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HomeMy WebLinkAboutDSD-18-158 - A 2018-125 - 810 Frederick StStaff Repod Development Services Department 1 KA;ZR wwwkitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: December 11, 2018 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 Ext. 7157 PREPARED BY: Lisa Thompson, Planning Technician 519-741-2200 Ext. 7847 WARD: 1 DATE OF REPORT: November 9, 2018 (Deferred from November 20th meeting) REPORT #: DSD -18-158 SUBJECT: A2018-125 — 810 Frederick Street Applicant — Nathan Hallman Approve TURNER AVENUE SITE STATISTICS 2xiln¢k+ C efA AoNl�tlms LN Area 1852.42.' BuildingC—ago- 743,23.°(40.12%) Landscepx Arcs- 88R.42,0 (4796%( AW.11I Hak Surf ce Ma 220.TW (1192%) Perkh g Required- 8 IF-lae peeing cdwla+loe( Pa I"Piwlded-8 `a I" Space a4leh+um 01menela+a-3,04.x � RdrlerFroe PahJng RegArad-WA MULTI -RESIDENTIAL Nu.her N Unna e — Floor Spada Piano- 0.5:7 NOTE Pa*IeM dMI.H n p'd Por 7 new n,kl nblunlW RE4ISED: SITE PLAN APPLICATION No. SP1610371FILT SITE PLAN o a 1R + LEGAL DFSCRIPTION PLAN 971 LOT 12 O'A7 NER'S NAME: cH er . SCA_E 1: 10 City of KitchenerCAD FILE: SP'6C 37F_-, SITE ADDRESS: 610 FREDERICK STREET,KITCHENERON DATE: NOVEMBER lath, 201E COMMUNITY SERVICES IIEPAR-IAENT Approved Site Plan of subject Iands:Ioomhhli- Stair Variance - Covered Porch and Stair variance REPORT Planning Comments: City Planning staff conducted a site inspection of the property on November 9, 2018. I I 111 lly� INT1 ON milli W SITE STATISTICS 2xiln¢k+ C efA AoNl�tlms LN Area 1852.42.' BuildingC—ago- 743,23.°(40.12%) Landscepx Arcs- 88R.42,0 (4796%( AW.11I Hak Surf ce Ma 220.TW (1192%) Perkh g Required- 8 IF-lae peeing cdwla+loe( Pa I"Piwlded-8 `a I" Space a4leh+um 01menela+a-3,04.x � RdrlerFroe PahJng RegArad-WA MULTI -RESIDENTIAL Nu.her N Unna e — Floor Spada Piano- 0.5:7 NOTE Pa*IeM dMI.H n p'd Por 7 new n,kl nblunlW RE4ISED: SITE PLAN APPLICATION No. SP1610371FILT SITE PLAN o a 1R + LEGAL DFSCRIPTION PLAN 971 LOT 12 O'A7 NER'S NAME: cH er . SCA_E 1: 10 City of KitchenerCAD FILE: SP'6C 37F_-, SITE ADDRESS: 610 FREDERICK STREET,KITCHENERON DATE: NOVEMBER lath, 201E COMMUNITY SERVICES IIEPAR-IAENT Approved Site Plan of subject Iands:Ioomhhli- Stair Variance - Covered Porch and Stair variance REPORT Planning Comments: City Planning staff conducted a site inspection of the property on November 9, 2018. The 8 -unit townhouse development received site plan approval in 2017 and is presently under construction. A reference plan of the property was prepared by Guenther Rueb Surveying Limited for the Consent application to create the individual lots. Through review of the reference plan and site inspection, it was identified that after the final grading, the foundation of the building was more than 0.6 metres above grade necessitating the minor variance application for the covered porch and stairs. The applicant is requesting relief from Section 40.2.5 of the Zoning By-law to allow a covered porch and stairs greater than 0.6 metres from grade to be located 3.86 metres from the front lot line and 3.81 metres from the side lot line abutting a street, rather than the required 4.5 metres; and relief from Section 5.6.1 to allow stairs greater than 0.6 metres above finished grade to be located less than 3.0 metres from the street line. View of Stairs from Frederick St. Extent of covered porch at Frederick &Turner Ave. 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 variances meet the general intent of the Official Plan for the following reasons. The property is designated Low Rise Residential in the Official Plan and the proposed townhouse development is permitted within the low rise residential classification. The variances meet the general intent of the Zoning By-law for the following reasons. The Residential Six (R-6) zoning of the property requires a 4.5 metre front yard and side yard abutting a street setback to ensure adequate separation between a building and the lot line. The 0.64 metre and 0.69 metre deficiency from the front lot line and side lot line abutting the street is negligible, therefore meeting the general intent of the zoning by-law. The stairs adjacent to Frederick Street are slightly greater than 0.6 metres above grade within 3.0 metres of the streetline however, the stairs have the appearance of being a landscape features which adds to the aesthetic of the streetscape. The variances are minor for the following reasons. The 0.69 metre and 0.64 metre setback deficiency for the covered porch and stairs is considered minor as adequate setback is maintained between the covered porch and stairs and the streetlines allowing for ample landscaping to be installed and the stairs greater than 0.6 metres from grade located less than 3.0 metres from Frederick street create an appealing landscape feature along the streetline without impacting any abutting lot or the neighbourhood. The variances are appropriate for the development and use of the land for the following reasons. Staff worked with the owner of the property on the design of the townhouse block to create a design that will fit in with the existing neighbourhood. The minimal reduction in setback does not compromise the design of the project. Based on the foregoing, Planning staff recommends that the application be approved without conditions. Building Comments: No concerns. Transportation Services Comments: No concerns. Engineering Comments: No concerns. RECOMMENDATION That application A2018-125 requesting relief from Section 40.2.5 of the Zoning By-law to allow a covered porch and stairs greater than 0.6 metres from grade to be located 3.86 metres from the front lot line and 3.81 metres from the side lot line abutting a street, rather than the required 4.5 metres; and relief from Section 5.6.1 to allow stairs greater than 0.6 metres above finished grade to be located less than 3.0 metres from the street line, be approved without conditions. Lisa Thomspon, CPT Planning Technician Juliane von Westerholt, MCIP, RPP Senior Planner J Staff Report I'Ii' �NER Community Services Department www1itchenerca REPORT TO: Committee of Adjustment DATE OF MEETING: November 20, 2018 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 Ext. 7157 PREPARED BY: Lisa Thompson, Planning Technician 519-741-2200 Ext. 7847 WARD: 1 DATE OF REPORT: November 9, 2018 REPORT #: DSD -18-158 SUBJECT: A2018-125 — 810 Frederick Street Applicant — Nathan Hallman Approve TURNER AVENUE SITE STATISTICS 2a n¢R+ C dAApNI-I s LN Area 185242.' Building C—ag. 743,2].' (40.12%) Landscapes Arcs- 88R.42,0 (4796%( AW.11I Hak Suit ce Ma 220.TW (1192%) Perkh g Required- 8 IF-lae peeing cdwla+loe( Pa I"Piwlded-8 `a I" Space a4laknam 01menela+a-3,04.x � RdrlerFroe PahJng RegArad-WA MULTI -RESIDENTIAL Nu.her N Unna e Floor Speen RMIo-g.5t1 NOTE PaW.M dMI.H n dd Por 7new n,kl nblunlW RE4ISED: SITE PLAN APPLICATION No. SP1610371FILT SITE PLAN R a lR + LEGAL DFSCRIPTION PLAN 971 LOT 12 O'A7 NER'S NAME: cH maer . SCA_E 1: 10 City of KitchenerCAD FRF, SP'6C 37F_-, SITE ADDRESS: 610 FREDERICK STREET,KITCHENERON DATE: NOVEMBER lath, 201E COMMUNITY SERVICES IIEPAR-IAENT Approved Site Plan of subject lands: — - Stair Variance - Covered Porch and Stair variance REPORT Planning Comments: City Planning staff conducted a site inspection of the property on November 9, 2018. 11 lkyINT1 7 UN SITE STATISTICS 2a n¢R+ C dAApNI-I s LN Area 185242.' Building C—ag. 743,2].' (40.12%) Landscapes Arcs- 88R.42,0 (4796%( AW.11I Hak Suit ce Ma 220.TW (1192%) Perkh g Required- 8 IF-lae peeing cdwla+loe( Pa I"Piwlded-8 `a I" Space a4laknam 01menela+a-3,04.x � RdrlerFroe PahJng RegArad-WA MULTI -RESIDENTIAL Nu.her N Unna e Floor Speen RMIo-g.5t1 NOTE PaW.M dMI.H n dd Por 7new n,kl nblunlW RE4ISED: SITE PLAN APPLICATION No. SP1610371FILT SITE PLAN R a lR + LEGAL DFSCRIPTION PLAN 971 LOT 12 O'A7 NER'S NAME: cH maer . SCA_E 1: 10 City of KitchenerCAD FRF, SP'6C 37F_-, SITE ADDRESS: 610 FREDERICK STREET,KITCHENERON DATE: NOVEMBER lath, 201E COMMUNITY SERVICES IIEPAR-IAENT Approved Site Plan of subject lands: — - Stair Variance - Covered Porch and Stair variance REPORT Planning Comments: City Planning staff conducted a site inspection of the property on November 9, 2018. J K�CRStaff Report I ITCHENER Community Services Department www1itchener ca The 8 -unit townhouse development received site plan approval in 2017 and is presently under construction. A reference plan of the property was prepared by Guenther Rueb Surveying Limited for the Consent application to create the individual lots. Through review of the reference plan and site inspection, it was identified that after the final grading, the foundation of the building was more than 0.6 metres above grade necessitating the minor variance application for the covered porch and stairs. The applicant is requesting relief from Section 40.2.5 of the Zoning By-law to allow a covered porch and stairs greater than 0.6 metres from grade to be located 3.86 metres from the front lot line and 3.81 metres from the side lot line abutting a street, rather than the required 4.5 metres; and relief from Section 5.6.1 to allow stairs greater than 0.6 metres above finished grade to be located less than 3.0 metres from the street line. View of Stairs from Frederick St. Extent of covered porch at Frederick &Turner Ave. 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 variances meet the general intent of the Official Plan for the following reasons. The property is designated Low Rise Residential in the Official Plan and the proposed townhouse development is permitted within the low rise residential classification. The variances meet the general intent of the Zoning By-law for the following reasons. The Residential Six (R-6) zoning of the property requires a 4.5 metre front yard and side yard abutting a street setback to ensure adequate separation between a building and the lot line. The 0.64 metre and 0.69 metre deficiency from the front lot line and side lot line abutting the street is negligible, therefore meeting the general intent of the zoning by-law. The stairs adjacent to Frederick Street are slightly greater than 0.6 metres above grade within 3.0 metres of the streetline however, the stairs have the appearance of being a landscape features which adds to the aesthetic of the streetscape. J Staff Report I'Ii' �NER Community Services Department www1itchenerca The variances are minor for the following reasons. The 0.69 metre and 0.64 metre setback deficiency for the covered porch and stairs is considered minor as adequate setback is maintained between the covered porch and stairs and the streetlines allowing for ample landscaping to be installed and the stairs greater than 0.6 metres from grade located less than 3.0 metres from Frederick street create an appealing landscape feature along the streetline without impacting any abutting lot or the neighbourhood. The variances are appropriate for the development and use of the land for the following reasons. Staff worked with the owner of the property on the design of the townhouse block to create a design that will fit in with the existing neighbourhood. The minimal reduction in setback does not compromise the design of the project. Based on the foregoing, Planning staff recommends that the application be approved without conditions. Building Comments: No concerns. Transportation Services Comments: No concerns. Engineering Comments: No concerns. RECOMMENDATION That application A2018-125 requesting relief from Section 40.2.5 of the Zoning By-law to allow a covered porch and stairs greater than 0.6 metres from grade to be located 3.86 metres from the front lot line and 3.81 metres from the side lot line abutting a street, rather than the required 4.5 metres; and relief from Section 5.6.1 to allow stairs greater than 0.6 metres above finished grade to be located less than 3.0 metres from the street line, be approved without conditions. Lisa Thomspon, CPT Planning Technician Juliane von Westerholt, MCIP, RPP Senior Planner Region of Waterloo November 5, 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 No.: D20-20/VAR KIT GEN Re: Committee of Adjustment Meeting on November 13, 2018, City of Kitchener Regional staff have reviewed the following Committee of Adjustment applications and have following comments: 1. FN 2018-003 — 626 Blair Creek Drive — No Concerns 2. SG 2018-013 — 396 Victoria Street North —At this location the Regional Official Plan designates Regional Road 55 (Victoria Street), Bruce Street to Westmount Road, at 26.213 metres. Should a development application be submitted for this property, an approximate 3 metre road widening would be required. As such, we would not support having the sign located within the future road widening. We request that the sign be relocated outside of the designated road allowance. 3. A 2018-116 — 359 Alice Avenue — At this location, the subject property appears to have the municipal sidewalk within their private property. Regional staff would like to work with City staff and the property owner to have the portion of the lands containing the sidewalk be put in Regional ownership. The Region can contribute up to $1800.00 to be refunded back to the property owner to assist with the cost for the reference plan. 4. A 2018-117 — 170 Weber Street East — No Concerns 5. A 2018-118 — 392 Fischer Hallman Road — Any proposed changes/alterations to the access on Regional Road 58 (Fischer -Hallman Road) will require a Regional Road Access Permit ($100 Fee). Should the Committee of Adjustment approve the minor variance, we respectfully request that a Regional Road Access Permit Document Number: 2861575 be a condition of approval. 6. A 2018-119 — 515 Riverbend Drive — No Concerns 7. A 2018-120 — 57 Chestnut Street — No Concerns 8. A 2018-121 — 87 Dekay Street — No Concerns 9. A 2018-122 — 410 Rivertrail Avenue — No Concerns 10. A 2018-123 — 108 Ahrens Street West — No Concerns Document Number: 2861575 11. A 2018-124 — 3 Katherine Crescent — No Concerns 12. A 2018-125 — 810 Frederick Street — 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 developments prior to the issuance of a building permit. The comments contained in this letter pertain to the Application numbers listed. If a site is subject to more than one application, additional comments may apply. Please forward any decisions on the above mentioned Application numbers to the undersigned. Yours Truly, Monirul Islam, P.Eng. Transportation Planner (519) 575-4435 400 Clyde Road, P.O. Box 729 Grand River Conservation Authority Cambridge, Ontario N1 R 5W6 Resource Management Division Phone: (519) 621-2761 ext. 2307 Beth Brown, Supervisor of Resource Fax: (519) 621-4945 Planning E-mail:bbrown@grandriver.ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE RE November 6, 2018 YOUR FILE: See below Applications for Minor Variance (Sign & Fence): FN 2018-003 626 Blair Creek Drive SG 2018-013 396 Victoria Street North Applications for Minor Variance: A 2018-116 359 Alice Avenue A 2018-117 170 Weber Street East A 2018-118 392 Fischer Hallman Road A 2018-119 515 Riverbend Drive A 2018-120 57 Chestnut Street A 2018-121 87 Dekay Street A 2018-122 410 Rivertrail Avenue A 2018-123 108 Ahrens Street West A 2018-124 3 Katherine Crescent A 2018-125 810 Frederick Street Applications for Consent: B 2018-117 B 2018-118 B 2018-119 & B 2018-120 GRCA COMMENT*: 95 King Street West 543 Weber Street East 11 Chicopee Park Court 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, ,E&tk 6,1r� Beth Brown Supervisor of Resource Planning Grand River Conservation Authority BB/Iw "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.