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Home My WebLink AboutDSD-2024-310 - A 2024-056 - 359 Highland Rd. W Development Services Department www.kitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: July 16, 2024 SUBMITTED BY: Tina Malone-Wright, Manager, Development Approvals 519-741-2200 ext. 7765 PREPARED BY: Ben, Suchomel, Student Planner, 519-741-2200 ext. 7074 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: July 3, 2024 REPORT NO.: DSD-2024-310 SUBJECT: Minor Variance Application A2024-056 359 Highland Road West RECOMMENDATION: That Minor Variance Application A2024-056 for 359 Highland Road West requesting relief from Section 5.6, Table 5-5, of Zoning By-law 2019-051 to permit a minimum parking requirement of 5 parking spaces (0.5 parking spaces per dwelling unit) instead of the minimum required 9 parking spaces (0.9 parking spaces per dwelling unit) to facilitate the redevelopment of a 3-storey multiple dwelling, having 10 dwelling units, generally in accordance with drawings prepared by Onespace Architecture+interiordesign, dated June 20, 2024, BE APPROVED. REPORT HIGHLIGHTS: The purpose of this report is to review and recommend the approval of the minor variance to facilitate the development of a 3-storey multiple dwelling having 10 dwelling units on the subject property. The key finding of this report is that the minor variance meets the four tests set out within the Planning Act. There are no financial implications. Community engagement included a notice sign being placed on the property advising that a Committee of Adjustment application has been received, notice of the application was mailed to all property owners within 30 metres of the subject property Committee of Adjustment meeting. This report supports the delivery of core services. BACKGROUND: The subject property is located on the south side of Highland Road West near the intersection of Lawerence Avenue and Highland Road West. It is located within the St. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Marys neighbourhood which is primarily comprised of commercialusesand residential uses of varying dwelling types. Figure 1: Location Map-359 Highland Road West(Outlined in Red) Urban CorridorUrban Structureandis MixedUse Mixed Use Two Zone (MIX-2)with Site-Specific Provisionin Zoning By-law2019-051. The purpose of the minor variance application is to facilitate the construction ofa 3-storey multiple dwelling having 10 dwelling unitsas rental units,with a reduced minimum parking requirement. Staff note that 359 Highland Road West was previously subject to Site Plan and Minor Variance Applications. Minor Variance A2021-007, was previously approved subject to Site Plan Application SP20/063/H/RK, to facilitate the construction of a 5-storey, 31-unit multi-residential development having a ground floor street line façade width to be 28.6% whereas the By-law requires a minimum façade width of 50%; a maximum Floor Space Ratio (FSR) of 2.25 rather than the maximum permitted FSR of 2.0; to permit a minimum of 10 off-street parking spaces, including 3 off-street visitor parking spaces rather than the required 31 off-street parking spaces including 4 off-street visitor parking spaces; and, to permit a width of Class A bicycle parking stall to be 0.27metresrather than the required 0.6 metres. Figures 3-10 below illustrate the proposed 10-unit multiple dwelling development. Figure 2: Site Plan st Figure 3: 1 Floor, Floor Plan nd Figure 4: 2 Floor, Floor Plan rd Figure 5: 3 Floor, Floor Plan Figure 6: Rooftop Amenity Space Figure 7: East Elevation Figure 8: West Elevation Figure 9: North Elevation Figure 10: South Elevation Planning Staff conducted a site visit on June 27, 2024. Figure 11: Existing site conditions at 359 Highland Road West Figure 12: Existing view from the intersection of Highland Road West and Lawrence Avenue 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 property is designated Mixed Use in the Official Plan. The purpose of the Mixed Use land use designation is to achieve an appropriate mix of commercial, residential, and institutional uses. This allows for the change and intensification of lands over time, as well as a broad range of uses. This proposal aligns with these objectives. A 3-storey multiple dwelling having 10 is permitted within Mixed Use land use designation, and the residential use complements the range of non-residential uses on lands located along this stretch of Highland Road West. The property is situated in an Urban Corridor and is meant to have strong pedestrian connections while being connected to nearby residential and commercial areas. These corridors are intended to offer a variety of retail, employment, and transit options and are designed for transit-related development. This proposal aligns with the goals of the Urban Corridor by intensifying the site with 10 dwelling units, replacing a now demolished single detached dwelling. Although the proposal is for solely residential use, it fits the surrounding neighbourhood's existing character and supports the Urban Corridor's objectives. There are various commercial establishments on the opposite side of Highland Road West that future residents can easily walk to, reducing their reliance on private vehicles. The property is well-served by existing transit services. Therefore, planning staff is of the opinion that the requested variances meet the general General Intent of the Zoning By-law The intent of the regulation that requires a minimum 0.9 parking spaces per dwelling unit is to ensure that adequate vehicle storage can be provided on-site. The site is approximately 20 metres from the Grand River Transit bus stop, Route 204. To justify the reduction, the applicant also proposes to provide 8 Class A bicycle parking spaces and 2 Class B bicycle parking spaces to encourage the use of active transportation options. Additionally, the subject property is located within walking/cycling distance to the Henry Sturm Trail which further promotes active transportation. Thus, Planning Staff is of the opinion that the proposed parking reduction is in keeping with the intent of the Zoning By-law. Is/Are the Effects of the Variance(s) Minor? With respect to the requested variance to allow for a reduction in parking, staff are of the opinion that the requested variance is minor in nature. The applicant is proposing to include 10 bicycle parking spaces. The site is well serviced by frequent transit and is in close proximity to existing commercial uses. As per the reasons previously noted, staff are proposed parking reduction. Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land, Building and/or Structure? The requested variance will facilitate a desirable form of gentle intensification/ redevelopment on the existing site. The proposed scale, massing, and setbacks of the proposed building will be compatible and will support the planned vision of the corridor and surrounding area assisting in the provision of a variety of dwelling types. The proposed increased density along Highland Road West will support the Cit Housing Pledge. Planning Staff is of the opinion that the requested variances are appropriate and desirable for the use of the lands. Environmental Planning Comments: There are no natural heritage concerns. Heritage Planning Comments: No Heritage comments or concerns. Building Division Comments: The Building Division has no objections to the proposed variance provided building permits for the 10-unit residential building is obtained prior to construction. Please contact the Building Division at building@kitchener.ca with any questions. Engineering Division Comments: No comments or concerns. Parks/Operations Division Comments: Parkland Dedication was paid February 2022 in the amount of $81,540 through the previous site plan application. The City will issue a full refund and the applicant would be required to pay the new parkland dedication fee of $34,470.00 for the 10 unit development at the building permit stage. For additional information regarding issuing the refund, please contact Lenore Ross (Parks Planning and Development Project Manager Development and Housing Approvals | Development Services | City of Kitchener 519-741-2200 ext. 7427). Transportation Planning Comments: Transportation Services have no concerns with this application. Region of Waterloo Comments: The Region of Waterloo has no comments or concerns with regard to the proposed application. GRCA Comments: GRCA has no objection to the approval of the above 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 of the 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 Planning Division. A notice of the application was mailed to all property owners within 30 metres of the subject property. PREVIOUS REPORTS/AUTHORITIES: Planning Act Provincial Policy Statement (PPS 2020) A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 Regional Official Plan Official Plan (2014) Zoning By-law 2019-051 June 25, 2024 Connie Owen City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 (1) 06 FREDERICK 250 FREDERICK STREET Kitchener, ON N2G 4G7 250 FREDERICK INC (3) VAR KIT/ 124 WOOLWICH STREET ZHENGYU CUI (4) VAR KIT/ 71 KINGSBURY 71 KINGSBURY INC (5) 06 HIGHLAND / 359 HIGHLAND ROAD W 2689943 ONTARIO INCORPORATED (6) VAR KIT / 176 WOOLWICH STREET HECTOR LOPEZ Subject: Committee of Adjustment Meeting July 16, 2024, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have the following comments: 1) A 2024 - 052 250 Frederick Street No concerns. 2) A 2024 - 053 224 Contrystone Crescent (Unit C) There are no conditions for the above application. However, the applicants are advised that there would be impacts from road noise to the existing and the proposed dwellings. The applicants are responsible for ensuring no environmental noise impacts from/to the proposed development. 3) A 2024 - 054 124 Woolwich Street No concerns. 4) A 2024 - 055 71 Kingsbury Drive No concerns. 5) A 2024 - 056 359 Highland Road West No concerns. 6) A 2024 - 057 176 Woolwich Street 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 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЍАЊЍВЎВ tğŭĻ Њ ƚŅ Ћ thereof and may require 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. If a site is subject to more than one application, additional comments may apply. Please forward any decisions on the above-mentioned Application numbers to the undersigned. Yours Truly, Joginder Bhatia Transportation Planner C (226) 753-0368 CC: Mariah Blake, City of Kitchener CofA@Kitchener.ca Katrina Fluit, Region of Waterloo FYI only. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЍАЊЍВЎВ tğŭĻ Ћ ƚŅ Ћ 2 June 28, 2024via email Marilyn Mills Secretary-Treasurer Committee of Adjustment City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 DearMarilyn Mills, Re:Committee of Adjustment Meeting July16, 2024 Applications for Minor Variance A 2024-052250 Frederick Street A 2024-053224 Countrystone Crescent A 2024-054124 Woolwich Street A 2024-05571 Kingsbury Drive A 2024-056359 Highland Road West Applicationsfor Consent B 2024-0131188 Fischer Hallman Road B 2024-014267 Dumfries Avenue B 2024-01582 York Street 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 natural hazards such as watercourses, floodplains, shorelines, wetlands, or valley slopes.The properties arenot subject to Ontario Regulation 41/24and,therefore,a permission from GRCA is not required. Should you haveany questions, please contact meataherreman@grandriver.caor 519-621-2763 ext. 2228. Sincerely, Andrew Herreman,CPT Resource Planning Technician Grand River Conservation Authority