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HomeMy WebLinkAboutCA - 2017-12-12 - B 2017-048 - 427 Old Chicopee TrailStaff Report I rTc'.�►E t .R Community Services Department www.kitchenerca REPORT TO: Committee of Adjustment DATE OF MEETING: December 12, 2017 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Andrew Pinnell, Planner— 519-741-2200 ext. 7668 APPLICATION #: B2017-048 ADDRESS: 427 Old Chicopee Trail PROPERTY OWNER: Maria Kyveris and Greg McNally SUMMARIZED RECOMMENDATION: Approve subject to conditions DATE OF REPORT: December 6, 2017 REPORT: Planning Comments: The subject property is located on the west side of Old Chicopee Trail between Fairway Road North and Daimler Drive, in the Centreville Chicopee Planning Community. The property contains a single detached dwelling constructed in approximately 1960 as well as a 2 -car detached garage. The property is very wide (65.6 metres) compared with other properties along this section of the street. The surrounding neighbourhood contains mainly single detached dwellings. Architectural styles of dwellings along this immediate stretch of Old Chicopee Trail vary widely. Lot areas in the immediate neighbourhood also vary widely, between 600 square metres and 2,313 square metres. The subject property has the largest lot area in the neighbourhood. The subject lot possesses 65.57 metres of frontage on Old Chicopee Trail, a depth ranging between 42.76 metres and 43.69 metres, and an area of 2,753.89 square metres. The property is designated Low Rise Residential in the 2014 Official Plan and zoned Residential Three (R-3). Planning staff visited the property on November 16, 2017. The owner is requesting consent to create a new lot with approximately 21.95 metres of frontage on Old Chicopee Trail, a depth ranging between 43.37 metres and 43.69 metres, and an area of 928.84 square metres. The retained lot would possess 43.82 metres of frontage on Old Chicopee Trail, a depth ranging between 42.76 metres and 43.37 metres, and an area of 1,825.05 square metres. The purpose of the application is to create lot for a single detached dwelling. The retained lot would contain the existing single detached dwelling. With respect to the criteria for the subdivision of land listed in Section 51 (24) of the Planning Act, R.S.O. 1990, c.P.13, Planning staff offers the following comments. Planning staff is of the opinion that that proposed severance conforms to the 1994 and 2014 Official Plans. The severed and retained lots are suitable for the proposed uses. Both lots would possess frontage on established public streets that provide adequate municipal water, sewage, and storm water services. Both severed and retained lots would comply with the Zoning By-law in every respect (subject to fulfillment of the above noted conditions). In addition, the dimensions and shapes of the parcels are appropriate. In order to ensure orderly development and conformity with City policies, staff recommends some site-specific conditions, such as: that a portion of the driveway serving the retained lands be relocated so it is entirely on the retained lands, that the detached garage on the retained lands be demolished, that the driveway on the severed lands be removed or modified to comply with the Zoning By-law, and that a Tree Management Plan be prepared and implemented. Based on the foregoing, planning staff recommends that the application be approved subject to conditions outlined in the Recommendation section of this report. Building Comments: The Building Division has no objections to the proposed consent. Region of Waterloo and Area Municipalities' Design Guidelines and Supplemental Specifications for Municipal Services (DGSSMS) allows only one service per lot. Should a severance be approved, additional services will be required for each individual lot — a building permit will be required for this work. Separate building permit(s) will also be required for the demolition of existing detached garage, as well as construction of new unit. Please contact the Building Division @ 519-741-2433 with permit requirements and any questions. Transportation Comments: The official plan notes a road widening along Old Chicopee Trail. A reference plan be submitted noting the conveyance of lands to the city for approximately 0.6 metres along the frontage of the severed portion of lands. Also, a Phase 1 and Phase 2 Environmental Assessment be submitted to the City's Engineering Department for the severed portion. Engineering Comments: • Severance of any blocks within the subject lands will require separate, individual service connections for sanitary, storm, and water, in accordance with City policies. • The owner is required to make satisfactory financial arrangements with the Engineering Division for the installation of new ones that may be required to service this property, all prior to severance approval. Our records indicate sanitary, storm and water municipal services are currently available to service this property. Any further enquiries in this regard should be directed to Jason Brute (519-741-2200 ext. 7419). • Any new driveways are to be built to City of Kitchener standards. All works are at the owner's expense and all work shall to be completed prior to occupancy of the building. • A servicing plan showing outlets to the municipal servicing system and proposed easements will be required to the satisfaction of the Engineering Division prior to severance approval. • As per the Public Sector Accounting Board (PSAB) S. 3150 the Development and Reconstruction As -Recorded Tracking Form is required to be filled out and submitted along with a digital submission of all AutoCAD drawings required for the site (Grading, Servicing etc.) with the corresponding correct layer names and numbering system to the satisfaction of the Engineering Division prior to severance approval. • The owner must ensure that the basement elevation of the building can be drained by gravity to the street sewers. If this is not the case, then the owner would have to pump the sewage via a pump and forcemain to the property line and have a gravity sewer from the property line to the street. Operations Comments: A cash -in -lieu of park land dedication will be required on the severed parcel as a new development lot will be created. The cash -in -lieu dedication required is $10,097.00. Park Dedication is calculated at 5% of the new development lot only, with a land valuation calculated by the lineal frontage (21.950m) at a land value of $9,200 per frontage metre. Environmental Planning Comments: The standard condition will be required for the owner to enter into an agreement registered on title of both the severed and retained lands requiring a Tree Preservation / Enhancement Plan be submitted and approved before a building permit will be issued. Heritage Planning Comments: Heritage Planning staff has no cultural heritage issues or concerns. RECOMMENDATION: That Consent Application B2017-048, requesting consent to create a new lot having an approximate frontage of 21.95 metres on Old Chicopee Trail, a depth ranging between 43.37 metres and 43.69 metres, and a lot area of 928.84 square metres, be approved, subject to the following conditions: 1. That the Owner shall obtain a tax certificate from the City of Kitchener to verify that there are no outstanding taxes on the subject property(ies) to the satisfaction of the City's Revenue Division. 2. That the owner provide a digital file of the deposited reference plan(s) prepared by an Ontario Land Surveyor in .dwg (AutoCad) or Agn (Microstation) format, as well as one full size paper copy of the plan(s). The digital file needs to be submitted according to the City of Kitchener's Digital Submission Standards to the satisfaction of the City's Mapping Technologist. 3. That the owner pay to the City of Kitchener a cash -in -lieu contribution for park dedication equal to 5% of the value of the lands to be severed. 4. That the owner convey to the City of Kitchener, without cost and free of encumbrance, an approximately 0.6 metre wide road widening along the severed parcel's entire Old Chicopee Trail frontage, to the satisfaction of the City's Transportation Services. In addition, the owner shall submit a Phase 1 and Phase 2 Environmental Assessment to the City's Engineering Services for the road widening on the severed portion. 5. That the owner modify the existing horseshoe driveway that serves the retained lands so that it is located entirely on the retained lands (a small portion encroaches onto the severed lands). 6. That the owner obtain a demolition permit from the City's Building Division and actually demolish the existing detached garage on the severed lands, or relocate the garage, to the satisfaction of the City's Director of Planning. 7. That the owner remove the existing driveway on the severed lands and reinstate landscaping, to the satisfaction of the City's Planning Division. Alternatively, if a building permit for new dwelling has been issued for a new dwelling on the severed lands, the owner may be permitted to instead modify the existing driveway and/or hedge on the severed lot to comply with the City's by-laws, including, but not limited to Driveway Visibility Triangle regulations, to the satisfaction of the City's Planning Division. 8. That the owner make financial arrangements to the satisfaction of the City's Engineering Services, for the installation of all new service connections (i.e., sanitary, storm, and water) to the severed lands. 9. That the owner make financial arrangements to the satisfaction of the City's Engineering Services for the installation, to City standards, of boulevard landscaping including street trees, and a paved driveway ramp, on the severed lands, or otherwise receive relief from Engineering Services for this requirement. 10. That the owner prepare a servicing plan showing outlets to the municipal servicing system to the satisfaction of Engineering Services, prior to endorsement of the deed for the severed lands. 11. That the owner complete and submit the Development and Reconstruction As - Recorded Tracking Form along with a digital submission of all AutoCAD drawings required for the site (Grading, Servicing etc.) with the corresponding correct layer names and numbering system, in accordance with the Public Sector Accounting Board (PSAB) S. 3150, to the satisfaction of the City's to Engineering Services, prior to endorsement of the deed for the severed lands. 12. That the owner shall enter into an agreement with the City of Kitchener to be prepared by the City Solicitor and registered on title of the severed and retained lands which shall include the following: a) That the owner shall prepare a Tree Preservation / Enhancement Plan for the severed and retained lands in accordance with the City's Tree Management Policy, to be approved by the City's Director of Planning and where necessary, implemented prior to any grading, tree removal or the issuance of building permits. Such plans shall include, among other matters, the identification of a proposed building envelope/work zone, landscaped area and vegetation to be preserved. b) The owner further agrees to implement the approved plan. No changes to the said plan shall be granted, except with the prior approval of the City's Director of Planning. 13. The owner shall make arrangements financial or otherwise for the relocation of any existing City -owned street furniture, transit shelters, signs, hydrants, utility poles, wires or lines, as required, to the satisfaction of the appropriate City department. Andrew Pinnell, MCIP, RPP Juliane von Westerholt, MCIP, RPP Planner Senior Planner Attachment: • Severance sketch provided with the application form PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Commmity Hanliing 150 Frederick Street 8th Floor Region of Waterloo Kitchener Ontario NV2G 4A Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575,-4466 ,rergionof aterloo.ca Carolyn Crozier 575-4757 ext. 3657 File No. D20-20/17 KIT December 6, 2017 Holly Dyson Committee of Adjustment City of Kitchener P.O. Box 1118 200 King Street East Kitchener, ON N2G 4G7 Re: Comments for Consent Applications B2017-048 to B2017-050 Committee of Adjustment Hearing December 12, 2017 CITY OF KITCHENER B 2017-048 427 Old Chicopee Trail Maria Kyveris & Greg McNally The purpose of the application is to sever a parcel of land and create a new lot for residential development. Regional staff have no objection to the application. :Vill tQOZ �!] 393-411 Queen Street South, 379 and 389 Queen Street South, 168 Benton Polocorp Inc. The purpose of the application is to sever a parcel of land from the subject property and convey it 399 Queen Street South and 168 Benton Street. Water Services The applicant is advised that the subjec static hydraulic grade line of 384 mASL. below 327.8 mASL will require individi service in accordance with Section 13.2.� Specifications for Municipal Services for Document Number: 2576209 t property is located in Kitchener Zone 4 with a Any development with a finished road elevation aal pressure reducing devices on each water t.7 of the Design Guidelines and Supplemental January 2017. Regional staff have no objection to the application. B 2017-050 156 & 158 Donald Street Lydia Anna Vasek & Anna Daniela Vasek The purpose of the application is to sever a parcel of lands so that each half of the semi-detached residential dwelling can be deal with separately. Regional staff have no objection to the application. General Comments Any future development on the lands subject to the above -noted consent application(s) will be subject to the provisions of Regional Development Charge By-law 14-046 or any successor thereof. Please accept this letter as our request for a copy of the staff reports, decisions and minutes pertaining to each of the consent applications noted above. Should you require Regional Staff to be in attendance at the meeting or have any questions, please do not hesitate to contact the undersigned. Yours truly, Carolyn Crozier M.Sc.PI, MCIP, RPP Principal Planner cc. Juliane vonWesterholt, City of Kitchener (via email) Brian Bateman, City of Kitchener (via email) Document Number: 2576209 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.