HomeMy WebLinkAboutDSD-2022-353 - A 2022-082 - 544 Bridgeport Road
Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: July 19, 2022
SUBMITTED BY: Tina Malone-Wright, Supervisor, Development Applications
519-741-2200 ext. 7765
PREPARED BY: Eric Schneider, Senior Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 1
DATE OF REPORT: July 8, 2022
REPORT NO.: DSD-2022-353
SUBJECT: Minor Variance Application A2022-082 - 544 Bridgeport Road
Owner: Dan Driedger, Menno Homes
Applicant: Brian Torrens, Edge Architects
RECOMMENDATION:
That Minor Variance Application A2022-082 for 544 Bridgeport Road requesting relief from
Section 5.6 of Zoning By-law 2019-051, to permit a minimum parking requirement of 0.75
parking spaces per dwelling unit (72 parking spaces) instead of the minimum required 0.9
parking space per dwelling unit (87 parking spaces) generally in accordance with drawings
prepared by Edge Architects Ltd, dated June 9, 2022, in accordance with Site Plan Application
SP/19/135/B/GS, BE APPROVED.
REPORT HIGHLIGHTS:
The applicant is requesting a minor variance to reduce the amount of required parking for a 96-
unit affordable housing development.
There are no financial implications.
This report supports the delivery of core services.
BACKGROUND:
The subject property is located at the corner of Bridgeport Road and Lancaster Street West.
Urban Corridor Urban Structure and is designated
Mixed Use Land Use in
Mixed Use Two (MIX-2) with site specific provision (41) in Zoning By-law
2019-051.
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Figure 1: View of Subject Property (544 Bridgeport Road)
The Committee of Adjustment approved minor variance application A2020-013 in February 2020 to
facilitate the construction of a 5-storey building with a height of 17.4 metres instead of the maximum
permitted height of 13.5 metres on the subject site. The associated Site Plan Application
SP19/135/B/GS was approved in 2020 and the building (Building A on approved site plan) has been
constructed. The applicant is seeking to commence construction of the second building (Building B)
on site as per the approved site plan to also be used for affordable housing. 12 additional units are
proposed to be added to the original site plan for a total of 96 units. The applicant has reviewed the
parking demand in the first stage of occupancy of Building A and determined that the demand is very
low. Therefore, the necessity to build the amount of parking spaces listed on the original site plan is
diminished. The applicant is now seeking to reduce the overall residential parking rate to react to
this demand. The purpose of this application is to allow for the development of Phase II of the 96-
unit affordable housing multiple dwelling development with a residential parking rate of 0.75 parking
spaces per dwelling unit (72 spaces) instead of the minimum required 0.9 parking space per dwelling
unit (87 parking spaces).
Overall, the original site plan had 119 parking spaces provided. The revised plan contains 114
parking spaces. Standard parking spaces have been converted to Barrier Free parking spaces which
has caused the small reduction. The site requires 42 parking spaces for the associated non-
residential space on site (institutional and commercial space).
Figure 2: Approved Site Plan SP19/135/B/GS (2020)
Figure 3: Proposed Site Plan
Figure 4: View of Existing Building A (July 7, 2022)
Figure 5: View of Existing Parking Area (July 7, 2022)
REPORT:
Planning Comments:
In considering the four tests for the 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 Mixed Use in the 2014 Official Plan. The Official Plan
encourages development within mixed use lands to be transit-supportive and cycling and pedestrian
friendly. An objective in this land use designation is to be walkable and interconnected with other
areas of the city. The requested variance for a reduction in vehicle parking will allow the site to
function in a transit-supportive manner and encourage transit and active transportation for future
users of the site. Staff is of the opinion that the requested variance meets the general intent of the
Official Plan.
General Intent of the Zoning By-law
The intent of the regulation that requires 0.9 parking spaces per dwelling unit in Mixed Use zones is
to provide adequate vehicle storage on site. Through occupancy of phase 1 of the building, the
applicant has determined that demand for vehicle parking spaces for the affordable housing units is
much lower than the minimum parking rate requires. Planning staff acknowledges that through
discussion with the Region of Waterloo affordable housing staff that demand for parking spaces for
affordable housing units is typically significantly lower than market housing. Staff are of the opinion
that the proposed rate of 0.75 parking spaces per residential unit will be sufficient to provide vehicle
storage for the proposed use. Staff are of the opinion that the requested variance meets the general
intent of the Zoning By-law.
Is/Are the Effects of the Variance(s) Minor?
The provision of 114 total parking spaces (72 residential, 42 non-residential) is expected to exceed
demand for parking on site. Planning staff do not expect any adverse impacts as a result of the
requested variance, and therefore the effects can be considered minor.
Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land, Building and/or
Structure?
The use of the land as an affordable housing development creates a parking demand that is lower
than the required minimum rate in the Zoning By-law. Staff are of the opinion that the variance is
appropriate for the use of the land.
Environmental Planning Comments:
through the Site Plan application.
Heritage Planning Comments:
No heritage planning concerns.
Building Division Comments:
The Building Division has no objections to the proposed variance.
Engineering Division Comments:
Engineering has no comment.
Parks/Operations Division Comments:
Parks/Operations has no comment.
Transportation Planning Comments:
Given the use of the property is affordable housing, and evidence of low parking utilization for the
first phase of the development, Transportation Services can support the increase in the number of
units and thus, a reduction in the rate of parking provided.
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:
Minor Variance application A2020-013
Planning Act
Provincial Policy Statement (PPS 2014)
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020
Regional Official Plan
Official Plan (2014)
Zoning By-law 2019-051
ATTACHMENTS:
No attachments.
June 28, 2022
Sarah Goldrup
City of Kitchener File No.: D20-20/
200 King Street West VAR KIT GEN
P.O. Box 1118
Kitchener, ON N2G 4G7 (1) / 56 BLEAMS/ 186 GEHL PLACE STAMM GRAVEL PIT
(5) / 54/ LACKNER BOULEVARD KEEWATIN SANDRA SPRING
FARMS SUBDIVISONS 30T 91005 30T 02206
(11)/ 08 WEBER KIT/ 149 TO 151 ONTARIO STREET NORTH
AND 21 WEBER STREET WEST KIAH GROUP INC.
(12)/ 09 BRIDGEPORT/ 544 BRIDGEPORT ROAD LUTHERAN
HOMES KITCHENER WATERLOO
(19)/12, STAUFFER WOODS SUBDIVISION 30T 08203
(20)/53 COURTLAND, 165 COURTLAND AVE E AEC
DEVELOPMENTS INC
Subject: Committee of Adjustment Meeting July 19, 2022, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2022 - 070 Rosenberg Way & Amand Drive No Concerns.
2) A 2022 - 072 177 Eden Oak Trail No Concerns.
3) A 2022 - 073 10 Langton Drive No Concerns.
4) A 2022 - 074 240 Chapel Street No Concerns.
5) A 2022 - 075 50 Otterbein Road No Concerns.
6) A 2022 - 076 95 Patricia Avenue No Concerns.
7) A 2022 - 077 210 Pioneer Tower Road No Concerns.
8) A 2022 - 078 125 Uplands Drive No Concerns.
9) A 2022 - 079 31 Monterey Road No Concerns.
10) A 2022 - 080 64 Wilhelm Street No Concerns.
5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЍЊЊЍЎББ
tğŭĻ Њ ƚŅ Ћ
11)A 2022 -081149-151 Ontario Street North & 21 Weber Street WestNo Concerns.
12) A 2022 - 082 544 Bridgeport Road No Concerns.
13) A 2022 - 083 99 Becker Street No Concerns.
14) A 2022 - 084 26 Pony Way (Unit 21) No Concerns.
15) A 2022 - 085 28 Pony Way (Unit 22) No Concerns.
16) A 2022 - 086 30 Pony Way (Unit 23) No Concerns.
17) A 2022 - 087 32 Pony Way (Unit 24) No Concerns.
18) A 2022 - 088 34 Pony Way (Unit 25) No Concerns.
19) A 2022 089-094 3,11,13,21,23 & 29 Shaded Creek Drive No Concerns.
20) A 2022 - 095 165 Courtland avenue East No Concerns.
21) A 2022 - 096 247 Glasgow Street No Concerns.
22) A 2022 - 097 296 Highland Road East No Concerns.
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 19-037 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
C (226) 753-0368
CC:
Alison Fox, City of Kitchener
Kristen Hilborn, City of Kitchener
CofA@Kitchener.ca
2
July 4, 2022 via email
GRCA File:July 19, 2022 CofA Meeting
Sarah Goldrup
Committee Administrator
Planning Division
City of Kitchener
th
200 King Street West, 6
Floor
Kitchener, ON, N2G 4G7
Dear Sarah Goldrup,
Re: Committee of Adjustment Meeting – July 19, 2022
Applications for Minor Variance
A 2022-072 177 Eden Oak Trail
A 2022-073 10 Langton Drive
A 2022-074 240 Chapel Street
A 2022-076 95 Patricia Avenue
A 2022-078 125 Uplands Drive
A 2022-079 31 Monterey Road
A 2022-080 64 Wilhelm Street
A 2022-081 149-151 Ontario Street North & 21 Weber Street West
A 2022-082 544 Bridgeport Road
A 2022-083 99 Becker Street
A 2022-084 26 Pony Way (Unit 21)
A 2022-085 26 Pony Way (Unit 22)
A 2022-086 26 Pony Way (Unit 23)
A 2022-087 26 Pony Way (Unit 24)
A 2022-088 26 Pony Way (Unit 25)
A 2022-089 to 094 3, 11, 13, 21, 23 & 29 Shaded Creek Drive
A 2022-096 247 Glasgow Street
A 2022-097 296 Highland Road East
Applications for Consent
B 2022-039 63 Stanley Avenue
B 2022-040 452 Prospect Avenue
B 2022-041 456 Prospect Avenue
Grand River Conservation Authority (GRCA) staff has reviewed the above-noted
applications for minor variance and consent.
GRCA has no objection to the approval of the above applications. The subject
properties donot contain any watercourses, floodplains, shorelines, wetlands, valley
slopes or other environmental features of interest to GRCA. The properties are not
subject to Ontario Regulation 150/06 and therefore a permission from GRCA is not
required.
Should you have any questions, 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