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HomeMy WebLinkAboutDSD-18-053 - B 2018-034 to B 2018-040 & B 2018-043 - 810 Frederick StStaff Deport Development Services Department REPORT TO: DATE OF MEETING: SUBMITTED BY: PREPARED BY: WARD: DATE OF REPORT: REPORT #: SUBJECT: Report: J KA u www. kitchen er.ca Committee of Adjustment June 19, 2018 Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 Lisa Thompson, Planning Technician — 519-741-2200 ext. 7847 1 June 11, 2018 DSD -18-053 B2018-034 to B2018-040 & B2018-043 810 Frederick Street Approve with Conditions x=' 4 Subject Property: 810 Frederick St & 61, 63, 65, 67, 69, 71 and 73 Turner Ave The application is requesting permission to sever 8 residential lots, create mutual stormwater management and access easements; and, covey a lot addition to the adjacent property municipally addressed as 57 Turner Avenue. The development has received site plan approval and is currently under construction. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance Site Under Construction — June 4, 2018 RIfe4 •4ENUE M1042 SRM STATISTICS cWAkvRba LAMr15MA2-e B*Vq Camp► 743.1M PAA%I lres<aPeA 4W 7E642M N7M%I W-A*PV*g01~ PsY4Spm**rt OFnwb. 10a r SAW $�w•Pi I Bw1WFaPPM"RWAr44-WA WATIAESIDEWK PMnew � LSPd-p Fp. Sp— RA"S.l NOTE PwwedWkW.Pddf.7w REVM SITE PLAN APPLICATION No. SP1610371F1LT SITE PLAN CL s --4, LEGAL DESCRIPTION PLAN 971 LOT 12 OWNER'S NAME: xt,—k , SCALE +;+p City of KitchenerCAo FRE S[TE ADDRESS: wFwDm(cs,�.waFsFRoN LATE:NMMSER'," 2016 Co1P"ITY SERVICES XPAR7NENT SP+B637FLTANRi Approved Site Plan — 810 Frederick Street A site visit was undertaken on June 4, 2018. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance If ■E Ll A M1042 SRM STATISTICS cWAkvRba LAMr15MA2-e B*Vq Camp► 743.1M PAA%I lres<aPeA 4W 7E642M N7M%I W-A*PV*g01~ PsY4Spm**rt OFnwb. 10a r SAW $�w•Pi I Bw1WFaPPM"RWAr44-WA WATIAESIDEWK PMnew � LSPd-p Fp. Sp— RA"S.l NOTE PwwedWkW.Pddf.7w REVM SITE PLAN APPLICATION No. SP1610371F1LT SITE PLAN CL s --4, LEGAL DESCRIPTION PLAN 971 LOT 12 OWNER'S NAME: xt,—k , SCALE +;+p City of KitchenerCAo FRE S[TE ADDRESS: wFwDm(cs,�.waFsFRoN LATE:NMMSER'," 2016 Co1P"ITY SERVICES XPAR7NENT SP+B637FLTANRi Approved Site Plan — 810 Frederick Street A site visit was undertaken on June 4, 2018. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance Planning Comments: The owner is proposing to sever the lands as follows, and as depicted on the plan attached to the application: B 2018-034 (Retained Lot, Parts 8, 9 and 22) Width - 14.102m Depth - 30.48m Area - 430.9 sq.m. B 2018-035 (Severed Lot 1, Parts 7, 10 and 21) Width - 5.66m Depth - 30.48m Area - 172.5 sq.m. B 2018-036 (Severed Lot 2, Parts 6, 11 and 20) Width - 5.66m Depth - 30.48m Area - 171.9 sq.m. B 2018-037 (Severed Lot 3, Parts 5, 12 and 19) Width - 5.66m Depth - 30.48m Area - 171.9 sq.m. B 2018-038 (Severed Lot 4, Parts 4, 13 and 18) Width - 5.66m Depth - 30.48m Area - 171.9 sq.m. B 2018-039 (Severed Lot 5, Parts 3, 14 and 17) Width - 12.64m Depth - 30.48m Area - 171.9 sq.m. B 2018-040 (Severed Lot 6, Parts 2 and 15) Width - 5.66m Depth - 30.48m Area - 171.9 sq.m. B 2018-043 (Severed Lot 7, Parts 1, 16 and 23) Width - 12.64m Depth - 30.48m Area - 377.0 sq.m. Permission is also being requested to sever a parcel of land having a width of 0.4m and a depth of 30.48m identified as Part 23 on the plan submitted with the application, to be conveyed as a lot addition to the adjacent property municipally addressed as 57 Turner Avenue; and, to grant easements at the rear of the subject properties over Parts 9 to 22 on the plan submitted with the application having an overall width of 5m for stormwater management services; and, easements over parts 17 to 22 having a width of 0.9m for mutual access for the adjacent properties. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance Turner Ave Severance Sketch Showing 8 Proposed Lots and Easements Legend: Proposed Lots /Rear Yard Access Easements/Stormwater Management Easement U) Both the severed and retained lots are designated Low Rise Residential in the City's Official Plan, and are zoned Residential Six Zone (R-6). Each townhouse unit and proposed lot conforms to the relevant policies and zoning regulations. 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, staff is satisfied that the creation of the severed lots and lot addition are desirable and appropriate. The uses of both the severed and retained parcels are in conformity with the City's Official Plan and Zoning By-law. The size, dimensions and shapes of the proposed lots is suitable for the use of the lands. The lands front on an established public street, and are serviced with independent and adequate service connections to municipal services. Planning staff is of the opinion that the proposal is consistent with the Provincial Policy Statement and conforms to the Growth Plan for the Greater Golden Horseshoe. 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. A building permit shall be obtained for each townhouse unit. Please contact the Building Division @ 519-741-2433 for permit requirements and any questions. Transportation Comments: Transportation Services have no concerns with the proposed application. Engineering Comments: Site certification for Site Plan Application SP16/03/F/LT for 810 Frederick Street will be required prior to severance approval. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance Services for each proposed lot are required to be installed as part of Site Plan Application SP16/03/F/LT for 810 Frederick Street. A 5.Om wide easement is required along the entire length of the existing property for the proposed infiltration pits, per the approved Servicing Plan, Rev 3., dated April 20, 2017. Operations Comments: Park land dedication will not be required for this application since parkland dedication has already been taken for this property. Heritage Comments: No heritage planning concerns. RECOMMENDATION: That applications B2018-034 to B2018-040 and B2018-043 for lots having dimensions as shown on the severance plan submitted in support of the applications, be approved subject to the following conditions: 1. That the Owner provide a digital file of the deposited reference plan(s) prepared by an Ontario Land Surveyor in .dwg (AutoCad) or .dgn (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. 2. 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 to the satisfaction of the City's Revenue Division. 3. That the Transfer Easement documents required to create the Easements being approved herein shall include the following and shall be approved by the City Solicitor: a. a clear and specific description of the purpose of the Easements and of the rights and privileges being granted therein (including detailed terms and/or conditions of any required maintenance, liability and/or cost sharing provisions related thereto); b. a clause/statement/wording confirming that the Easements being granted shall be maintained and registered on title in perpetuity and shall not be amended, released or otherwise dealt with without the express written consent of the City. 4. That a satisfactory Solicitor's Undertaking to register the approved Transfer Easements and to immediately thereafter provide copies thereof to the City Solicitor be provided to the City Solicitor. Lisa Thompson, CPT Juliane von Westerholt, MCIP, RPP Planning Technician Senior Planner *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance Region of Waterloo File No. D20-20/18 KIT June 11, 2018 Holly Dyson Committee of Adjustment City of Kitchener P.O. Box 1118 200 King Street East Kitchener, ON N2G 4G7 B 2018-033 23 Hillcrest Court Jennifer Pfister PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 8th Floor Kitchener Ontario N2G 4A Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4466 www.regionofwaterloo.ca Matthew Colley 575-4757 ext. 3210 Re: Comments for Consent Applications B2018-033 through B2018-043 Committee of Adjustment Hearing June 19, 2018 CITY OF KITCHENER The applicant is proposing to sever a triangular-shaped parcel of land from the rear portion of 23 Hillcrest Court having a width of 49.104m, a depth of 48.286 and an area of 1,106 square metres to be conveyed as a lot addition to 92 and 96 Woolwich Street. The properties are intended for residential development. Corridor Planning: Staff notes that transit requirements will be identified in the future when the development plans for the lands at 92 and 96 Woolwich Street and the severed lot are available. No concept plan for the proposed development has been provided with the application. It appears that the intent of the application is to develop the lands of the severed lot in addition to 92 and 96 Woolwich Street with multi -residential. These lands may have impacts from the transportation noise from adjoining municipal streets (ex. Bridle Trail, Woolwich Street, and any potential stationary noise sources in the vicinity. Regional Document Number: 2746461 Version: 1 Staff have reviewed the subject property and the surrounding area and have confirmed that there are no stationary noise concerns associated with this application. It is the responsibility of the applicant to ensure the development is not adversely affected by anticipated transportation and/or stationary noise impacts, both onsite and offsite. A detailed Environmental Noise Study will be required to assess the impacts of environmental noise in the vicinity. The noise study must be prepared in accordance with MOE NPC -300 Guideline. The noise consultant must be pre -approved by the Region of Waterloo. The noise consultant is responsible for obtaining current information, applying professional expertise in performing calculations, making detailed and justified recommendations, submitting the Consultant Noise Study Declaration and Owner/Authorized Agent Statement along with 4 copies of the Environmental Noise Study to the Region of Waterloo. The noise consultant preparing the Environmental Noise Study must complete and submit a Transportation Planning Noise Assessment Fee Form and must request forecasted traffic data for the appropriate Regional roadways. The form can be found at: https://www.regionofwaterloo.ca/en/living-here/resources/Design-StandardsINoise- Assessment-Application--Fee-Form. pdf As indicated on the form, traffic forecasts for noise assessments will be prepared within 15 business days of the data of the request, but will be withheld if payment has not been received. The requirements of an environmental noise study must be secured for residential development on these lands. The recommendations of the detailed noise study will be implemented at a future development application through a registered agreement with the City of Kitchener, as a Regional condition of this consent application. Regional staff has no objection to the application subject to the following conditions: 1) That prior to final approval, the applicant submit an Environmental Noise Study to the Region of Waterloo for review and approval, and, if necessary, based on the recommendations of the study, enter into a Registered Development Agreement with the City of Kitchener to implement the recommendations of the study. Document Number: 2746461 Version: 1 B 2018-034 to B2018-040, and B2018-043 810 Frederick Street JC Homes Inc. The applicant is proposing to sever 8 residential lots, create mutual stormwater management and access easements; and to convey a lot addition from the easterly lot to the adjacent property municipally addressed as 57 Turner Avenue. The proposed severed lots will front onto Turner Avenue. The proposed applications are also requesting to sever a parcel of land having a width of 0.4m and a depth of 30.48m identified as Part 23 on the submitted plan to be conveyed as a lot addition to the adjacent property municipally addressed as 57 Turner Avenue; and, to grant easements at the rear of the subject properties over Parts 9 to 22 on the plan submitted with the application having an overall width of 5m for stormwater management services; and, easements over parts 17 to 22 having a width of 0.9m for mutual access for the adjacent properties. Community Planning: Fee: Pursuant to Region Fee By-law 17-076, the applicant is required to submit the Region's Consent Application Fee of $350.00 per new lot prior to final approval of the consent. The applicant is required to submit the Consent Application Review Fee of $350.00 for the creation of 7 new lots (total fee of $2,450) associated with applications B2018-035 through B2018-040 and B2018-043. Corridor Planning: A detailed environmental noise study will be required to assess the impacts of transportation and rail noise from Frederick Street/Turner AvenueNictoria Street and Metrolinx railway; and any potential stationary noise sources in the vicinity. The recommendations of the detailed noise study will be required to be implemented as a Regional condition through a registered agreement with the City of Kitchener. Condition(s) must be secured accordingly. It is the responsibility of the applicant to ensure the development isnot adversely affected by anticipated transportation and/or stationary noise impacts. In this regard the applicant should prepare an Environmental Noise Study. The noise study must be prepared in accordance with MOE NPC -300 Guideline. The noise consultant must be pre -approved by the Region of Waterloo. The noise consultant is responsible for obtaining current information, applying professional expertise in performing calculations, making detailed and justified recommendations, submitting the Consultant Noise Study Declaration and Owner/Authorized Agent Document Number: 2746461 Version: 1 Statement along with three copies of the Environmental Noise Study to the Region of Waterloo. Please note that the Region of Waterloo charges $250 for the preparation of traffic forecasts and review of Environmental Noise Study. The noise consultant preparing the Environmental Noise Study must complete and submit a Transportation Planning Noise Assessment Fee Form and must request forecasted traffic data for the appropriate Regional roadways. The form can be found at: https://www.regionofwaterloo.ca/en/living-here/resources/Design-StandardsINoise- Assessment-Application--Fee-Form. pdf As indicated on the form, traffic forecasts for noise assessments will be prepared within 15 business days of the data of the request, but will be withheld if payment has not been received. Regional staff has no obiection to the application subject to the following conditions: 1) That prior to final approval, the applicant submit payment to the Region of Waterloo, the Consent Application Review Fee of $350.00 for each new residential lot created. 2) That prior to final approval, the applicant submit an Environmental Noise Study to the Region of Waterloo for review and approval, and, if necessary, based on the recommendations of the study, enter into a Registered Development Agreement with the City of Kitchener to implement the recommendations of the study. B 2018-041 and B2018-042 62 Daniel Avenue Keystone Property Developments Inc. The applicant is proposing to sever 2 lots for residential development and retain 1 lot. Proposed severed lot 1 will have a width of 12.21m, a depth of 30.55m, and an area of 372.93 square metres. Proposed severed lot 2 will have a width of 12.21m, a depth of 30.58m, and an area of 373.34 square metres. The retained lot will have a width of 12.21m, a depth of 30.58m, and an area of 373.79 square metres. Community Planning Fee The Region acknowledges receipt of the required consent application fee. Document Number: 2746461 Version: 1 Regional staff has no objection to the subject 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, Matthew Colley Planner Document Number: 2746461 Version: 1 Grand River Conservation Authority Resource Management Division Andrew Herreman, Resource Planning Technician PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: June 8, 2018 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N1 R 5W6 Phone: (519) 621-2761 ext. 2228 E-mail: aherreman@grandriver.ca YOUR FILE: See below RE: Applications for Minor Variance, Fence and Sign: FN 2018-002 66 Inwood Drive SG 2018-006 101 Frederick Street/40 Weber Street East SG 2018-007 171 Sherwood Avenue Applications for Minor Variance: A 2018-050 5 Wake Robin Drive A 2018-051 188 Hawkswood Drive A 2018-052 187 Rivertrail Avenue A 2018-053 70 Dumart Place A 2018-054 62 Daniel Avenue A 2018-055 62 Daniel Avenue A 2018-056 62 Daniel Avenue Applications for Consent: B 2018-034 to B 2018-040 & B 2018-043 810 Frederick Street B 2018-041 to B 2018-042 62 Daniel Avenue 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, � Andrew Herreman Resource Planning Technician Grand River Conservation Authority *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.