The URL can be used to link to this page

Home My WebLink AboutCSD-18-029 - A 2018-006 - 48 Crosswinds DrJ Staff Report KITCH��r,R Community Services Department www.kitchenerca REPORT TO: Committee of Adjustment DATE OF MEETING: February 20, 2018 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Siobhan Kelly Student Planner — 519-741-2200 ext.7074 WARD: 2 DATE OF REPORT: February 12, 2018 REPORT #: CSD -18-029 SUBJECT: A2018-006 — 48 Crosswinds Drive Applicant — 2522935 Ontario Inc c/o Fusion Homes Approved f Subject Lands Location Map: 48 Crosswinds Drive N RECOMMENDATION That Application A2018-006 requesting relief from Section 6.1.1.1 b) iv) of the Zoning By- law to allow a driveway on a corner lot to be located 8.26 metres to the intersection rather than the required 9.0 metres, be approved. REPORT Planning Comments: The subject property located at 48 Crosswinds Drive is zoned Residential Four (R-4) in the Zoning By-law 85-1 and designated Low Rise Residential in the City's Official Plan. The subject property is located at the intersection of Crosswinds Drive and Valleybrook Drive and the *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. property currently contains no structures. The applicant is requesting relief from Section 6.1.1.1 b) iv) of the Zoning By-law for a driveway to be located 8.26 metres from the intersection of the street lines abutting a lot for a single detached dwelling, whereas the By-law requires 9.0 metres. City Planning staff conducted a site inspection of the property on January 26, 2018. Present vacant lot at 48 Crosswinds Drive 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 offer the following comments. The subject property is designated Low Rise Residential in both the City's 2014 Official Plan and 1994 Official Plan. The 2014 Official Plan Designation is in effect, however a significant number of Low Rise Residential policies from the 2014 Official Plan are under appeal and therefore are not being relied upon for this report. Instead Low Rise Residential Policy 3.1.2.1 from the 1994 Official Plan which allows for low density forms of housing such as single detached dwellings is being relied upon to determine whether the proposed variance meets the general intent of the Official Plan. The proposed variance meets the general intent of the designation, which encourages a range of different forms of housing to achieve a low density neighbourhood. The requested variance to permit a reduced driveway setback for a corner lot continues to maintain the low density character of the property and surrounding neighbourhood. The proposed variance meets the general intent to the Official Plan designation and it is the opinion of staff that the requested variance is appropriate. 2. The Applicant has requested a variance to permit a driveway setback of 8.26 metres rather than 9.0 metres from the intersection. The intent of the 9.0 metre driveway separation requirement is to ensure pedestrian and vehicular safety. It is the opinion of staff, that the driveway separation requirement of the Zoning By-law was developed to ensure that corner lots maintain appropriate visibility to and from an intersection so as to ensure safe ingress/egress. The proposed driveway is located to lead directly to a street, respects the minimum 0.6 metres setback to the side lot line, and maintains appropriate DVT (4.57 metres) and CVT (7.5 metres). It is the opinion of staff, that the 0.74 metre reduction meets the general intent of the By-law with respect to safety and visibility. Transportation Planning staff has also indicated that they have no concerns with the requested reduction of 9.0 metres to 8.26 metres. 3. The variance is appropriate for the development and use of the land. The requested variance should not impact the character of the surrounding neighbourhood. Additionally, the orientation of the proposed driveway provides a variation in lot frontage, thus establishing a mix of frontages along Crosswinds Drive. It is the opinion of staff, that the proposed 8.26 metre separation allows for sufficient separation from the driveway and will not impact the subject or adjacent properties. 4. The variance is minor for the following reasons. The proposed reduction would not impact the functionality or visual appearance of the driveway since it would maintain: the corner visibility triangle, driveway visibility triangles, and the required parking separation from the street line. Additionally, the proposed driveway would continue to respect the character of the neighbourhood and the surrounding corner properties as it provides the same width as the attached garage and is located to lead to the municipally addressed street. It is the opinion of staff, that a 8.26 metre driveway setback from the intersecting street lines would not impact access to the intersection for vehicular and pedestrian traffic and could be appropriately applied to the dwelling without compromising safety in the neighbourhood. Based on the foregoing, Planning staff recommends that this application be approved Building Comments: No concerns with the proposed application. Transportation Services Comments: No concerns with the proposed application. Engineering Comments: No concerns with the proposed application. Operations Comments: No concerns with the proposed application. Environmental Planning Comments: No concerns with the proposed application. Juliane von Westerholt, MCIP, RPP Senior Planner Region of Waterloo February 08, 2018 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: D20-20/ VAR KIT GEN (1) / KING KIT, Grand River Hospital (6)/08 WEBER KIT, Lin Corp Solutions Inc. (9) /04 URBAN, Urban Oakloft Inc. (10, 14, 15)/53 Fairway, Fusion Homes (11)/VAR KIT, Revel Development Corp. (16, 17)/ 55, Silicon North Real Estate Inc. (18, 19)/VAR KIT, Marlea Developments Re: Committee of Adjustment Meeting on February 20, 2018, City of Kitchener. Regional staff have reviewed the following Committee of Adjustment application(s) and have the following comments: 1. 835 King Street West (SG 2018-002): No concerns. 2. 125 Highland Road East (SG 2018-003): No concerns. 3. 12 Redtail Street (A 2018-005): No concerns. 4. 48 Crosswinds Drive (A 2018-006): No concerns. 5. 56 Crosswinds Drive (A 2018-007): No concerns. 6. 1087 Weber Street East (A 2018-008): No concerns to this application. However, the owner please be advised that any redevelopment application on these lands would require a dedicated road widening up to 13.10 metres from Weber Street centre line. 7. 211 Strange Street (A 2018-009): No concerns. 8. 7 Peachwood Court (A 2018-010): No concerns. 9. 241 and 247 Ottawa Street South (A 2018-011): No concerns. 10.481 Rivertrail Avenue (A 2018-012): No concerns. 11. 65, 71 and 79 Madison Avenue South (A 2018-013): No concerns. 12. 223 to 235 Heiman Street (A 2018-014): No concerns. 13.298 Mill Street (A 2018-015): No concerns. 14.139 Rockcliffe Drive (future) (A 2018-016): No concerns. 15.143 Rockcliffe Drive (future) (A 2018-017): No concerns. 16. 647 Victoria Street South (A 2018-018): No concerns. 17. 659 Victoria Street South (A 2018-019): No concerns. DOCS: 2643154 18. 185 Forfar Avenue (A 2018-020): No concerns. 19.185 Forfar Avenue (A 2018-021): 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. 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 Beth Brown, Supervisor of Resource Planning PLAN REVIEW REPORT: City of Kitchener Holly Dyson 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N1 R 5W6 Phone: (519) 621-2761 ext. 2307 E-mail: bbrown@grandriver.ca DATE: January 31, 2018 YOUR FILE: See below RE. Applications for Signs: SG 2018-002 835 King Street West SG 2018-003 125 Highland Road East Applications for Minor Variance: A 2018-005 12 Redtail Street A 2018-006 48 Crosswinds Drive A 2018-007 56 Crosswinds Drive A 2018-008 1087 Weber Street East A 2018-009 211 Strange Street A 2018-010 Peachwood Court A 2018-011 241-247 Ottawa Street South A 2018-012 481 Rivertrail Avenue A 2018-013 65, 71 & 79 Madison Avenue South A 2018-015 298 Mill Street A 2018-016 Rockcliffe Drive (future # 139) A 2018-017 Rockcliffe Drive (future #143) A 2018-018 647 Victoria Street South A 2018-019 659 Victoria Street South A 2018-020 185 Forfar Avenue (corner lot) A 2018-021 185 Forfar Avenue (interior lot) Applications for Consent: B 2018-005 94 Morgan Avenue B 2018-006 to 009 883 Doon Village Road B 2018-010 Rockcliffe Drive (future #155-163) B 2018-011 Rockcliffe Drive (future #159-163) B 2018-012 Rockcliffe Drive (future #139 & 143) B 2018-013 647 Victoria Street South B 2018-014 185 Forfar Avenue (corner lot) B 2018-015 185 Forfar Avenue (interior lot) GRCA COMMENT*: The above noted applications are located outside the Grand River Conservation Authority areas of interest. As such, we will not undertake a review of the applications and plan review fees will not be required. If you have any questions, or require additional information, please contact me. Sincerely, Beth Brown Supervisor of Resource Planning *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1 of 1 Grand River Conservation Authority.