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Home My WebLink AboutDSD-19-061 - B 2019-010 - 50 Roos StStaff Report -x Development Services Department wwwkitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: March 19, 2019 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Garett Stevenson, Planner— 519-741-2200 ext. 7070 WARD: 4 DATE OF REPORT: March 8, 2019 REPORT NUMBER: DSD -19-061 SUBJECT: Application B2019-010 50 Roos Street Owner/Applicant — Raymond Bonnell & Sharon Bonnell Approve with Conditions 466 Homer WVatson Park 479 ---- 476 PIONEER PARK 2 p 3 475 484 7 481 D.-Pre;+6ytenar Church 488 11 487 35 15 493 8 Hemer lNataon vT 1256 4 HeuseAnd Gallery 49 16 0 17754 156. 62 29 {t*p'P 1747 `'• 1762 A -O ) WER DOON kpt 1751 _ 1768 24 1755, 513 1774 1763 1765 1778 1782 517529 1773 elf 521 12 6G2 4 -y * 16 658 v 661 52529 529 24 657 k �'I 533 653 , A 53fi 11 iWWillmlake Park Greenway l ,5 537 _ -` 649 i' WJillowlake Subject Properties: 50 & 56 Roos Street Staff Report Development Services Department Background: K"'""' NFR wwwki tchenr. ca On October 18, 2016, the Committee of Adjustment approved severance application B2016-023 & B2016-024 for 50 Roos Street to create two new lots addressed as 56 and 62 Roos Street. That application has been fully approved and a single detached dwelling was constructed on each new lot. Report: The current application proposes to further sever a portion of 50 Roos Street and add it as a lot addition to 56 Roos Street. The existing single detached dwelling at 50 Roos Street is proposed to be remain, but the existing septic bed is being removed and a connection to the sanitary sewer is being constructed. The newly built single detached dwelling at 56 Roos Street is proposed to be remain and is already connected to full municipal services. The existing property (50 Roos) has a lot width of 49.208 metres. The application proposes to sever a portion of 50 Roos Street that is 11.70 metres wide at the street and 13.7 metres wide at the required front yard, with a lot depth of 58.942 and 61.79 metres, and a lot area of 822 square metres, and add it as a lot addition to 56 Roos Street. With the proposed lot addition, 56 Roos street would have a lot width of 25.74 metres at the street and 27.74 metres at the required front yard, a depth of 58.942 metres, and a lot area of 1629 square metres. A site inspection as conducted on March 1, 2019. Existing streetscape showing lands to be severed as a Lot Addition Staff Repoil KNFR Development Services Department wwwkitchener.ca Planning Comments: The subject property is designated as Low Rise Residential in the City's Official Plan and zoned as Residential Three (R-3) in the Zoning By-law. The property is within the regulated limit of the Grand River Conservation Authority (GRCA). 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, Planning staff is of the opinion that the proposed severance conforms to the City's Official Plan and will allow for a lot addition. The configuration of the proposed lots will comply with the regulations of the Residential Three (R-3) zone. Staff is further of the opinion that the proposal is consistent with the Provincial Policy Statement and conforms to the Growth Plan for the Greater Golden Horseshoe. Based on the foregoing, Planning staff recommends that Consent Applications B2016-023 and B2016-024, requesting consent to sever the subject property into three separate lots be approved subject to the conditions listed in the Recommendation section of this report. Building Comments: The Building Division has no objections to the proposed consent. Transportation Comments: Transportation Services has no concerns with the proposed application. Heritage Comments: Heritage Planning staff has no concern with this application. The property municipally addressed as 50 Roos Street is adjacent to the Ferrie Mill (boon Mill) ruins and 35 Roos Street which are listed properties on the Municipal Heritage Register. The City's Official Plan only allows for a Heritage Impact Assessment requirement on a site adjacent to a "protected heritage property" (i.e. designated not listed). Engineering Comments: Engineering has no concerns. No lot creation as a portion of 50 Roos St. is being conveyed to existing 56 Roos St. Operations Comments: Since no additional units are being proposed, then parkland dedication is not required. Environmental Planning Comments: As this application is for a lot line adjustment only, the tree management policy will not be applied. The applicant is advised that if a new lot is contemplated in the future then the Tree Management Policy will apply. Grand River Conservation Authority Comments: The subject lands contain valley slopes and erosion hazards associated with the Grand River. The subject lands are also within the regulated allowance adjacent to the slope hazards and a wetland. A copy of our resource mapping is attached. It is the GRCA's understanding that the proposed consent application will sever a portion of 50 Roos Street and add the parcel to 56 Roos Street as a lot addition. In addition, the GRCA further Staff Deport Development Services Department 1 wR wwwki tchener. c a understands that no further development is proposed on the subject lands. As such, the GRCA do not anticipate any negative impacts to the adjacent natural hazard and natural heritage features as a result of the proposed lot addition. Due to the presence of the above -noted features, the subject lands are regulated by the GRCA under Ontario Regulation 150/06 - Development, Interference with Wetlands and Alterations to Shorelines and Watercourses Regulation. Any future development on the subject lands will require the prior issuance of a permit pursuant to Ontario Regulation 150/06. The permit process involves the submission of a permit application to this office, the review of the application by Authority staff and the subsequent approval/refusal of the permit application by the GRCA. This application is a minor consent application and the applicable plan review fee is $410.00. RECOMMENDATION: That Application B2019-010 proposing to sever a portion of 50 Roos Street that is 11.70 metres wide at the street and 13.7 metres wide at the required front yard, had a lot depth of 58.942 and 61.79 metres, and a lot area of 822 square metres, and add it as a lot addition to 56 Roos Street, be approved subject to the following conditions: 1. 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. 2. That the Owner shall obtain a tax certificate from the City of Kitchener to verify that there are no outstanding taxes on the subject property to the satisfaction of the City's Revenue Division. Garett Stevenson, B.E.S., MCIP, RPP Juliane von Westerholt, B.E.S., MCIP, RPP Planner Senior Planner 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 PLAN REVIEW REPORT: City of Kitchener Hollv Dvson DATE: March 11, 2019 YOUR FILE: GRCA FILE: B 2019-010 — 50 Roos Street RE: Application for Consent B 2019-010 50 Roos Street, City of Kitchener Raymond and Sharon Bonnell 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N 1 R 5W6 Phone: (519) 621-2761 ext. 2228 Fax: (519) 621-4945 E-mail: aherrema n@g rand river. ca B 2019-010 GRCA COMMENT*: The Grand River Conservation Authority (GRCA) has no objection to the above -noted consent application. Please see our detailed comments below. BACKGROUND: Resource Issues: Information currently available at this office indicates that the subject lands contain valley slopes and erosion hazards associated with the Grand River. The subject lands are also within the regulated allowance adjacent to the slope hazards and a wetland. A copy of our resource mapping is attached. 2. Legislative/Policy Requirements and Implications: It is our understanding that the proposed consent application will sever a portion of 50 Roos Street and add the parcel to 56 Roos Street as a lot addition. It is our further understanding that no further development is proposed on the subject lands. As such, we do not anticipate any negative impacts to the adjacent natural hazard and natural heritage features as a result of the proposed lot addition. Due to the presence of the above -noted features, the subject lands are regulated by the GRCA under Ontario Regulation 150/06 — Development, Interference with Wetlands and Alterations to Shorelines and Watercourses Regulation. Any future development on the subject lands will require the prior issuance of a permit pursuant to Ontario Regulation 150/06. The permit process involves the submission of a permit application to this office, the review of the application by Authority staff and the subsequent approval/refusal of the permit application by the GRCA. 3. Plan Review Fees: This application is a minor consent application and the applicable plan review fee is $410.00. With a copy of this correspondence, the applicant will be invoiced in the amount of $410.00. N:\Resource Management Division\Resource Planning\Waterloo Reg ion\KITCHEN ER\201 9\Severa nce\B 2019-010 - 50 Page 1 of 2 Roos Street\B 2019-010 - 50 Roos Street.docx * These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Grand River Conservation Authority We trust this information is of assistance. If you have any questions, or require additional information, please contact the undersigned. Sincerely, Andrew Herr an Resource Planning Technician Grand River Conservation Authority Encl. cc: Raymond and Sharon Bonnell — 50 Roos Street, Kitchener, ON N2P 1 H9 James Kuntz and Laura Detzler — 56 Roos Street, Kitchener, ON N2P 1 H9 N:\Resource Management Division\Resource Planning\Waterloo Reg ion\KITCH ENER\201 9\Severance\B 2019-010 - 50 Page 2 of 2 Roos Street\B 2019-010 - 50 Roos Street.docx * These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Grand River Conservation Authority yam+ 0) N n ZQ p Z2 6 crn 9d�� 4 Zp ¢ Q U) U r U 20 m v U Q Q w r- c E S Co X O s G C F C O ¢ N a o�y LuTtN Leo NE, - d' m v o o Q _ C7 c .� d mF �n a p�HDE U CO (a E o E Ed °h'°a�° 39 > O m a) a) Q Q d m y a m t_ F 'a N "O y m m U o o U a o o r %° aV i J -j U o d E a K aa) C7 ami I to m W C 4 m c m o m U a m a N d m .a) m Q 5 0� $ow�x^o_ O m m m e (7 a' N a a (D>° > o W W W W d m c a ° U O 7 m c W W Q U (A O fD O O F N a) m a) ` v rcm cn m co o m y a a u= -0 m m ® W m m m m m m A E r"_ T E D N Oi Q Q Q D Cl J J J J d O m y Y a J S L N oo N LL (n fny��d PEoo2?i°=u E F d' T- LL `$ to c 5 > c a m ° `"�`��am YnE z U O v. 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