 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.