Just the Facts:
● The proposed development at 92 River Road East in Kitchener aims to replace an existing detached dwelling with a three-story, 10-unit residential building, each unit offering two bedrooms and including 10 parking spaces for residents.
● The project seeks several zoning variances, including relief from the requirement for a front-facing pedestrian entrance, a reduced parking lot setback, a narrower lot width, and a decreased side yard setback to better fit the site’s constraints.
● Planning staff have reviewed the application and support the variances, concluding that the project aligns with the city’s goals for housing diversification and meets the general intent of the Official Plan and zoning by-law.
KITCHENER — A proposed residential development at 92 River Road East is under review for a series of zoning variances to facilitate the construction of a new, three-story, multiple-dwelling building.
Led by Dryden, Smith, and Head Planning Consultants Ltd. (on behalf of the owner), this project intends to replace the existing detached dwelling on the property with a 10-unit residential building that conforms to the site’s designation as “Medium Rise Residential” in Kitchener’s 2014 Official Plan.
The proposed development would feature 10 dwelling units spread across three stories, with each unit offering two bedrooms.
The development plan includes a total of 10 parking spaces, achieving a parking ratio of one space per unit, which meets typical standards for residential developments of this size.
Additionally, the plan designates space for on-site bicycle parking to support alternative transportation options for residents.
The proposal includes several requests for relief from zoning requirements outlined in By-law 2019-051.
Due to the unique configuration of the site, the building design does not incorporate a pedestrian entrance on the front façade of the principal building, which the by-law would typically require.
Given the property’s significant setback from the street, the design instead includes windows and a Juliet balcony to enhance street-facing visual appeal.
The application also seeks a reduced setback for the parking lot, proposing a 0.15-metre setback from the rear lot line and a 0.5-metre setback from the southern lot line, in contrast to the 1.5-metre setback mandated by the zoning by-law.
The parking lot’s proximity to adjacent parking areas on the rear and southern boundaries allows this reduction while providing a larger landscape buffer along the northern lot line to shield the development from neighbouring residential properties.
The lot width of the development site measures 19.8 metres, which does not meet the standard 30-metre width required for mid-rise zones.
Planning staff have noted, however, that the proposed three-story building is more consistent with a low-rise residential standard.
A similar width requirement of 19 metres exists for low-rise residential areas zoned as “Low Rise Residential Five Zone (RES-5),” aligning with the intended design and scale of the project.
Additionally, the proposal requests a reduced side yard setback of 3 metres rather than the 4.5-metre setback usually required in medium-rise zones. This reduced setback matches the standard for a three-story low-rise structure.
It is deemed sufficient for the proposed design, minimizing potential impacts such as shading or obstructed views for adjacent properties.
Currently zoned as “Medium Rise Residential Six Zone (RES-6),” the site does not require a full zoning amendment.
Instead, it requests minor variances to align with the lot’s dimensions and the low-rise structure’s requirements.
Planning staff have reviewed the variances and have determined that they meet the four tests set by the Ontario Planning Act, which assess alignment with the general intent of both the Official Plan and the zoning by-law.
Staff view this project as supportive of the city’s objectives to introduce varied housing types into the area, and they expect no significant negative impact from the requested variances due to the proposed design, neighbouring land uses, and the project’s scale.
The Committee of Adjustment is scheduled to consider this application on October 15, 2024.
Comment Disclaimer:
The views and opinions expressed in the comments section of this blog are solely those of the individuals who submit them and do not necessarily reflect the opinions or beliefs of the author or the website owner. We do not endorse or support any comments that may be offensive, discriminatory, or harmful in nature.
We encourage open and respectful discussions and welcome diverse perspectives. However, it is important to remember that comments are the personal opinions of the commenters and not official representations of our stance or values. We reserve the right to moderate or remove comments that violate our comment policy or that we deem inappropriate.
Please engage in discussions with courtesy and respect for one another, keeping in mind that differing opinions can coexist in a constructive manner. Thank you for being a part of our community and for helping to maintain a positive and inclusive environment.
