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Home My WebLink AboutDSD-2021-233 - A 2021-130 - 878 Frederick Street REPORT TO: Committee of Adjustment th DATE OF MEETING: December 14, 2021 SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869 PREPARED BY: Seyler, Tim, Planner, 519-741-2200 ext. 7860 WARD(S) INVOLVED: Ward 1 rd DATE OF REPORT: December 3, 2021 REPORT NO.: DSD-2021-233 SUBJECT: Minor Variance Application A2021-130 878 Frederick Street Applicant Matt Bolen, Edge Architects Owner KW Habilitation c/o Anne Bilodeau RECOMMENDATION: That application A2021-130 requesting permission under By-law 2019-051 to a allow a large residential care facility to provide 8 parking spaces at a rate of 1 space per 185 square metres of gross floor area whereas a minimum of 16 spaces at a rate of 1 space per 92 square metres of gross floor area is required; be approved subject to the following conditions; 1. That Site Plan approval is issued to the satisfaction of the Manager of Development Review. st 2. That condition 1 shall be completed prior to June 1, 2023. Any request for a time extension must be approved in writing by the Manager of Development Review (or designate), prior to the completion date set out in this decision. Failure to fulfill these conditions, will result in this approval becoming null and void. REPORT HIGHLIGHTS: The applicant is requesting relief from Section 5.6 of the Zoning By-law 2019-051 to permit a large residential care facility to provide 8 parking spaces at a rate of 1 space per 185 square metres of gross floor area whereas a minimum of 16 spaces at a rate of 1 space per 92 square metres of gross floor area is required. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Location Map 878 Frederick Street BACKGROUND: The property is designated as Institutional within the and identified as a Community The property is zoned as Institutional (INS-1) in Zoning By-law 2019-051. The applicant is proposing to demolish the existing building in order to construct a 4 storey residential care facility for KW Habilitation. 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 Institutional institutional designation is to provide for a range of institutional uses that are primarily of a community or regional scale such as long term care facilities and social, cultural and administrative facilities. The Official Plan permits adjustments to parking requirements for properties within an area, where the City is satisfied that adequate alternative parking facilities are available, where developments adopt transportation demand management (TDM) measures, or where sufficient transit exists or is to be provided (OP 13.C.8.3). The requested minor variance for parking conforms to the direction of the Official Plan as the proposed new building incorporates enhanced TDM measures such as indoor secured bike storage area for building residents and employees and is located adjacent to a Grand River Transit bus stop/line. The intended use of the site is to provide residential care to individuals with special needs and supportive housing. It is not expected for every resident to own or use a personal vehicle. The proposed variance therefore meets the general intent of the Official Plan. General Intent of the Zoning By-law The intent of the parking rate for a large residential care facility is to ensure that there is a sufficient supply of parking for the high demand generated by residents, visitors and employees. The applicant has provided a parking justification report based on similar owned properties within the City of Kitchener and has been reviewed and accepted by staff. Many of the residents of the facility will not own or have access to a personal vehicle, and the support staff on site will be limited to a couple of employees throughout the day and one throughout the night. Residents will also have access to public transportation and the design of the building includes secured bicycle parking within the building. It is the opinion of staff that the variance for a parking reduction meets the general intent of the Zoning By-law. Is the Variance Minor? The variance can be considered minor as it is the opinion of staff that the proposed reduced parking rate will result in a loss of only eight spaces, which will not negatively impact the proposed residential care facility. The proposed parking supply is expected to accommodate the demand for residents, support staff and visitors based off of similar used properties owned by KW Habilitation. Transportation demand measures will also be provided by the owner. Is the Variance Appropriate? The variance is appropriate for the development and use of the land. The requested variances should not impact any of the adjacent properties or the surrounding neighbourhood. The property will be subject to a site plan to meet further City zoning regulations. The development will not negatively impact the existing character of the subject property or surrounding neighbourhood. th City Planning staff conducted a site inspection of the property on November 26, 2021. Photo of Subject Property Building Comments: The Building Division has no objections to the proposed variance. Transportation Comments: After reviewing Salvini was submitted as part of this application, Transportation Services offer the following comments. This site will function as a residential care facility operated by KW Habilitatio that the parking requirement for this site would be similar to other KW Habilitation sites within the City of Kitchener. The site is serviced by exiting Grand River Transit routes that provide 15 minute headways and are located less than 160m from the site. There is existing and future cycling routes and existing sidewalk connections throughout the area. Should there ever be a need for addition off- site parking, there is on-street parking available along Turner Avenue and Avon Road. Therefore, based on the analysis and information provided by Salvini Consulting, Transportation Services can support the requested parking reduction from the required 16 parking spaces to the proposed 8 spaces. Heritage Comments: There are no heritage planning concerns. Environmental Comments: Tree management requirements will be addressed through the Site Plan application. 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 Committee of Adjustment meeting. A notice signed was placed on the property advising that a Committee of Adjustment application has been received. The sign advises interested parties to find 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/authorities related to this matter. November 30, 2021 Kristen Hilborn City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 Kitchener, ON N2G 4G7 (7) /06 HIGHLAND, 1572 HIGHLAND ROAD WEST 1863342 ONTARIO INCORPORATED (10) /55, 945 VICTORIA STREET NORTH PURELAND INVESTMENTS INCORPORATED (12)/04 URBAN, TRUSSLER NORTH SUBDIVISION 30T 08204 ACTIVA HOLDINGS OTTAWA TRUSSLER HWY 7 AND 8 (13)/06 BENTON, 120 BENTON STREET ARROW LOFTS INC (14, 15)/64, 45 TO 75 CHARLES STREET EAST HOUSE OF FRIENDSHIP (16, 17)/VAR KIT, 86 WHITNEY PLACE VLAD KNEZEVIC Subject: Committee of Adjustment Meeting November 16, 2021, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1) A 2021-120 12 Hilda Place No Concerns. 2) A 2021-130 878 Frederick Street No concerns. 3) A 2021-131 95 Maitland Street No Concerns. 4) A 2021-132 26 Monteagle Crescent No Concerns. 5) A 2021-133 12 East Landsowne No Concerns. 6) A 2021-134 715 Frederick Street No Concerns. 7) A 2021-135 1572 Highland Road West No Concerns. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌББАЍЏЋ tğŭĻ Њ ƚŅ Ћ 8) A 2021-136 888 Trillium Drive No Concerns. 9) A 2021-137 29 Hurst Avenue No Concerns. 10) A 2021-138 945 Victoria Street North No Concerns. 11) A 2021-139 938 Strasburg Road No Concerns. 12) A 2021-140 630 Benninger Road No Concerns. 13) A 2021-141 120 Benton Street No Concerns. 14) A 2021-142 47-63 Charles Street East No Concerns. 15) A 2021-143 75 Charles Street East No Concerns. 16) A 2021-144 86 Whitney Place (Retained) No Concerns. 17) A 2021-145 86 Whitney Place (Severed) 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: Sarah Goldrup CofA@Kitchener.ca 2 December 2, 2021 Sarah Goldrup Via email only City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Goldrup, Re: Committee of Adjustment Meeting December 14, 2021 ______________________________________________________________________ Applications for Minor Variance A 2021-116 74 Rutherford Drive A 2021-117 74 Rutherford Drive A 2021-130 878 Frederick Street A 2021-131 95 Maitland Street A 2021-132 26 Monteagle Crescent A 2021-133 12 East Lansdowne A 2021-134 715 Frederick Street A 2021-135 1572 Highland Road West A 2021-138 945 Victoria Street North A 2021-139 938 Strasburg Road A 2021-140 630 Benninger Road A 2021-141 120 Benton Street A 2021-142 to 143 47-75 Charles Street East & 40-42, 50 Eby Street A 2021-144 to 145 86 Whitney Place Applications for Consent B 2021-054 74 Rutherford Drive B 2021-063 11 East Avenue B 2021-064 500 Karn Street B 2021-065 156 Strange Street B 2021-066 120 Benton Street B 2021-067 to 068 47-75 Charles Street East & 40-42, 50 Eby Street B 2021-069 86 Whitney Place 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. *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 2 the Grand River Conservation Authority. 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 2of 2 the Grand River Conservation Authority.