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HomeMy WebLinkAboutDSD-18-054 - B 2018-041, B 2018-042 & A 2018-054 to A 2018-056 - 62 Daniel AveStaff Repod Development Services Department REPORT TO: DATE OF MEETING SUBMITTED BY: PREPARED BY: WARD: DATE OF REPORT: REPORT #: SUBJECT: a 12 131 129 f 127 J Kr R wwwkitchener. ca Committee of Adjustment June 19, 2018 Juliane von Westerholt, Senior Planner 519-741-2200 ext. 7157 Craig Dumart, Junior Planner - 519-741-2200 ext. 7073 1 June 7, 2018 DSD -18-054 APPLICATION #: B2018-041, B2018-042, A2018-054, A2018-055, & A2018-056 62 Daniel Avenue Applicant: Labreche Patterson & Associates Inc. Approve with conditions 49' .47 L Location Map: 62 Daniel Avenue n DANIEL A E U-_ (BY REGISTERED PIAN 675) PIN 711-0010(1 T) 112.211 i .ixJ 'LYARn ETILCIL, ry i l Evw" E I k o PART I SEVERE[? LOT i AREA -- 372.934m-1 (44 L423ft2) HUILMING FOOTPRINfT_ I (P1&M EA 36.63 12.211 1 PAIS T SEVERED LOT ARLAL: 373-389m [4019.-3W1 RVIL }TKU F TE-AINT: cv PART 2-- 580 W _ II � Cl m r— I m�.J 9TAl_,L�StTIn7.57 I �YJ r90 ri) Z �. 12x2261 hIE N 25'47'3C- IA' a+ w W V 24'4-'0'5 _ w W- 1 PART RETAI NEE MYF 3 AR EA: 373.Mrn1(40 _430 SLRL.DFNG F 07PRFKT- 9,si r I 1 7Stn�f51;FC? TRACK_ 12.220BOARLIFEWE 12.221 36.661 T Proposed lot fabrics REPORT Planning Comments: The subject property is designated Low Rise Residential in the City's 2014 Official Plan and zoned Residential Three Zone (R-3) in Zoning By-law 85-1. The lands are currently vacant. The existing development of the neighbourhood consists of a mix of single detached dwellings, semi-detached dwellings, and low-rise multiple dwellings. Lot sizes vary in width, depth, and area in this nieghbourhood. The subject property is designated as Residential Infilling Low Density in the 1980 Bridgeport East Community (Secondary) Plan which has the status of a community plan and has no status under the Planning Act, therefore staff defers to the Official Plan for land use designation. 2 ` - 1 I� u 580 W _ II � Cl m r— I m�.J 9TAl_,L�StTIn7.57 I �YJ r90 ri) Z �. 12x2261 hIE N 25'47'3C- IA' a+ w W V 24'4-'0'5 _ w W- 1 PART RETAI NEE MYF 3 AR EA: 373.Mrn1(40 _430 SLRL.DFNG F 07PRFKT- 9,si r I 1 7Stn�f51;FC? TRACK_ 12.220BOARLIFEWE 12.221 36.661 T Proposed lot fabrics REPORT Planning Comments: The subject property is designated Low Rise Residential in the City's 2014 Official Plan and zoned Residential Three Zone (R-3) in Zoning By-law 85-1. The lands are currently vacant. The existing development of the neighbourhood consists of a mix of single detached dwellings, semi-detached dwellings, and low-rise multiple dwellings. Lot sizes vary in width, depth, and area in this nieghbourhood. The subject property is designated as Residential Infilling Low Density in the 1980 Bridgeport East Community (Secondary) Plan which has the status of a community plan and has no status under the Planning Act, therefore staff defers to the Official Plan for land use designation. 2 The Owner is requesting permission to sever the subject lands into three lots with the intent to develop the retained lands and severed lands with single detached dwellings (B2018-041, B2018-042). The first severed lot (Parcel 1, single detached dwelling) would have a lot width of 12.221 metres, a depth of 30.523 metres, and an area of 372.93 square metres. The second severed lot (parcel 2 single detached dwelling) would have a lot width of 12.221 metres, a depth of 30.58 metres, and an area of 373.39 square metres. The retained lot (single detached dwelling) would have a lot width of 12.221 metres, a depth of 30.61 metres, and an area of 373.79 square metres. In addition, the Owner has submitted the following minor variance application: A2018-054, A2018-055 and A2018-056— The owner is requesting relief from Section 37.2.1 of the Zoning By-law to permit lot widths of 12.2 metres whereas the zoning by-law requires a minimum lot width of 13.7 metres and requesting additional relief from Section 37.2.1 to permit a lot area of 372 square metres for a single detached dwellings whereas the zoning by-law requires a minimum lot area of 411 square metres. City Planning staff conducted a site inspection of the property on May, 2018. Existing vacant lands at 62 Daniel Avenue. Consent Applications — B2018-041, B2018-042 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 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. While the retained and severed lands require minor variances, Planning staff is of the opinion that the size, dimension and shape of the proposed lots are 3 suitable for the use of the lands and compatible with the surrounding community. The lands front onto a public street and rear yards back onto a public park. The proposed lots conform to the 2014 Official Plan. Both the retained and severed lots reflect the general scale and character of the established development pattern of surrounding lands. Based on the foregoing, Planning staff recommends that Consent Applications B2018-041, B2018-042, requesting consent to sever the subject property into three lots to facilitate the development of the severed lands and retained lands, be approved, subject to the conditions listed in the Recommendation section of this report. Minor Variance Applications — A2018-054, A2018-055, & A2018-056 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: 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 and semi-detached dwellings is being relied upon to determine whether the proposed variances meet the general intent of the Official Plan. It is planning staffs opinion that the proposed variance meets the general intent of the Official Plan which encourages a range of different forms of housing to achieve a low density neighbourhood. The minor change to the lot areas and lot widths will maintain the low density character of the property and surrounding neighbourhood, which is characterized by a variety of lot sizes and built form options. The proposed variance conforms to the designation and it is the further opinion of staff that the requested variance is appropriate. 2. The requested variances to permit reduced lot areas of 372 square metres for each lot whereas 411 square metres is required, and reduced lot widths of 12.2 metres whereas 13.7 metres is required meets the general intent of the Zoning By-law. The purpose of the minimum 411 square metre lot area requirement and the minimum 13.7 metre lot width requirement is to ensure the lot is of adequate size to support a building envelope and parking, as well as to provide adequate amenity space on site. The proposed single detached dwellings meet all other zoning regulations with regards to setbacks, parking, building height, lot coverage and all proposed lots provide a generous amount of amenity space in the rear yard. As such, staff is satisfied the reduction of 39 square metres from lot area and reduction of 1.5 metres of lot width meet the general intent of the Zoning By-law. 3. The variances can be considered minor as the proposed single detached dwelling reduced lot area and lot widths will not present any significant impacts to adjacent properties or the overall neighbourhood. The proposed new single detached dwellings use will provide a new housing form at a scale and density that is appropriate for the context of the existing neighbourhood, which consists of single detached dwellings and multiple dwellings. 4. The requested variances are appropriate for the development and use of the land. The development of these properties will be sympathetic to the surrounding area and bring a new context -appropriate unit type to the neighbourhood. Based on the foregoing, Planning staff recommends that these applications be approved, subject to the conditions outlined below 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. A building permit shall be obtained for each single detached dwelling. Please contact the Building Division @ 519-741-2433 with permit requirements and any questions. Heritage Comments: No cultural heritage issues or concerns. Environmental Planning Comments: The tree management plan prepared by MacKinnon & Assoc. plotted May 14, 2018 has been reviewed. The standard tree protection condition should be applied where the owner enters into an agreement registered on title of both the severed and retained lands requiring a Tree Preservation / Enhancement Plan to be submitted and approved before a building permit will be issued. Transportation Services Comments: Transportation Services has no concerns with the proposed application subject to the following condition: For the severed portion only, funds for a future concrete sidewalk to be provided to the City's Engineering Division along the Daniel Avenue frontage. 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. If the buildings have basements and a sump pump is required, a storm outlet will be required also. The owner is required to make satisfactory financial arrangements with the Engineering Division for the installation of new services that may be required to service this property, all prior to severance approval. Our records indicate municipal water, storm and sanitary services are currently available to service this property. Each severed lot will require a sanitary, a storm (for new foundations only) and a water service. Any further enquiries in this regard should be directed to Natasha Prepas- Strobeck (519-741-2200 ext. 7136). Any new driveways are to be built to City of Kitchener standards. All work is at the owner's expense and all work needs 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 5 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: Cash -in -lieu of park land dedication will be required on the severed parcel as new development lots will be created. The cash -in -lieu dedication required is $11,233.20 Park Dedication is calculated at 5% of the new development lots only, with a land valuation calculated by the lineal frontage (24.42m) at a land value of $9,200 per frontage meter. RECOMMENDATIONS: That Applications A2018-054, A2018-055 & A2018-056 requesting relief from Section 37.2.1 of the Zoning By-law to permit lot widths of 12.2 metres whereas the zoning by- law requires a minimum lot width of 13.7 metres and requesting additional relief from Section 37.2.1 to permit a lot area of 372 square metres for a single detached dwellings whereas the zoning by-law requires a minimum lot area of 411 square metres be approved. That Applications B2018-041, B2018-042 requesting consent to sever the subject property into three lots be approved, subject to the following conditions: 1. That Minor Variance Applications A2018-054, A2018-055 & A2018-056 receive full and final approval; 2. That the Owner submits a site layout plan showing the proposed location of all buildings and driveways and elevation drawings showing, scale, and massing of the proposed buildings relative to the established streetscape to the satisfaction of the City's Director of Planning; 3. 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; 4. 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 prior to any grading or the application or issuance of a building permit, the owner shall submit a plan, prepared by a qualified consultant, to the satisfaction and approval of the City's Director of Planning showing: (i) the proposed location of all buildings (including accessory buildings and structures), decks and driveways; (ii) the location of any existing buildings or structures to be removed or relocated; R (iii) the proposed grades and drainage; (iv) the location of all trees to be preserved, removed or potentially impacted on or adjacent to the subject lands, including notations of their size, species and condition; (v) justification for any trees to be removed; (vi) outline tree protection measures for trees to be preserved; and (vii) building elevation drawings. 5. 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. 6. That the owner pay to the City of Kitchener a cash -in -lieu contribution for park dedication on the severed parcel equal in the amount of $11,233.20. The park land dedication is calculated at the residential rate of 5% of the per metre lineal frontage land value for the severed portion. 7. 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. 8. That the Owner make financial arrangements to the satisfaction of the City's Engineering Division for the installation of any new service connections to the severed and/or retained 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 and retained. 10. That any new driveways be built to City of Kitchener standards at the Owner's expense prior to occupancy of the building to the satisfaction of the City's Engineering Division. 11. That the Owner provide a servicing plan showing outlets to the municipal servicing system to the satisfaction of the Director of Engineering Services. 12. That the Owner submit a complete Development and Reconstruction As -Recorded Tracking Form (as per the Public Sector Accounting Board (PSAB) S. 3150) together 7 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 Director of Engineering Services. 13. That the Owner provides Engineering staff with confirmation that the basement elevation 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 to the satisfaction of the Director of Engineering Services. 14. That the owner provides funds for a future concrete sidewalk for the severed lands only to the City's Engineering Division along the Daniel Avenue frontage. 15. That, prior to final approval, the applicant submits the Consent Application Review Fee of $350.00 to the Region of Waterloo. Craig Dumart, BES, MCIP, RPP Junior Planner Juliane von Westerholt BES, MCIP, RPP Senior Planner 9 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 Region of Waterloo June 06, 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 Re: Committee of Adjustment Meeting on June 19, 2018, City of Kitchener. Regional staff have reviewed the following Committee of Adjustment application(s) and have the following comments: 1. 66 Inwood Drive (FN 2018-002): No concerns. 2. 171 Sherwood Avenue (SG 2018-007): No concerns. 3. 5 Wake Robin Drive (A 2018-050): No concerns. 4. 188 Hawkswood Drive (A 2018-051): No concerns. 5. 187 Rivertrail Avenue (A 2018-052): No concerns. 6. 70 Dumart Place (A 2018-053): No concerns. 7. 62 Daniel Avenue (A 2018-054, 055 and 056): 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, ' n Joginder Bhatia Transportation Planner (519) 575-4757 ext 3867 Document Number: 2747313 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. RE: Application for variance - 62 Daniel Avenue, Kitchener B 2018-041, B 2018-042, A 2018-054 A 2018-055 & A 2018-056 Dear committee Members As neighboring residents of the lot at 62 Daniel Ave Kitchener we are opposed to the variance to sever 3 lots for the following reasons. We do not feel 5 feet frontage per lot is a small variance as well as the proposed reduced area. These lots would be smaller than any other lots on the street, all but 1 conform to the current zoning regulations. Current infrastructure, such as water mains, are already under strain and prone to frequent breaks. Due to the size of the lots, we assume the homes would be 2 story (if they have garages out front that is all you would see, other garages are in-line or non-existent). Only 1 other 2 storey resides on this end of the street. We realize the owner is out to get the biggest bang for his buck as he applied to put 4 homes there in the past. The street aesthetics and the neighboring residents should not have to lose out for his financial gain. We strongly feel that severing the lot to accommodate 2 single family homes it would much better blend in with the neighboring homes. Ps... I grew up in this neighborhood and moved back here to an old established area over 20 years ago because of the lot sizes and the zoning regulations. I'm sure others on this street bought here for the same reason. There are other areas within the city that allow the lot sizes he wants. We hope you understand our concerns and have him conform to the current zoning regulations. Thank You June 11, 2018 The City of Kitchener Committee of Adjustment 200 King St. W. PO Box 1118 Kitchener, ON N2G 4G7 RE: Application for variance - 62 Daniel Avenue, Kitchener B 2018-041, 8 2018-042, A 2018-054 A 2018-055 & A 2018-056 This letter is being prepared and signed by concerned residents of Daniel Avenue, that are opposed to the proposed sever and variance at 62 Daniel Avenue. We have several concerns that are the reason for our opposition: 1, Aging infrastructure: Current city maintained infrastructure, such as water mains, are already under strain and prone to frequent breaks. Additional, higher density living could add additional and undue pressure to the system, causing more frequent interruptions to services. 2. Safe road access: A reduced lot size (5 feet for each, total of 15 feet) would mean less room for on -property parking, which could mean a regular increase to street parking making access to and from our homes a challenge. 3. Future development: The applicant appears to want to proceed with building 2 properties now, reserving the right to build a 3rd at a later time. If approved, this would mean neighbourhood disruption occurs not fust once but twice over. We da want to support the responsible development and investment in our community, and as such would be satisfied if the lot were severed to allow 2 single family dwellings, but feel the lot is just too small to sever for 3. Thank you for taking the time to hear our concerns and to consider them along with the variance application.