The URL can be used to link to this page

Home My WebLink AboutDSD-2022-045 - A 2022-001 - 85 Green Valley Drive Development Services Department www.kitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: January 18, 2022 SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869 PREPARED BY: Thompson, Lisa, Planning Technician 519-741-2200 Ext. 7847 WARD(S) INVOLVED: Ward 4 DATE OF REPORT: January 5, 2022 REPORT NO.: DSD-2022-045 SUBJECT: Minor Variance Application A2022-001 - 85 Green Valley Drive - Owner Destaron Residential Inc. c/o 85 Green Valley Drive Limited Applicant Victor Labreche, IBI Group RECOMMENDATION: That application A2022-001 requesting relief from Section 6.1.2 a) to allow parking to be provided at 1.1 spaces/unit, rather than the required 1.5 spaces/unit; Section 6.1.2 b) vi)B) to allow visitor parking to be provided at the rate of 10%, rather than the required 20%; and to permit parking spaces to be located between the front building façade and front lot line, all be approved subject to the following conditions: 1. That the variances shall only apply to the site plan approved under application SP21/075/G/LT. REPORT HIGHLIGHTS: The application is requesting three minor variances to the parking regulations in By-law 85-1. The variances have been identified through the site plan process. The owner has submitted a site plan application to demolish the existing deteriorating parking structure on the property and replace it with an updated surface parking lot for the existing building. No changes to the existing building or number of units are proposed. *** 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 as High Rise Residential a Community Area Map and is zoned Residential Nine (R-9) in Zoning By-law 85-1. REPORT: Planning Comments: Planning staff have been working with the owner of the property on site plan application SP21/075/G/LT which proposes to demolish the existing parking structure and replace it with an upgraded surface parking lot. Through the site plan review, the three minor variances related to parking were identified. Existing Building Existing Parking Structure (to be removed) Proposed Site Plan 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 property is designated as High Rise Residential in the Official Plan which supports the existing use of the 95-unit multiple dwelling on the property. The proposed variances related to parking do not impact the existing use of the property and will therefore, maintain the general intent of the Official Plan. General Intent of the Zoning By-law The R-9 zone is intended to provide high density multiple dwellings. The property is presently occupied by a 95-unit multiple dwelling which will remain. The by-law also require specific parking ratios for different types of uses. For a multiple dwelling of this size, the zoning by-law requires 1.5 spaces per - law 2019-051, which is currently in effect for non-residential properties. It is anticipated that the new zoning regulations for residential zones will be implemented in 2022. The reduction in visitor parking to 10%, rather than 20% is, again, in line with the new zoning to be implemented. The small portion of the barrier free parking spaces between the building façade and front lot line maintains the intent of the by- law as they do not overwhelm the front yard of the property. Based on the foregoing reasons, the variances are considered to maintain the general intent of the current and future zoning by-laws. Is the Variance Minor? Staff consider the three requested variances for parking to be minor in nature as there will be adequate parking on site for each unit as well as an allotment for visitor parking. The proposed parking ratios are in keeping with the direction of the new zoning by-law and will not have any impact on the neighbouring properties or street network. Is the Variance Appropriate? Staff consider the minor variances to be appropriate as demolition of the existing deteriorating parking structure will provide a safe parking alternative for both residents and visitors to the property. The new surface parking lot will be curbed, paved, illuminated, and demarcated appropriately. Building Comments: The Building Division has no objections to the proposed variance provided building permit for the demolition of the existing parking garage is obtained prior to demolition. Please contact the Building Division at building@kitchener.ca with any questions. Transportation Comments: Transportation Services does not have any concerns with the proposed parking rate as it meets the intent of By-law 2019-051 which is proposed to be applied to all residential properties in 2022. Transportation Services strongly encourages the applicant to consider the provision of EV infrastructure for some of the parking spaces through this reconstruction, as well as some secured bicycle parking, if possible. Engineering Comments: All Engineering requirements will be addressed through site plan application SP21/075/G/LT. Environmental Planning Comments: No natural heritage concerns, tree management requirements will be addressed through Site Plan Application SP21/075/G/LT 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 sign was placed on the property advising that a Committee of Adjustment application has been received. The sign advises interested parties to find 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 is under review. January 05, 2022 Kristen Hilborn City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 Kitchener, ON N2G 4G7 (1) / VAR KIT, DESTARON PROPERTY MANAGEMENT 21-41PIONEER DRIVE 85 GREEN VALLEY DRIVE ONTARIO INCORPORATED (2) /08 WEBER KIT, 82 WEBER STREET WEST INTER BUILDING INVESTMENTS LIMITED (7)/69, 110 MANITOU DRIVE SCOTT PATTERSON Subject: Committee of Adjustment Meeting January 18, 2022, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1) A 2022 - 001 85 Green Valley Drive No Concerns. 2) A 2022-002 79-87 Scott Street and 66-82 Weber Street East and 12-29 Pearl Place No concerns. 3) A 2022 - 003 53 Margaret Avenue No Concerns. 4) A 2022 - 004 470 Blair Creek Drive No Concerns. 5) A 2022 - 005 86 Chestnut Street No Concerns. 6) A 2022 - 006 49 Lower Mercer Street No Concerns. 7) A 2022 - 007 110 Manitou Drive No Concerns to the proposed minor variance. The owners are made aware that a dedicated road widening of approximately 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌВЊЌЍЎЉ tğŭĻ Њ ƚŅ Ћ 2.13m will be required along entire property frontage along Manitou Drive for any future development application e.g. a Site Plan/Consent application stage. 8) A 2022 - 008 210 Waterloo Street No Concerns to the minor variance. 9) A 2022 - 009 764 Stirling Avenue South No Concerns. 10) A 2022 - 010 129 Max Becker Drive No Concerns. 11) A 2022 - 011 43 Maurice Street 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 January 6, 2022 Sarah Goldrup Via email Committee Administrator City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Goldrup, Re: Committee of Adjustment Meeting – January 18, 2022 ______________________________________________________________________ Applications for Minor Variance A 2022-001 85 Green Valley Drive A 2022-002 79-87 Scott Street and 66-82 Weber Street East and 12-29 Pearl Place A 2022-003 53 Margaret Avenue A 2022-004 470 Blair Creek Drive A 2022-005 86 Chestnut Street A 2022-006 49 Lower Mercer Street A 2022-008 210 Waterloo Street A 2022-010 129 Max Becker Drive A 2022-011 43 Maurice Street Applications for Consent B 2022-001 26 Edgewood Drive B 2022-002 670 Fairway Road South B 2022-003 74 Rutherford Drive B 2022-004 to 006 32 Burgetz Avenue 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 jconroy@grandriver.ca or 519-621-2763 ext. 2230. Sincerely, Jessica Conroy, MES Pl. 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 1 of 1 the Grand River Conservation Authority.