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Home My WebLink AboutDSD-19-018 - A 2018-008 - 242 Ingleside PlStaff Report K A �'m R Development Services Department www.kitchenerca REPORT TO: Committee of Adjustment DATE OF MEETING: January 15', 2019 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Eric Schneider, Junior Planner— 519-741-2200 ext. 7843 WARD: 8 DATE OF REPORT: January 7th, 2019 REPORT #: DSD -19-018 SUBJECT: A2019-008 — 242 Ingleside Place Applicant —William Cody Willems Recommendation: Approve ot Location Map: 242 Ingleside Place REPORT Planning Comments: The subject property located at 242 Ingleside Place is zoned Residential Four Zone (R-4) in the Zoning By-law 85-1. The property is designated Low Rise Residential in the 1994 Official Plan. Staff conducted a site inspection of the property on January 7th, 2019. The applicant is requesting permission to legalize a duplex dwelling unit within a semi-detached dwelling whereas the By-law does not permit semi-detached duplex dwellings in the R-4 zone. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. View of Existing Dwelling (January 7, 2019) 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 Official Plan. The subject property is designated Low Rise Residential in the 1994 Official Plan, which encourages a range of housing forms that achieve an overall low density neighbourhood. Staff is satisfied the minor addition of a unit will maintain the low density character of the property and surrounding neighbourhood. Therefore, the requested variance meets the general intent of the Official Plan. 2. The requested variance meets the general intent of the Zoning By-law. In 2013, the City initiated a city-wide zone change amendment to reduce the number of zones which permit the semi-detached duplex dwelling use as -of -right. As a result of this zone change, this use is only permitted in the Residential Six (R-6) and Residential Seven (R-7) zones. The by-law was subsequently appealed and later approved, as amended, by the Ontario Municipal Board on August 6, 2014. The intent of this zone change was to restrict the location of semi- detached duplex dwellings throughout the city and allow the City to have greater control over where they are developed. The property subject to this application is located within an existing low rise residential neighbourhood with development ranging from existing semi-detached dwellings on Ingleside Place to a 2.5 storey multiple dwelling to the east of the subject lands. Staff is satisfied that the proposed use represents a form of infill development that is appropriate for the subject property and surrounding neighbourhood. As such, staff is satisfied the requested variance to add the semi-detached duplex dwelling use meets the intent of the Zoning By-law. 3. The proposed variance is considered desirable and appropriate for the development and use of the lands. The semi-detached duplex dwelling represents an existing situation that has been in place for a number of years with no issues, therefore Staff consider it to be desirable and appropriate. 4. The variance is considered minor. Staff believes that the addition of one dwelling unit to the existing neighbourhood will have minor impacts. Building Comments: The Building Division has no objections to the proposed variance. Application has been made to legalize the duplex and is currently under review. Transportation Services Comments: Transportation Services has no concerns with the proposed application. Heritage Planning Comments: No heritage planning concerns. Environmental Planning Comments: No environmental planning concerns due to nature of application. RECOMMENDATION That application A2019-008 requesting permission to convert an existing semi-detached dwelling into a duplex whereas the By-law does not permit duplexing semi-detached dwellings be approved. Eric Schneider, BES Junior Planner Juliane von Westerholt, B.E.S., MCIP, RPP Senior Planner Region of Waterloo January 3, 2019 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 1, 3, 4, 5, 6, 8-13, 15-16 Re: Committee of Adjustment Meeting on Tuesday, January 15th, 2019, City of Kitchener Regional staff have reviewed the following Committee of Adjustment applications and have no comments: 1. FN 2019-001 — 27 Glasgow Street, Jay Harrison & Sean Geobey 2. SG 2019-001 — 70 King Street East, EuroPro (Kitchener) GP Inc. 3. SG 2019-002 — 439 Park Street, Jo -Ann Malhotra 4. A 2019-001 — 439 Park Street, Jo -Ann Malholtra 5. A 2019-002 — 106 Idle Creek Drive, James Abohbot 6. A 2019-003 — 487 Riverbend Drive, Grerei Investments Ltd. 7. A 2019-004 — 54 Bridge Street, Marann Homes Ltd. 8. A 2019-005 — 362 Edwin Street, Kirk and Jeraldine Van Os 9. A 2019-006 — 925 Thomas Pedder Court, Activa Holdings Inc. 10.A 2019-007 — 35 Trillium Drive, Huron Creek Holdings Corp. 11.A 2019-008 — 242 Ingleside Place, William Cody Willems 12.A 2019-009 — 63 Pinedale Drive, Sheldon John Foley 13.A 2019-010 — 150 Mill Street, Tom Ferguson 14.A 2019-011 — 270 Spadina Road East, 270 Spadina Kitchener Inc. 15.A 2019-012 — 50 Moore Avenue, Cathy DeBrabandere 16.A 2019-013 — 25 Fourth Avenue, Lino & Angela Santarossa 17.A 2018-127 — 659-663 Victoria Street South, Eight -Loop Inc. 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. Document Number: 2898843 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, Jason Wigglesworth, C.E.T. Transportation Planner (519) 575-4835 Filing: 2 — 06 FREDERICK — Crabby Joe's 7 — 52 — 2019641 Ontario Ltd. 14 — VAR KIT — 270 Spadina Kitchener Inc. 17 — 55 — Silicon North Real Estate Inc. Grand River Conservation Authority Resource Management Division Andrew Herreman, Resource Planning Technician 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N 1 R 5W6 Phone: (519) 621-2761 ext. 2228 E-mail: aherreman@grandriver.ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: January 3, 2019 YOUR FILE: See below RE: Applications for Minor Variance (Signs and Fences): SG 2019-001 70 King Street East SG 2019-002 439 Park Street FN 2019-001 27 Glasgow Street Applications for Minor Variance: A 2018-127 659-663 Victoria Street South A 2019-001 439 Park Street A 2019-003 487 Riverbend Drive A 2019-004 54 Bridge Street West A 2019-005 362 Edwin Street A 2019-006 925 Thomas Pedder Court A 2019-007 35 Trillium Drive A 2019-008 242 Ingleside Place A 2019-009 63 Pinedale Drive A 2019-010 150 Mill Street A 2019-011 270 Spadina Road East A 2019-012 50 Moore Avenue A 2019-013 25 Fourth Avenue Applications for Consent: B 2019-001 427 Old Chicopee Trail B 2019-002 25 Fourth Avenue B 2019-003 31 Fourth Avenue B 2019-004 31 Fourth 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.