The URL can be used to link to this page

Home My WebLink AboutDSD-18-092 - A 2018-079 to A 2018-094 - 3, 11, 13, 21, 23, 31, 33, 41 Ridgemount St & 3, 11, 13, 21, 23, 31, 33, 41 Sportsman Hill StREPORT TO:Committee of Adjustment st DATE OF MEETING:August 21, 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:4 th DATE OF REPORT:August 14, 2018 REPORT #:DSD-18-092 SUBJECT:A2018-079-094 3, 11, 13, 21, 23, 31, 33, 41Ridgemount Street & 3, 11, 13, 21, 23, 31, 33, 41 Sportsman Hill Street Applicant –Pierre Chauvin, MHBC Planning Approvewith 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. REPORT Planning Comments: This application includes a total of 16 properties. The application numbers will correspond with the addresses as follows: 3 Ridgemount StreetA2018-079 11 Ridgemount StreetA2018-080 13 Ridgemount StreetA2018-081 21 Ridgemount StreetA2018-082 23 Ridgemount StreetA2018-083 31 Ridgemount StreetA2018-084 33 Ridgemount StreetA2018-085 41 Ridgemount StreetA2018-086 3 Sportsman Hill DriveA2018-087 11 Sportsman Hill DriveA2018-088 13 Sportsman Hill DriveA2018-089 21 Sportsman Hill DriveA2018-090 23 Sportsman Hill DriveA2018-091 31 Sportsman Hill DriveA2018-092 33 Sportsman Hill DriveA2018-093 41 Sportsman Hill DriveA2018-094 The 16 subject properties listed abovearezoned Residential Six Zone (R-6)with Special Use Provision 448Uand Special Regulation Provision 669Rin the Zoning By-law 85-1 and designated Low Rise Residential in the 2014 Official Plan.Staff conducted a site inspection of the property th onJuly 27,2018. The applicant is requesting relief from Section 40.2.5inthe Zoning By-law to allow a side yard setback of 0.94 metres,whereas the By-lawrequires a side yard setbackof 2.5 metresfor street townhouse dwellings.The applicant is also requesting relieffrom Section 5.5C.1 to allow for the width of a garage to be 100% of the façade, whereas the By-law allows for a maximum garage width of 70% of the façade. th View of Vacant Area with Proposed Street Townhouse Dwellings(July 27, 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. Side Yard Setback Variance 1.The requested variance meets the general intent of the2014 Official Plan. The Official Plan favours the mixing and integration of different forms of housing to achieve a low overall intensity of use. The requested variance for reduction in side yard setbackdoes not interfere with the general intent of the Official Plan. 2.Therequested variancemeets the generalintent of the Zoning By-law. The intent of the regulation that requiresasideyard setback of 2.5 metresis to allow for access and to limit impacts to neighbouring properties. Staff believes that the proposed 0.94 metre setback will beadequate to provide access to the rear yard. Staff acknowledges that the part of the building proposed tobe located 0.94 metres to the side lot line is a covered porch, which would have much less of an impact thanif the 3 storey buildingitselfwas locatedatthat distance to the property line.Staff believesthe distinction between the impacts of a 3 storey building and a one storey covered porch is important to note and believesthat a covered porch located 0.94 metres to the side lot line will not havean adverse impact on neighbouring properties.Therefore,the requested variance for reduction in side yard setback meets the general intent of the Zoning By-law. 3.The proposed varianceisconsidereddesirable andappropriate for the development and use of the lands. Staff is supportive of the proposed large and functional porches, and believes that the proposed variance isappropriate for the development. 4.The variance is consideredminor. Staff believe any impacts of a covered porch located 0.94 metresto the side property line to be minor. Garage Width Variance 1.The requested variance meets the general intent of the 2014 Official Plan. The Official Plan favours the mixing and integration of different forms of housing to achieve a low overall intensityof use. The requested variance for garage widthdoes not interfere with 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 thatlimits garage width to 70% of the width of the façade is to maintain the character of the streetscape and to provideadequate separationbetween driveways. City Urban Design staff have reviewed the proposed elevation drawings submitted withthe application and believe that the character of the streetscape can be maintained given the high level of articulation between end units and interior units withinthe proposed townhouse blocks. To address the separation between driveways, the end units are designed to flankthe front porch entrances of the abutting interior units, which provides a substantial separation distance between the driveways within each proposedtownhouse block. 3.The proposed varianceisconsidereddesirable andappropriate forthe development and use of the lands. Staff is supportive of the overall design of the proposed buildings, and believes that the proposed variance is appropriate for the development. 4.The variance is consideredminor. Staff believes that the requested variance is due to the design of the proposed buildings, and believes any impacts will be minor. Based on the foregoing, Planning staff recommends that this application be approvedsubject 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 each of the proposed townhouses 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 environmental planning concerns. RECOMMENDATION That applicationsA2018-079-094requesting permissiontoconstruct street townhouse dwellings with a side yard setback of 0.94m rather than the required 2.5m and; to have a garage width of 100% of the width of the front façade rather than the maximum permitted garage width of 70% be approved,subject to the following condition: 1.That a building permit is obtained from the Building Division prior to any st constructionby September 1, 2019. Eric Schneider, BES Juliane von Westerholt,BES, MCIP, RPP Junior Planner Senior Planner August 13, 2018 Holly Dyson City of Kitchener 200 King Street West File: D20-20/VAR KIT GEN P.O. Box 1118 (1)/69, Great Canadian Holidays and Coaches. Kitchener, ON N2G 4G7 (8) /29, Leo Wolynetz (9) /VAR KIT, 388-400 Mix Use Development (10) /63, Andrin City Centre Phase II (11) /12, Ormston Charlie, 508 New Dundee Dear Ms. Dyson: Re: Committee of Adjustment Meeting on August 21, 2018, City of Kitchener. Regional staff have reviewed the following Committee of Adjustment application(s) and have the following comments: 1. 333 Manitou Drive (SG 2018-008): No concerns, provided the sign is located entirely on private property. 2. 207 Centennial Court (A 2018-070): No concerns. 3. 545 Trillium Drive (A 2018-071): No concerns. 4. 47 Water Street North (A 2018-072): No concerns. 5. 42 Crosswinds Drive (A 2018-073): No concerns. 6. 390 Rivertrail Avenue (A 2018-074): No concerns. 7. 70 Dumart Place (A 2018-075): No concerns. 8. 295 Lancaster Street Unit B (A 2018-076): No concerns. However, the applicant is advised that a future development application on these lands will require dedicated road widening of 3.048m along Lancaster Street West and a daylight triangle of 7.62m at Lancaster/Elizabeth intersection. At such time in future, the proposed deck may be required to be removed/relocated or an encroachment 9. 388 King Street East (A 2018-077): No concerns. 10. 120 130 140 King Street East and 55 Duke Street (A 2018-078): No concerns. 11. Sportsman Hill Drive and Ridgemount Street (A 2018-079 thru 094): No concerns. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЋБЉЋАЍЋ 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 400 Clyde Road, P.O. Box 729 Resource Management Division Cambridge, Ontario N1R 5W6 Trisha Hughes, Resource Planner Phone: (519) 621-2761 ext. 2319 E-mail: thughes@grandriver.ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: August 10, 2018 YOUR FILE: See below Applications for Signs: RE: SG 2018-008 333 Manitou Drive Applications for Minor Variance: A 2018-070 207 Centennial Court A 2018-072 47 Water Street North A 2018-073 42 Crosswinds Drive A 2018-074 390 Rivertrail Avenue A 2018-075 70 Dumart Place A 2018-076 295 Lancaster Street West, Unit B A 2018-077 388-400 King Street East A 2018-078 120, 130, 140 King Street West, 31 Young Street & 55 Duke Street West A 2018-079 3 Ridgemount Street A 2018-080 11 Ridgemount Street A 2018-081 13 Ridgemount Street A 2018-082 21 Ridgemount Street A 2018-083 23 Ridgemount Street A 2018-084 31 Ridgemount Street A 2018-085 33 Ridgemount Street A 2018-086 41 Ridgemount Street A 2018-087 3 Sportsman Hill Drive A 2018-088 11 Sportsman Hill Drive A 2018-089 13 Sportsman Hill Drive A 2018-090 21 Sportsman Hill Drive A 2018-091 23 Sportsman Hill Drive A 2018-092 31 Sportsman Hill Drive A 2018-093 33 Sportsman Hill Drive A 2018-094 41 Sportsman Hill Drive Applications for Consent: B 2018-048 Weichel Street at Victoria Street South (amended) B 2018-049 Weichel Street at Victoria Street South (amended) B 2018-055 33 Second Avenue B 2018-056 63 Plymouth Road B 2018-057 103 Plymouth Road B 2018-062 560-632 Victoria Street North Page 1 of 2 *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Grand River Conservation Authority. 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 Page 2 of 2 *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Grand River Conservation Authority.