HomeMy WebLinkAboutDSD-2022-437 - A 2022-113 - 10 College Street
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: September 20, 2022
SUBMITTED BY: Tina Malone-Wright, Supervisor, Development Applications
519-741-2200 ext. 7765
PREPARED BY: Craig Dumart, Senior Planner, 519-741-2200 ext. 7073
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: September 9, 2022
REPORT NO.: DSD-2022-437
SUBJECT: Minor Variance Application A2022-113 - 10 College Street
Owner: Nimer Bros. Development Inc.
Applicant: Scott Patterson, Patterson Planning Consultants Inc
RECOMMENDATION:
That Minor Variance Application A2022-113 for 10 College Street requesting relief from
Section 6.1.2 c) of Zoning By-law 85-1 to permit a minimum parking requirement of 58 parking
spaces instead of a minimum parking requirement of 126 parking spaces to facilitate the
development of a 24-storey building with 223 dwelling units in accordance with Site Plan
Application SP21/027/C/JVW, be APPROVED.
REPORT HIGHLIGHTS:
The applicant is requesting a minor variance to reduce the required parking to 58 spaces for a
24 storey, 223 residential unit development.
There are no financial implications.
This report supports the delivery of core services.
BACKGROUND:
The subject property is located at the corner of Ontario Street North and Weber Street West.
Urban Structure and is
Urban Growth Centre in
Retail Core Zone (D-1-law 85-1.
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Figure 1: Arial view of the subject lands at 10 College Street
The subject lands at 10 College Street are currently developed with a surface parking lot. The subject
property received Approval in Principle to construct a 24-storey building with 223 residential units
under Site Plan Application SP21/027/C/JVW in August 2022 which requires approval of a parking
reduction of 58 spaces prior to final site plan approval.
Figure 2: Proposed Site Plan SP21/027/C/JVW
Figure 3: View of Existing Site
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 City Centre District within the Urban Growth Centre in the Official
Plan. The Urban Growth Centre is the primary intensification area within the city. The intent of the
City Centre District is to provide a pedestrian-oriented environment characterized by ground floor
commercial uses, while supporting large scale development and redevelopment. The proposed site
plan concept achieves these objectives by proposing a large scale multi use building with pedestrian
oriented commercial units on the ground and podium floors. The requested variance for reduction to
58 parking spaces rather than the required 126 parking spaces encourages a pedestrian oriented
development and encourages uses of the nearby high order transit. Staff is of the opinion that the
requested variance meets the general intent of the Official Plan.
General Intent of the Zoning By-law
Under Zoning By-law 85-1, 0.165 spaces per unit are required for units less than 51 square metres,
1 space per unit is required for units with more than 51 square metres and for each lot existing on
the day of the passing of By-law 96-36, a onetime only exemption from parking requirements shall
apply to the first 465 square metres of gross floor area constructed after the day of the passing of
By-law 96-36. Based on these regulations, Zoning By-law 85-1 requires 126 parking spaces for the
proposed 223 unit residential development. The intent of the required parking regulation is to provide
for adequate vehicle storage on site. The proposed application for redevelopment envisions a transit-
oriented, pedestrian first development that proposes 58 parking spaces overall. The subject lands
are within 175 metres of the Kitchener City Hall LRT Ion Station. The Urban Growth Centre is to give
pedestrian, cycling, and rapid transit modes of transportation the priority over vehicular circulation
within the overall transportation system. Should future users of the site require additional vehicular
parking above the 58 spaces provided onsite, off site parking is available at the city-operated Duke
and Ontario parking garage located approximately 290 metres from the subject lands. Staff are of
the opinion that the provision of a transit and active transportation oriented development within the
Urban Growth Centre induces a reduced demand for vehicle storage and that any additional parking
required parking storage can be provided in nearby city operated downtown parking garages. Staff
are of the opinion that the requested variance meets the general intent of the Zoning By-law.
Are the Effects of the Variance Minor?
The provision of a reduced parking rate to provide 58 parking spaces for a 223 residential unit
development is expected to attract future residents that do not all own a personal vehicle. As the
development proposes 58 parking spaces for 223 residential units, it is expected that future users
will be aware of the site conditions and make alternative arrangements for any vehicle storage needs,
such as city operated downtown parking garages if they do not obtain one of the 58 available parking
spaces provided onsite-hour temporary
on street parking for visitors and short term site users. Planning staff do not expect any adverse
impacts as a result of the requested variance, and therefore the effects can be considered minor.
Is the Variance Desirable For The Appropriate Development or Use of the Land?
The location of the lands within the Urban Growth Centre and 175 metres to an LRT Ion station stop
is conducive to a transit and pedestrian-oriented development with less priority on vehicular
movements. Staff are of the opinion that the variance allows for a desirable and appropriate for the
use of the land.
Environmental Planning Comments:
No natural heritage or tree management policy concerns.
Heritage Planning Comments:
Heritage Planning staff have no concerns.
Building Division Comments:
The Building Division has no objections to the proposed variance.
Engineering Division Comments:
Engineering has no concerns.
Parks/Operations Division Comments:
Parks/Operations has no concerns.
Transportation Planning Comments:
Based on the justification cover letter submitted by the applicant as part of this application,
Transportation Services can support the proposed 58 parking spaces provided, where a total of 126
are required under Zoning By-law 85-1. It is worth noting, that under Zoning By-law 2019-051, a
minimum of 0 parking spaces are required.
Additionally, the proposed development includes a total of 196 Class A indoor, secured bicycle
parking spaces, as well as a total of six (6) Class B temporary bicycle sparking spaces (outdoor bike
racks). Furthermore, parking will be unbundled from the units.
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:
Planning Act
Provincial Policy Statement (PPS 2014)
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020
Regional Official Plan (ROP)
Official Plan (2014)
Zoning By-law 85-1
ATTACHMENTS:
SP21/027/C/JVW - 10 College Street - Approved in Principle Site Plan
August 30, 2022
Marilyn Mills
City of Kitchener File No.: D20-20/
200 King Street West VAR KIT GEN
P.O. Box 1118 (1) /06 FREDERICK/ 369 FREDERICK STREET
Kitchener, ON N2G 4G7 EVENTIDE HOME SALVATION ARMY
(3) /VAR KIT, 175 Tartan Ave (30T-07205 - STAGE 11,
BLOCK 193) SCHLEGEL URBAN DEVELOPMENT
CORP
(10)/63, 10 AND 26 COLLEGE STREET NIMER
BROTHERS DEVELOPMENT INCORPORATED
(11) /VAR KIT, 132 WOOLWICH STREET GATTO
HOMES INCORPORATED
Subject: Committee of Adjustment Meeting September 20, 2022, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2022 - 104 369 Frederick Street No Concerns.
2) A 2022 - 105 6 Tweedsmuir Court No Concerns.
3) A 2022 - 106 175 Tartan Avenue No Concerns.
4) A 2022 - 107 133 Pine Martin Crescent No Concerns.
5) A 2022 - 108 23 Bosworth Crescent No Concerns.
6) A 2022 - 109 60 Crosswinds Drive No Concerns.
7) A 2022 - 110 6 Marianne Dorn Trail No Concerns.
8) A 2022 - 111 131 Pinedale Drive No Concerns.
9) A 2022 - 112 527 Wellington Street North No Concerns.
10) A 2022 - 113 10 College Street No Concerns.
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11) A 2022 - 114 132 Woolwich Street No Concerns.
12) A 2022 - 115 224 Jeffery Place 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
CofA@Kitchener.ca
2
September 1, 2022 via email
GRCA File:September 20,2022 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 – September 20, 2022
Applications for Minor Variance
A 2022-104 369 Frederick Street
A 2022-105 6 Tweedsmuir Court
A 2022-106 175 Tartan Avenue
A 2022-107 133 Pine Martin Crescent
A 2022-108 23 Bosworth Crescent
A 2022-109 60 Crosswinds Drive
A 2022-111 131 Pinedale Drive
A 2022-112 527 Wellington Street North
A 2022-113 10 College Street
A 2022-114 132 Woolwich Street
Applications for Consent
B 2022-046 78-80 Old Chicopee Drive
B 2022-047 124 Walker Street
B 2022-048 7 Shaded Creek Drive
B 2022-049 9 Shaded Creek Drive
B 2022-050 11 Shaded Creek Drive
B 2022-051 13 Shaded Creek Drive
B 2022-052 15 Shaded Creek Drive
B 2022-053 21 Shaded Creek Drive
B 2022-054 23 Shaded Creek Drive
B 2022-055 25 Shaded Creek Drive
Application for Change of Conditions
CC 2022-001 – 41 Ardelt Place
Grand River Conservation Authority (GRCA) staff has reviewed the above-noted
applications.
GRCA has no objection to the approval of the above applications. The subject
properties do not 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 meat jconroy@grandriver.ca or 519-
621-2763 ext. 2230.
Sincerely,
Jessica Conroy, MES Pl.
Resource Planning Technician
Grand River Conservation Authority