HomeMy WebLinkAboutDSD-2024-362 - A 2024-058 - 175 Hoffman StreetStaff Report
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Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: August 20, 2024
SUBMITTED BY: Tina Malone -Wright, Manager, Development Approvals
519-741-2200 ext. 7765
PREPARED BY: Eric Schneider, Senior Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: August 7, 2024
REPORT NO.: DSD -2024-362
SUBJECT: Minor Variance Application A2024-058 —175 Hoffman Street
RECOMMENDATION:
That Minor Variance Application A2024-058 for 175 Hoffman Street requesting relief
from Section 5.6, Table 5-5, of Zoning By-law 2019-051 to permit 9 parking spaces
(0.85 parking spaces per dwelling unit) instead of the minimum required 14 parking
spaces (1 parking spaces per dwelling unit) to facilitate the conversion the existing
8 -unit multiple dwelling to a 14 -unit multiple dwelling in accordance with
Conditionally Approved Site Plan Application SP24/009/H/ES, BE APPROVED.
REPORT HIGHLIGHTS:
• The purpose of this report is to review a minor variance application to facilitate the
redevelopment of a vacant multiple dwelling building by adding 6 units for a total of 14
dwelling units.
• The key finding of this report is that the requested variance meets the 4 tests of 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
and this report was posted to the City's website with the agenda in advance of the
Committee of Adjustment meeting.
• This report supports the delivery of core services.
BACKGROUND:
The subject property is located on the south side of Hoffman Street between Southdale
Avenue and Kehl Street. The subject lands are adjacent to Queen Elizabeth Public
School.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 6of216
Figure 1: Location Map
The subject property is identified as a `Community Area' on Map 2 — Urban Structure and
is designated `Low Rise Residential' on Map 3 — Land Use in the City's 2014 Official Plan.
The property is zoned `Low Rise Residential Five Zone (RES -5)' in Zoning By-law 2019-
051.
The purpose of the application is to facilitate the redevelopment of the lands by adding 6
dwelling units to a multiple dwelling building that currently contains 8 dwelling units, to
create a total of 14 dwelling units on site. The existing building is currently vacant. The
applicant proposes to redesign the interior of the existing building to add the units, no new
Gross Floor Area (GFA) is proposed.
Site Plan Application SP24/009/H/ES received `Conditional Approval' on April 16, 2024
Page 7 of 216
Figure 2: View of Existing Vacant Multiple Dwelling Building (August 1, 2024)
Figure 3: View from Hoffman Street (August 1, 2024)
Page 8 of 216
Figure 4: View of Existing Rear Parking Area (August 1, 2024)
EXTG. CONC- CL PB
/JEXTG CHAIN UNK FENCE
AOACETIT RE9IDENTAL 2oNE
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PARTCF LCT 24, REGISTERED PLAN 384 IN THE CITY OF KITCHENER, REGIONAL
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ADJACENT INSTITUTIONAL -E— CHAIN UNK FENCE
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Figure 5: Conditionally Approved Site Plan SP24/009/H/ES
Page 9 of 216
SITE STATISTICS
MULTI -RESIDENTIAL
Z -II Resldenllal RES3(ZBL 2019-061)
Numberaf Unlls, S Fxlsllrrg Unlls+5 New UnlS EV PaMng Require&
Parking Requked• 20% of Required P.,tn
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15pmrsl Bach. IlrJts (RI= BSp—
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Asphalt! Hard Sufta Area- (044.22 raj 59.8%
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SITE PLAN
REVISEC
SITE PLAN APPLICATION No. SP241009/H/ES
PARTCF LCT 24, REGISTERED PLAN 384 IN THE CITY OF KITCHENER, REGIONAL
MUNICIPALITY
0 1 2 3 4 5 6 7 8
SCALE 1:25D
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1000213586 Ontarlo Inc,
City of Kitchener
DEVEiCPNENeSEa1-1Eaa13111 HT
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175 Hoffman
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DATE'. ApHl 11 2024
Figure 5: Conditionally Approved Site Plan SP24/009/H/ES
Page 9 of 216
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 intent of the Low Rise Residential land use designation is to accommodate a full
range of low density housing types, including the proposed multiple dwelling use. The Low
Rise Residential designation encourages the mixing and integrating of different forms of
housing to achieve and maintain a low rise built form. The requested variance to facilitate
the redevelopment of the site by adding additional dwelling units maintains a low-rise form
of development, while the use of multiple dwelling is permitted and would remain as the
use on site. Planning Staff are of the opinion that the proposed development meets the
general intent of the Official Plan.
General Intent of the Zoning By-law
The intent of the regulation that requires 1 parking space per unit is to ensure that there is
adequate storage for motor vehicles on site.
While parking demands can fluctuate based on unit types, the Zoning By-law does not
differentiate between a bachelor sized unit and larger family sized units (2-3 bedroom) in
terms of minimum required parking per unit. The applicant is proposing to offer bachelor
sized units with no parking space provided (6 bachelor units) and provide one parking
space for each of the 1 and 2 bedroom units (8 units), plus one barrier -free space. This
represents "unbundled" parking, in which parking is not included with each unit. Each
potential lease of a bachelor unit would be aware that there is no parking provided with the
unit.
To support and encourage alternative modes of transportation including active
transportation, secure bicycle parking is provided (7 Class A spaces) in accordance with
the Zoning By-law. In regard to public transit, the subject lands are well served by GRT
routes 3 and 16 and are located a 10 minute walk from the Mill Street LRT station. In the
opinion of Planning Staff, the proposed provided parking of 9 resident spaces and 3 visitor
spaces for a total of 12 parking spaces is adequate for a 14 -unit multiple dwelling on the
subject lands with the provision of unbundled parking, and therefore meets the general
intent of the Zoning By-law.
Is/Are the Effects of the Variance(s) Minor?
Staff are of the opinion that the effects of the requested variance are minor, as the proposed
development would provide a balance of options for parking for larger units, and alternative
transportation modes are provided and supported in the site location and design.
Page 10 of 216
Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land,
Building and/or Structure?
The lands are located just outside of a Major Transit Station Area and are well connected
to bus transit and active transportation routes. The requested variance for reduction in
vehicle parking is desirable and appropriate for the development of the lands.
Environmental Planning Comments:
Tree Management will be addressed via Site Plan Application SP24/009/H/ES.
Heritage Planning Comments:
There are no heritage concerns with the proposed variances. It should be noted the
subject lands are adjacent to 191 Hoffman Street, which is part of the Heritage Kitchener
inventory.
Building Division Comments:
The Building Division has no objections to the proposed variance. A Building Permit
Application has been made for 6 additional units to the existing apartment building.
Engineering Division Comments:
No concerns.
Parks/Operations Division Comments:
Park Dedication fees and Tree Protection requirements will be addressed through
SP24/009/H/ES.
Transportation Planning Comments:
Transportation Services recommends that the vehicle parking for tenants be unbundled
form the cost of a unit. This is more equitable for a tenant, as they do not pay for a parking
space that they do not have.
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 — This report has been posted to the City's website with the agenda in advance
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
interested parties to find additional information on the City's website or by emailing the
Planning Division. A notice of the application was mailed to all property owners within 30
metres of the subject property.
Page 11 of 216
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
ATTACHMENTS:
Attachment A — Conditionally Approved Site Plan SP24/009/H/ES
Page 12 of 216
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August 8, 2024
Connie Owen
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
File No.: D20-20/
VAR KIT GEN
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
150 Frederick Street, 8th Floor
Kitchener ON N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4449
www. reg i o n ofwate r l o o. ca
Subject: Committee of Adjustment Meeting August 20, 2024, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have the following comments:
1) A 2024 - 058 — 175 Hoffman Street — No concerns
2) A 2024 - 059 — 15 Strange Street — No concerns.
3) A 2024 - 060 — 95 Brunswick Avenue — No concerns.
4) A 2024 - 061 — 25 Palace Street — No concerns.
5) A 2024 - 062 — 40 Palace Street — No concerns.
6) A 2024 - 063 — 908 Chapel Hill Court — No concerns.
7) A 2024 - 064 — 67 Kimberly Crescent — No concerns.
8) A 2024 - 065 — 570 Frederick Street — No concerns.
9) A 2024 - 066 — 1180 Union Street (severed lot)
10)A 2024 - 067 — 1180 Union Street (retained lot)
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
developments prior to the issuance of a building permit.
Document Number: 4752866
Page 14 of 216
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,
�Gtil
Katrina Fluit
Transportation Planner
(226) 753-4808
CC:
Mariah Blake, City of Kitchener
CofA(o-) Kitchener. ca
Document Number: 4752866
Page 15 of 216
August 2, 2024
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Marilyn Mills
Secretary -Treasurer
Committee of Adjustment
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Marilyn Mills,
Re: Committee of Adjustment Meeting — August 20, 2024
via email
Applications for Minor Variance
A 2024-058 175 Hoffman Street A 2024-064 67 Kimberly Crescent
A 2024-060 95 Brunswick Avenue A 2024-065 570 Frederick Street
A 2024-061 25 Palace Street A 2024-066 1180 Union Street
A 2024-062 40 Palace Street
A 2024-063 908 Chapel Hill Court
Applications for Consent
B 2024-017 135 Gateway Park Drive
B 2024-018 135 Gateway Park Drive
B 2024-019 250 Shirley Avenue
A 2024-067 1180 Union Street
B 2024-020 573 Guelph Street
B 2024-021 62 Gage Avenue
B 2024-022 1180 Union 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 are not subject to Ontario
Regulation 41/24 and, therefore, a permission from GRCA is not required.
Should you have any questions, please contact me at aherreman(o-)_grand river. ca or
519-621-2763 ext. 2228.
Sincerely,
Andrew Herreman, CPT
Resource Planning Technician
Grand River Conservation Authority
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Page 16 of 216
N��10
ARCHITECTURE INC
August 12, 2024
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Attention: Committee of Adjustment
to
City of Kitchener
rt
200 King Street West
M rt
Kitchener, ON N2G 4G7
v _'n
Dear Sir/Madam,
CDC
Re: A 2024-058 - 175 Hoffman Street
o
Statutory Public Meeting August 20, 2024
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Agenda Item 5.1
Z
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Applicant: Agent:
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Kyle Ford, 1000213586 Ontario Inc Richard D'Alessandro, NEO Architecture Inc
kvle(o)bremacrealestate.com richard(o)neoarchitecture.ca
N
519-500-5953 519-590-0265
0
As requested, we submit the following written submission in support of our application for Minor
5
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Variance, to be circulated to the Committee for consideration
There is insufficient area on Site to accommodate more than the 12 parking spaces existing.
The cause for this application is an interior alteration which proposes to convert 8 multiple dwellings into
14 multiple dwellings within an existing 3 -storey building, which is an undertaking in accordance with
provincial and municipal calls to action in their urgent effort to address the current housing crisis. The
requests for relief herein are an appeal to those changing attitudes and policies, which look to expanding
public transit and corresponding reductions in parking requirements, in order to facilitate more housing
faster and wherever most feasible to do so.
Six out of fourteen (6/14) dwelling units proposed (43%) are Bachelor Units, which are more affordable
and more likely to attract tenants that will utilize nearby public transit. No Barrier Free Units are
proposed.
The subject property is within 800m of LRT Mill Station (By -Law 2019-51 Appendix E), placing it within a
Major Transit Station Area (MTSA) where parking reductions are currently supported for ADUs (not
completely unlike this development) and supported upon review for other uses. The subject property is
also within the Draft Recommended Influence Area identified on the Planning Around Rapid Transit
Stations study (Rockway Station Area), which further supports parking reductions as a way to promote
densification.
Bicycle Parking Stalls will be provided in accordance with applicable Zoning By -Law 2019-51, and in order
to facilitate non -vehicular transportation for tenants.
The corresponding application for Stamp Plan A (SP24/009/H/ES) has been prepared and submitted
through careful consultation with City of Kitchener Staff, and has been granted Conditional Approval.
Should you have any questions, concerns or should you require additional information with respect to
the enclosed, please do not hesitate to contact our office.
With kind regards,
NEO Architecture Inc.
K�7/A
RICHARD D'ALESSANDRO
ASSOCIATE
Page 17 of 216