HomeMy WebLinkAboutCA Agenda - 2018-06-19COMMITTEE OF ADJUSTMENT
UNFINISHED BUSINESS AGENDA
June 19, 2018 - 9:30 a.m.
MINOR VARIANCE APPLICATIONS
1. Submission No.: A 2018-029
Applicant: Emmanuel Bible College
Property Location: 110, 130 and 136 Fergus Avenue
Leaal Description: Lot 54. Part Farm Lot. Plan 589 and Part Lot 56. Plan 690
Permission to construct a multi -residential development on the severed land referenced in
Consent Application B 2017-040 having a 102 unit, four -storey residential apartment building
and 35 townhouse units on lands designated under the City's Official Plan as Institutional and
Low Rise Residential having a maximum building height for the apartment building of 12.5m
rather than the permitted maximum height of 10.5m; easterly and westerly side yard setbacks
of 6m rather than the required 6.25m; a maximum Floor Space Ratio (FSR) of 0.853 rather
than the permitted FSR of 0.6; to permit 171 off-street parking spaces (1.25 spaces/per unit)
rather than the required 206 off-street parking spaces (1.5 spaces/per unit); and, to provide 34
visitor parking spaces (17% of the required parking) rather than the required 41 visitor parking
spaces (20% of the required parking).
2. Submission No.: A 2018-045
Applicant: Christian Tosa
Property Location: 46 Paige Street
Legal Description: Lot 42, Registered Plan 58M-411
Permission for a single detached dwelling under construction to have a building height of
11.5m rather than the maximum permitted height of 10.5m.
Staff Repod
Development Services Department
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www kitchener. ca
REPORT TO:
Committee of Adjustment
DATE OF MEETING:
June 19, 2018
SUBMITTED BY:
Alain Pinard, Director of Planning 519-741-2200 ext. 7319
PREPARED BY:
Craig Dumart, Junior Planner 519-741-2200 ext. 7073
WARD:
2
DATE OF REPORT:
June 4, 2018
REPORT NUMBER:
Follow up to CSD -18-061
SUBJECT:
Application #: A2018-029,110,130, & 136 Fergus Avenue
Applicant: Paul Leveck
Refuse
On March 20, 2018, the Committee of Adjustment deferred consideration of application A2018-
029 requesting relief from:
(1) Section 32.3.5 of the Zoning By-law to permit a maximum building height of 12.5
metres for a free standing multiple dwelling whereas a maximum building height of 10.5
metres for a free standing multiple dwelling is permitted;
(2) Section 32.3.5 of the Zoning By-law to permit a side yard setback of 6.0 metres
whereas a minimum of 6.25 metres is required;
(3) Section 32.3.5 of the Zoning By-law to permit a maximum floor space ratio (FSR) of
0.853 for a free standing multiple dwelling whereas the Zoning By-law allows a
maximum FSR of 0.6;
(4) Section 6.1.2.a) to allow parking at a rate of 1.25 spaces per unit (total of 171 parking
spaces) rather than the required parking rate of 1.5 spaces per unit; and
(5) Section 6.1.2 (b)(vi)(b) to permit a required visitor parking rate of 17% (34 spaces for
137 units) rather than the required 20% until September 18, 2018 or until such time as
an opportunity to work with staff regarding concerns outlined in the staff report.
The applicant is at an impasse with staff and has not revised the proposed development to
conform to the Official Plan, or comply with the Zoning By-law. Furthermore, the applicant's
latest proposal does not address servicing constraints which are typically managed by way of a
holding provision under Section 36 of the Planning Act.
A Site Plan application was submitted May 17, 2018 after the Minor Variance application was
rescheduled at the request of the applicant. On May 31, 2018, the Site Plan application was
circulated to all commenting divisions and agencies. Planning Staff informed the applicant that
staff may not be able to process the application in the timelines prescribed in the Planning Act
without the complete submission requirements as outlined in the "Site Plan Application
Staff Repod
Development Services Department
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www kitchener. ca
Completeness Requirement Letter" and the record of pre -submission. Planning staff remain
supportive of the refusal as recommended in CSD Report -18-061.
Craig Dumart, BES, MCIP, RPP
Junior Planner
Attachments
Alain Pinard. MA, MCIP, RPP
Director of Planning
Appendix "A" — Site Plan Application Completeness Requirement Letter
Appendix "B" — CSD Report -061
J
Staff Report
KIT[ HEI�TER Community Services Department www.kitchenerca
REPORT TO:
DATE OF MEETING
SUBMITTED BY:
PREPARED BY:
WARD:
DATE OF REPORT:
REPORT #
SUBJECT:
Committee of Adjustment
March 20, 2018
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
Craig Dumart, Junior Planner- 519-741-2200 ext. 7073
2
March 9, 2018
CSD -18-061
Application #: A2018-029,110,130, & 136 Fergus Avenue
Applicant: Paul Leveck
Refuse
Subject Properties
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Location Map: 110,
RECOMMENDATION
91 �`` Lr • ' f ..
130, & 136 Fergus Avenue .?
That application A2018-029 requesting relief from: (1) Section 32.3.5 of the Zoning By-law
to permit a maximum building height of 12.5 metres for a free standing multiple dwelling
whereas a maximum building height of 10.5 metres for a free standing multiple dwelling
is permitted. (2) Section 32.3.5 of the Zoning By-law to permit a side yard setback of 6.0
metres whereas a minimum of 6.25 metres is required. (3) Section 32.3.5 of the Zoning
By-law to permit a maximum floor space ratio (FSR) of 0.853 for a free standing multiple
dwelling whereas the Zoning By-law allows a maximum FSR of 0.6. (4) Section 6.1.2.a) to
allow parking at a rate of 1.25 spaces per unit (total of 171 parking spaces) rather than
the required parking rate of 1.5 spaces per unit. (5) Section 6.1.2 (b)(vi)(b) to permit a
required visitor parking rate of 17% (34 spaces for 137 units) rather than the required
20%, be refused.
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Subject Properties
• 7
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Location Map: 110,
RECOMMENDATION
91 �`` Lr • ' f ..
130, & 136 Fergus Avenue .?
That application A2018-029 requesting relief from: (1) Section 32.3.5 of the Zoning By-law
to permit a maximum building height of 12.5 metres for a free standing multiple dwelling
whereas a maximum building height of 10.5 metres for a free standing multiple dwelling
is permitted. (2) Section 32.3.5 of the Zoning By-law to permit a side yard setback of 6.0
metres whereas a minimum of 6.25 metres is required. (3) Section 32.3.5 of the Zoning
By-law to permit a maximum floor space ratio (FSR) of 0.853 for a free standing multiple
dwelling whereas the Zoning By-law allows a maximum FSR of 0.6. (4) Section 6.1.2.a) to
allow parking at a rate of 1.25 spaces per unit (total of 171 parking spaces) rather than
the required parking rate of 1.5 spaces per unit. (5) Section 6.1.2 (b)(vi)(b) to permit a
required visitor parking rate of 17% (34 spaces for 137 units) rather than the required
20%, be refused.
REPORT:
Planning Comments
The subject properties are municipally addressed as 110, 130, and 136 Fergus Avenue. The
portion of the subject lands addressed as 110 Fergus Avenue (the severed land referenced in
Consent Application B 2017-040) is currently developed with a post -secondary school campus
that consists of a religious institution (chapel), an administrative office building, a campus centre
(restaurant/cafeteria for students) and residential lodging houses (dorms) for the students. The
subject properties municipally addressed as 130 and 136 Fergus Avenue are currently
developed with two single detached dwellings. The applicant is proposing to demolish the
existing institutional campus buildings on 110 Fergus Avenue and demolish the two existing
single detached dwellings on 130 and 136 Fergus Avenue to redevelop the site with a 4 storey
102 unit multiple dwelling building and 35 townhouse units.
The proposed development has split zoning across the subject lands and a split Official Plan
designation. 110 Fergus Avenue and 130 Fergus Avenue are zoned 1-2 (Community Institutional
Zone) with Special Use Provision 103U in the Zoning By-law and 136 Fergus Avenue is zoned
Residential Four Zone at the front half of the property and zoned 1-2 (Community Institutional
Zone) with Special Use Provision 103U at the rear of the property. 110 Fergus Avenue is
designated `Institutional' in the Official Plan and 130 and 136 Fergus Avenue are designated
`Low Rise Residential' in the Official Plan.
Prematurity
On November 28, 2017 planning staff met with the applicants at a pre -submission meeting to
discuss a proposed site plan for the subject lands. At the meeting staff identified that parkland
dedication would be required and that a Tree Management Plan would also be required to define
the development envelope for the proposal. This is necessary to calculate floor space ratio,
setbacks, and parking.
Tree Management Plan Site Plan Pre -submission comment:
The entire property (100, 110, 130 & 136 Fergus Ave) was the recipient of a LEAF grant in
2009. Part of the grant was to improve the sugar maples / forest on the property. In 2010,
approx. 133 trees were planted throughout the property. In light of the treed nature of the entire
property staff require the completion of a Tree Preservation / Enhancement Plan (maximizing
tree retention) consistent with the requirements of the City of Kitchener's Council -adopted Tree
Management Policy to determine what trees should remain.
Parkland Dedication Site Plan Pre -submission Comment:
The City of Kitchener has identified a gap in neighbourhood parkland delivery within this
community. Increasing residential density through infill will exacerbate the lack of public park
access. As a result should the lands be redeveloped for more intensive residential development,
the City would pursue the park dedication requirement through land dedication in conjunction
with the applicant to find mutually beneficial recreational land opportunities. At this time, the
preferred location of public open space would front Fergus Ave. along the eastern border.
The size of the potential public park will potentially be the maximum allowable per dedication
requirements. The size of the park would define it as a "parkette" or "urban green", and
operations staff have identified a minimum size of 0.0871 hectares with the balance of the
dedication to be considered as cash -in -lieu of land. The City is open to working with the
applicant to determine the most beneficial size, shape and alignment.
Planning staff advised the applicant on January 17, 2018, that a minor variance application is
premature until both the Tree Management Plan is completed and the parkland dedication
determined. Once these issues are addressed, City staff will be able to confirm the developable
area as it will be known how much land needs to be dedicated for parkland and the status of the
woodlot.
Once we have this information, staff will review a revised site plan and determine what variances
are required based on the developable area. Without this information it is uncertain what land area
can be developed and therefore variances cannot be determined at this time.
Servicing Constraints
Engineering staff have identified servicing concerns with the increased floor space ratio and
building height as it results in more density to the site. This site falls within the Montgomery -
Freeport sanitary catchment. This area is presently under a development freeze as additional
capacity is not available until the forcemain is completed. The increased density on site must be
considered through a zone change process as a holding provision is required to permit
additional development and could not be removed until the commissioning of the new
forcemains.
Accordingly, the lands are identified as a priority C in Kitchener's Growth Management Plan, a
rating that is assigned to lands deemed premature.
Despite staffs' advice, the applicant submitted an application requesting relief as follows: (1)
Section 32.3.5 of the Zoning By-law to permit a maximum building height of 12.5 metres for a
free standing multiple dwelling whereas a maximum building height of 10.5 metres for a free
standing multiple dwelling is permitted. (2) Section 32.3.5 of the Zoning By-law to permit a side
yard setback of 6.0 metres whereas a minimum of 6.25 metres is required. (3) Section 32.3.5 of
the Zoning By-law to permit a maximum floor space ratio (FSR) of 0.853 for a free standing
multiple dwelling whereas the Zoning By-law allows a maximum FSR of 0.6. (4) Section 6.1.2.a)
to allow parking at a rate of 1.25 spaces per unit (total of 171 parking spaces) rather than the
required parking rate of 1.5 spaces per unit. (5) Section 6.1.2 (b)(vi)(b) to permit a required
visitor parking rate of 17% (34 spaces for 137 units) rather than the required 20%.
City Planning staff conducted a site i
on of the property on February 27, 2018.
J
Existing institutional campus buildings at 110 Fergus Avenue
a
Existing single detached dwellings at 130 Fergus Avenue & 136 Fergus Avenue.
Four Tests
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 for the
retained lands:
Official Plan
The subject properties are designated Institutional (110 Fergus Avenue) and Low Rise
Residential (130 and 136 Fergus Avenue) in the City's Official Plan. The Institutional
designation provides for a full range of institutional uses that are primarily of a community or
regional scale including cemeteries, community facilities (e.g. auditoriums, community centres,
libraries, sports and/or recreation facilities), cultural facilities, day care facilities, educational
establishments, funeral homes, hospitals, heath offices and clinics, medical laboratories,
religious institutions, residential care facilities, social services establishments and studio/artisan-
related uses (policy 15.D.7.6). While the `Institutional' land use designation of these lands are in
effect, the implementing policies including specific uses are under appeal (section 15.D.7).
While policies of the 2014 Official Plan are under appeal the City can refer to parallel policies
from the 1994 Official Plan until such time as the appeals/repeals have been resolved. In the
interim the `Major Institutional District' policies (Section 7) of the 1994 Official Plan, as amended,
are used as guidance until such time as the appeals/repeals have been resolved. This has been
a consistent approach used by the City of Kitchener during this transitional period.
The Major Institutional policies contemplate a similar range of uses as Institutional policies the
new Official Plan and the proposed variances do not conform to the designation. Policy 7.1.4 of
the Major Institutional designation only permits multiple residential uses developed in
association with permitted institutional uses. Based on the foregoing staff are of the opinion that
the proposed use is not permitted by the Official Plan. Therefore staff cannot consider the
proposed development and cannot evaluate it against the four tests. The requested variances to
increase building height and floor space ratio in order to maximize the number of residential
units are not appropriate as the use is not permitted. The intent of the Institutional designation is
to protect lands for institutional uses and it is the opinion of staff that the requested variances do
not meet the intent of the Institutional land use designation.
130 and 136 Fergus Avenue are designated `Low Rise Residential' in the Official Plan which
provides for a full range of low density housing types including single detached, duplex, semi-
detached, street townhouse, cluster townhouse and low-rise multiple dwellings and special
needs housing (OP policy 15.D.3.8 — under appeal) to a maximum floor space ratio of 0.6 (OP
policy 15.D.3.11 — in effect). Site specific increase to allow up to a maximum floor space ratio of
0.75 may be considered where it is demonstrated that the increase is compatible and meets the
general intent of the policies in the Official Plan.
An Official Plan Amendment will be required to consider an increase in the Floor Space Ratio
greater than 0.75. (OP policy 15.D.3.11 — in effect). Despite the `Low Rise Residential' land use
designation of these properties, certain policies remain under appeal (i.e. 15.D.3.8, 15.D.3.10,
15.D.3.12, 15.D.3.14). As such the comparable `Low Rise Residential' policies of the 1994
Official Plan, as amended, may be used as guidance until such time as the appeals/repeals
have been resolved (section 3.1.2). Section 3.1.2 permits a maximum building height in Low
Rise Residential of 3 stories. The proposed development includes a multiple dwelling building 4
stories in height and a floor space ratio of 0.853. The intent of the Low Rise Residential policies
of both the 2014 & 1994 Official Plan is to permit multiple residential developments at a low
intensity of use and a low rise height. The proposed development exceeds the permitted
maximum height and floor space ratio as outlined in the Official Plan. It is the opinion of staff that
the requested variances do not meet the intent of the Low Rise Residential land use designation.
Zoning By-law
The requested variances to reduce the parking rates do not meet the intent of the zoning By-law.
The intent of the by-law is to ensure sufficient on-site parking for residents and visitors. The
applicant has requested relief from the Zoning By-law to allow parking at a rate of 1.25 spaces
per unit (total of 171 parking spaces) rather than the required parking rate of 1.5 spaces per unit
and request to permit a required visitor parking rate of 17% (34 spaces for 137 units) rather than
the required 20%. To support a parking reduction staff require justification studies and additional
information to be provided in support of a reduced parking rate. The applicant has not provided
justification for the parking reduction and City staff cannot support the reduced parking rates at
this time.
The requested floor space ratio of 0.853 was based on the applicant dedicating to the City 0.07
hectares of park land. The City of Kitchener's Operation Division concluded additional land area is
required with the balance of the dedication established as cash -in -lieu of land. The increased
amount of park land dedication required by the City of Kitchener would increase the floor space
ratio as the floor space ratio is calculated based on the lot area post park land dedication.
Additionally the increase park land dedication would result in the removal of 11 proposed parking
stalls. Therefore at this time staff are unable to determine if the variances requested are
appropriate without a site plan.
Appropriate Development
The requested variances to the setbacks, building height and floor space ratio are premature as
supporting plans and a formal site plan application has not been applied for. At this time staff
cannot accurately review the proposed building heights, setbacks, scale, massing, or evaluate the
compatibility with the surrounding residential neighbourhood to determine if the development is
appropriate and good planning.
Conclusion
In conclusion the variances cannot be considered minor or appropriate for the development and
use of the lands and does not represent good planning. Staff are of the opinion that the proposed
use is not permitted on the portion of the lands designated Institutional and the increased floor
space ratio and additional height is not permitted on the portion of the lands designated Low
Rise Residential so the proposal does not meet the intent of the Official Plan of the Zoning By-
law. Additionally, the application is premature until a developable area has been determined and
a site plan review has been completed for the proposal based on that site area. Variances
required cannot be determined until parkland dedication and the woodlot status has been
determined. As well, if an increase in density is proposed a holding provision through a Zoning
By-law Amendment will be required as servicing is not available. Based on the foregoing,
Planning staff recommends that this application be refused.
Building Comments:
The Building Division has no objections to the proposed variance.
Transportation Comments:
Transportation Services have concerns with the justification noted in support of a parking
reduction. As noted in the application, the proposed site is serviced by several transit routes at
Weber/Fairway, with a walking distance of approximately 1 kilometre (15 minute walk). Further,
the ION stop located at the Fairway Mall has a walking distance of approximately 2.5 kilometres
(35 minute walk) from the proposed site.
The applicant has not provided sufficient studies in support of a parking reduction. Additional
information is required to consider a reduced parking rate.
Engineering Comments:
This site falls within the Montgomery -Freeport sanitary catchment area and as such full
engineering Site Plan Approval will not be granted prior to the commissioning of the new
forcemains associated with the recently upgraded Freeport Sanitary Pumping Station. The
increased density on site should go through the zone change process where City Staff will
require a holding provision to be implemented which cannot be removed prior to the
commissioning of the new forcemains.
Operations Comments:
Operations — Environmental Services requires the removal of 11 proposed parking stalls
fronting the proposed public park space in order to accept the land as part of the dedication
requirement. The minimum park land required is established at 0.0871 hectares with the
balance of the dedication established as cash -in -lieu of land.
Environmental Planning Comments:
The application is premature as a Tree Management Plan (among other plans) would be
required to determine the developable area.
Craig Dumart, BES
Junior Planner
Juliane von Westerhold, MCIP, RPP
Senior Planner
Region of Waterloo
March 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
(3)/58 KIT, Bromberg, Garry, 1415 Huron Road
(5, 6)/53 Fairway, Fusion Homes
(7, 8) /VAR KIT, Freure North Subdivision
(10)/VAR KIT, Emmanuel Bible College
70-136 Fergus Avenue
Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However,
the owner should be made aware that any redevelopment application for these
lands may require dedicated road widening up to 13.107 metres from Bridge
Street centreline. Therefore, it is strongly recommended that the sign be located
accordingly. Otherwise, an encroachment agreement with the Region; or actual
relocation of the sign would be required at the owner's cost, at such times in
future.
2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private
property and should comply with City of Kitchener Sign By-law.
3. 205 West Oak Trail (A 2018-022): No concerns.
4. 51 Simeon Street (A 2018-023): No concerns.
5. 2 Crossbridge Avenue (A 2018-024): No concerns.
6. 500 Rivertrail Avenue (A 2018-025): No concerns.
7. 70 Castlebay Street (A 2018-026): No concerns.
8. 150 Rockcliffe Drive (A 2018-027: No concerns.
9. 66 West Avenue (A 2018-028): No concerns.
10.110, 130 and 136 Fergus Avenue (A 2018-029): No concerns.
11.356-420 King Street West (A 2018-032): No concerns.
DOCS: 2670864
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
Trisha Hughes, Resource Planner
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. 2319
E-mail: thug hes@grand river. ca
DATE: February 28, 2018 YOUR FILE: See below
RE Applications for Signs:
SG 2018-005 54 Queen Street North
Applications for Minor Variance:
A 2018-022
205 West Oak Trail
A 2018-023
51 Simeon Street
A 2018-024
2 Crossbridge Avenue
A 2018-025
500 Rivertrail Avenue
A 2018-026
70 Castlebay Street
A 2018-027
156 Rockcliffe Drive
A 2018-029
110, 130 & 136 Fergus Avenue
A 2018-032
356-400 King Street West
Applications for Consent:
B 2018-016 3 Chapel Hill Drive
B 2018-017 to 019 83 Elmsdale Drive
B 2018-020 334-400 King Street West
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,
//V'fig
Trisha Hughes
Resource Planner
Grand River Conservation Authority
TH/dp
*These comments are respectfully submitted as advice and reflect resource concerns within dee scope and mandate of the Page 1 of 1
Grand River Conservation Authority.
Staff Report
Development Services Department
REPORT TO:
DATE OF MEETING
SUBMITTED BY:
PREPARED BY:
WARD:
DATE OF REPORT:
REPORT #:
SUBJECT:
227
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KNER
www.ki tch en er. c a
Committee of Adjustment
May 15, 2018
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
Siobhan Kelly, Student Planner— 519-741-2200 ext.7074
Ward 1
May 7, 2018
DSD -18-025
A2018-045 — 46 Paige Street
Applicant — Cristian Tosa
Approve
Subject Lands
Location Map: 46 Paige Street
RECOMMENDATION
That Application A2018-044 requesting relief from Section 38.1 of By-law 85-1 to legalize a
building height of 11.5 metres whereas the Zoning By-law permits a maximum height of 10.5
metres, be approved.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
REPORT
Planning Comments:
The subject property located at 46 Paige Street is designated Low Rise Residential in the Official Plan
(2014) and is zoned Residential Four Zone (R-4) in Zoning By-law 85-1. The property currently contains a
newly built two storey, single detached dwelling. The applicant is requesting relief from Section 38.1 of the
Zoning By-law to legalize a building height of 11.5 metres whereas the Zoning By-law permits a maximum
building height of 10.5 metres.
City Planning staff conducted a site inspection of the property on April 25, 2018.
46 Paige Street
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
the 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 is being relied upon to determine whether the proposed variance meets the general intent of
the Official Plan. The proposed variance meets the intent of the designation which encourages a
range of different forms of housing to achieve a low density neighbourhood. The requested
variance meets the general intent of 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 legalize a building height of 11.5 metres whereas the
Zoning By-law permits a maximum building height of 10.5 metres. The intent of the 10.5 metre
height limit is to ensure that development in residential zones is low density. The purpose of the
R-4 zone is to accommodate a range of low density dwelling types. It is the opinion of staff that
a 1.0 metre increase in building height continues to meet the general intent of the Zoning By-
law, which is to ensure low density development within residential zones.
3. The variance can be considered minor as the increase in building height does not present any
significant impacts to the adjacent properties or the overall neighbourhood. The purpose of the
variance is to legalize the recently built two storey dwelling. During construction, a pitched capped
roof was incorporated, adding one metre of additional height to the building. The impact of this
addition is negligible considering the scale and massing of the adjacent properties.
4. The proposed variance is appropriate for the development and use of the land as the residential
use is a permitted use in the R-4 zone and as the dwelling continues to reflect the scale, massing,
and height of the adjacent properties. As such, it is the opinion of staff that the proposed variance
will not negatively impact the subject property or the surrounding neighbourhood.
Based on the foregoing, Planning staff recommends that this application be approved
Building Comments:
The Building Division has no objections to the proposed variance. A building permit has been issued
for the new single detached dwelling. Please contact the Building Division @ 519-741-2433 for revision
requirements. IF variance is not obtained, the roof must be constructed with the original pitch.
Transportation Services Comments:
Transportation Services have no concerns with the proposed application.
Engineering Comments:
Engineering Services have no concerns with the proposed application.
Operations Comments:
Operations have no concerns with the proposed application.
Environmental Planning Comments:
No environmental planning concerns.
Heritage Planning Comments:
No concerns with the proposed application.
Juliane von Westerholt, MCIP, RPP
Senior Planner
Region of Waterloo
April 27, 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
(2) /56 BLEAMS, First Christian Reformed Church
(5) /06 HIGHLAND, Savic Homes, 1402-1430
Highland Rd W
(6) /15 KING KIT, James Fryett Architect Inc.
624 King St W
(7) /06 FREDERICK, 834220 Ontario Inc.
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. 51 Chestnut Street (A 2018-043): No concerns.
2. 1275 Bleams Road (A 2018-044): No concerns.
3. 46 Paige Street (A 2018-045): No concerns.
4. 671 Glasgow Street Unit 7 (A 2018-046): No concerns.
5. 1430 Highland Road West (A 2018-047): No concerns.
6. 624 King Street West (A 2018-048): No concerns.
7. 268 Frederick Street (A 2018-049): No concerns or requirements for this
application. However, the owner please be advised that any redevelopment
application for these lands may require dedication of 3.13 metre road widening
along property frontage on Frederick Street and a 7.62 metre daylight triangle at
the Pequegnat Avenue/Frederick Street intersection.
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.
2715832 Version: 1
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
Technician
PLAN REVIEW REPORT: City of Kitchener
Holly Dyson
DATE: May 7, 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:
A 2018-043
51 Chestnut Street
A 2018-044
1275 Bleams Road
A 2018-045
46 Paige Street
A 2018-046
671 Glasgow Street, Unit 7
A 2018-047
1402-1430 Highland Road West
A 2018-048
624 King Street West
A 2018-049
268 Frederick St
Applications for Consent:
B 2018-031 & B 2018-032 25 & 75 Fallowfield Drive
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,
'4k i"_
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 i
Grand River Conservation Authority.
1 THE CITY OF KITCHENER Kitchener City Hall
COMMITTEE OF ADJUSTMENT 200 King St
NOTICE OF HEARING Box 1118
n Kitchener ON N2G 4G7
KITC HENF �! Pursuant to the Planning Act, R.S.O. 1990, c. P. 13, 519-741-2200 ext. 7594
As amended and Ontario Regulations 197/96 and 200/96, as amended. holly. dyson@kitchener.ca
TAKE NOTICE THAT the Committee of Adjustment for the City of Kitchener will meet on TUESDAY,
June 19, 2018, commencing at 10:00 a.m., in the Council Chamber, 2nd Floor, Kitchener City
Hall, 200 King Street West, Kitchener for the purpose of hearing the following applications for Minor
Variance and/or Consent. Applicants must attend this meeting in person or by agent or solicitor. You
have received this notice pertaining to the application number referenced on the front of your
envelope as a courtesy. Anyone having an interest in any of these applications may attend this
meeting. Please note this meeting is open to the public and may be recorded.
Copies of written submissions and public agencies' comments are available on Friday afternoon prior
to the meeting on the City of Kitchener website www.kitchener.ca. Comments will be available using
the calendar of events, see the meeting date for more details.
APPLICATIONS FOR MINOR VARIANCE — CHAPTERS 680 (SIGNS) & 630 (FENCES) OF THE
MUNICIPAL CODE
The recommendations of the Committee of Adjustment on Minor Variances to Chapters 680 (Signs) and 630 (Fences) of the
Municipal Code will be forwarded to City Council for final approval.
FN 2018-002 - 66 Inwood Drive
Permission to construct a wooden fence having a height of 1.82m in the northerly side yard located Om
from the lot line abutting Glasgow Street rather than the required 1.5m.
SG 2018-006 - 101-127 Frederick Street/40 Weber Street East
Permission to replace the existing sign with a ground -supported sign having 65% (12.67 sq.m.) of the sign
area being changing copy rather than the permitted maximum sign area of 30% (5.83 sq.m.)
SG 2018-007 - 171 Sherwood Avenue
Permission to install a ground -supported sign with two adjoining sign faces having automatic changing
copy to be located 52m from a residential zone rather than the required 100m; to have the civic address
located on a decorative end piece connecting the two sign faces whereas the By-law requires the civic
address to be on each sign face; to legalize a second existing ground -supported sign having a height of
1.55m to encroach into the Driveway Visibility Triangle (DVT) whereas the By-law does not permit signs
having a height over 0.9m to encroach into the DVT; a distance separation from another ground -supported
sign of 32m rather than the required distance separation of 50m; and, to permit the sign identified in the
application as "Sign 2" to not contain the civic address whereas the By-law requires the address to be
identified on ground -supported signs.
APPLICATIONS FOR MINOR VARIANCE AND / OR CONSENT PURSUANT TO THE PLANNING ACT
A 2018-050 - 5 Wake Robin Drive
Permission to construct a 3 -storey residential development having 54 units with a Floor Space Ratio (FSR)
of 0.74m rather than the permitted maximum FSR of 0.6m; and, having a maximum building height of
11.4m rather than the permitted maximum height of 10.5m.
A 2018-051 - 188 Hawkswood Drive
Permission to construct a sunroom onto the rear of an existing single detached dwelling having a rear yard
setback of 5.5m rather than the required 7.5m.
Page 1 of 4
A 2018-052 - 187 Rivertrail Avenue
Permission to construct a single detached dwelling having a westerly side yard setback of 1.0m rather than
the required 1.2m.
A 2018-053 - 70 Dumart Place
Permission to construct an addition onto an existing garage adjacent to a residential zone having a rear
yard setback of 3.82m rather than the required 14m.
B 2018-033 - 23 Hillcrest Court
Permission 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. sq.m. to be conveyed as a lot addition to 92 and
96 Woolwich Street. The properties are intended for residential development.
B 2018-034 to B 2018-040 and B 2018-043 - 810 Frederick Street
Permission to sever 8 residential lots, create mutual stormwater management and access easements; and,
covey 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 and will have the following dimensions:
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.
Page 2 of 4
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.
B 2018-041, B 2018-042, A 2018-054, A 2018-055 & A 2018-056 - 62 Daniel Street
Permission to sever two lots for residential development and retain one lot. The proposed lots will have the
following dimensions:
B 2018-041 - (Severed Lot 1)
Width - 12.21 m
Depth - 30.55m
Area - 372.93 sq.m.
Permission is also being requested for a minor variance for Severed Lot 1 to have a lot width of 12.2m
rather than the required 13.7m.
B 2018-042 - (Severed Lot 2)
Width - 12.21 m
Depth - 30.58m
Area - 373.34 sq.m.
Permission is also being requested for a minor variance for Severed Lot 2 to have a lot width of 12.2m
rather than the required 13.7m.
Retained
Width - 12.21
Depth - 30.61
Area - 373.79 sq.m.
Permission is also being requested for a minor variance for the retained lands to have a lot width of 12.2m
rather than the required 13.7m.
• additional information is available at the Legislated Services Department, 2nd Floor, City Hall, 200 King
Street West, Kitchener (519-741-2200 ext.7594).
• copies of written submissions/public agencies' comments are available on Friday afternoon prior to the
meeting on the City of Kitchener website www.kitchener.ca in the calendar of events, see the meeting
date for more details.
• anyone having an interest in any of these applications may attend this meeting.
• a person or public body that files an appeal of a consent decision of the Committee of Adjustment must
make written submissions to the Committee before the Committee gives or refuses to give a Provisional
Consent otherwise the Ontario Municipal Board may dismiss the appeal.
Page 3 of 4
• any personal information received in relation to this meeting is collected under the authority s. 28(2) of
the Planning Act, R.S.O. 1990, c. P.13, and will be used by the City of Kitchener to process Committee
of Adjustment applications. Questions about the collection of information should be directed to Holly
Dyson at holly.dyson(o-)kitchener.ca.
• if you wish to be notified of a decision you must make a written request to the Secretary -Treasurer,
Committee of Adjustment, City Hall, 200 King St. W., Kitchener ON, N2G 4G7; this request also entitles
you to be advised of a possible Ontario Municipal Board hearing; even if you are the successful party
you should make this request as the decision could be appealed by the applicant or another party.
Dated the 1st day of June, 2018.
Dianna Saunderson
Secretary -Treasurer
Committee of Adjustment
THIS NOTICE OF HEARING IS BEING SENT TO YOU AS A COURTESY. THE PRESCRIBED NOTICE
OF HEARING FOR THIS COMMITTEE OF ADJUSTMENT MEETING WAS PUBLISHED IN THE
RECORD ON JUNE 1, 2018.
Page 4 of 4
Staff Repoil
Development Services Department
REPORT TO:
DATE OF MEETING:
SUBMITTED BY:
PREPARED BY:
WARD:
DATE OF REPORT:
REPORT #:
SUBJECT:
R
www. kitch ever. ca
Committee of Adjustment
June 19th, 2018
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
Eric Schneider, Junior Planner — 519-741-2200 ext. 7843
8
June 12th, 2018
DSD -18-045
FN2018-002 — 66 Inwood Drive
Applicant —Jim Misasi
Refusal
Location Map: 66 Inwood Drive
REPORT
Planning Comments:
City Planning staff conducted a site inspection of the property on May 25th, 2018. The subject
property located at 66 Inwood Drive is zoned Residential Three (R-3) with Special Regulation
Provision 567R in the Zoning By-law and is being used as a single detached dwelling.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
The applicant is requesting permission to construct a 1.82 metre high wooden fence located 0
metres from the exterior lot line whereas the By-law requires a setback of 1.5 metres (Section
630.5.1c.ii).
View of Side Yard abutting Glasgow Street: Proposed Fence Location
(Site Visit May 25th, 2018)
In considering the requested variance to the Fence By-law, Planning staff offers the following
comments:
The intent of the regulation that requires fences with a height between 0.9 and 1.82 metres to be
set back 1.5 metres from the property line is to preserve street aesthetics and to provide an
adequate buffer for the pedestrian realm. The exterior side lot line on the subject property is
located approximately 3.5 metres from the sidewalk. Staff believes that this space is adequate in
providing a buffer for the pedestrian realm. However, in order to preserve street aesthetics,
appropriate landscaping should be installed between the fence and the property line. The applicant
is requesting to place the fence directly abutting the lot line, which would not provide any space to
install landscaping such as small shrubs or ornamental grasses. Therefore, the requested variance
does not meet the intent of the fence by-law because the requested setback to the property line
does not allow for adequate landscaping to address street aesthetics.
In addition, the requested variance is asking for a significant reduction in required setback for the
fence. The regulation requires 1.5 metres of setback and the applicant is asking for 0 metres. This
represents a 100% reduction in setback and would provide no space between the proposed fence
and the property line.
Based on the foregoing, Planning staff recommends that this application be refused subject to
the conditions outlined below in the Recommendation section of this report.
Should the Committee choose to approve this application, Staff suggests the fence be set back 0.6
metres from the side lot line abutting Glasgow Street in order for the applicant to provide adequate
landscaping. If this alternative setback is proposed, Staff suggests the following condition:
1. That the owner submit and obtain approval of a landscape plan from the City's Director of
Planning. The landscape plan shall show landscaping to be installed between the fence
and the site lot line abutting Glasgow Street. All landscaping shall be completed by October
31St, 2018 and shall be maintained in accordance with the approved landscape plan.
Building Comments:
The Building Division has no objections to the proposed fence variance.
Transportation Services Comments:
Transportation Services have no concerns with the proposed application
Heritage Planning Comments:
No Heritage Planning concerns.
Environmental Planning Comments:
There are no trees along the Glasgow Street lot line so there are no Environmental Planning
concerns.
RECOMMENDATION
That application FN2018-002 requesting permission to construct a wooden fence having
a height of 1.82m in the northerly side yard located Om from the lot line abutting Glasgow
Street be refused. Should the Committee approve the application with a 0.6m setback,
Staff suggests the following condition:
1. That the owner submit and obtain approval of a landscape plan from the City's Director of
Planning. The landscape plan shall show landscaping to be installed between the fence
and the site lot line abutting Glasgow Street. All landscaping shall be completed by October
31St, 2018 and shall be maintained in accordance with the approved landscape plan.
Eric Schneider, BES Juliane von Westerholt, B.E.S., MCIP, RPP
Junior Planner Senior Planner
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.
Staff Report
KffaME ER Community Services Department wwwkitchenerca
REPORT TO:
DATE OF MEETING
SUBMITTED BY:
PREPARED BY:
WARD:
DATE OF REPORT:
REPORT #:
SUBJECT:
Committee of Adjustment
June 19, 2018
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
Alison Bucking, Student Planner - 519-741-2200 x 7074
10
June 11, 2018
DSD -18-046
Application SG 2018-006 — 101 Frederick Street and 40 Weber
Street East
Owner/Applicant —Archon Architects Incorporated
Approve with Conditions
Location Map: 101 Frederick Street &40 Weber Street East
REPORT
Planning Comments:
The subject property located at 101 Frederick Street and 40 Weber Street East is designated
City Centre District in the Urban Growth Centre Map of the Official Plan and is zoned Office
District (D-4) in Zoning By-law 85-1.
The applicant is seeking relief from Section 680.11.19 of the Sign By-law to construct a ground
supported sign with an automatic changing copy digital/LED screen to the size of 65 percent of
the sign face whereas the Sign By-law currently limits the size of the sign face to 30 percent. The
proposed sign is replacing the existing ground supported sign which is 8.58 square metres in
area.
City Planning staff conducted a site inspection of the property on May 18, 2018.
View of proposed sign location from the intersection of Weber Street East and Frederick Street
The intent of Sign By-law regulation requiring changeable copy signs to be limited to 30 percent
of a ground supported sign face is to ensure that the sign does not negatively impact or
overpower the streetscape. Due to the large size of the building, the existing signage is
insufficient to advertise the tenant spaces within the building. The increase in screen size will
allow every tenant to have the opportunity to advertise which would increase the desirability of
the building to potential tenants. The subject property is not located in a residential area rather it
is located at the intersection of Weber Street East and Fredrick Street a predominantly
commercial and employment area. Staff is in the opinion that a ground supported sign of 19.42
square metres in area with a changeable copy screen size covering 65 percent of the sign face
will not dominate the streetscape given its location at a major intersection with higher density
buildings. Additionally, the sign is setback from the main intersection which reduces its impact
onto Frederick Street.
In regards to the impact of the proposed automatic changing copy on the neighbourhood, staff
notes that the Sign By-law does not permit scrolling or flashing of text and the graphics are to
remain static for a minimum of six seconds and this would clarified as a condition. Staff is in the
opinion that due to the size of the building and the setback of the sign from the two main
intersections, the increase in changeable copy sign face percentage will not overpower the
streetscape or negatively impact the street.
View of Proposed Sign Location on Fredrick Street approaching Weber Street East
Based on the above comments, staff is of the opinion that the proposed variance is minor and
meets the general intent of the Sign By-law and is appropriate for the lot and surrounding
neighbourhood.
Planning staff recommends that this application 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 sign variance. Note that a sign permit will
be required for the new sign.
Transportation Services Comments:
Transportation Services have no concerns with the proposed application.
Engineering Comments:
No concerns.
Heritage Planning Comments:
No heritage planning concerns.
RECOMMENDATION:
That application SG2018-006 requesting permission to install a ground -supported sign
with an automatic changing copy digital/LED screen to the size of 65 percent of the sign
face, rather than the limit of 30 percent of the sign face, be approved, subject to the
following conditions:
1. That a sign permit is obtained from the Planning Division by September 30th, 2018.
2. That messages displayed on the automatic changing copy portion of the sign
remain static for at least 6 seconds.
Juliane von Westerholt, BES, MCIP, RPP
Senior Planner
Region of Waterloo
June 13, 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. 101 Frederick Street 40 Weber Street East (SG 2018-006):
No concerns to the application. The sign & its foundation must be located
completely on the private property.
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
Document Number: 2752426
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.
�, Staff Report
ITc� [�.R Community Services Department wm kitchenerca
REPORT TO: Committee of Adjustment
DATE OF MEETING: June 19, 2018
SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY: Sheryl Rice Menezes, Planning Technician (Zoning)
— 519-741-2200 x 7844
WARD: 1
DATE OF REPORT: June 12, 2018
REPORT #: DSD 18-047
SUBJECT: Application SG 2018-007 — 171 Sherwood Avenue
Owner — St James' Rosemount United Church
Approved with Conditions
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
REPORT
Planning Comments:
The subject property is located on Sherwood Ave, south of Krug St. It is zoned Institutional One
(I-1) in By-law 85-1 and designated Institutional in the 2014 Official Plan. City Planning staff
conducted a site inspection of the property on June 12, 2018.
The applicant is requesting permission to:
1) renovate an existing ground -supported sign with two adjoining sign faces to have automatic
changing copy which will be located 52 metres from a Residential zone rather than the
required 100 metres;
2) have the civic address located on a decorative end piece connecting the two sign faces
whereas the By-law requires the civic address to be on each sign face;
3) legalize a second existing ground -supported sign having a height of 1.55 metres to encroach
into the 4.5 metres driveway visibility triangle (DVT) whereas the By-law does not permit
signs having a height over 0.9 metres to encroach into the DVT;
4) have a distance separation between the two existing ground -supported signs of 32 metres
rather than the required distance separation of 50 metres; and,
5) permit the sign identified as `Sign 2' in the submitted drawings to not contain the civic
address whereas the By-law requires the address to be identified on ground -supported
signs.
The requested variances meet the general intent of the Sign By-law and can be considered minor
for the following reasons.
The intention of the regulation requiring a minimum distance separation for automatic changing copy
from Residential zones is to ensure that the changing copy does not negatively impact the
enjoyment and use of nearby residences. Although located within the minimum distance separation
of 100 metres, the area of the automatic changing copy is an appropriate size for this institutional
property and the proposed separation distance continues to maintain a suitable setback from
adjacent residential zone so as not to impact residences. In addition, it is being requested that the
Sign By-law regulations limiting the movement of the graphics be noted as Conditions (see
Conditions # 2 and #3).
The intention of the regulation will be met, as the proposed location of the civic number on the
decorative end panel is clearly visible to the public on the street and makes wayfinding easy.
The intention of the regulation restricting the height of ground-supported signs located within a DVT
is to ensure that there are no visibility concerns in regards to pedestrians and traffic. Transportation
Planning staff has noted that they have no concerns with the existing sign in the DVT provided they
have the right to ask for the sign to be removed should concerns develop. This has been
addressed in the Recommendation section below.
The intention of the regulation requiring a minimum 50 metres between ground -supported signs on
the same property is to ensure that the number of ground signs on a single property to not dominate
and therefore negatively impact the streetscape. The two subject signs have existed for some time
and there has been no complaints received to date. The signs are a sufficient distance apart to
maintain a pleasing streetscape in regards to signage.
Lastly, the variance to not provide the address on the smaller sign is not a concern to staff as the
address will be clearly visible on the larger ground -supported sign; as well, there is a civic address
noted on the building itself.
Based on the above comments, staff is of the opinion that the requested variances are appropriate
development for the subject lands and surrounding area. Planning staff recommends that this
application be approved subject to the conditions outlined in the Recommendation section of
this report.
Building Comments:
The Building Division has no objections to the proposed sign variance provided a sign permit is
obtained prior to installation.
Transportation Services Comments:
As the sign does not cause any visibility issues, Transportation Services have no concerns with the
proposed application subject to the following condition:
As the sign is located in the Driveway Visibility Triangle, the City of Kitchener reserves the
right to remove the sign at any time if required at the owner's expense.
Engineering Comments:
No concerns.
Heritage and Policy Planning Comments:
No concerns.
RECOMMENDATION
That application SG 2018-007 requesting permission to:
1) renovate an existing ground -supported sign with two adjoining sign faces to have
automatic changing copy which will be located 52 metres from a Residential zone
rather than the required 100 metres;
2) have the civic address located on a decorative end piece connecting the two sign
faces whereas the By-law requires the civic address to be on each sign face;
3) legalize a second existing ground -supported sign having a height of 1.55 metres to
encroach into the 4.5 metres driveway visibility triangle (DVT) whereas the By-law
does not permit signs having a height over 0.9 metres to encroach into the DVT;
4) have a distance separation between the two existing ground -supported signs of 32
metres rather than the required distance separation of 50 metres; and,
5) permit the sign identified as `Sign 2' in the submitted drawings to not contain the
civic address whereas the By-law requires the address to be identified on ground -
supported signs, be approved, subject to the following conditions:
1. That a Sign Permit is obtained for the proposed business from the Planning
Division;
2. That the automatic changing copy shall not contain flashing, intermittent or
moving lights and that the rate of change in the content of the graphics
shall remain static for a minimum of six (6) seconds;
3. That the automatic changing copy portion of the sign be turned off between
the hours of 11 pm and 6 am;
4. That the above noted conditions 1 to 3 be fulfilled no later than October 1,
2018. Any request for a time extension must be approved in writing by the
Manager of Development Review (or designate) prior to the completion
date set out in the decision. Failure to fulfill these conditions will result in
this approval becoming null and void; and,
5. As the smaller ground -supported sign is located in the Driveway Visibility Triangle,
the City of Kitchener reserves the right to remove the sign at any time if required at
the owner's expense.
Sheryl Rice Menezes, CPT
Planning Technician (Zoning)
Juliane von Westerholt, MCIP, RPP
Senior Planner
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.
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
Staff Report
Development Services Department
1
www.ki tch en er. c a
REPORT TO:
Committee of Adjustment
DATE OF MEETING:
June 19, 2018
SUBMITTED BY:
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY:
Catherine Lowery, Junior Planner, 519-741-2200 ext. 7071
WARD:
5
DATE OF REPORT:
June 11, 2018
REPORT #:
DSD -18-048
SUBJECT:
A2018-050 — 5 Wake Robin Drive
Applicant — Dave Aston and Stephanie Mirtitsch, MHBC Planning
Recommendation to Approve
Location Map: 5 Wake Robin Drive
REPORT
Planning Comments:
The subject property located at 5 Wake Robin Drive is designated Low Rise Residential in the City's
Official Plan and zoned Residential Six Zone (R-6) in Zoning By-law 85-1. The lands are currently
vacant and are proposed to be developed with a three storey, 54 -unit multiple dwelling. As such, the
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Owner is requesting relief of Section 40.2.6 to allow an increase in maximum FSR of 0.74, whereas a
maximum of 0.6 is permitted, and Section 40.2.6 to allow an increase in maximum building height of
11.4 metres, whereas a maximum of 10.5 metres is permitted.
Site Plan Approval in Principle has been granted, subject to Committee of Adjustment approval. City
Planning staff conducted a site inspection of the property on June 1, 2018.
y
5 Wake Robin Drive
(View from intersection of International Place and Wake Robin 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 offers the following comments:
1. The subject property is designated Low Rise Residential in both the City's 1994 and 2014 Official
Plans. The 2014 Official Plan designation is currently in effect, however a number of Low Rise
Residential policies are under appeal and therefore are not being relied upon for this report. Policy
3.1.2.1 from the 1994 Official Plan which allows for low density forms of housing such as single
detached dwellings, duplex dwellings, semi-detached dwellings, and low rise multiple 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 variances meet the intent of the 1994
Official Plan, which encourages a range of different forms of housing to achieve a low density
neighbourhood.
While several policies of the Low Rise Residential designation of the 2014 Official Plan are under
appeal, staff notes that Policies 15.D.3.11 and 15.D.3.12 have not been appealed and are
therefore in effect. Policy 15.D.3.11 applies a maximum FSR of 0.6, however site specific
increases up to a maximum of 0.75 may be considered where it can be demonstrated that the
increase in the FSR is compatible and meets the general intent of the policies in the 2014 Official
Plan. Further, Policy 15.D.3.12 states that relief from the maximum building height of three stories
or 11 metres may be considered for properties with unusual grade conditions and for buildings
and/or structures with increased floor to ceiling heights and architectural features, provided the
increased building height is compatible with the built form and physical character of the
neighbourhood.
Through the review of the site plan application, staff has determined the proposed density and built
form is compatible and will maintain the low rise character of the designation. Staff is therefore
satisfied the minor increase in FSR and building height will maintain the low density character of
the property and surrounding neighbourhood. As such, the proposed variances conform to both the
1994 and 2014 Official Plan designations and it is the opinion of staff that the requested variances
meet the general intent of the Official Plan.
2. The requested variance to increase the maximum FSR from 0.6 to 0.74 meets the general intent of
the Zoning By-law. The R-6 zone permits a range of housing types, and the intent of 0.6 FSR
allowance is to ensure development occurs at a scale which is compatible with other low-rise
housing forms in adjacent neighbourhoods. The proposed multiple dwelling will provide a mix of
housing types while maintaining compatibility with the low rise residential neighbourhood proposed
for the remainder of the subdivision.
The requested variance to increase the maximum height to 11.4 metres, whereas 10.5 metres is
permitted, meets the general intent of the Zoning By-law. The purpose of the 10.5 metre height
allowance is to permit a range of housing types at a scale which is compatible with the existing
adjacent low rise residential neighbourhood. The purpose of the requested height increase is to
accommodate an enhanced roof design with architectural features. The multiple dwelling will three
stories at street elevation and maintain compatibility with the low rise residential neighbourhood. As
such, staff is satisfied the requested variance meets the general intent of the Zoning By-law.
3. The proposed variances are appropriate for the development and use of the land as the proposed
multiple dwelling use is a permitted use in the Zoning By-law. The scale, massing and height of the
proposed multiple dwelling will not negatively impact the existing character of the subject property
or surrounding neighbourhood.
4. The variances can be considered minor as the increased FSR and building height will not present
any significant impacts to adjacent properties and the overall neighbourhood.
Building Comments:
The Building Division has no objections to the proposed variance provided a building permit for the
proposed 3 -storey apartment building is obtained prior to construction. Please contact the Building
Division @ 519-741-2433 with any questions.
Transportation Services Comments:
Transportation Services have no concerns with the proposed application.
Heritage Comments:
No heritage planning concerns.
Environmental Planning Comments:
No environmental concerns.
RECOMMENDATION
That application A2018-050 requesting relief from Section 40.2.6 to permit an increased FSR of 0.74,
whereas a maximum of 0.6 is permitted, and Section 40.2.6 to allow an increase in maximum building
height of 11.4 metres, whereas a maximum of 10.5 metres is permitted, be approved.
Catherine Lowery, BES, MCIP, RPP Juliane von Westerholt, BES, MCIP, RPP
Junior Planner Senior Planner
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.
Staff Report
Development Services Department
wwwkitchenerca
REPORT TO: Committee of Adjustment
DATE OF MEETING: June 19th, 2018
SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY: Eric Schneider, Junior Planner— 519-741-2200 ext. 7843
WARD: 1
DATE OF REPORT: June 12th, 2018
REPORT #: DSD -18-049
SUBJECT: A2018-051 — 188 Hawkswood Drive
Applicant — Darryl Szusz
Approve with Conditions
r
11
Location Map: 188 Hawkswood Drive
REPORT
Planning Comments:
The subject property located at 188 Hawkswood Drive is zoned Residential Three Zone (R-3)
with Special Regulation Provisions 305R & 307R in the Zoning By-law 85-1 and designated Low
Rise Residential in the Official Plan (2014). Staff conducted a site inspection of the property on
June 7th, 2018.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
The applicant is requesting relief from Section 37.2.1 in the Zoning By-law to allow for an
addition with a rear yard setback of 5.5 metres whereas the minimum rear yard setback is 7.5
metres.
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.
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 addition maintains this intent.
2. The proposed variance meets the general intent of the Zoning By-law. The intent of the
7.5 metre rear yard setback for dwellings is to ensure that there is a sufficient distance
between buildings on abutting properties to minimize negative impacts for neighbours
and also to provide an adequate amenity space in the backyard. In this situation, the
subject property backs on to a park space (River Ridge Community Park) so there are
no residential neighbours to the rear of the subject site. Staff believes that the proposed
addition will not cause any adverse impacts to the adjacent park and considers the
proposed 5.5 metre setback to be sufficient. The proposed addition is to be a "three
seasons room" which will be able to function as an amenity area and complement the
5.5 metres of additional outdoor amenity area. In summary, the proposed variance will
not adversely impact abutting lands and maintains adequate amenity space and
therefore meets the general intent of the Zoning By-law.
3. The proposed variance is considered desirable and appropriate for the development and
use of the lands based on the reasons noted above. Staff is of the opinion that the
proposed variance will not negatively impact the use of the property or the surrounding
neighbourhood.
4. The variance is considered minor as staff is of the opinion that the reduction in setback
will still provide an adequate distance between the proposed addition to the dwelling and
the rear property line, as well as continuing to provide an adequately sized amenity
space.
Based on the foregoing, Planning staff recommends that this application be approved subject
to the conditions outlined in the Recommendation section of this report.
Building Comments:
The Building Division has no objections to the proposed variance provided a building permit for the
3 -seasons sunroom is obtained prior to construction. Please contact the Building Division @ 519-
741-2433 with any questions.
Transportation Services Comments:
Transportation Services have no concerns with the proposed application.
Heritage Planning Comments:
No heritage planning concerns.
Environmental Planning Comments:
No concerns, noting the encroachment seen in OnPoint in the rear yard is a tree with stone ring
around it.
RECOMMENDATION
That application A2018-051 requesting permission to construct a sunroom onto the rear
of an existing single detached dwelling having a rear yard setback of 5.5m rather than the
required 7.5m, subject to the following conditions:
1. That a building permit is obtained from the Building Division for the proposed rear
yard addition.
2. That all conditions shall be completed prior to December 31St, 2018. Any request
for a time extension must be approved in writing by the Manager of Development
Review (or designate), prior to the completion date set out in this decision. Failure
to fulfill these conditions will result in this approval becoming null and void.
Eric Schneider, BES Juliane von Westerholt, B.E.S., MCIP, RPP
Junior Planner Senior Planner
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.
Staff Report
Development Services Department
1
KIR
wwwkitch en er. c a
REPORT TO:
Committee of Adjustment
DATE OF MEETING:
June 19, 2018
SUBMITTED BY:
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY:
Alison Bucking, Student Planner— 519-741-2200 ext.7074
WARD:
2
DATE OF REPORT:
June 11, 2018
REPORT #:
DSD -18-050
SUBJECT:
A2018-052 -187 Rivertrail Avenue
Owner — Milestone Developments Inc.
Applicant — Patrick Haramis of ACI Survey Consultants
Approve with Condition
19
Location Map: 187 Rivertrail Avenue
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
11
�
L
r
S'
19
Location Map: 187 Rivertrail Avenue
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
11
REPORT
Planning Comments:
The subject property located at 187 Rivertrail Avenue is designated Low Rise Residential in the Official
Plan and Residential Four (R-4) with the Special Regulation Provision 597R in the Zoning By-law 85-1.
The subject property is currently vacant and is located in close proximity to the intersection of Rivertrail
Avenue and Crosswinds Drive. The applicant is proposing to construct a single detached dwelling.
The applicant is requesting relief from Section 38.2 of Zoning By-law 85-1 to permit a westerly side yard
setback of 1.0 metre whereas Zoning By-law 85-1 requires a minimum side yard setback of 1.2 metres.
City Planning staff conducted a site inspection of the property on May 18, 2018.
--T
.a.
View of Vacant Lot
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 1994 and 2014 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 is
being relied upon to determine whether the proposed variance meets the general intent of the
Official Plan. It is the opinion of staff that the requested variance meets the general intent of the
Official Plan designation as it maintains the intended low overall intensity of use of the Low Rise
Residential designation.
2. The subject property is zoned Residential Four (R-4) with Special Regulation Provision 597R.
The applicant is requesting a minor variance to permit a minimum side yard setback of 1.0
metre whereas Zoning By-law 85-1 requires a minimum side yard setback of 1.2 metres. It is the
opinion of staff that the decrease in minimum side yard setback to 1.0 metre will not negatively
impact the adjacent residential properties and the lower density of the R-4 zone and therefore
meets the general intent of the Zoning By-law.
3. The variance for reduction in side yard setback is considered minor because there is very little
impact expected to the neighbouring properties. In addition, the 1.0 metre side yard setback
continues to provide access to westerly side of the dwelling.
4. The proposed minor variance is considered appropriate for the use and development of the
land. The proposed single detached dwelling retains the low density residential use and is in
keeping with the low density character of the neighbourhood.
Based on the foregoing, Planning staff recommends that this application be approved subject to the
condition outlined below in the Recommendation section of this report.
Building Comments:
The Building Division has no objections to the proposed variance provided a building permit be obtained
for the new detached dwelling. Please contact the Building Division @ 519-741-2433 with permit
requirements and any questions.
Transportation Services Comments:
Transportation Services have no concerns with the proposed application.
Engineering Comments:
Engineering Services have no concerns with the proposed application.
Heritage Planning Comments:
No heritage planning concerns.
Environmental Planning Comments:
No environmental planning concerns as no new development is proposed.
Operations Comments:
Operations have no concerns with the proposed application.
RECOMMENDATION
That application A2018-052 requesting a minor variance to allow a 1 metre westerly side yard
setback whereas Section 38.2 of Zoning By-law 85-1 requires a 1.2 metre side yard setback, be
approved, subject to the following condition:
1. That a building permit is obtained from the Building Division for the proposed single
detached dwelling.
Juliane von Westerholt, BES, MCIP, RPP
Senior Planner
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.
Staff Report
Development Services Department wwwkitchenerca
REPORT TO: Committee of Adjustment
DATE OF MEETING: June 19th, 2018
SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY: Eric Schneider, Junior Planner— 519-741-2200 ext. 7843
WARD: 1
DATE OF REPORT: June 12th, 2018
REPORT #: DSD -18-051
SUBJECT: A2018-053 — 70 Dumart Place
Applicant — Roland Drasdo
Approve with Conditions
,V
Location Map: 70 Dumart Place
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
REPORT
Planning Comments:
The subject property located at 70 Dumart Place is zoned Restricted Business Park Zone (B-2)
with Special Regulation Provision 36R(a) in the Zoning By-law 85-1 and designated Business
Park in the 1994 Official Plan and Business Park Employment in the 2014 Official Plan (under
appeal). Staff will be relying on the 1994 Official Plan because the Business Park Employment
Section in the 2014 Official Plan is under appeal. Staff conducted a site inspection of the
property on June 1St, 2018.
The applicant is requesting relief from Special Regulation Provision 36R in the Zoning By-law to
legalize a storage garage located 3.82 metres from the rear lot line whereas Special Regulation
Provision 36R requires a rear yard setback of 14 metres when adjacent to a residential zone.
Staff note that an identical regulation appears in the B-2 Zoning as well (Section 24.3)
View of Garage and Rear Property Line of (June 151, 2018)
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 requested variance meets the general intent of the 1994 Official Plan. The Business
Park designation states that additional buffering requirements shall be provided when in
proximity to existing or proposed residential uses. The buffering requirements can
include setbacks, landscape screening, and berming. Staff believes that adequate
buffering can be achieved thorough landscape screening. The owner of the property is
currently in the application process for a Stamp Plan B site plan to address the
alterations made to the site by the proposed addition to the storage garage. Through this
process, a landscape plan will be required. This plan will address the buffering
requirements through landscape screening. Therefore the proposed variance meets the
general intent of the Official Plan.
2. The requested variance meets the general intent of the Zoning By-law. The intent of the
regulation that requires a rear yard setback of 14 metres when the rear property line abuts
a residential zone is to limit adverse impacts on neighbouring residential properties. This
regulation applies to all permitted uses in the Restricted Business Park zone, which can
include noisy and noxious uses such as manufacturing, service of industrial equipment and
truck transport terminal. However, the use of the existing building is for storage only, with
no industrial business practices occurring within the building outside of storage. Staff is of
the opinion that the use of the building for storage purposes will not have a significant
adverse impact on any future residential use of the abutting property, which is currently
undeveloped. Therefore the general intent of the Zoning By-law is met.
3. The proposed variances are considered desirable and appropriate for the development
and use of the lands. The building is existing and the use of the building as storage can
be considered appropriate.
4. The variance is considered minor. The subject building is existing in that location and the
proposed addition to the building is projected away from the property line, so staff
consider any impacts to be minor.
Staff notes that there are currently small accessory type buildings located near the rear property
line that require removal in order to comply with the Zoning By-law and this variance request. The
applicant is aware of this requirement. Staff has included the removal of these structures as a
condition of approval in the recommendation section of this report.
law,
View of Small Accessory Structures Requiring Removal (June 1St, 2018)
Based on the foregoing, Planning staff recommends that this application be approved subject
to the conditions outlined in the Recommendation section of this report.
Building Comments:
The Building Division has no objections to the proposed variance. Application has been made for
the addition and change of use to the garage and is currently under review.
Transportation Services Comments:
Transportation Services have no concerns with the proposed application.
Heritage Planning Comments:
No heritage planning concerns.
Environmental Planning Comments:
No environmental concerns.
RECOMMENDATION
That application A2018-053 requesting permission to construct an addition onto an
existing garage adjacent to residential zone having a rear yard setback Of 3.82m rather
the required 14m be approved, subject to the following conditions:
1. That a building permit is obtained from the Building Division for the proposed
addition to the garage.
2. That accessory structures located within 3.82 metres of the rear property line are
removed.
3. That a landscape plan is approved by the Urban Designer in conjunction with the
Stamp Plan B application.
4. That all conditions shall be completed prior to January 1St, 2019. Any request for a
time extension must be approved in writing by the Manager of Development
Review (or designate), prior to the completion date set out in this decision. Failure
to fulfill these conditions will result in this approval becoming null and void.
Eric Schneider, BES
Junior Planner
Juliane von Westerholt, B.E.S., MCIP, RPP
Senior Planner
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.
Staff Report
Development Services Department
1
K R
www.ki tch en er. c a
REPORT TO:
Committee of Adjustment
DATE OF MEETING:
June 19, 2018
SUBMITTED BY:
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY:
Katie Anderl, Senior Planner — 519-741-2200 ext. 7987
WARD:
#1
DATE OF REPORT:
June 11, 2018
REPORT #:
DSD -18-052
SUBJECT:
B2018-033 — 23 Hillcrest Court
Applicant — Jennifer Pfister
Approved with Conditions
Location Map
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
23 Hillcrest Court (Photo - June 8, 2018)
REPORT
Planning Comments:
The subject land is located at 23 Hillcrest Court and is developed with a single detached dwelling. The
property is designated Low Rise Residential and zoned Residential Three Zone (R-3). The owner is
proposing to sever a triangular portion of land from the rear of the property and convey it as a lot
addition to 92-96 Woolwich Street (currently vacant). The purpose of the conveyance is to help
regularize the lot line of the benefitting lands. The retained lands continue to comply with the
regulations of the R-3 Zone, and will be similar in size to surrounding lots. Staff anticipates that the
benefitting lands (92-96 Woolwich Street) will be comprehensively redeveloped in the future and would
be subject to future Planning Act Applications including a Zone Change application.
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 is of the opinion that the proposed lot addition conforms to the
City's Official Plan and will allow for orderly development that is compatible with the existing
community. The dimensions and shapes of the retained lands and resultant lot are appropriate and
suitable for the existing use of the lands. The lands front onto an established public street, and retained
lands are municipally serviced. 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.
Based on the foregoing, staff recommends that the application be approved subject to certain
conditions.
Building Comments:
The Building Division has no objections to the proposed consent.
Transportation Services Comments:
Transportation Services has no objections to the proposed lot addition.
Engineering Comments:
The proposed severance and lot addition is understood to be a property boundary shift with the
property uses remaining unchanged. If either parcel of land is redeveloped in the future, separate,
individual service connections for sanitary, storm, and water, will be required to each property in
accordance with City policies. 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 these
properties. The retained lands (if nothing changes with the house) will not require any new services.
Operations Comments:
Park land dedication will not be required on the severed parcel, as no new development lot will be
created at this time as a result of the severance.
RECOMMENDATION
That application B 2018-033 requesting consent to convey a parcel of land having a width of 49.1
metres and an area of 116 metre squared, as a lot addition to 96 Woolwich Street, 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 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 .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.
3. That the lands to be severed be added to the abutting lands and title be taken into identical
ownership as the abutting lands. The deed for endorsement shall include that any subsequent
conveyance of the parcel to be severed shall comply with Sections 50(3) and/or (5) of the Planning
Act, R.S.O. 1990, c. P.13, as amended.
4. That the owner's Solicitor shall provide a Solicitor's Undertaking to register an Application
Consolidation Parcels immediately following the registration of the Severance Deed and prior to
any new applicable mortgages, and to provide a copy of the registered Application
Consolidation Parcels to the City Solicitor within a reasonable time following registration.
Katie Anderl, MCIP, RPP
Senior Planner
Juliane von Westerholt, MCIP, RPP
Senior Planner
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
400 Clyde Road, P.O. Box 729
Grand River Conservation Authority Cambridge, Ontario N1 R 5W6
Resource Management Division Phone: (519) 621-2761 ext. 2319
Trisha Hughes, Resource Planner Fax: (519) 621-4945
E-mail: thughes@grandriver.ca
PLAN REVIEW REPORT: City of Kitchener
Holly Dyson
DATE: YOUR FILE: GRCA FILE:
June 8, 2018 B 2018/033 — 23 Hillcrest Court B2018-033 — 23 Hillcrest Court
RE: Application for Consent B2018/033
23 Hillcrest Court, City of Kitchener
Jennifer Pfister
GRCA COMMENT*:
The Grand River Conservation Authority (GRCA) has no objection to the above noted consent
application.
BACKGROUND:
1. Resource Issues:
Information currently available at our office indicates that the majority of the lands to be
retained and all of the lands to be severed are regulated due to the allowance to the
Provincially Significant Melitzer Creek Wetland Complex.
2. Legislative/Policy Requirements and Implications:
It is our understanding that the applicant is proposing to sever the rear portion of the
property to be merged to the abutting properties at 92 and 96 Woolwich Street. We have no
objection to the lot line adjustment based on the sketch prepared by ACI Survey Consultants
(dated May 8, 2018). As both the retained and severed lands contain GRCA regulated area,
GRCA staff will participate in the review of future applications on these properties.
Please note that any future development proposed within GRCA regulated areas will require
prior written approval from the GRCA in the form of a permit pursuant to Ontario Regulation
150/06 — Development, Interference with Wetlands and Alterations to Shorelines and
Watercourses Regulation.
3. Plan Review Fees:
The GRCA applies Plan Review Fees for Planning Act applications located within GRCA
areas of interest. This application is considered a `minor' consent application and the
applicable Plan Review Fee is $400.00. With a copy of this correspondence, the applicant
will be invoiced in the amount of $400.00.
We trust this information is of assistance. If you have any questions, or require additional
information, please contact the undersigned.
Page 1 of 2
Sincerely,
Areo;ooe
Trisha Hughes
Resource Planner
Grand River Conservation Authority
cc: Jennifer Pfister, 23 Hillcrest Court, Kitchener, ON N2K 2S4
Dave Aston, MHBC Planning Ltd., 540 Bingemans Drive, Suite 200, Kitchener, ON
N2B 3X9
* These comments are respectfully submitted as advice and reflect resource concerns
within the scope and mandate of the Grand River Conservation Authority
Page 2 of 2
Holly Dyson
From: Danielle Ingram <Danielle.Ingram @waterloo.ca>
Sent: 05 June, 2018 1:41 PM
To: Holly Dyson
Cc: Joel Cotter
Subject: B 2018/033, 23 Hillcrest Crt
Hi Holly,
The City of Waterloo will defer to the City of Kitchener planning staff to undertake a planning review and determine the
merits of the above noted consent application. The City notes that formal comments on any future development
application(s) with respect to the lands receiving the severed portion will be provided at that time.
Thank you,
Danielle Ingram
Planning Approvals I Integrated Planning & Public Works I City of Waterloo
I II
100 REGINA ST. S. I PO Box 337, STN WATERLOO
WATERLOO, ON, N2J 4A8
P: 519.747.8773 1 F: 519.747.8523 1 TTY: 1.886.786.3941
E: danielle.ingram@waterloo.ca
www.waterloo.ca I www.twitter.com/citvwaterloo
www.youtube.com/citvwaterloo I www.facebook.com/citvwaterloo
IMPORTANT NOTICE: This communication (including attachments) is intended solely for the named
addressee(s) and may contain information that is privileged, confidential and exempt from disclosure. No
waiver of confidence, privilege, protection or otherwise is made. If you are not the intended recipient of this
communication, you are hereby notified that any dissemination, distribution or copying of this communication
is strictly prohibited.
Staff 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
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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
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REVM SITE PLAN APPLICATION No. SP1610371F1LT
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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.
Staff Repod
Development Services Department
REPORT TO:
DATE OF MEETING
SUBMITTED BY:
PREPARED BY:
WARD:
DATE OF REPORT:
REPORT #:
SUBJECT:
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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
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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.
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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.