HomeMy WebLinkAboutDSD-2025-224 - A 2025-045 - 191 Morgan Ave
Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: May 20, 2025
SUBMITTED BY: Tina Malone-Wright, Manager, Development Approvals
519-783-8913
PREPARED BY: Brian Bateman, Senior Planner, 519-783-8905
WARD(S) INVOLVED: Ward 2
DATE OF REPORT: May 8, 2025
REPORT NO.: DSD-2025-224
SUBJECT: Minor Variance Application A2025-045 191 Morgan Avenue
RECOMMENDATION:
That Minor Variance Application A2025-045 for 191 Morgan Avenue requesting relief
from Section 5.6 a), Table 5-5, of Zoning By-law 2019-051 to permit a parking
requirement of 16 parking spaces instead of the minimum required 32 parking
spaces, to facilitate the development of 11 new dwelling units within an existing
building having 18 dwelling units, for a total of 29 dwelling units, in accordance with
Site Plan Application SP24/086/M/BB, BE APPROVED.
REPORT HIGHLIGHTS:
The purpose of this report is to assess a request to support a minor variance for
reduced parking to facilitate the construction of 11 new dwelling units through the re-
configuration of three-bedroom units to one-bedroom within an existing multiple
dwelling units for a total unit count of 29 dwelling units.
The key finding of this report is that staff can support a reduction based on several
supporting measures outlined in a Parking Justification Brief prepared by Croziers.
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 at 191 Morgan Avenue in Centreville-Chicopee
Neighbourhood. It is an existing 18-unit multiple residential dwelling.
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Subject Property
Figure 1 Aerial Photo of Subject Site and Area
Community Areas Urban Structure and is
Low Rise Residential
The property is zoned Residential Zone (RES-5-law 2019-051.
Figure 2 Photo of 191 Morgan Avenue
The owner is proposing interior renovations to re-configure existing 3-bedroom units into 3
one-bedroom units thus increasing the overall unit count to 29. There are only 16 existing
parking spaces thus a minor variance for reduced parking is required. In support of the
application, the owner has submitted a Parking Justification Brief (March 2025) prepared
by Crozier. The Brief has been reviewed and accepted by Transportation Planning staff.
Although there are no exterior alterations being proposed, a Site Plan Application is
required and has been filed under SP24/086/M/BB (Figure 3). It has received onditional
Approval.
A site visit occurred on May 4, 2025, and sign installed (see Figure 2).
Figure 3 Site Plan
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
Low Rise Residential areas are intended to accommodate a full range of low-density
housing types including single detached, semi-detached, townhouse, and low-rise multiple
dwellings. The Low Rise Residential designation states that the City will encourage and
support the mixing and integrating of innovative and different forms of housing to achieve
and maintain a low-rise built form. As this is an existing building being intensified through
interior renovations, it would meet the intent of the land use.
convenient, accessible and integrated transportation system that incorporates active
transportation, public transit, and accommodates vehicular traffic.
Regarding alternate modes of transportation, objectives of the Official Plan include
promoting land use planning and development that is integrated and conducive to the
efficient and effective operation of public transit and encourages increased ridership of the
public transit system. The City shall promote and encourage walking and cycling as safe
and convenient modes of transportation.
The proposed development aims to increase density on an existing site that is served well
by public transit, and within walking distance to the Fairview Station Stop. The proposed
development is required to provide safe, secure bicycle storage and other TDM measures
to encourage active transportation and use of public transit..
the City may consider adjustments to parking
requirements for properties within an area or areas, where the City is satisfied that
adequate alternative parking facilities are available, where developments adopt
transportation demand management (TDM) measures or where sufficient transit exists or
is to be provideds submitted a
Parking Justification Brief prepared by Crozier. It has been reviewed by Transportation
staff. The study indicates the proposed parking reduction could be supported given
location next to bus routes and shopping, policies that support alternate modes of travel
and implementation of (TDM) measures. Staff can support the requested parking reduction
as outlined in Transportation Planning staff comments below in the Staff Comments
section.
Given all the above, staff are of the opinion that the requested parking variance meets the
general intent of
General Intent of the Zoning By-law
The intent of parking regulations is to ensure developments are adequately parked to
avoid spillover onto streets or adjacent properties. Given location, proximity to public
transportation, adoption of TDM measures and signage requirements outlined in the
Parking Justification Brief, staff can support the reduction and are generally satisfied the
intent of the by-law is being maintained.
Is/Are the Effects of the Variance(s) Minor?
Providing the owner follows through with all the measures outlined in the Parking
Justification Brief, staff are confident the variance is considered minor.
Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land,
Building and/or Structure?
Given location and proximity to public transportation, adoption of TDM measures and
signage, the parking variance is considered both desirable and appropriate for the
proposed development and use of land.
Environmental Planning Comments:
No concerns.
Heritage Planning Comments:
The property is located adjacent to the Walter Bean Trail Cultural Heritage Landscape
(CHL). The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014
and prepared by The Landplan Collaborative Ltd. was approved by Council in 2015. The
CHLS serves to establish an inventory and was the first step of a phased Cultural Heritage
Landscape (CHL) conservation process.
Building Division Comments:
The Building Division has no objections to the proposed variance provided a building permit
for the interior alterations to create additional units is obtained prior to construction. Please
contact the Building Division at building@kitchener.ca with any questions.
Engineering Division Comments:
No concerns.
Parks and Cemeteries/Forestry Division Comments:
All Parks requirements will be addressed through Site Plan Application SP24/086/M/BB.
Transportation Planning Comments:
Transportation Services staff reviewed the Parking Justification Brief submitted by Crozier
(March 2025) and can support the proposed reduction in parking supply based on the
proposed Visitor On-Site Parking Management measures.
despite the triangular shape, the lockers have an increased length over by-law
requirements and is expected to sufficiently accommodate most bicycles.
GRCA
No concerns.
Region
No comments.
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 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
ebsite or by emailing the
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
May 6, 2025
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 May 20, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have the following comments:
1) A 2025 – 043 – 82 Brunswick Avenue – No Concerns
2) A 2025 – 044 – 84 Brunswick Avenue – No Concerns
3) A 2025 – 045 – 191 Morgan Avenue – No Concerns
4) A 2025 – 046 – 241 Huck Cresent – No Concerns
5) A 2025 – 047 – 14 Jansen Avenue – No Concerns
6) A 2025 – 048 – 24 Amherst Drive – No Concerns
7) A 2025 – 049 – 42 Orchard Mill Cresent – No Concerns
8) A 2025 – 050 – 244 Samuel Street – No Concerns
9) A 2025 – 051 – 503 Victoria Street North – No Concerns
10) A 2025 – 052 – 573 Guelph Street – No Concerns
11) A 2025 – 053 – 575 Guelph Street – No Concerns
12) A 2025 – 054 – 864 King Street West – 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
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.
Document Number: 4976854
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: 4976854
May 5, 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 May 20, 2025
Applications for Minor Variance
A 2025-0212880 King Street EastA 2025-04942 Orchard Mill Crescent
A 2025-04382 Brunswick AvenueA 2025-050244 Samuel Street
A 2025-04484 Brunswick AvenueA 2025-051503 Victoria Street North
A 2025-045191 Morgan AvenueA 2025-052573 Guelph Street
A 2025-046241 Huck CrescentA 2025-053575 Guelph Street
A 2025-04714 Jansen AvenueA 2025-054864 King Street West
A 2025-04824 Amherst Drive
Applicationsfor Consent
B 2025-0161950 Fischer Hallman Road
B 2025-017864 King Street West
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