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HomeMy WebLinkAboutDSD-19-060 - B 2019-009 - 500 Karn StStaff Repoil Development Services Department REPORT TO: DATE OF MEETING SUBMITTED BY: PREPARED BY: WARD: DATE OF REPORT: REPORT #: SUBJECT: Committee of Adjustment J wAm- R wwwkitchenerca March 19, 2019 Juliane von Westerholt, Senior Planner 519-741-2200 ext. 7157 Craig Dumart, Junior Planner - 519-741-2200 ext. 7073 8 March 1, 2019 DSD -19-060 APPLICATION #: B2019-009 500 Karn Street Applicant: Dryden, Smith & Head Planning (Alex Galloway) Approve with conditions 187 Subject Property O�N 482 Location Map: 500 Karn Street <§>B -1k ,kMBase Maps Proposed lot fabric REPORT The subject property is designated as Low Rise Residential in the Official Plan and zoned Residential Four Zone (R-4) in the Zoning By-law. The subject property at 500 Karn Street is currently developed with a single detached dwelling. The Applicant intends to demolish the existing building and is requesting consent to sever the subject property into two lots. The existing development of the neighbourhood consists of a mix of single detached dwellings, semi-detached dwellings and multiple dwellings. Lot sizes vary in width, depth, and area. The applicant is requesting consent to sever the subject property into two lots. The severed lot would have a frontage of 10.211 metres, depth of 41.6 metres, and an area of 439.5 square metres to accommodate a new single detached dwelling, while the retained lot would have a frontage of 10.211 metres, a depth of 42.2 metres, and an area of 439.3 square metres to accommodate a new single detached dwelling. City Planning staff conducted a site inspection of the property on February 22, 2019. 2 Existing single detached dwelling at 500 Karn Street Planning Comments: 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, both the severed and retained parcels are in conformity with the City's Official Plan and Zoning By-law 85-1. Planning staff is of the opinion that the proposal conforms with the regulations of the Residential Four Zone (R-4). The proposed severance conforms to the City's Official Plan and the configuration of the proposed lots can be considered appropriate for the use of the lands. The lots conform to policy 17.E.20.5 of the Official Plan which requires both the retained and severed lots to reflect the general scale and character of the established development pattern of surrounding lands. Both the retained and severed lots have frontage on a public street with full municipal services available. Based on the foregoing, Planning staff recommends that Consent Application B2019-009 requesting consent to sever the subject property into two lots be approved, subject to the conditions listed in the Recommendation section of this report. 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. 3 • The owner is required to make satisfactory financial arrangements with the Engineering Division for the installation of new ones that may be required to service this property, all prior to severance approval. Our records indicate sanitary and water municipal services are currently available to service this property. Any further enquiries in this regard should be directed to Niall Melanson (519-741-2200 ext. 7133). • Any new driveways are to be built to City of Kitchener standards. All works 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. • The property falls within the City of Kitchener Central Neighbourhoods Boundary and is therefore eligible for funding from the City of Kitchener for municipal service extension design and installation. Please note that funding is made available on a first come first serve basis. • A Development Asset Drawing (digital AutoCAD) is required for the site (servicing, SWM etc.) with corresponding layer names and asset information 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. Environmental Planning Comments: Standard condition on both the severed and retained lands to enter into an agreement to complete tree preservation / enhancement plan prior to demolition permit issuance. 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. Separate building permit(s) will be required for the demolition of all existing buildings, as well as construction of all new residential buildings Transportation Comments: Transportation Services has no concerns with the proposed application. Operations Comments: A cash -in -lieu of park land dedication will be required on the severed parcel a new development lot will be created. The cash -in -lieu dedication required is $4,692.00 Park Dedication is calculated at 5% of the new development lot only, with a land valuation calculated by the lineal frontage (10.2m) at a land value of $9,200 per frontage meter. RECOMMENDATION: That application B2018-009 requesting permission to sever the subject property into two lots 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 That the Owner shall provide a digital file of the deposited reference plan(s) prepared by an Ontario Land Surveyor in PDF and either dwg (AutoCad) or .dgn (Microstation) format, as well as two full sized paper copies 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. That the Owner pay to the City of Kitchener a cash -in -lieu contribution for park dedication equal in the amount of $4,692.00 which is required on the severed parcel as a new developable lot will be created by the severance. The park land dedication is calculated at the residential rate of 5% of the per metre lineal frontage land value for the severed portion. 4. That the Owner submits a Demolition Control Application. 5. That the Owner submits a Demolition Building Permit. 6. 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. 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. 8. 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. That the Owner provide a servicing plan showing outlets to the municipal servicing system to the satisfaction of the Director of Engineering Services. 10. A Development Asset Drawing (digital AutoCAD) is required for the site (servicing, SWM etc.) with corresponding layer names and asset information to the satisfaction of the Engineering Division prior to severance approval. 11. 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. 12. 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. 5 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. 13. 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 L Region of Waterloo File No. D20-20/19 KIT March 12, 2019 Holly Dyson Committee of Adjustment City of Kitchener P.O. Box 1118 200 King Street East Kitchener, ON N2G 4G7 B2019-007 396 Vanier Drive Scott Davey PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 8th Floor Kitchener Ontario N2G U 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 B2019-007 to B2019-010 Committee of Adjustment Hearing March 19, 2019 CITY OF KITCHENER The owner/applicant is proposing a severance to create a new residential lot. Community Planning: Regional Fee The owner/applicant will be required to submit the Regional consent review fee ($350.00) prior to final approval of the proposed consent. 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 2019. Environmental Noise: The proposed development is not considered to be impacted by noise as the proposed severed and retained lots are more than 130 metres away from Courtland Avenue Document Number: 2954765 Version: 1 (RR#53) and the CN Railway mainline / yard. Noise would be mitigated by the intervening land uses. A noise study is not required for the proposed application. Regional staff has no objection to the application, subject to the following conditions of approval: 1) That prior to final approval, the applicant submit payment to the Region of Waterloo, the Consent Application Review Fee of $350.00. B2019-008 50 and 52 Breckenridge Drive V and S Developments Limited The owner/applicant is proposing to split an existing semi-detached dwelling into two parts. Community Planning: Regional Fee The owner/applicant will be required to submit the Regional consent review fee ($350.00) prior to final approval of the proposed consent. Environmental Noise: The proposed development is not considered to be impacted by noise as the proposed severed and retained lots are more than 100 metres away from River Road East. Noise would be mitigated by the intervening land uses. A noise study is not required for the proposed application. Regional staff has no objection to the application, subject to the following conditions of approval: 1) That prior to final approval, the applicant submit payment to the Region of Waterloo, the Consent Application Review Fee of $350.00. B2019-009 500 Karn Street Calin and Adriana Pele The owner/applicant is proposing to split an existing parcel. The existing residence and garage are to be removed and a new residential dwelling will be constructed on each parcel. Document Number: 2954765 Version: 1 Community Planning: Regional Fee The owner/applicant will be required to submit the Regional consent review fee ($350.00) prior to final approval of the proposed consent. Environmental Noise: The proposed development is not considered to be impacted by noise as the proposed severed and retained lots are located about 77 metres away from Westmount Road (RR#50). Noise would be mitigated by the intervening land uses between the proposed development and the road. A noise study is not required for the proposed application. Regional staff has no objection to the application, subject to the following conditions of approval: 1) That prior to final approval, the applicant submit payment to the Region of Waterloo, the Consent Application Review Fee of $350.00. B2019-010 50 Roos Street Raymond and Sharon Bonnell The owner/applicant is proposing to severance at 50 Roos Street to facilitate a lot addition to 56 Roos Street. 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, /M, Me k- Matthew Colley Planner Document Number: 2954765 Version: 1 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: March 8, 2019 YOUR FILE: See below RE: Application for Minor Variance (Signs): SG 2019-005 1275 Bleams Road SG 2019-006 1415 Huron Road SG 2019-007 540 Bingemans Centre Drive Applications for Minor Variance: A 2019-018 396 Vanier Drive A 2019-019 396 Vanier Drive A 2019-020 650-664 King Street East A 2019-021 859 Queens Boulevard A 2019-022 312 Rivertrail Avenue A 2019-023 79-87 Scott Street, 66-82 Weber Street East & A 2019-024 51 Benton Street A 2019-025 25 Bruce Street Applications for Consent: B 2019-007 396 Vanier Drive B 2019-008 50 & 52 Breckenridge Drive B 2019-009 500 Karn Street GRCA COMMENT*: 15-29 Pearl Place 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, CPT 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.