KITCHENER — VanMar Developments proposes a mixed-use 55-storey highrise with a 6-storey podium containing commercial units on the ground floor at 417 King Street West.
VanMar Developments has multiple projects in Kitchener. Two examples of the projects include the Station Park: Duo Towers at 617-641 King St West, Kitchener, which is currently under construction, and the Station Park: Union Towers at 607-617 King Street West, completed in 2022.
Located in the Urban Growth Centre and 150m of the Central Station MTSA, the subject lands are in an area of transitioning intensification, meaning many new developments are taking place to make use of underutilized space and existing infrastructure.
The subject lands were formerly known as Ziggy’s Cycle, a one-storey commercial building. The subject lands also sit south of the Kaufman Lofts, a 6-storey residential building developed by Andrin Homes, and to the west is One Victoria, a 19-storey mixed-use highrise by Momentum Developments.
The proposal includes a mix of one and two-bedroom units and commercial unit space on the ground floor.
Although the parking requirement for the zone is at a rate of zero, VanMar intends to provide 184 parking spaces. VanMar proposes not to designate the parking spaces for specific residential, commercial, or visitors but rather a method referred to as “shared parking.” The parking spaces are proposed to be in a below-grade and above-grade structures.
In the proposal, 622 secured indoor bicycle spaces are offered, along with six outdoor visitor bicycle spaces.
Applications for zoning and Official Plan amendments have been made and involve requesting significant zone changes, increasing the floor space ratio (FSR), permitting setbacks, and permitting retail and residential use of the property.
The current zoning is Warehouse District Zone (D-6) with Special Regulation Provision 122R and Special Use Provision 142U. The zoning permits light industrial use and commercial use.
Designated as an Innovation District, The subject lands are in an area expected to transform into a dense urban setting. The Innovation District primarily permits oces such as research and high-tech, residential uses, and institutional uses.
Requested in the applications is re-zoning the subject lands to Warehouse District Zone (D-6) with Special Regulation Provision 804R, Special Use Provision 486U and Holding Provision 109H in zoning by-law 85-1.
VanMar is requesting to remove the current special use and special regulation provisions and add two new special regulation provisions.
The requested provisions include Special Regulation Provision 804R and Special Use Provision 486U. Holding Provision 109H is also being recommended by city sta to ensure all requirements are met for the development proposal before approval.
The requested provisions permit an increase in FSR to 23 from the permitted 2.0, require a minimum parking per dwelling unit of zero and allow for residential units and retail use.
Also, the provisions permit a request for building setbacks of 0.0m for the eastern side yard where 3.0m is required, allow a rear yard setback of 0.0m where 7.5m is required, and another side yard setback of 1.14m where 3.0m is required.
Planning staff presented the development at the Planning and Strategic Initiative Committee on October 30, 2023. The development was referred to the Council meeting on November 6, 2023, where staff will discuss it further.
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