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Home My WebLink AboutDSD-19-088 - A 2019-037 - Valencia CrtStaff Repod Development Services Department REPORT TO: DATE OF MEETING SUBMITTED BY: PREPARED BY: WARD: DATE OF REPORT: REPORT #: SUBJECT: 1 wax www.kitchen er. ca Committee of Adjustment April 16, 2019 Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 Katie Anderl, Senior Planner— 519-741-2200 ext. 7987 #5 April 5, 2019 DSD -19-088 A2019-037 — Valencia Court Owner — Activa Holdings Inc. Recommendation: Approve R-4 4!�'-R 0, S" y 5 V�.ryry � Y / 196 402 398 191 187 183 39 172 401 175 R-3rl 1 405 1fi7 Subject Lands 153 157 HURON SOUTH Sfi 20 16 12 8 28 24 4 3 ` 44 40 3 n32 52 00 3 Marti, 15 11 56 64 7 133 Map 1 — Subject Lands zoned R-3 *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Photo 1 —Valencia Court (March 20, 2019) REPORT Planning Comments: The subject land is located in an undeveloped stage of the Huron Village subdivision 30T-01201 (Stage 12). It is planned to be developed with single detached dwellings. The subject lands are designated Low Rise Residential and zoned Residential Three Zone (R-3) which requires a minimum lot width of 13.7 metres and a minimum lot area of 411 m2. The owner is proposing a minor variance to permit lots to have a minimum lot width of 10.97 metres and a minimum lot area of 339.5m2 to accommodate the proposed lotting pattern as shown on the lotting plan submitted in support of the application (see Map 2 below). 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. General Intent of the Official Plan The intent of the Low Rise Residential Designation is to accommodate for a full range of low rise housing at a low intensity of use. The proposed variance continues to permit the future creation of lots for single detached dwellings as contemplated in the draft approved Plan of Subdivision. Based on the foregoing, staff is of the opinion that the general intent of the Official Plan is maintained. General Intent of the Zoning By-law The intent of minimum lot width and lot area regulations of the R-3 Zone is to provide for wider lot singles. This zone was originally applied to these lands as part of comprehensive zoning for the subdivision, in consideration of the overall complement of dwellings required to create a variety of lot sizes and unit types, and directing larger, premium lots to a more exclusive cul-de-sac location. The proposed variance would allow lots having a width of 10.97 metres and a lot area of 339.5m2. Surrounding lands are developed with single detached dwellings on lots with R-4 zoning which permits a minimum lot width of 9.0 metres. Many of the lots have been developed with 9.144 metre lots with areas ranging from about 292m2 to 320m2. Staff is of the opinion that the proposed variances continue to provide for a compatible and appropriate mix of lot sizes through this community, therefore maintaining the general intent of the Zoning By-law. Is the Variance Appropriate The proposed variances are appropriate for the development and use of the lands. This is one of the final stages in this subdivision, which was originally draft approved in 2003. Since 2003, density targets have been introduced, and market preferences have adjusted so that land efficient building designs are generally more desirable. The requested variance will help to support a minor increase in the overall density of the subdivision and will help to provide a more affordable housing product by requiring less land. Staff is of the opinion that the proposed lot sizes are compatible with the existing and planned development in this subdivision. Is the Variance Minor Staff is of the opinion that the proposed variances are minor. The subject lands will continue to be developed with single detached dwellings. The plan of subdivision was originally approved with lot -less blocks and this stage was expected to achieve a range of 21-36 units. The proposed lotting pattern provides for 23 single detached dwellings fronting onto Valencia Court and the east side Valencia Avenue, which is in keeping with the overall number of units draft approved within this stage. Based on the foregoing, staff recommends that the proposed minor variance be approved. Ig IA FL—p-mr • 11UH1 t. y>E_ v {y_ I M1a :.L* i-4 Rartugua&e cub 1105 R u!W4w HIRAI v '. U ars I.. ava ha. liM IarF-y°*-rr la D7 Ia7r IG47 IMT I0� r vALENCLA COURT W.I - W Edi 1 -� rr I carr I I 10F7 I �4 1 I iasr 11aAr ' riffs I 21 I I �I R-4 I SEABROOK DF' M � f W 1613 I a II�rnW Ii1 DWI .g ,r. R-4 737 405R ShW.GW IU ZAI C L X -Al -L w /1TIMIM R KT�_I �IQl.SN4L Lh':lM •, Minor Variance SUBDIMSIDN APPLICAT10N Nc ,114+AHLDiNGS Nc Lift Kitchener FIX PARI Of = 15F, RW 1 RP a 151M GLC.T_ x a- -,� 7oI oede,a4evF ?,xE}ie"a lu 17 3 Map 2 — Proposed Lotting Plan Building Comments: The Building Division has no objections to the proposed variance. Transportation Services Comments: Transportation Services has no concerns with the proposed application. Engineering Comments: Engineering has no concerns with the subject application. RECOMMENDATION That application A2018-063 requesting permission for future residential lots located on lands shown as "Area 1" on the plan submitted with the application, and which are currently zoned R- 3, to have minimum lot widths of 10.97m rather than the required 13.7m, and a minimum lot area of 339.5m2 rather than 411 m2, be approved. Katie Anderl, MCIP, RPP Senior Planner Juliane von Westerholt, MCIP, RPP Senior Planner Region of Waterloo April 02, 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, Sth 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 April 16, 2019, City of Kitchener Regional staff have reviewed the following Committee of Adjustment applications and have following comments: 1. SG 2019-008 — 72 Wilson Road — No Concerns. 2. A 2019-026 — 607 Victoria Street North — No Concerns. 3. A 2019-027 — 151 Wentworth Avenue — No Concerns. 4. A 2019-028 — 151 Wentworth Avenue — No Concerns. 5. A 2019-029 — 150 Eaglecrest Street — No Concerns. 6. A 2019-030 — 176 Woolwich street — No Concerns. 7. A 2019-031 — 24 Gaukel Street—No Concerns. 8. A 2019-032 — 262-286 Kingswood Drive — No Concerns. 9. A 2019-033 — 306 Field Sparrow Crescent — No Concerns. 10.A 2019-034 — 188 Redtail Street — No Concerns. 11.A 2019-035 — 186 Kent Avenue — No Concerns. 12.A 2019-036 — 2960 Kingsway Drive — No Concerns. 13. A 2019-037 — (ARN: 301206001102101) Valencia Avenue — No Concerns. 14.A 2019-038 — 128 Mill 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. Document Number: 2976564 Page 1 of 2 Please forward any decisions on the above mentioned Application numbers to the undersigned. Yours Truly, Joginder Bhatia Transportation Planner (519) 575-4500 Ext 3867 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: April 8, 2019 YOUR FILE: See below RE: Applications for Minor Variance: A 2019-024 51 Benton Street A 2019-026 607 Victoria Street North A 2019-027 151 Wentworth Avenue A 2019-028 151 Westworth Avenue A 2019-029 150 Eaglecrest Street A 2019-031 24 Gaukel Street A 2019-032 262-286 Kingswood Drive A 2019-033 306 Field Sparrow Crescent A 2019-034 188 Redtail Street A 2019-036 2960 Kingsway Drive A 2019-037 Valencia Court (Blocks 2, 3 and 4 of Stage 12, 30T-01201) A 2019-038 128 Mill Street Applications for Consent: B 2019-005 151 Wentworth Avenue B 2019-006 151 Wentworth Avenue B 2019-011 75 Tillsley Drive B 2019-012 53 Lichty Crescent B 2019-013 118 Doon Valley Drive B 2019-014 128 Mill Street 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, 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.