HomeMy WebLinkAboutDSD-19-154 - B 2019-024 - 209-211 Heiman StStaff RepoilKN_6
URENER
Development Services Department
wwwkitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: June 18, 2019
SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY: Garett Stevenson, Planner — 519-741-2200 ext. 7070
WARD: 9
DATE OF REPORT: June 10, 2019
REPORT NUMBER: DSD-19-154
SUBJECT: Application B2019-024
209-211 Heiman Street
Owner/Applicant — 2326035 Ontario Inc.
Approve with Conditions
Xi1'
<o
42 153
4aGi 177
0'�5 199
6
3] O
41
C� / 191 O �GVO 15
oc
O a
19
216 199 195
5T 220 205 14 25
zzs 259
O 18
239
31
22
229 22
O 3T
30
ark 235
239 � 41
O O
9T
Subject Property: 209-211 Heiman Street
Report:
This application proposing to sever a semi-detached dwelling into two lots to allow separate
ownership of each semi-detached house. The second semi-detached housing is currently under
construction as an addition to an existing single detached dwelling. Each of the semi-detached
dwellings will have full municipal servicing connections.
Staff Report
Development Services Department
A site inspection as conducted on May 23, 2019.
vex
wwwkitchener.ca
Existing Semi -Detached Dwelling
Planning Comments:
The subject property is designated as Medium Rise Residential in the City's Official Plan and
zoned as Residential Seven (R-7) in the Zoning By-law. The neighbourhood consists of a mix of
single detached dwellings, duplex dwellings, semi-detached dwellings, and low rise multiple
dwellings. Lot sizes vary in width, depth, and area.
The severed lands are proposed to have a lot width of 8.585 metres at the street line, a depth of
26.5 metres, and a lot area of 236 square metres. The retained lands will have a lot width of
9.510 metres at the streetline, a lot depth of 26.540 metres and 27.159 metres, and a lot area of
318 square metres. Both the proposed retained and severed lots are wider at the rear yard line.
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. Lands designated as Medium Rise Residential are planned to
accommodate a range of medium density housing types including townhouse dwellings in a
cluster development, multiple dwellings and special needs housing. The City encourages and
Staff Report KN x
Development Services Department wwwkitchener.ca
supports the mixing and integrating of innovative and different forms of housing to achieve and
maintain a medium -rise built form. The configuration of the proposed lots will comply with the
regulations of the Residential Seven (R-7) 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 Application B2019-024
requesting consent to sever the subject property into two 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. Region of Waterloo and Area
Municipalities' Design Guidelines and Supplemental Specifications for Municipal Services
(DGSSMS) allows only one service per lot.
Transportation Comments:
Transportation Services has no concerns with the proposed application.
Heritage Comments:
Heritage Planning staff has reviewed the application and have no concerns.
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.
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, storm and water municipal services are currently
available to service this property.
Heiman Street is scheduled for reconstruction in 2020. As such any off-site works for this property
needs to be completed (construction and restoration) before the City reconstruction begins or will
have to wait until after the reconstruction is completed.
Any new driveways are to be built to City of Kitchener standards. All work 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.
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.
Staff Report KN NEx
Development Services Department wwwkitchener.ca
Operations Comments:
A cash -in -lieu of park land dedication will be required on the severed parcel as a new development
lot will be created. The cash -in -lieu dedication required is $3949.10
Park Dedication is calculated at 5% of the new development lot only, with a land valuation
calculated by the lineal frontage (8.585m) at a land value of $9,200 per frontage metre.
Environmental Planning Comments:
Environmental Planning staff has reviewed the application and has no concerns.
RECOMMENDATION:
That Application B2019-024 proposing to sever a semi-detached dwelling, with the severed
lands having a lot width of 8.585 metres at the street line, a depth of 26.5 metres, and a lot
area of 236 square metres, and the retained lands having a lot width of 9.510 metres at the
streetline, a lot depth of 26.540 metres and 27.159 metres, and a lot area of 318 square
metres, be approved subject to the following conditions:
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.
3. That the owner pay to the City of Kitchener a cash -in -lieu contribution for parkland
dedication equal to 5% of the value of the lands to be severed. A cash -in -lieu of park
land dedication in the amount of $3949.10 is required.
4. That the owner makes financial arrangements to the satisfaction of the City's
Engineering Services for the installation of all new service connections and the
removal of redundant services.
5. That the owner makes arrangements financial or otherwise for the relocation of any
existing City -owned street furniture, signs, hydrants, utility poles, wires or lines, as
required, to the satisfaction of the appropriate City department.
6. That the owner provide a servicing plan and grading plan showing outlets to the
municipal servicing system to the satisfaction of the Director of Engineering
Services for the severed and retained lands.
7. That the owner submit a complete Development and Reconstruction As -Recorded
Tracking Form (as per the Public Sector Accounting Board (PSAB) S. 3150) together
with a digital submission of all AutoCAD drawings required for the site (Grading,
Servicing etc.) with the corresponding correct layer names and numbering system
Staff Report KN x
Development Services Department wwwkitchener.ca
to the satisfaction of the Director of Engineering Services for the severed and
retained lands.
8. That the Owner provides Engineering staff with confirmation that the basement
elevation of the future dwellings can be drained by gravity to the street sewers, to
the satisfaction of the Director of Engineering Services. Where this cannot be
achieved, the owner is required 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, at the
cost of the Owner.
Garett Stevenson, B.E.S., MCIP, RPP Juliane von Westerholt, B.E.S., MCIP, RPP
Planner Senior Planner
Region of Waterloo
Holly Dyson
Committee of Adjustment
City of Kitchener
P.O. Box 1118
200 King Street East
Kitchener, ON N2G 4G7
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. reg i o nofwate rl oo. ca
Matthew Colley
575-4757 ext. 3210
File No. D20-20/19
KIT
June 7, 2019
Re: Comments for Consent Application B2019-024
Committee of Adjustment Hearing June 18, 2019
CITY OF KITCHENER
B2019-024
209-211 Heiman Street
2326035 Ontario Inc.
The owner/applicant is proposing to sever a semi-detached home into two sides so
each can be dealt with separately.
Regional Comments:
Community Planning:
Regional Staff require the owner/applicant to submit the required consent review fee of
$350.00 for the creation of a new lot.
Regional staff has no objection to the applications, subject to the following
conditions of approval:
1) That prior to final approval, the owner/applicant submit payment to the Region of
Waterloo, the Consent Application Review Fee of $350.00.
Document Number: 3027505 Version: 1
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,
Matthew Colley
Planner
Document Number: 3027505 Version: 1
Grand River Conservation Authority 400 Clyde Road, P.O. Box 729
Resource Management Division Cambridge, Ontario N 1 R 5W6
Andrew Herreman, Resource Planning Phone: (519) 621-2761 ext. 2228
Technician E-mail: aherreman(u-)grand river. ca
PLAN REVIEW REPORT: City of Kitchener
Holly Dyson
DATE: June 10, 2019
YOUR FILE: See below
RE: Applications for Minor Variance:
SG 2019-010
907 Frederick Street, Units 3-5
SG 2019-013
525 Highland Road West
A 2019-038
128 Mill Street
A 2019-052
284 Mausser Avenue
A 2019-053
99 College Street
A 2019-054
10 Gordon Avenue
A 2019-055
277 Field Sparrow Crescent
A 2019-056
741-751 King Street West
A 2019-057
152 Weichel Street
A 2019-058
137 Glasgow Street
Applications for Consent:
B 2019-014 128 Mill Street
B 2019-024 209-211 Heiman 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
xThese 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