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HomeMy WebLinkAboutCA - 2017-12-12 - A 2017-122 - 2 Valleybrook DrStaff Report I rTc'.�►E t .R Community Services Department wwwkitchenerca REPORT TO: Committee of Adjustment DATE OF MEETING: December 12, 2017 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 x7157 PREPARED BY: Tim Seyler, Technical Assistant - 519-741-2200 ext. 7860 APPLICATION #: A 2017-122 ADDRESS: 2 Valleybrook Drive PROPERTY OWNER: 2522935 Ontario Inc c/o Fusion Homes SUMMARIZED RECOMMENDATION: Approve DATE OF REPORT: December 1, 2017 REPORT Planning Comments: The subject property located at 2 Valleybrook Dr. is zoned Residential Four Zone (R-4), with special regulation provision 597R. It is designated Low Rise Residential in the Official Plan. The applicant is requesting relief from Section 6.1.1.1.b) iv) of the Zoning By-law to place a driveway 8.28 metres from the intersection of street lines abutting the lot rather than the required setback of 9 metres. City Planning staff conducted a site inspection of the property on November 29, 2017. In considering the four tests for 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. 1. The subject property is designated Low Rise Residential in both the City's 2014 Official Plan and 1994 Official Plan. It should be noted that a significant number of Low Rise Residential policies from the 2014 Official Plan are under appeal, however the appealed policies do not affect this report. The Residential designation in the 2014 Official Plan places emphasis on compatibility of building form with respect to massing, scale and design in order to support the successful integration of different housing types. It also places emphasis on the relationship of housing to adjacent buildings, streets and exterior areas. The proposed variance conforms to the designation and it is the opinion of staff that the requested variance meets the general intent of the Official Plan. 2. The requested variance to place a driveway 8.28 metres from the intersection of street lines abutting the lot rather than the required setback of 9 metres meets the general intent of the Zoning By-law. The intent of the zoning regulation that requires a 9 metre setback for driveways from the intersection of street lines is to ensure that cars parked in a driveway do not create a visibility concern for vehicle ingress/egress of the property. The new distance is adequate in maintaining visibility and therefore meets the intent of the Zoning By-law. 3. The proposed variance for reduction in driveway setback is considered appropriate for the development because visibility concerns are also addressed through the boulevard between the exterior side lot line and the street. Staff is of the opinion that the boulevard provides an adequate setback for a driveway on a corner lot. 4. The proposed variance is considered minor as staff is of the opinion that reduction in driveway setback from 9 metres to 8.28 metres is a difference of just 0.72 metres which will maintain the safety and will have no negative impacts to the neighbourhood. Based on the above comments, staff is of the opinion that the variance requested is minor, meets the general intent of the Zoning By-law and Official Plan, and is appropriate for the lot and surrounding neighbourhood. Building Comments: The Building Division has no objections to the proposed variance. Transportation Services Comments: As the proposed reduction would not affect the daylighting triangles, Transportation Services have no concerns with a 0.72 metre reduction from the required 9.0 metre intersection setback to a driveway, to provide an 8.28 metre setback. Engineering Comments: No Concerns. Heritage Planning Comments: No heritage planning concerns. RECOMMENDATION: That application A 2017-122 requesting relief from Section 6.1.1.1.b) iv) of the Zoning By-law to allow a driveway 8.28 metres from the intersection of street lines abutting the lot rather than the required setback of 9 metres, be approved. Tim Seyler, BES Technical Assistant Juliane von Westerholt, MCIP, RPP Senior Planner November 27, 2017 Holly Dyson City of Kitchener 200 King Street West P.O. Box 1118 Kitchener, ON N2G 4G7 Dear Ms. Dyson: PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES 150 Frederick Street, 8th Floor Kitchener ON N2G 4A Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4449 www. reg i o n ofwate r l o o. ca File: T 15-40/VAR KIT GEN (4 & 5) /53 Fairway, Fusion Homes (10) NAR KIT, Madison Avenue Development, 51 & 53 David St Re: Committee of Adjustment Meeting on December 12, 2017, City of Kitchener. Regional staff have reviewed the following Committee of Adjustment application(s) and have the following comments - 1 . omments: 1. 25 Breithaupt Street (SG 2017-018): No concerns. 2. 356 Arnold Street (A 2017-120): No concerns. 3. 519 Morrison Road (A 2017-121): No concerns to this application. However, the owner(s) please be made aware that these lands are subject to all provisions of the Federal Airport Zoning Regulations, being located in the outer surface of the Region of Waterloo International Airport. 4. 2 Valleybrook Drive (A 2017-122): No concerns. 5. 18 Valleybrook Drive (A 2017-123): No concerns. 6. 6 Catalina Court (A 2017-124): No concerns. 7. 45 Highgate Road (A 2017-125): No concerns. 8. 235 Forest Creek Drive (Part 57, Plan 58R-19876) (A 2017-126): No concerns. 9. 46 Cherry Street (A 2017-127): No concerns. 10.51 David Street (A 2017-128): No concerns. 11. 156 & 158 Donald Street (A 2017-129): No concerns. Please be advised that any development on the subject lands is subject to the provisions of the Regional Development Charge By-law 14-046 or any successor thereof and may require payment of Regional Development Charges for these development(s) prior to the issuance of a building permit. DOCS: 2566097 The comments contained in this letter pertain to the Application number(s) listed. If a site is subject to more than one application, additional comments may apply. Please forward any decisions on the above mentioned Application number(s) to the undersigned. Yours Truly, Joginder Bhatia Transportation Planner (519) 575-4757 ext 3867 Grand River Conservation Authority Resource Management Division Andrew Herreman, Resource Planning 4 Technician 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N 1 R 5W6 Phone: (519) 621-2761 ext. 2228 E-mail: aherreman@grandriver.ca DATE: November 23, 2017 YOUR FILE: See below GRCA FILE: N/A RE: Applications for Signs: SG 2017-018 25 Breithaupt Street Applications for Minor Variance: A 2017-120 356 Arnold Street A 2017-121 519 Morrison Road A 2017-122 2 Valleybrook Drive A 2017-124 6 Catalina Court A 2017-125 45 Highgate Road A 2017-126 Part 57, Plan 58R-19876 A 2017-127 46 Cherry Street A 2017-128 51 David Street A 2017-129 158 Donald Street Applications for Consent: B 2017-048 427 Old Chicopee Trail B 2017-050 156 & 158 Donald Street GRCA COMMENT*: (Forest Creek Drive) The above noted applications are located outside the Authority areas of interest. As such, we will not undertake and plan review fees will not be required. If you have additional information, please contact me. Sincerely, Andrew Herreman Resource Planning Technician Grand River Conservation Authority AH/dp Grand River Conservation a review of the applications any questions, or require These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page i of 1 Grand River Conservation Authority.