HomeMy WebLinkAboutDSD-18-070 - B 2018-052 & B 2018-053 & A 2018-065 to A 2018-068 - 101 & 105 Mt. HopeStaff Report
Development Services Department
REPORT TO:
DATE OF MEETING:
SUBMITTED BY:
PREPARED BY:
WARD:
DATE OF REPORT:
REPORT #:
SUBJECT:
REPORT
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www. kitchener. ca
Committee of Adjustment
July 17, 2018
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
Brian Bateman, Senior Planner — 519-741-2200 ext. 7869
9
July 5, 2018
DSD -18-070 & DSD -18-071
B2018-052, B2018-053, A2018-065 to A2018-068
101 & 105 Mt. Hope Street
Approve with Conditions
Subject Properties
Planning Comments:
The subject properties are located on the south side of Mt. Hope Street between York Street
and Eden Avenue. The properties are designated Low Rise Conservation in the KW Hospital
Secondary Plan and are zoned Residential Five (R-5) with Special Regulation Provision 129U
(which prohibits a 3 unit multiple dwelling) in the City's Zoning By-law. The subject properties
are currently vacant as dwellings on each property have been demolished recently due to being
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in very poor condition. Approval to demolish was received in 2017. Surrounding land use consists
primarily of low rise single and semi-detached dwellings with a high rise multiple dwelling located
on the opposite side of Mt. Hope Street.
A site inspection occurred in June 2018.
Street View of Subject Properties - Source: The Record
The properties are designated as Low Rise Conservation in the KW Hospital Secondary Plan,
and are proposed to be redeveloped with semi-detached dwellings which are compatible with the
low rise and low density residential character of the neighbourhood. Semi-detached dwellings are
a permitted use within the Residential Five (R-5) Zone.
In November 2017, the Committee heard application B2017-032 for a lot addition from 101 to 105
Mt. Hope Street. It was approved resulting in each property having in excess of 15 metres of
frontage in order to facilitate the development of a semi-detached dwelling on each property.
Since that time, the applicant has worked co-operatively with staff to prepare building elevations
for semi-detached dwellings that are complimentary and compatible with surrounding dwellings
in addition to preparing a tree management plan and entering into an agreement with the City to
conserve as much on-site vegetation as possible. This work has been completed and staff is
generally satisfied with the information and plans submitted todate.
The applicant would now like to move forward with consent applications in order to divide each
property equally to facilitate the future construction and sale of each half of the semi-detached
dwellings. To do so however, Committee approval is required to approve minor variance requests
for reduced lot areas and an increase in building height. A discussion of the proposed minor
variances and consents are provided below.
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Minor Variances A2018-065 to A2018-068
1. Lot Area (101 and 105 Mt. Hope)
The applicant is requesting consent to sever resulting in land parcels that are 209 square metres
of lot area for both the retained and severed parcels instead of 235 square metres as is required
in the Zoning By-law.
2. Building Height (101 and 105 Mt. Hope)
The applicant is requesting a building height for each semi-detached dwelling of 10.6 metres
instead of 10.5 metres as is required in the Zoning By-law.
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 properties are designated Low Rise Conservation in the KW Hospital Secondary
Plan in the City's Official Plan (Secondary plan policies of the 1994 Official Plan remain in
effect). This designation encourages a variety and mix of low density forms of housing,
including semi-detached dwellings, at a scale and intensity generally found within the
neighbourhood. Accordingly, the proposed variances meet the general intent of the
designation as staff is of the opinion they will facilitate the development of dwellings that
maintain the low rise nature of the neighbourhood.
2 The requested minor variances for reduced lot area and building height are appropriate and
meet the general intent of the Zoning By-law. The intent of the lot area regulation is to
ensure sufficient area is provided to erect a dwelling and have appropriate setbacks,
private amenity space and separation from adjacent properties. As the depth of the lots is
an existing condition and all other yard building setbacks and lot width are being met, it is
the opinion of the staff the impact of a reduced lot area is considered minor and would
appear unnoticed to the public.
The intent of the 10.5 metre building height regulation is to ensure dwellings are of an
appropriate height and scale in keeping with the low rise nature of residential
neighbourhoods. The request at 10.6 metres is considered minor as observed heights of
buildings vary within the neighbourhood and the request is in keeping with the character
of the neighbourhood. Accordingly, in the opinion of staff, the general intent of the Zoning
By-law is being maintained.
3. Staff is of the opinion that requested variances are minor. The general intent of the Official
Plan and Zoning By-law is being met and the variances under consideration will not pose any
significant impacts to the neighbourhood in the opinion of staff.
4. The variances are appropriate for the development and use of the land. Staff is confident the
semi-detached dwellings will be a positive addition to the neighbourhood and the variances
will assist in achieving a complimentary and compatible built form.
Consent Applications B2018-052 and B2018-053
The applicant is proposing consent to sever each half of the subject properties measuring
approximately 7.6 metres wide by 27.5 metres in depth for an area of 209 square metres while
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retaining lots of equal size. It is proposed that each lot will contain one half of a semi-detached
dwelling for future sale of the property.
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, the uses of both the severed and retained parcels are in conformity with
the City's Official Plan, the 2017 PPS and the Growth Plan. The subject lands front on an
established public street and each parcel of land will be serviced with independent and adequate
service connections to municipal services, and are compatible in size with the lots in the
surrounding area.
Heritage Comments:
Heritage Planning staff has no concerns with the application.
The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and prepared
by The Landplan Collaborative Ltd. was approved by Council in 2015. The CHLS serves to
establish an inventory. The CHLS was the first step of a phased cultural heritage landscape (CHL)
conservation process. The owner of the properties municipally addressed as 101 and 105 Mount
Hope Street is advised that the properties are located within the Gildner Neighbourhood CHL.
The owner(s) will be consulted as the City considers listing CHLs on the Municipal Heritage
Register, identifying CHLs in the Official Plan and preparing action plans for each CHL with
specific conservation options. Please contact Michelle Drake, Senior Heritage & Policy Planner,
for more information.
Staff notes that the subject properties are located within the KW Hospital Secondary Plan. The
City will be commencing a secondary plan review in 2018. The land use and zoning of the
properties are subject to change. For more information, please contact Michelle Drake, Senior
Heritage & Policy Planner, by phone (519-741-2200 ext. 7839) or by email
(michelle.drakea-kitchener.ca.)
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 severed lot - a building permit will be required for this work. Separate building permit(s) will also be
required for construction of each new building.
Transportation Comments:
Transportation Services has no concerns with the proposed applications,
Engineering Comments:
Engineering has the following 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
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sanitary, a storm, 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 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.
Community Services Comments:
A cash -in -lieu of land park dedication is required on the severed parcel only, in the amount of $3,496 as
a new development lot will be created as result of the proposed severance. Parkland dedication is
calculated at 5% of the per metre lineal frontage land value for the severed portion. The Applicant is
advised that there are City owned trees within the Mount Hope Street frontage of the severed and retained
lots, which are to be protected from construction related damage and removal in accordance with By-law
Chapter 690, Articles 3 and 4. Removal of trees will require compensation to the City.
Environmental Planning Comments:
As a condition of approval, the owners must enter into agreements on both the severed and retained
parcels to complete, get approval of, and implement a Tree Preservation/ Enhancement Plan prior to
issuance of building permit.
RECOMMENDATION:
That Applications A2018-065 to A2018-068 requesting lot areas of 209 squares for the retained and
severed parcels instead of 235 square metres, and to have a building height of 10.6 metres instead of
10.5 metres for both 101 and 105 Mt. Hope Street be approved subject to the following condition:
1. That Applications B2018- 052 and B2018-053 are approved.
That Applications B2018-052 and B2018-053 requesting to sever and retain lots with a width of 7.6
metres, a depth of 27.43 metres, and have a lot area of 209 square metres, be approved subject to
the following conditions:
That satisfactory arrangements be made with the City of Kitchener for the payment of any
outstanding Municipal property taxes and/or local improvement charges.
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
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City of Kitchener's Digital Submission Standards to the satisfaction of the City's Mapping
Technologist.
3. That the owner pay to the City of Kitchener a cash -in -lieu contribution for park dedication
equal to 5% of the value of the lands to be severed to the satisfaction of the Director of
Operations.
4. That the owner make financial arrangements to the satisfaction of the City's Engineering
Services, for the installation of all new service connections to the (severed lands and/or
retained) lands.
5. 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/or retained) lands.
6. That the owner make financial arrangements to the satisfaction of the City's Engineering
Services for the removal of any redundant service connections to the (severed lands
and/or retained) lands.
7. That as per the Public Sector Accounting Board (PSAB) S. 3150 the Development and
Reconstruction As -Recorded Tracking Form is required to be filled out and submitted
along with a digital submission of all AutoCAD drawings required for the site (Grading,
Servicing etc.) with the corresponding correct layer names and numbering system to the
satisfaction of the Engineering Division prior to severance approval.
8. That the Owner receives approval for building elevation drawings to the satisfaction of the
Director of Planning.
9. That the Owner obtains separate building permits to construct semi-detached dwellings on
each property and agrees to implement the approved building elevations and the approved
tree protection measures to the satisfaction of the Chief Building Official in consultation
with the Director of Planning.
Brian Bateman, MCIP, RPP
Senior Planner
Juliane von Westerholt, MCIP, RPP
Senior Planner
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Region of Waterloo
File No. D20-20/18 KIT
July 9, 2018
Holly Dyson
Committee of Adjustment
City of Kitchener
P.O. Box 1118
200 King Street East
Kitchener, ON N2G 4G7
B 2018-044
43 Barclay Ave
Miroslav Orasanin
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
B2018-044 through B2018-047, B2018-051 through
B2018-054
Committee of Adjustment Hearing July 17, 2018
CITY OF KITCHENER
The applicant is proposing a lot severance to create a new residential lot.
Community Planning:
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.
Corridor Planning:
There are no Regional concerns to the above application. However, the owners of the
severed and retained lots are advised that the subject lands are located close to the
Waterloo International Airport runaway approach surface and therefore occupants may
be exposed to the presence and noise from flying aircraft.
Document Number: 2769250 Version: 1
Regional staff has no objection 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.
B 2018-045 and B 2018-046
603 Lancaster St W and 605 Lancaster St W
Ajit Arora / Ken Wilson, Stonebridge Guitars International Inc.
Application B 2018-045 is proposing to grant an easement along the westerly property
line, in favour of the property municipally addressed as 605 Lancaster Street West for
access.
Application B 2018-046 is proposing to grant an easement along the easterly property
line, in favour of the property municipally addressed as 603 Lancaster Street West for
access.
Corridor Planning:
Regional Road Dedication
There is no dedicated road widening required for the above applications, keeping in
view the existing buildings and porches on the subject properties. However, owners of
subject properties (203 and 205 Lancaster Street West) are advised that a future
redevelopment application on these lands would require a dedicated road widening of
approximately 3.96 metres depth along the entire property frontage to comply with the
designated road width of 20.117 metres for Lancaster Street West (RR #29). The road
dedication would be required free of any encumbrances and at the owner's cost.
Access Permit
The existing accesses on the subject properties is functioning as a mutual shared
access as confirmed by both property owners in separate letters to the City of
Kitchener, as provided in the above applications. Therefore, the owners will be required
to apply for a mutual shared Access Permit. No application fee will be required for the
access permit. The access permit is application is available at:
https://www.regionofwaterloo.ca/en/resources/Access Permit-access.pdf
Regional staff has no objection to the application subject to the following
conditions:
1) That prior to final approval the applicant obtain a mutual shared Access Permit
for the subject properties to the satisfaction of the Region of Waterloo.
Document Number: 2769250 Version: 1
B 2018-047
239 Wellington St W
Mary Cikic
The applicant is proposing to create a new lot intended for the construction of residential
duplexes.
Community Planning:
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.
Corridor Planning:
The severed and retained residential lots will be impacted from road noise due to
increased traffic on Wellington Street. Additionally, these lands are in proximity of
Metrolinx / Region of Waterloo railway mainlines.
The applicant is required to enter into a registered agreement with the Region of
Waterloo to include the following noise attenuation measures) and noise warning
clauses in all offers of purchase/sale or rental agreements for the residential units on
the severed and retained lots:
a) The residential dwellings will be fitted with forced air -ducted heating system
suitably sized and designed with provision for the installation of air conditioning in
future, at the occupant's discretion.
b) The following noise warning clause will be included in all offers of purchase,
deeds and rental agreements:
"The purchasers / tenants are advised that sound levels due to increasing road
traffic on Wellington Street North; and rail noise from Metrolinx / Region of
Waterloo railway may occasionally interfere with some activities of the dwelling
occupants as the sound levels may exceed the sound level limits of the Waterloo
Region and the Ministry of the Environment, Conservation and Parks (MOECP).
This dwelling has been fitted with a forced air -ducted heating system and has
been designed with the provision of adding central air conditioning at the
occupant's discretion. Installation of central air conditioning by the occupant in
low and medium density developments will allow windows and exterior doors to
remain closed, thereby ensuring that the indoor sound levels are within the sound
level limits of the Waterloo Region and the Environment, Conservation and Parks
(MOECP)".
"Metrolinx / Region of Waterloo or their assigns or successors in interest has or
have a rights-of-way within 300 metres from the land the subject thereof. There
Document Number: 2769250 Version: 1
may be alterations to or expansions of the railway facilities on such rights-of-way
in the future including the possibility that the railway or its assigns or successors
as aforesaid may expand its operations, which expansion may affect the living
environment of the residents in the vicinity, notwithstanding the inclusion of any
noise and vibration attenuating measures in the design of the development and
individual dwelling(s). Metrolinx / Region of Waterloo will not be responsible for
any complaints or claims arising from use of such facilities and/or operations on,
over or under the aforesaid rights-of-way"
Regional staff has no objection 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.
2) That prior to final approval, the applicant enters into a registered development
agreement with the Region of Waterloo to include the following noise attenuation
measures and noise warning clauses in all offers of purchase/sale or rental
agreements for the residential units for both the severed and retained lots:
a. The residential dwellings will be fitted with forced air -ducted heating
system suitably sized and designed with provision for the installation of air
conditioning in future, at the occupant's discretion.
b. The following noise warning clause will be included in all offers of
purchase, deeds and rental agreements:
"The purchasers / tenants are advised that sound levels due to
increasing road traffic on Wellington Street North; and rail noise
from Metrolinx / Region of Waterloo railway may occasionally
interfere with some activities of the dwelling occupants as the
sound levels may exceed the sound level limits of the Waterloo
Region and the Ministry of the Environment, Conservation and
Parks (MOECP). This dwelling has been fitted with a forced air -
ducted heating system and has been designed with the provision of
adding central air conditioning at the occupant's discretion.
Installation of central air conditioning by the occupant in low and
medium density developments will allow windows and exterior
doors to remain closed, thereby ensuring that the indoor sound
levels are within the sound level limits of the Waterloo Region and
the Environment, Conservation and Parks (MOECP)".
"Metrolinx / Region of Waterloo or their assigns or successors in
interest has or have a rights-of-way within 300 metres from the land
Document Number: 2769250 Version: 1
the subject thereof. There may be alterations to or expansions of
the railway facilities on such rights-of-way in the future including the
possibility that the railway or its assigns or successors as aforesaid
may expand its operations, which expansion may affect the living
environment of the residents in the vicinity, notwithstanding the
inclusion of any noise and vibration attenuating measures in the
design of the development and individual dwelling(s). Metrolinx /
Region of Waterloo will not be responsible for any complaints or
claims arising from use of such facilities and/or operations on, over
or under the aforesaid rights-of-way"
B 2018-051
304 Park St
Michael Prediville
The applicant is proposing to create a new lot for residential purposes.
Community Planning:
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.
Corridor Planning:
The severed and retained lands will be impacted from rail noise from the Goderich
Exeter Railway (G. Ex. R.) mainlines.
The applicant is required to enter into a registered agreement with the City of Kitchener
to include the following noise attenuation measures and noise warning clauses in all
offers of purchase/sale or rental agreements for the residential units on the severed and
retained lots:
a) The residential dwelling on severed lot will be fitted with forced air -ducted heating
system suitably sized and designed with provision for the installation of air
conditioning in future, at the occupant's discretion.
b) The following noise warning clause will be included in all offers of purchase,
deeds and rental agreements for both, severed and retained lots:
1) "The purchasers / tenants are advised that sound levels due to increasing
rail noise from Goderich Exeter Railway mainline may occasionally
interfere with some activities of the dwelling occupants as the sound levels
may exceed the sound level limits of the Waterloo Region and the Ministry
of the Environment, Conservation and Parks (MOECP). This dwelling has
been fitted with a forced air -ducted heating system and has been
Document Number: 2769250 Version: 1
designed with the provision of adding central air conditioning at the
occupant's discretion. Installation of central air conditioning by the
occupant in low and medium density developments will allow windows and
exterior doors to remain closed, thereby ensuring that the indoor sound
levels are within the sound level limits of the Waterloo Region and the
Environment, Conservation and Parks (MOECP)".
2) "Goderich Exeter Railway or their assigns or successors in interest has or
have a rights-of-way within 300 metres from the land the subject thereof.
There may be alterations to or expansions of the railway facilities on such
rights-of-way in the future including the possibility that the railway or its
assigns or successors as aforesaid may expand its operations, which
expansion may affect the living environment of the residents in the vicinity,
notwithstanding the inclusion of any noise and vibration attenuating
measures in the design of the development and individual dwelling(s).
Goderich Exeter Railway will not be responsible for any complaints or
claims arising from use of such facilities and/or operations on, over or
under the aforesaid rights-of-way"
Regional staff has no objection 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.
2) That prior to final approval, the applicant enters into a registered agreement with
the City of Kitchener to include the following noise attenuation measures and
noise warning clauses in all offers of purchase/sale or rental agreements for the
residential units on the severed and retained lots:
a. The residential dwelling on severed lot will be fitted with forced air -ducted
heating system suitably sized and designed with provision for the
installation of air conditioning in future, at the occupant's discretion.
b. The following noise warning clause will be included in all offers of
purchase, deeds and rental agreements for both, severed and retained
lots:
"The purchasers / tenants are advised that sound levels due to
increasing rail noise from Goderich Exeter Railway mainline may
occasionally interfere with some activities of the dwelling occupants
as the sound levels may exceed the sound level limits of the
Waterloo Region and the Ministry of the Environment, Conservation
Document Number: 2769250 Version: 1
and Parks (MOECP). This dwelling has been fitted with a forced air -
ducted heating system and has been designed with the provision of
adding central air conditioning at the occupant's discretion.
Installation of central air conditioning by the occupant in low and
medium density developments will allow windows and exterior
doors to remain closed, thereby ensuring that the indoor sound
levels are within the sound level limits of the Waterloo Region and
the Environment, Conservation and Parks (MOECP)".
ii. "Goderich Exeter Railway or their assigns or successors in interest
has or have a rights-of-way within 300 metres from the land the
subject thereof. There may be alterations to or expansions of the
railway facilities on such rights-of-way in the future including the
possibility that the railway or its assigns or successors as aforesaid
may expand its operations, which expansion may affect the living
environment of the residents in the vicinity, notwithstanding the
inclusion of any noise and vibration attenuating measures in the
design of the development and individual dwelling(s). Goderich
Exeter Railway will not be responsible for any complaints or claims
arising from use of such facilities and/or operations on, over or
under the aforesaid rights-of-way"
B 2018-052
101 Mount Hope St
Mohammad Abdullah c/o JEC Properties Inc.
The applicant is proposing to sever a parcel of land so each half of a semi-detached
residential development can be dealt with separately.
Community Planning:
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.
Regional staff has no objection 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.
Document Number: 2769250 Version: 1
B 2018-053
105 Mount Hope St
Mohammad Abdullah c/o JEC Properties Inc.
The applicant is proposing to sever a parcel of land so each half of a semi-detached
residential development can be dealt with separately.
Community Planning:
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.
Regional staff has no objection 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.
B 2018-054
44 Fifth Ave
Goran and Milena Gligorovic
The applicant is proposing to sever a parcel of land so each half of a semi-detached
residential development can be dealt with separately.
Community Planning:
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.
Corridor Planning:
The severed and retained lots will be impacted from road noise due to proximity to
Highway 7/8 and Kingsway Drive.
The applicant is required to enter into a registered agreement with the City of Kitchener
to include the following noise attenuation measures and noise warning clauses in all
offers of purchase/sale or rental agreements for the residential units on the severed and
retained lots:
a) The residential dwelling will be fitted with forced air -ducted heating system
suitably sized and designed with provision for the installation of air conditioning in
future, at the occupant's discretion.
b) The following noise warning clause will be included in all offers of purchase,
deeds and rental agreements:
Document Number: 2769250 Version: 1
"The purchasers /tenants are advised that sound levels due to increasing road
traffic Highway 7/8 and Kingsway Drive may occasionally interfere with some
activities of the dwelling occupants as the sound levels may exceed the sound
level limits of the Waterloo Region and the Ministry of the Environment,
Conservation and Parks (MOECP). This dwelling has been fitted with a forced
air -ducted heating system and has been designed with the provision of adding
central air conditioning at the occupant's discretion. Installation of central air
conditioning by the occupant in low and medium density developments will allow
windows and exterior doors to remain closed, thereby ensuring that the indoor
sound levels are within the sound level limits of the Waterloo Region and the
Environment, Conservation and Parks (MOECP)".
Water Services:
The subject property is located in Kitchener Zone 4 with a static hydraulic grade line of
384 mASL. Any development with a finished road elevation below 327.8 mASL will
require individual pressure reducing devices on each water service in accordance with
Section B.2.4.7 of the Design Guidelines and Supplemental Specifications for Municipal
Services for January 2018.
Regional staff has no objection 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.
2) That prior to final approval, the applicant enters into a development agreement
with the City of Kitchener to include the following noise attenuation measures and
noise warning clauses in all offers of purchase/sale or rental agreements for the
residential units for both the severed and retained lots:
a. The residential dwelling will be fitted with forced air -ducted heating system
suitably sized and designed with provision for the installation of air
conditioning in future, at the occupant's discretion.
b. The following noise warning clause will be included in all offers of
purchase, deeds and rental agreements:
i. "The purchasers / tenants are advised that sound levels due to
increasing road traffic Highway 7/8 and Kingsway Drive may
occasionally interfere with some activities of the dwelling occupants
Document Number: 2769250 Version: 1
as the sound levels may exceed the sound level limits of the
Waterloo Region and the Ministry of the Environment, Conservation
and Parks (MOECP). This dwelling has been fitted with a forced air -
ducted heating system and has been designed with the provision of
adding central air conditioning at the occupant's discretion.
Installation of central air conditioning by the occupant in low and
medium density developments will allow windows and exterior
doors to remain closed, thereby ensuring that the indoor sound
levels are within the sound level limits of the Waterloo Region and
the Environment, Conservation and Parks (MOECP)".
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: 2769250 Version: 1
Region of Waterloo
July 04, 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
(5) /VAR KIT, 8141362 Ontario Inc.
(8) /VAR KIT, Michael Prendiville
(11) /VAR KIT, Goran and Milena Gligorovic
Re: Committee of Adjustment Meeting on July 17, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 901 Pebblecreek Court (A 2018-057): No concerns.
2. 352 Maple Avenue (A 2018-058): No concerns.
3. 39 Susan Crescent (A 2018-059): No concerns.
4. 6 Waterwillow Court (A 2018-060): No concerns.
5. 1 Adam Street (A 2018-061): No concerns.
6. 330 Joseph Schoerg Crescent (A 2018-062): No concerns.
7. Doonwoods Crescent Parts 2 & 3 58R-17119 (A 2018-063): No concerns.
8. 304 Park Street (A 2018-064): No concerns.
9. 101 Mt. Hope Street (A 2018-065 & A 2018-066): No concerns.
10.105 Mt. Hope (A 2018-067 & A 2018-068): No concerns.
11. 44 Fifth Avenue (A 2018-069): 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.
Document Number: 2769561
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
400 Clyde Road, P.O. Box 729
Cambridge, Ontario N 1 R 5W6
Phone: (519) 621-2761 ext. 2319
E-mail: thug hes@grand river.ca
PLAN REVIEW REPORT: City of Kitchener
Holly Dyson
DATE
RE
July 5, 2018
YOUR FILE: See below
Applications for Minor Variance:
A 2018-057
901 Pebblecreek Court
A 2018-058
352 Maple Avenue
A 2018-059
39 Susan Crescent
A 2018-060
6 Waterwillow Court
A 2018-061
1 Adam Street
A 2018-063
Doonwoods Crescent
A 2018-064
304 Park Street
A 2018-065
101 Mount Hope Street
A 2018-066
101 Mount Hope Street
A 2018-067
105 Mount Hope Street
A 2018-068
105 Mount Hope Street
A 2018-069
44 Fifth Avenue
Applications for Consent:
B 2018-044
43 Barclay Avenue
B 2018-047
239 Wellington Street North
B 2018-048
Weichel Street at Victoria Street South
B 2018-049
Weichel Street at Victoria Street South
B 2018-050
Weichel Street at Victoria Street South
B 2018-051
304 Park Street
B 2018-052
101 Mount Hope Street
B 2018-053
105 Mount Hope Street
B 2018-054
44 Fifth 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,
Trisha Hughes
Resource Planner
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.
July 7, 2018
Holly Dyson (holty.dysonnakitchener.ca).
City of Kitchener Committee of Adjustment
Kitchener City Hall, 200 King St W, Box 1118
Re: Application B 2018-052, A 2018-065, A 2018-066 101 Mount Hope
Dear Ms Dyson and Committee of Adjustment members,
We are writing with respect to Application B 2018-052, A 2018-065, A 2018-
066 regarding the application for variance to sever the existing lot at 101 Mt.
Hope Street. We understand the variance would create two lots of 209.1 sq.m.
with expected development, of two large -footprint semi-detached houses.
Having recently experienced the severance and serni-detached development at
95 Mount HopeMEMOwe are concerned with
the potential impacts to our en oymeN"ou�:r property, nd our inyestment.
Similar to 95 Mount Hope, the proposed developments on 101 Mount Hope St.
are maximizing permissible building area and height— and minimizing lot size
and backyard setback.
What may not be obvious on maps and zoning charts, is how significantly
placing a large building so close to a property line changes the character of a
neighbourhood and adjacent properties.
With respect to the new development we are not opposing the severance or
variances outright but we are requesting a provisional requirement on granting
the application that would require the developer to construct a solid fence along
the back -of the new properties. Ideally this would be no less than Min height.
We respectively submit these concerns and ask for your serious consideration.
Sincerely