HomeMy WebLinkAboutDSD-2024-416 - A 2024-065 - 570 Frederick Street
Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 17, 2024
SUBMITTED BY: Tina Malone-Wright, Manager, Development Approvals
519-741-2200 ext. 7765
PREPARED BY: Brian Bateman, Senior Planner, 519-741-2200 ext. 7869
WARD(S) INVOLVED: 1
DATE OF REPORT: September 6, 2024
REPORT NO.: DSD-2024-416
SUBJECT: Minor Variance Application A2024-065- 570 Frederick Street
RECOMMENDATION:
That Minor Variance Application A2024-065 for 570 Frederick Street as outlined in
attached report DSD-2024-355 and discussed at the August 20, 2024, meeting and
deferred BE APPROVED with the following revisions:
1. That Minor Variance Application A2024-065 for 570 Frederick Street as
outlined in attached report DSD-2024-355, Recommendation i), Section 5.3 e)
i) to permit the parking lot to be setback 0.4 metres from a side lot line instead
of the minimum required 1.5 metresBE AMENDED Section 5.3 e) i) to
permit the parking lot to be setback 0.2 metres from a side lot line instead of
the minimum required 1.5 metres
2. That Minor Variance Application A2024-065 for 570 Frederick Street as
outlined in attached report DSD-2024-355, Recommendation iSection 5.3.2
ii) to permit parking spaces to be located 4.2 metres from the street line
instead of the minimum required 4.5 metres Section 5.3.2
ii) to permit parking spaces to be located 1.5 metres from the street line
instead of the minimum required 4.5 metres
3. That Minor Variance Application A2024-065 for 570 Frederick Street as
outlined in attached report DSD-2024-355, Recommendation Section 5.6,
Table 5-5, to permit the minimum parking requirement for Multiple
Residential Building (Multiple Dwelling) MIX Zones to be 0 parking spaces (0
parking spaces per dwelling unit) instead of the minimum required 4 parking
Section 5.6,
Table 5-5, to permit the minimum parking requirement for a Multiple
Residential Building (Multiple Dwelling) having 4 Dwelling Units in a MIX Zone
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to be one (1) parking space (0.25 parking spaces per dwelling unit) instead of
the minimum required 4 parking spaces (0.9 parking spaces per dwelling
unit)
4. That Minor Variance Application A2024-065 for 570 Frederick Street as
outlined in attached report DSD-2024-355, Recommendation iv), Section 5.6,
Table 5-
requirement of 8 parking spaces (1 parking space per 24.5 square metres of
Gross Floor Area (GFA)) instead of the minimum required 11 parking spaces
BE
RESCINDED.
So that the Recommendation for Approval reads as follows:
That Minor Variance Application A2024-065 for 570 Frederick Street requesting relief
from the following sections of Zoning By-law 2019-051:
i) Section 5.3 e) i) to permit the parking lot to be setback 0.2 metres from a
side lot line instead of the minimum required 1.5 metres;
ii) Section 5.3.2 ii) to permit parking spaces to be located 1.5 metres from the
street line instead of the minimum required 4.5 metres;
iii) Section 5.6, Table 5-5, to permit the minimum parking requirement for a
Multiple Residential Building (Multiple Dwelling) having 4 Dwelling Units in a
MIX Zone to be 1 parking space (0.25 parking spaces per dwelling unit)
instead of the minimum required 4 parking spaces (0.9 parking spaces per
dwelling unit);
iv) Section 8.3, Table 8-2, to permit a right (interior) side yard setback of 1.2
metres instead of the minimum required 4 metres; and
v) Section 8.3, Table 8-2, to permit the minimum ground floor building height,
for any building with street line façade, of 3.6 metres instead of the minimum
required 4.5 metres;
to facilitate the development of a 3-storey mixed use building having 4 dwelling
units and a health clinic in accordance with Site Plan Application SP24/033/F/BB, BE
APPROVED.
REPORT HIGHLIGHTS:
The purpose of this report is to outline revisions made to the site plan to address
concerns expressed by the Committee regarding parking and circulation.
The key finding of this report is staff is supportive of the changes made to address
nding approval.
There are no financial implications.
The application was heard at the August 20, 2024, meeting and was deferred to the
October 15, 2024.
Staff is bringing back this matter earlier as the changes made either improve or
eliminate a variance and therefore do not necessitate re-advertising nor re-circulation
of the site plan as was contemplated by the deferral.
This report supports the delivery of core services.
Report:
Minor Variance Application A2024-065 was heard at the August 20, 2024, meeting and
was subsequently deferred by Committee to,
agents to have further conversations with Staff regarding the parking proposed at the
subject property and potential changes to the Conditionally Approved Site Plan.
As instructed, discussions have taken place with the applicant. The applicant has
submitted a revised plan attached to this report that reduces the floor area of the main
floor medical office from 196 to 171 square metres thereby freeing up space for the
addition of two (2) parking spaces. There is now a total of ten (10) parking spaces being
provided. Because of the decreased floor area of the medical office, the amount of
required parking spaces is reduced to nine (9). Accordingly, the parking variance originally
requested for the medical office is no longer required. The one (1) leftover parking space
has been allocated for residential use. A variance is required for the residential units but
has been amended to reflect a parking rate of 0.25 spaces per unit instead of the zero (0)
spaces. In addition, the parking aisle width has been increased to improve on-site
circulation and maneuverability.
Staff is supportive of the change. It eliminates a parking variance for the medical office and
reduces the parking variance for the residential component. Staff remains supportive of
the parking reduction for the residential units. As noted in staff report DSD-2024-355, there
is broad-based policy support for a reduced parking rate for residential usage at this
location in addition to the fact the parking lot will be empty during weekday
evenings/overnight and all day on weekends. The medical office will have 9 to 5 hours,
Monday to Friday. Residents and visitors can use the parking spaces at those off hour
times. Site circulation has also improved due to an increase in aisle width. Vehicles can
back up and easily make the turn to exit the site.
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 application was first heard at the August 20, 2024, meeting where it was
deferred. As such notice is not required for unfinished business. This report has been
meeting. A notice sign remains posted on the property advising that a Committee of
Adjustment application has been received. The sign advises interested parties to find
.
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
DSD-2024-355
ATTACHMENTS:
Attachment A Revised Site Plan
Attachment B Letter from Applicant
August 8, 2024
Connie Owen
City of KitchenerFile No.: D20-20/
200 King Street West VAR KIT GEN
P.O. Box 1118
Kitchener, ON N2G 4G7
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
The comments contained in this letter pertain to the Application numbers listed. If a site
is subject to morethan one application, additional comments may apply.
Please forward any decisions on the above-mentioned Application numbers to the
undersigned.
Yours Truly,
Katrina Fluit
Transportation Planner
(226) 753-4808
CC:
Mariah Blake, City of Kitchener
CofA@Kitchener.ca
Document Number: 4752866
August 2, 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 August 20, 2024
Applications for Minor Variance
A 2024-058175Hoffman StreetA 2024-06467 Kimberly Crescent
A 2024-06095 Brunswick AvenueA 2024-065570 Frederick Street
A 2024-06125 Palace StreetA 2024-0661180 Union Street
A 2024-06240 Palace StreetA 2024-0671180 Union Street
A 2024-063908 Chapel Hill Court
Applicationsfor Consent
B 2024-017135 Gateway Park DriveB 2024-020573 Guelph Street
B 2024-018135 Gateway Park DriveB 2024-02162 Gage Avenue
B 2024-019250 Shirley AvenueB 2024-0221180 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 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