U/C Cedar Brownstones | 12 m | 3 fl

[UrbanWaterloo]

Committee of Adjustment Meeting - November 15, 2011
October 28, 2011 | City of Kitchener | Link

COMMITTEE OF ADJUSTMENT - CITY OF KITCHENER

(Pursuant to the Planning Act, R.S.O. 1990, c.P. 13, as amended,

and Ontario Regulations 197/96 and 200/96, as amended)

TAKE NOTICE THAT the Committee of Adjustment for the City of Kitchener will meet on TUESDAY, November 15, 2011 commencing at 10:00 a.m., in the Conestoga Room, Main Floor, Kitchener City Hall, 200 King Street West, Kitchener for the purpose of hearing the following applications for Minor Variance or Permission and/or Consent. Applicants must attend this meeting in person or by agent or solicitor.

APPLICATIONS FOR MINOR VARIANCE AND/ OR CONSENT PURSUANT TO THE PLANNING ACT

A 2011-063 – 87 & 93 Cedar Street South

Permission to construct a three storey multi-residential building having a front yard setback of 2.6m (8.53’) along Cedar Street South, rather than the required 4.5m (14.76’); a rear yard setback of 6.0m (19.68‘) rather than the required 7.5m (24.60‘); a northerly side yard setback of 1.75m (5.74‘) rather than the required 2.5m (8.2‘); and, permission to locate a terrace and stairs exceeding 1.4m in height, 0.31m from the lot line rather than the required 3.0m (9.84’). The existing multi-residential dwellings will be demolished.

[panamaniac]

How many units, I wonder?

[UrbanWaterloo]

36-units in 2 blocks. Interesting, the site is being referred to as the Cedar Brownstones.

DEMOLITION CONTROL APPLICATION DC11/17/C/AP 2276457 ONTARIO INC.
87 AND 93 CEDAR STREET SOUTH
Report To: Community & Infrastructure Services Committee
Prepared By: Andrew Pinnell, Planner | Submitted By: Alain Pinard, Director of Planning
Date of Report: November 17, 2011 | Date of Meeting: November 28, 2011
Report Number: CSD-11-158

RECOMMENDATION:

That Demolition Control Application DC11/17/C/AP requesting permission to demolish two five-unit multiple dwellings, on lands municipally addressed as 87 and 93 Cedar Street South, owned by 2276457 Ontario Inc., be approved, subject to the following conditions:

1. That the owner obtains building permit(s) for at least 10 dwelling units within the proposed 36-unit multiple dwelling complex; and,

That upon satisfaction of Condition 1, the Chief Building Official may authorize and issue a demolition permit under Section 33(6) of the Planning Act subject to the following condition:

In the event that construction of the 10 dwelling units is not substantially complete within 2 years of the date of issuance of the demolition permit, the City Clerk may enter on the collector’s roll, to be collected in like manner as municipal taxes, $20,000 for each dwelling unit contained in the residential properties in respect of which the demolition permit is issued and such sum shall, until the payment thereof, be a lien or charge upon the land in respect of which the permit to demolish the residential property is issued.

BACKGROUND:

The Community Services Department has received an application requesting the demolition of two five-unit multiple dwellings: one addressed as 87 Cedar Street South and the other addressed as 93 Cedar Street South. Both properties are located within the Cedar Hill Secondary Plan: 87 Cedar Street is designated as Low Rise Multiple Residential, and 93 Cedar Street is designated as Low Rise Multiple Residential with Special Policy #3. Both properties are zoned Residential Six Zone (R-6) while 93 Cedar Street has an additional zoning provision (109R). The owner is proposing to redevelop the property with a 36-unit multiple dwelling complex.

REPORT:

Planning Comments:
The main purpose of demolition control is to maintain residential properties and to prevent their premature or unjustified removal. In this case, the owner is proposing to demolish two five-unit multiple dwellings in order to develop a 36-unit multiple dwelling complex in two blocks (see Appendix “A” – Demolition Plan). The proposed redevelopment of the subject properties is currently under review by staff through a separate planning process (see Appendix “B” – Proposed Site Plan Application SP11/072/C/AP).

Given that the demolition will allow the redevelopment of the properties with a residential land use and form that meets the intent of the of the Official Plan and Zoning By-law, staff recommends that the application be approved, subject to imposition of the standard condition.

Circulation Comments:
Planning staff circulated the application to internal departments and agencies and no concerns were identified (see Appendix “C”).

ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:

The proposed demolition is required in order to allow the redevelopment of the subject property. This proposal conforms to the Kitchener Strategic Plan as it ensures the implementation of the community priority Development with appropriate redevelopment that is consistent with Provincial, Regional and City planning policies.

FINANCIAL IMPLICATIONS:

No new or additional capital budget requests are expected with this recommendation.

COMMUNITY ENGAGEMENT:

Preliminary circulation of the Demolition Control Application was undertaken on October 13, 2011 to all applicable internal departments and agencies. All comments that were received are attached as Appendix C. The neighbourhood was not circulated for comment since redevelopment is proposed. However, the neighbourhood was provided with advance notice of the time and date of the Committee meeting at which the subject application is to be considered, for information purposes.

CONCLUSION:

Planning staff is satisfied that the proposed demolition is justified as long as the aforementioned standard condition is imposed in order to ensure timely redevelopment the property.

SITE PLAN:

[Greg Moore]

Five visitor parking spots for 36 units. I wonder why that is.

[metropolis]

Madison Avenue Developments is creating all sorts of interesting local activity, hope they can keep the momentum going...

[mpd618]

Five visitor parking spots for 36 units. I wonder why that is.

There is street parking in this area. For that matter there is also plenty of paid parking within easy walking distance.

As for why, the answer is obvious - the less parking you build, the more space you have for the good stuff.

[markster]

17 parking spots for 36 units. They must be paying a fortune in-lieu-of parking.

[mpd618]

17 parking spots for 36 units. They must be paying a fortune in-lieu-of parking.

You know... it's a good investment. If they can show that a development can work perfectly fine without giving every unit a parking spot or several, it can pave the way for actual change in parking policy.

[KevinL]

This place will have an LRT station just a short (though steep) walk down the hill. I can easily see little need for parking.

[UrbanWaterloo]

The building permit has been applied for in the past 2 weeks...

PERMIT IS FOR A NEW 36 UNIT APARTMENT BUILDING.
Permit No 12179802
Site Address 87 CEDAR ST S
Status Status Letter Sent
Permit Category Residential Building (Multi)
Permit Type Apartment - Condo
Application Date May 30, 2012
Issued By
Issue Date
Work Proposed New Construction
Construction Value $2,000,000
Residential Units on Property 0
Contractor MADISON AVENUE DEVELOPMENT CORPORATION
Contractor Contact Info 170 VICTORIA ST S KITCHENER ON N2G 2B9

[panamaniac]

Great to see this moving forward - the more people living Downtown the better.

[UrbanWaterloo]

September 16, 2012

[panamaniac]

Lousy picture, but foundations are now in and framing has begun:

[metropolis]

Anyone have renders or more info?

[Land Baron]

I'd like to see more of this type of development on Cedar Hill. Particularly on Madison between Church and Courtland, there are a few properties (and at least one vacant lot) that would be prime for redevelopment. These lots are exceptionally deep and have significant potential.

[KevinL]

The LRT station is definitely going to improve this neighbourhood's prospects. Can't wait to see what the future will bring.

[UrbanWaterloo]

October 17, 2012

[panamaniac]

I have not yet seen any marketing for these homes. Are they waiting to open a model unit, perhaps?

[bcwessel]

I have not yet seen any marketing for these homes. Are they waiting to open a model unit, perhaps?

It could be that the market for this type of housing in this type of location is strong enough that they don't need to do much to sell units. There's very little product like this available, but it's likely an attractive option for those who are looking for less space, a more-central location, but are hesitant to live at condo densities.