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Home My WebLink AboutCA - 2017-12-12 - A 2017-125 - 45 Highgate RdStaff Report I rTc'.�► t .R Community Services Department www.kitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: December 12th, 2017 SUBMITTED BY: Juliane von Westerholt, Senior Planner 519-741-2200 ext. 7157 PREPARED BY: Eric Schneider, Technical Assistant - 519-741-2200 ext. 7843 APPLICATION #: A 2017-125 ADDRESS: 45 Highgate Road PROPERTY OWNER: Marica & Jorge Silveira SUMMARIZED RECOMMENDATION: Approve with condition DATE OF REPORT: December 5th, 2017 Location Map: 45 Highgate Road Staff Report I rTc'.�► t .R Community Services Department wwwkitchenerca REPORT Planning Comments: The subject property is zoned Residential Four Zone (R-4), and designated Low Rise Residential in the Official Plan. City Planning staff conducted a site inspection of the property on November 23 d, 2017. View of Driveway at 45 Highgate Road The applicant is requesting permission to expand the width of the driveway. The applicant is requesting relief from Section 6.1.1.1 b)ii of the Zoning By-law to allow a driveway width of 10 metres rather than the permitted maximum of 7.5 metres, based on 50% of the width of the lot. 1. The requested variance meets the general intent of the Official Plan. The Official Plan favours the mixing and integration of different forms of housing to achieve a low overall intensity of use. The proposed driveway expansion maintains this intent. 2. The proposed variance meets the general intent of the Zoning By-law. The intent of the regulation that restricts driveway width to 50% of the width of the lot is to preserve neighbourhood aesthetics and ensure that front yards are not dominated by impervious surfaces used for storing automobiles. In this situation, the subject property is a corner lot and the driveway is located along the depth of the property on Highgate Road, rather than the front yard which is located on Udvari Crescent. The requested size of driveway would then encompass only 31% of the property line on which it is located. The front Staff Report I rTc'.�► t .R Community Services Department wwwkitchenerca yard located on Udvari Crescent would remain unchanged. The proposed variance therefore meets the general intent of the Zoning By-law. 3. The proposed variance is considered appropriate for the development and use of the lands. The proposed driveway would be located 17 metres from the corner, whereas the minimum distance is 9 metres. Therefore, staff believes the driveway would not have any negative impacts on visibility or street aesthetics. In addition, the proposed driveway is located 5 metres from the closest abutting property, well over the minimum distance of 0.6 metres. Staff believes the proposed driveway will not have a negative impact on neighbouring properties, while simultaneously preserving adequate amenity space in the rear yard for occupants. 4. The variance is considered minor as the requested proposal represents a small increase and is expected to have minimal impacts to the property and surrounding 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: Transportation Services would support a driveway length of 8.3 metres or less. A driveway length of 10 meters would fit four (4) vehicles which would require a forward motion exit. Heritage Planning Comments: No heritage planning concerns. Environmental Planning Comments: No natural heritage concerns. RECOMMENDATION: That minor variance application A2017-125 requesting permission for an existing duplex to have a driveway width on Highgate Road of 10m rather than the permitted maximum of 7.5m be approved, subject to the following condition: 1. That the Owner obtains a curb cutting permit from the Engineering Division by June 30th, 2018. Eric Schneider, BES Technical Assistant Juliane von Westerholt, BES, 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.