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HomeMy WebLinkAboutDSD-2021-186 - A 2021-102 - 695 Block Line RdREPORT TO:Committee of Adjustment DATE OF MEETING:September 21, 2021 SUBMITTED BY:Bateman, Brian, Senior Planner, 519-741-2200ext. 7869 PREPARED BY:Schneider,Eric, Planner, 519-741-2200 ext. 7843 WARD(S) INVOLVED:Ward 6 DATE OF REPORT:September 10, 2021 REPORT NO.:DSD-2021-186 SUBJECT:Minor Variance Application A2021-102 695 Block Line Road Owner-Schlegel Villages Inc. Applicant-Valerie Schmidt, GSP Group Inc RECOMMENDATION: That application A2021-102 requesting permission toconstruct a 3-storey addition on an existing 5-storey institutional building andhaving a building height greater than 14m without the required minimum street line stepback of 3m be approved, subject to the following condition: 1.That the owner submits a site plan application to the satisfaction of the Director of Planning. REPORT HIGHLIGHTS: The applicant is requestingto add3 storeys to a 5 storey building currently under construction. The addition is proposed to be built in line with the 5 storey building rather than providing a 3 metre stepback. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Location Map:695 Block Line Road BACKGROUND: The subject propertylocated at 695 Block Line Roadis designated Institutionalin the City’s Official Plan and identified as a Community Areaon the City’s Urban StructureMap. The property is zoned Major Institutional (INS-2) in Zoning By-law 2019-051. The subject lands are part of a long-term care andretirement village known as Winston Park that is operated by Schlegel Villages.In 2019, a site plan application (SP19/006/B/ES)was approved for a 5 storey building that includes a Long Term Care Facility, a Health Clinic, and a Seniors Centre.The application was made under the previous Zoning By-law, 85-1. This by-law did not require the 3 metre stepback for portions of a building over 14 metres. The 5 storey building that is currently under construction and approved through site plan SP19/006/B/ES exceeds 14 metres in height. The applicant is now seeking to construct 3 additional storeys (8 storeys in total) and build the additional storeys in line with the original 5 storey building in order to meet the Ministry of Long Term Care standards. 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 Institutionalin the Official Plan. This designation is intended for institutional usesthat are of a community or regional in nature. Institutional lands are to have regard to compatibility with the surrounding community in terms of height, massing and scale of other buildings. The subject building is located within a larger retirement and long term care campus, and is located on the corner of Block Line Road and Westmount Road. The subject building and proposed addition will only abutother existing retirement and long term care buildings within the campus, ranging from 1 to six storeys. Staff is of the opinion that the proposed building addition is compatible with the surrounding community in terms of height, massing and scale and that the requested variance meets the general intent of the Official Plan. General Intent of the Zoning By-law 2.Theintent of theregulation that requires a 3 metre stepbackfor portions of the building above 14 metres in height is to break up the building massing and establish a base for taller buildings. A 5 storey building is currently under construction that was approved under the previous by-law that does not require a stepback. This buildingis already above 14 metres in height, and thereforethere is no opportunity to provide a 14 metre base. However, there are other methods that can be used to break up the massing of a building. The applicant has proposed a horizontal band be incorporated into the building elevation (as shown below). The elevation drawings will be further reviewed by staff as part of the site plan approval process for the additional 3 storeys. Staff is of the opinion that the intent of the zoning by-lawregulation to break up the building massing can be met using this method, and thereforethe requested variance meets the general intent of the Zoning By-law. Proposed Horizontal Band on Building PerspectiveDrawing Is the Variance Appropriate? 3.Therequested variance is not expected to have adverse impacts to the surrounding community. Staff are of the opinion that the proposedbuilding massingis appropriate for the subject lands and surrounding context. Is the Variance Minor? 4.Therequested variance is for building stepback only, as the proposed height is permitted as-of- right. Staff are of the opinion that the requested variance to not provide a building stepback is minor, as the proposed building can achievethe intent tobreak upmassing by using alternative methods. City Planning staff conducted a site inspection of the property on August 31, 2021. View of Building under Construction (August 31,2021) Building Comments: The Building Division has no objections to the proposed variance. Transportation Comments: Transportation Services does not have any concerns with the proposed application. Heritage Comments: There are no heritage planning concerns. EnvironmentalComments: 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 Committeeof Adjustmentmeeting.A notice signed was placed on the propertyadvising that a Committee of Adjustment application has been received. The sign advisesinterested 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: SP19/006/B/ES 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 2021-09717-19 Peter StreetNo Concerns. 8)A 2021-09816-20Queen Street NorthNo Concerns. 9)A 2021-099111 Gay CrescentNo Concerns. 10)A 2021-100(Updated) 932 Eaglecrest CourtNo Concerns. 11)A 2021-10120 Pearson Street & 160 Bullock StreetNo Concerns. 12)A 2021-102695 Block Line RoadNo Concerns. 13)A 2021-103 to 104331 & 341 Hesh CrescentNo Concerns. Please be advised that any development on the lands subject to the Applications noted above aresubject 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 developmentsprior to the issuance of a building permit. The comments contained in this letter pertain to the Application numberslistedabove. 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.