HomeMy WebLinkAboutDSD-2025-165 - A 2025-036 - 15 Scenic Drive
Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: April 15, 2025
SUBMITTED BY: Tina Malone-Wright, Manager, Development Approvals
519-783-8913
PREPARED BY: Tim Seyler, Senior Planner, 519-783-7820
WARD(S) INVOLVED: Ward 2
DATE OF REPORT: April 2, 2025
REPORT NO.: DSD-2025-165
SUBJECT: Minor Variance Application A2025-036 15 Scenic Drive
RECOMMENDATION:
That Minor Variance Application A2025-036 for 15 Scenic Drive requesting relief
from Section 5.6, Table 5-5, of Zoning By-law 2019-051, to permit a parking
requirement of 16 spaces (1.14 parking spaces per dwelling unit) instead of the
required 17 parking spaces (1.15 parking spaces per dwelling unit), in accordance
with Site Plan Application SP24/053/S/TS, BE APPROVED.
REPORT HIGHLIGHTS:
The purpose of this report is to review a minor variance application to permit a
reduced parking requirement to facilitate the construction of an additional 3 units, on
an existing 11 unit multiple dwelling.
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
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 at the corner of Scenic Drive and River Road East. The
applicant is proposing to construct 3 additional dwelling units on the subject property. The
existing 11 units will remain.
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Figure 1: Location Map: 15 Scenic Drive
Community Areas Urban Structure and is
Low Rise Residential
Low Rise Residential Five Zone (RES-5-law 2019-
051.
Figure 2: Existing Conditions: 15 Scenic Drive
The purpose of the application is to review a minor variance application to facilitate the
construction of 3 additional units, within an existing 11 unit multiple dwelling. The applicant
has received onditional Site Plan Approval for the 3 additional residential units. The
required parking for the site is 17 spaces, as a result of a rounding up calculation for the
parking rate of 1.15 spaces per dwelling unit. The applicant is requesting one less parking
space be provided on site for a total of 16 parking spaces. The applicant has also
submitted a Parking Justification Report that has been reviewed by staff to support the
parking reduction.
Figure 2: Conditionally approved Site Plan: 15 Scenic Drive
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 Low Rise Residential
designation permits low density forms of housing such as multiple dwellings. The proposed
variance meets the intent of the Official Plan which encourages a range of different forms of
housing and encourages a mix of residential uses in residential areas. The proposed use
conforms to the land use designation, and it is the opinion of staff that the requested
variance meets the general intent of the Official Plan.
General Intent of the Zoning By-law
The intent of the minimum parking regulations is to ensure that there is enough parking for
residents and visitors within the property. The reduction of parking results in 1 less visitor
parking space provided on site. Each unit will have the required one space provided.
Further through the update of the site plan, Class A and Class B bicycle parking and future
EV parking are being provided as part of the Conditional Approved Site Plan.
Staff is 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?
Staff is of the opinion that the requested variance is minor as the variance that is requested is
to support additional dwelling units on an existing residential development. The proposed
variance will not present any significant impacts to adjacent properties or the overall
streetscape and neighbourhood as the provided parking will be sufficient for the residential
units.
Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land,
Building and/or Structure?
The proposed variance is desirable and appropriate for the development of the land as it will
facilitate the addition of 3 dwelling units which is a gentle intensification on an existing
residential property, encourages infill development .
Environmental Planning Comments:
No environmental planning concerns.
Heritage Planning Comments:
No heritage concerns or comments. The applicant is advised that the subject property is
adjacent to the Walter Bean Trail Cultural Heritage Landscape.
Building Division Comments:
The Building Division has no objections to the proposed variance provided a building permits
for the new townhouse units is obtained prior to construction. Please contact the Building
Division at building@kitchener.ca with any questions.
Engineering Division Comments:
Engineering division has no comments.
Parks and Cemeteries/Forestry Division Comments:
All Parks requirements will be addressed through SP24/052/S/TS.
Transportation Planning Comments:
As part of the Site Plan Approval process in August 2024, a Parking Justification Report
was submitted (December 2023) by Trans-Plan Transportation Engineers. Based on the
parking analysis completed, Transportation Services are of the opinion that the proposed
parking supply of 16 spaces for 14 units is adequate. Also, of the 16 spaces provided, 2
spaces are being allocated for visitor parking.
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 Planning Statement (PPS 2024)
Regional Official Plan
Official Plan (2014)
Zoning By-law 2019-051
March 27, 2025
Connie Owen
City of Kitchener File No.: D20-20/
200 King Street West VAR KIT GEN
P.O. Box 1118
Kitchener, ON N2G 4G7
Subject: Committee of Adjustment Meeting April 15, 2025, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have the following comments:
1) A 2025 – 028 – 250 Riverbend Drive - No Concerns
2) A 2025 – 029 – 315 Wellington Street North – No Concerns
3) A 2025 – 030 – 63 General Drive – No Concerns
4) A 2025 – 031 – 26 Berwick Place – No Concerns
5) A 2025 – 032 – 217 Vanier Drive – No Concerns
6) A 2025 – 033 – 887 Frederick Street – No Concerns
7) A 2025 – 034 – 34 Hohner Avenue – No Concerns
8) A 2025 – 035 – 53 Rusholme Road – No Concerns
9) A 2025 – 036 – 15 Scenic Drive – No Concerns
10) A 2025 – 037 – 265 Breithaupt Street – No Concerns
11) A 2025 – 038 – 206 Shelley Drive – No Concerns
12) A 2025 – 039 – 195 Victoria Street North – No Concerns
13) A 2025 – 040 – 160 Charles Best Place – No Concerns
14) A 2025 – 041 – 249 West Oak Trail – No Concerns
15) A 2025 – 042 – 1100 Union 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
Document Number: 4942954
thereof and may require payment of Regional Development Charges for these
developmentsprior 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,
Joshua Beech Falshaw
Transportation Planner
jbeechfalshaw@regionofwaterloo.ca
Document Number: 4942954
March 28, 2025via 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 April15, 2025
Applications for Minor Variance
A 2025-013160 Grand River BoulevardA 2025-03615 Scenic Drive
A 2025-029315 Wellington Street NorthA 2025-037265 Breithaupt Street
A 2025-03063 General DriveA 2025-038206 Shelley Drive
A 2025-03126 Berwick PlaceA 2025-039195 Victoria Street North
A 2025-032217 Vanier DriveA 2025-040160 Charles Best Place
A 2025-033887 Frederick StreetA 2025-041249 West Oak Trail
A 2025-03434 Hohner AvenueA 2025-0421100 Union Street
A 2025-03553 Rusholme Road
Applicationsfor Consent
B 2025-009179Jansen AvenueB2025-012112 Kehl Street
B2025-01057 & 59 Iron Gate StreetB2025-0131100 Union Street
B 2025-011400 Westwood Drive
Grand River Conservation Authority (GRCA) staffhavereviewed 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