HomeMy WebLinkAboutCA Agenda - 2019-06-18COMMITTEE OF ADJUSTMENT
UNFINISHED BUSINESS AGENDA
June 18, 2019 - 10:00 a.m.
SIGN APPLICATION:
1. Submission No.: SG 2019-010
Applicant: 2541915 Ontario Inc.
Property Location: 907 Frederick Street, Units 3, 4 & 5
Legal Description: Lot 6, Plan 712, Block B, Plan 928
The Committee was advised the applicant is requesting permission to legalize an existing facia
sign having a width of 96% of the building elevation rather than the maximum permitted width
of 90%,
CONSENT APPLICATION:
1. Submission No.: B 2019-019
Applicant: Alphabet Overland Self Storage Inc.
Property Location: 49 Overland Drive
Legal Description: Lot 12 and Part Lots 9, 11 & 16, Plan 791, being Parts 3 & 4 on
Reference Plan 58R-1275
Permission to sever a parcel of land being irregular in shape having an approximate width on
Overland Drive of 114m, an approximate depth of 85m and an area of 9,400 sq.m.; permission
is also being requested to grant an irregular-shaped easement as outlined on the plan
submitted with the subject application over the retained land in favour of the severed land for
stormwater management. The retained land will have an approximate width on Overland Drive
of 158m, an approximate depth of 139m and an area of 28,735 sq.m. A Self
Storage/Warehouse use is proposed for the severed lot and a Contractor Yard and Stormwater
Management Facility is proposed for the retained land.
COMBINED APPLICATIONS:
Submission Nos.: B 2019-014 & A 2019-038
Applicant: Robert Ryan Broadfoot & Rachel Molnar
Property Location: 128 Mill Street
Legal Description: Lot 315, Subdivision of Lot 17, German Company Tract
Permission to sever a parcel of land identified as "Lot B" on the plan submitted with the
application having a width of 9.137m, a depth of 27.092m and an area of 277.005 sq.m. The
retained land identified as "Lot A" on the plan submitted with the application will have a width of
11.647m, a depth of 27.675m and an area of 248.643 sq.m. Permission is also being
requested for an easement on the severed land having a width of 1.39m and overall depth of
27.092m-1 and, an easement on the retained land having a width of 2.1m and an overall depth
of 27.092m to provide shared driveway access for each lot. Minor variances are also being
PAGE 2
JUNE 18, 2019
1. Submission Nos.: B 2019-014 & A 2019-038 (Cont'd)
requested for "Lot A" to have a southerly side yard setback of 1.89m rather than the required
3m on one side where a driveway leading to a required parking space is situated between the
main building and the side lot line; and, a front yard having 2.98m to allow a covered,
unenclosed porch exceeding 0.6m in height above finished grade whereas the By-law requires
a minimum front yard of 4.5m. In addition, minor variances are being requested for "Lot B" to
have a northerly side yard of 1.39m whereas the By-law requires a minimum side yard of 3m
on one side where a driveway leading to a required parking space is situated between the
main building and the side lot line. Both lots are intended for duplex dwellings.
THE CITY OF KITCHENER Kitchener City Hall
COMMITTEE OF ADJUSTMENT 200 King St w
NOTICE OF HEARING Box 1118
Kitchener ON N2G 4G7
Pursuant to the Planning Act, R.S.O. 1990, c. P. 13, 519-741-2200 ext. 7594
As amended and Ontario Regulations 197/96 and 200/96, as amended. holly.dyson@kitchener.ca
TAKE NOTICE THAT the Committee of Adjustment for the City of Kitchener will meet on TUESDAY,
June 18, 2019, commencing at 10:00 a.m. in the Council Chamber, 2nd Floor, Kitchener City Hall,
200 King Street West, Kitchener for the purpose of hearing the following applications for Minor Variance
and/or Consent. Applicants must attend this meeting in person or by agent or solicitor. You have
received this notice pertaining to the application number referenced on the front of your envelope
as a courtesy. Anyone having an interest in any of these applications may attend this meeting. Please
note this meeting is open to the public and may be recorded.
Copies of written submissions and public agencies' comments are available on Friday afternoon prior to
the meeting on the City of Kitchener website www.kitchener.ca. Comments will be available using the
calendar of events, see the meeting date for more details.
APPLICATIONS FOR MINOR VARIANCE — CHAPTERS 680 (SIGNS) & 630 (FENCES) OF THE
MUNICIPAL CODE
The recommendations of the Committee of Adjustment on Minor Variances to Chapters 680 (Signs) and 630 (Fences) of the
Municipal Code will be forwarded to City Council for final approval.
SG 2019-012 - 1250 Victoria Street South
Permission to replace the existing sign with a ground -supported sign having automatic changing copy located
75m from a residential zone rather than the required 100m; and, for the sign to only have the civic number
whereas the By-law requires the sign to have the civic number and the street name.
SG 2019-013 - 525 Highland Road West
Permission for multi -unit commercial building to have fascia signs with a width of 100% of the individual unit
rather than the maximum 90%; and, to have a separation distance between the fascia signs of 0.08m rather
than the required 0.3m.
APPLICATIONS FOR MINOR VARIANCE AND / OR CONSENT PURSUANT TO THE PLANNING ACT
A 2019-052 - 284 Mausser Avenue
Permission for an existing single detached dwelling to have one required off-street parking space having a
width of 2.6m wide and a depth of 2.9m rather than the required 2.6m by 5.5m depth due to the installation
of a new sidewalk.
A 2019-053 - 99 College Street
Permission to convert an existing triplex into a four-plex by adding an additional residential unit in the
basement and legalizing the lot width of 13.41 m rather than the required 15m; and, an existing easterly side
yard setback of 1.05m rather than the required 1.2m.
A 2019-054 - 10 Gordon Avenue
Permission to legalize an existing single family dwelling having two driveways whereas the By-law only
permits one driveway; and, to have a parking stall having a width of 2.6m wide and a depth of 5.4m rather
than the required 2.6m by 5.5m depth.
A 2019-055 - 277 Field Sparrow Crescent
Permission to construct a single detached dwelling having a rear yard setback of 6.7m rather than the
required 7.5m.
Page 1 of 2
A 2019-056 - 741-751 King Street West
Permission to construct an 18 -storey commercial/residential dwelling containing 206 -units having a parking
ratE of 0.68 spaces per unit (153 off-street parking spaces) rather than the required parking rate of 1 space
per unit (218 off-street parking spaces); having 20% visitor parking spaces based on the proposed 0.68
space per unit parking rather than 20% visitor parking rate at the required 1 space per unit parking rate; and,
to permit two supporting pillars to be located within the King Street West Driveway Visibility (DVT) Triangle
whereas the By-law does not permit encroachments into the DVT.
A 2019-057 - 152 Weichel Street
Permission to construct a 6 -unit 3 -storey residential dwelling having a side yard abutting Victoria Street South
of 3.4m rather than the required 4.5m; having a Floor Space Ratio (FSR) of 0.69 rather than the maximum
permitted FSR of 0.6; and, having 8 off-street parking spaces (1.5 spaces per unit) rather than the required
9 off-street parking spaces (1.33 spaces per unit).
A 2019-058 - 137 Glasgow Street
Permission for an existing office/service commercial building to have a parking rate of 1 space for every 43.3
sq.m. of Gross Floor Area (GFA) rather than the required parking rate of 1 space per 28 sq.m. of GFA.
B 2019-024 - 209-211 Heiman Street
Permission to sever a parcel of land so each half of a semi-detached residential dwelling can be dealt with
separately. The severed land municipally addressed as 211 Heiman Street will have a width of 8.585m, an
depth of 26.523m and an area of 236 sq.m. The retained land municipally addressed as 209 Heiman Street
will have a width of 9.51 m, an average depth of 26.540m and an area of 318 sq.m.
• additional information is available at the Legislated Services Department, 2nd Floor, City Hall, 200 King
Street West, Kitchener (519-741-2200 ext.7594).
• copies of written submissions/public agencies' comments are available on Friday afternoon prior to the
meeting on the City of Kitchener website www.kitchener.ca in the calendar of events, see the meeting
date for more details.
• anyone having an interest in any of these applications may attend this meeting.
• a person or public body that files an appeal of a consent decision of the Committee of Adjustment must
make written submissions to the Committee before the Committee gives or refuses to give a Provisional
Consent otherwise the Local Planning Appeal Tribunal LPAT) may dismiss the appeal.
• any personal information received in relation to this meeting is collected under the authority s. 28(2) of
the Planning Act, R.S.O. 1990, c. P.13, and will be used by the City of Kitchener to process Committee
of Adjustment applications. Questions about the collection of information should be directed to Holly
Dyson at holly. dyson(a)kitchener.ca.
• if you wish to be notified of a decision you must make a written request to the Secretary -Treasurer,
Committee of Adjustment, City Hall, 200 King St. W., Kitchener ON, N2G 4G7; this request also entitles
you to be advised of a possible Local Planning Appeal Tribunal hearing; even if you are the successful
party you should make this request as the decision could be appealed by the applicant or another party.
Dated the 31 st day of May, 2019.
Dianna Saunderson
Secretary -Treasurer
Committee of Adjustment
THIS NOTICE OF HEARING IS BEING SENT TO YOU AS A COURTESY. THE PRESCRIBED NOTICE
OF HEARING FOR THIS COMMITTEE OF ADJUSTMENT MEETING WAS PUBLISHED IN THE RECORD
ON MAY 31, 2019.
Page 2 of 2
Staff Report
Development Services Department
1
R
www.ki tch en er. c a
REPORT TO:
Committee of Adjustment
DATE OF MEETING:
May 21, 2019
SUBMITTED BY:
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY:
Erika Kohek, Student Planner - 519-741-2200 ext. 7074
WARD:
1
DATE OF REPORT:
May 13, 2019
REPORT #:
DSD -19-108
SUBJECT:
SG2019-010 — 907 Frederick Street, Units 3, 4 and 5
Applicant — Sandeep Singh
Approve with Conditions
Location Map: 907 Frederick Street, Units 3, 4 and 5
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
REPORT
Planning Comments:
The property is zoned Medium Intensity Arterial Commercial Zone (C-6) and is designated as Commercial
in the City's Official Plan. City Planning staff visited the site on May 9, 2019.
The applicant is seeking relief from Section 680.10.14 of the Sign By -Law to allow a fascia sign to have a
width of 96% of the building elevation rather than the required 90%.
Existing fascia sign
The intent of Section 680.10.14 of the Sign By-law that limits fascia signs to a maximum of 90% of the width
of the building elevation, or the width of an individual unit elevation in a multi -unit building on which the sign
is located. A building completely covered by signage can be visually displeasing and can cause a negative
impact on the pedestrian experience and view of the building.
Given that the width of the building unit is approximately 21 metres, the 6% increase in the width only
amounts to an approximate 1.26 metre increase. This increase will have a minimal impact on what is already
permitted on the surrounding environment for pedestrians or on the view of the building from the road.
Additionally, the signs on the adjacent properties are also large, meaning the scale of the proposed fascia
sign conforms with the surrounding commercial plazas. The signs on the adjacent units are also set back
from the edges of the subject commercial unit allowing for the signs to have separation between them and
do not overcrowd the building face. Therefore, Staff is of the opinion that the increase in the width of the sign
will not have a negative impact on the pedestrian experience or view of the building and continues to meet
the intent of the Sign By-law.
Based on the foregoing, Planning staff recommends that this application be approved subject to the
conditions outlined below in the Recommendation section of this report.
Building Comments:
The Building Division has no objections to the proposed sign variance provided a sign permit is obtained.
Transportation Services Comments:
Transportation Services has no concerns with the proposed application.
Heritage Planning Comments:
No heritage planning concerns.
RECOMMENDATION
That application SG 2019-010 seeking relief from Section 680.10.14 of the Sign By -Law to allow a
fascia sign to have a width of 96% of the building elevation rather than the required 90%, be
approved, subject to the following conditions:
1) That a sign permit is obtained from the Planning Division.
2) That condition 1 shall be completed prior to September 21, 2019. Any request for a time
extension must be approved in writing by the Manager of Development Review (or
designate), prior to the completion date set out in this decision. Failure to fulfill these
conditions will result in this approval becoming null and void.
Juliane von Westerholt, BES, MCIP, RPP
Senior Planner
Region of Waterloo
May 03, 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
(2) 06 BENTON/Frederick Victoria Business Centre
(15) 08 WEBER KIT, Kiah Group Inc.
Re: Committee of Adjustment Meeting on May 21, 2019, City of Kitchener
Regional staff have reviewed the following Committee of Adjustment applications and
have following comments:
1. SG 2019-009 — 760 Commonwealth Crescent — No Concerns.
2. SG 2019-010 — 907 Frederick Street — There are no concerns to the sign
variance for the sign mounted on the building, mentioned in the application.
However, it is noted that there is another ground mounted business sign which is
encroaching into Victoria Street right-of-way. The owner should confirm if there is
an existing encroachment agreement in place. If not, the same would be required
with the Region.
3. SG 2019-011
— 524 Belmont Avenue West— No Concerns.
4. A 2019-039 —
121 Arrowhead Crescent — No Concerns.
5. A 2019-040 —
18 Rosedale Avenue — No Concerns.
6. A 2019-041 —
555 King Street East — No Concerns.
7. A 2019-042 —
244-260 Shoemaker Street—No Concerns.
8. A 2019-043 —
170 Rivertrail Avenue — No Concerns.
9. A 2019-044 —
109 North Hill Place — No Concerns.
10.A 2019-045 —
52 South Drive — No Concerns.
11.A 2019-046 —
18 Guelph Street — No Concerns.
12.A 2019-047 —
945 Robert Ferrie Drive — No Concerns.
13.A 2019-048 —
28 Stirling Avenue South— No Concerns.
14.A 2019-049 —
101-115 Margaret Avenue — No Concerns.
15.A 2019-050 —
149-151 Ontario Street North / 21 Weber Street West: There are
no concerns to
the minor variance application. However, the owner is advised
Document Number: 2997610
Page 1 of 2
that any development application on the above development would require
dedicated road widening of approximately 3.0 metre along the entire property
frontage along Weber Street (RR #08).
16.A 2019-051 — 25 Vanier Drive — 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.
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(u-)grandriver.ca
PLAN REVIEW REPORT: City of Kitchener
Holly Dyson
DATE: May 13, 2019
YOUR FILE: See below
RE: Applications for Minor Variance:
SG 2019-009
760 Commonwealth Crescent
SG 2019-010
907 Frederick Street, Units 3-5
SG 2019-011
524 Belmont Avenue West
A 2019-038
128 Mill Street
A 2019-039
121 Arrowhead Crescent
A 2019-040
18 Rosedale Avenue
A 2019-041
555 King Street East
A 2019-042
244 and 260 Shoemaker Street
A 2019-043
170 Rivertrail Place
A 2019-044
107-109 North Hill Place
A 2019-045
52 South Drive
A 2019-046
18 Guelph Street
A 2019-047
945 Robert Ferrie Drive
A 2019-048
28 Stirling Avenue South
A 2019-049
101-115 Margaret Avenue
A 2019-050
149-151 Ontario Street North/21 Weber Street West
A 2019-051
25 Vanier Drive
Applications for Consent:
B 2019-014
128 Mill Street
B 2019-015
23-25 Wendy Crescent
B 2019-016
52 Wilhelm Street
B 2019-017
177 Fifth Avenue
B 2019-018
69 Amherst Drive/118 Doon Valley Drive
B 2019-020
28 Burgetz Avenue
B 2019-021
20-24 Breithaupt Street
B 2019-022
20-24 Breithaupt Street
B 2019-023
26, 43, 47, 53, 55 Wellington Avenue North, 2, 12 Moore
Avenue, 20-24 Breithaupt 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.
'These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1 of 2
Grand River Conservation Authority
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 2 of 2
Grand River Conservation Authority.
Staff Report
KArrER
Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: May 21St, 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: 3
DATE OF REPORT: May 13th, 2019
REPORT #: DSD -19-127
SUBJECT: APPLICATION #: B2019-019
49 Overland Drive
Applicant: Dave Aston- MHBC Planning
Defer
Location Map: 49 Overland Drive
REPORT
Planning Comments:
The subject property is zoned Heavy Industrial Zone (M-4) in the Zoning By-law and designated
Heavy Industrial Employment & Natural Heritage Conservation in the City's 2014 Official Plan.
The property received site plan approval in 2018 for a self -storage warehouse facility.
As per the Official Plan (Section 6.C.2.9b) the applicant is required to demonstrate that vehicles
and people have a way of safely entering and exiting the area in times of flooding. This has not
been demonstrated by the applicant, and in discussions with the applicant this may require
additional easements not specified in this application. Therefore, the application is premature
and staff is recommending deferral.
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 any existing buildings, as well as construction of any new industrial buildings
Heritage Comments:
No cultural heritage issues or concerns.
Environmental Planning Comments:
In addition to the consent application, a Site Plan application has also been received for this
proposal. Environmental concerns will be address through the Site Plan process.
Transportation Services Comments:
Considering that funds for a future 1.5m sidewalk was taken through the site plan approval
process, Transportation Services has no concerns with the proposed application.
Engineering Comments:
The proposed severance has changed from the approved Site Plan. Engineering will require
updated Site Plan drawings for grading, servicing and stormwater management.
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 storm and water municipal services are currently available to
service this property.
The sanitary sewer on Overland Drive is required to be extended in order to achieve a positive
outlet for the retained lands at the owner's sole expense. Any further enquiries in this regard
should be directed to Trevor Jacobs (519-741-2200 ext. 7136).
Easements are required in favor of the City over existing sanitary sewer infrastructure on the
severed and retained lands.
Operations Comments:
Park land dedication will not be required for the application. Dedication requirements have been
established through Site Plan Application SP18/038/O/LT.
E
RECOMMENDATION:
That Application B2019-019 requesting consent to sever the subject property into two lots and
grant an easement over the retained lands in favour of the severed lands be deferred for three
months with the option to return sooner.
Eric Schneider, BES
Junior Planner
Juliane von Westerholt BES, MCIP, RPP
Senior Planner
3
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
May 14, 2019
Re: Comments for Consent Application B2019-015 through
B2019-023
Committee of Adjustment Hearing May 21, 2019
CITY OF KITCHENER
*k11 pall N1
23 & 25 Wendy Crescent
Yusuf Ishmail
The owner/applicant is proposing a severance to allow for two separate parcels for an
existing semi-detached dwelling.
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.
Corridor Planning
Regional Staff advise that the proposed severed and retained lots are located within the
6.Okm of outer area of airport zoning area; and located under the airport runway take -off
approach surface and as such subject to all provisions of Airport Zoning and Federal
Aviation. For further information please contact Kevin Campbell at:
KCampbell(d)-regionofwaterloo.ca
Document Number: 2999380 Version: 1
Regional staff has no objection to the application, 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.
:]KOI Da1Z [1
52 Wilhelm Street
4Front Design Build Partners
The owner/applicant is proposing a severance to allow for two separate parcels to
construct a two storey duplex on each 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.
Noise Study
A detailed noise study will be required to assess the impacts of road traffic from Weber
Street West (RR #08) and rail noise/vibration from CN Railway mainline that are in close
proximity to the proposed development. The recommendations of the detailed noise
study will be required to be implemented as a Regional condition through a registered
agreement with the Region of Waterloo. Condition(s) must be secured as accordingly.
It is the responsibility of the owner/applicant to ensure the development is not adversely
affected by anticipated transportation and/or stationary noise impacts. In this regard the
owner/applicant should prepare an Environmental Noise Study. The noise study must
be prepared in accordance with MOE NPC -300 Guideline.
The noise consultant must be pre -approved by the Region of Waterloo. The noise
consultant is responsible for obtaining current information, applying professional
expertise in performing calculations, making detailed and justified recommendations,
submitting the Consultant Noise Study Declaration and Owner/Authorized Agent
Statement along with three copies of the Environmental Noise Study to the Region of
Waterloo.
Please note that the Region of Waterloo charges $250 for the preparation of traffic
forecasts and review of Environmental Noise Study. The noise consultant preparing the
Environmental Noise Study must complete and submit a Transportation Planning Noise
Assessment Fee Form and must request forecasted traffic data for the appropriate
Regional roadways. The form can be found at:
Document Number: 2999380 Version: 1
https://www. regionofwaterloo. ca/en/I iving-here/resources/Design-Standards/Noise-
Assessment-Application--Fee-Form. Pdf
As indicated on the form, traffic forecasts for noise assessments will be prepared within
15 business days of the data of the request, but will be withheld if payment has not
been received.
Regional staff has no objection to the application, 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.
2) That prior to final approval, the applicant submit an Environmental Noise Study to
the Region of Waterloo for review and approval, and, if necessary, based on the
recommendations of the study, enter into a Registered Development Agreement
with the Region of Waterloo to implement the recommendations of the study.
B2019-017
177 Fifth Avenue
c/o MHBC Planning
The owner/applicant is proposing to sever the property into two lots.
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.
Corridor Planning
Regional Staff advise that the subject lands are located under the airport runaway take-
off approach surface and as such subject to all provisions of Airport Zoning and Federal
Aviation. For further information please contact Kevin Campbell at:
KCampbell(d)-regionofwaterloo.ca
Regional staff has no objection to the application, 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: 2999380 Version: 1
B2019-018
69 Amherst Drive
Owl Properties Incorporated
The owner/applicant is proposing to sever the existing single detached residential lot
from the balance of the land holding.
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.
Archaeological Assessment:
The subject property possesses some potential for the recovery of archaeological
resources due to the proximity to an historic road and proximity to a water course (The
Grand River). However, due to disturbance that has occurred on the subject property
since the development of the original subdivision, Regional staff will not be requiring
the submission of an Archaeological Assessment. However, the owner/applicant of the
subject property should be made aware that:
• If archaeological resources are discovered during the development or site
alteration of the subject property, the applicant will need to immediately cease
alteration/development and contact the Ministry of Tourism, Culture and Sport. If
it is determined that additional investigation and reporting of the archaeological
resources is needed, a licensed archaeologist will be required to conduct this
field work in compliance with S. 48(a) of the Ontario Heritage Act; and/or,
• If human remains/or a grave site is discovered during development or site
alteration of the subject property, the applicant will need to immediately cease
alteration and must contact the proper authorities (police or coroner) and the
Registrar at the Bereavement Authority of Ontario in Compliance with the
Funeral, Burial and Cremation Services Act, 2002 S. 96 and associated
Regulations
Regional staff has no objection to the application, 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: 2999380 Version: 1
B2019-019
49 Overland Drive
Alphabet Overland Self Storage Inc.
The owner/applicant is proposing a severance for the creation a new industrial lot. The
severed land is site plan approved for a self storage use. The retained land is proposed
for a contractor yard. The owner/applicant requires an easement for stormwater
management over the retained lands in favour of the severed lands.
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.
Corridor Planning
Regional Staff advise that the subject lands are located under the airport runaway take-
off approach surface and as such subject to all provisions of Airport Zoning and Federal
Aviation. For further information please contact Kevin Campbell at:
KCampbell(d)-regionofwaterloo.ca
Record of Site Condition
The subject property is identified in the Region's Threats Inventory Database (TID) as
having a high threat of contamination on the property. However, in accordance with the
Region's Implementation Guideline for the Review of Development Applications On or
Adjacent to Known and Potentially Contaminated Sites, a Record of Site Condition
(RSC) is not required for the proposed severance.
Regional staff has no objection to the application, 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: 2999380 Version: 1
B2019-020
28 Burgetz Avenue
MB Future Homes Ltd.
The owner/applicant is proposing a residential lot severance.
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.
Corridor Planning
Regional Staff advise that the subject lands are located under the airport runaway take-
off approach surface and as such subject to all provisions of Airport Zoning and Federal
Aviation. For further information please contact Kevin Campbell at:
KCampbell(d)-regionofwaterloo.ca
Regional staff has no objection to the application, 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.
B2019-021 through B2019-23
20-24 Breithaupt Street
2184647 Ontario Limited & Breithaupt Block Inc.
The owner/applicant is proposing to sever the subject property due to construction
financing requirements for the proposed Phase 3 development of the Breithaupt Block.
B2019-021 is to sever the existing lot into two separate parcels. B2019-022 is to grant
an easement between the severed properties in favour of the retained lands for access
purposes. B2019-023 is to facilitate the granting of a lease over twenty-one (21) years.
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 B2019-021.
Document Number: 2999380 Version: 1
Record of Site Condition:
The subject property is identified in the Region's Threats Inventory Database (TID) as
having a high threat of contamination both on and adjacent to the property. In
accordance with the Region's Implementation Guideline for the Review of Development
Applications On or Adjacent to Known and Potentially Contaminated Sites, a Record of
Site Condition (RSC) would be required for the proposed consent applications.
Regional Staff acknowledge that RSC #222924 was completed for the proposed
severed and retained lands at 20-24 Breithaupt Street and filed with the Ministry of the
Environment, Conservation and Parks on January 27, 2017. Regional Staff are satisfied
with the submission of an RSC and have no further comments.
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.
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,
/ l
Matthew Colley
Planner
Document Number: 2999380 Version: 1
400 Clyde Road, P.O. Box 729
Grand River Conservation Authority Cambridge, Ontario N1 R 5W6
Resource Management Division Phone: (519) 621-2761 ext. 2319
Trisha Hughes, Resource Planner Fax: (519) 621-4945
E-mail: thughes@grandriver.ca
PLAN REVIEW REPORT: City of Kitchener
Holly Dyson
DATE: YOUR FILE: GRCA FILE:
June 10, 2019 B 2019-019 — 49 Overland Drive B2019-019 — 49 Overland Dr
RE: Application for Consent B 2019-019
49 Overland Drive, City of Kitchener
Alphabet Overland Self Storage Inc.
GRCA COMMENT*:
Grand River Conservation Authority (GRCA) staff recommend deferral of the above noted
consent application to allow additional time to demonstrate whether safe access is available.
Please see our detailed comments below.
BACKGROUND:
1. Resource Issues:
Information currently available at this office indicates that a portion of the subject property is
within the Riverine Flooding Hazard (floodplain) of Schneider Creek and its associated 5 metre
regulated allowance. The floodplain is designated as a One Zone Policy Area, meaning that
the entire floodplain is considered "floodway". The floodway is the portion of a floodplain where
development could cause a danger to public health and safety and/or property. The property
is also adjacent to Schneider Creek and its 15 metre regulated allowance.
2. Legislative/Policy Requirements and Implications:
We understand that the applicant is proposing a severance to create a new vacant industrial
lot with an easement for stormwater management. In accordance with Provincial Policy
Statement (2014) Section 3.1.2c and City of Kitchener Official Plan Section 6.C.2.9b, for
proposed development, which includes the creation of a new lot, it must be demonstrated that
vehicles and people have a way of safely entering and exiting the area in times of flooding. At
this time, we understand that it has been determined that "safe access" is not available down
Overland Drive, and the applicant has hired a consultant to look into the availability of
emergency access via Ardelt Place. As such, we recommend deferral of the consent
application until it is determined whether the applicant can demonstrate or acquire "safe
access" for the proposed new vacant lot.
Until the above comment is addressed, it is premature to comment on a proposed site plan
application for the proposed severed or retained lands.
Due to the features noted above, a portion of this property is regulated by the GRCA under
Ontario Regulation 150/06 — Development, Interference with Wetlands and Alterations to
Shorelines and Watercourses Regulation. Please note that any future development proposed
within GRCA regulated areas will require prior written approval from the GRCA in the form of
a permit pursuant to Ontario Regulation 150/06.
Page 1 of 2
3. Plan Review Fees:
The GRCA applies Plan Review Fees for Planning Act applications located within GRCA
areas of interest. This application is considered a `minor' consent application, with the
applicable plan review fee of $410. With a copy of this correspondence, the applicant will be
invoiced in the amount of $410.00.
We trust this information is of assistance. If you have any questions, or require additional
information, please contact the undersigned.
Sincerely,
risha Hughes
Resource Planner
Grand River Conservation Authority
cc: Alphabet Overland Self Storage Inc., 120 Adelaide St W, Suite 803, PO Box 27, Toronto,
ON M5H 1T1
Dave Aston, MHBC Planning (via email)
* These comments are respectfully submitted as advice and reflect resource concerns
within the scope and mandate of the Grand River Conservation Authority
Page 2 of 2
Staff Report
vex
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 7, 2019
REPORT NUMBER: DSD -19-155
SUBJECT: Follow Up to DSD -19-092 & DSD -19-132
Applications B2019-014 & A2019-038
128 Mill Street
Owner/Applicant — Robert Broadfoot and Rachel Molnar
Refuse
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Subject Property: 128 Mill Street
Background:
On April 16, 2019 and May 21, 2019, the Committee of Adjustment deferred Applications 62019-
014 & A2019-038 to allow additional time for comments for the Region of Waterloo and Canadian
National Railway to review the Noise and Vibration Study submitted with the application.
Staff Repoil KN_
URENER
Development Services Department wwwkitchener.ca
Planning Comments:
The existing property has a lot width of 18.23 metres. Severance application B2019-014 proposes
to sever a portion of 128 Mill Street that is 5.14 metres wide at the street and 14.68 metres wide
at the rear, with a lot depth of 47.94 and 34.61 metres, and a lot area of 678.3 square metres.
The retained lands have an area of 337.9 square metres.
Minor Variance Application A2019-038 is requesting a reduced lot width at the street of 5.14
metres whereas 9.0 metres is required.
The irregular shaped lot is proposed in order to retain the existing dwelling and streetscape while
permitting some new residential intensification.
A site inspection was conducted on March 26, 2019.
Existing Dwelling at 128 Mill Street
The property is designated as Low Rise Conservation in the Mill -Courtland Woodside Park
Secondary Plan. The intent of the Low Rise Conservation designation is to retain the existing low
rise, low density, primarily detached housing stock while simultaneously allowing a slight density
increase by permitting conversion or redevelopment to a maximum of three dwelling units.
Permitted uses are restricted to single detached dwellings, semi-detached dwellings, duplex
Staff Report KN x
Development Services Department wwwkitchener.ca
dwellings, multiple dwellings to a maximum of three dwelling units, small lodging houses, small
residential care facilities, home businesses and private home day care.
The property is zoned as Residential Five (R-5) in Zoning By-law 85-1. The proposed served lot
requires a lot width variance, as submitted. Single detached (retained lands) and duplex
dwellings (severed lands) are permitted uses.
CN Comments:
The standard setback for development on this property as per the FCM/RAC Guidelines and CN's
site development standards is 15 metres. It appears the property would be only 10 metres from
the mutual property line. Variances in setback require additional mitigation such as a berm or
crash wall. As this is a single lot development, these options are likely not feasible. The reduced
set back without additional mitigation measures increases the risk for development on this site.
The noises feasibility study suggest the property could meet the NPC -300 noise standards with
brick/masonry construction. The study recommends additional design work will be necessary as
the vibration levels exceed the CN standards by a "wide margin." The standard is 0.14 mm/s and
the measurements range from 0.31 mm/s to 0.56 mm/s. This is significantly in excess of the
standards.
CN Rail does not support this application for severance and the construction of a duplex
property. This is based on the excessive levels of vibration. While it may be possible to mitigate
the building for this vibration inside the building, there would also be an impact on the ability of
the residents to enjoy their outdoor space which would face the rail line. In addition to the
vibration, there is also a safety concern presented by the reduced setback.
CN rail would not object to additional intensification within the existing residence.
Region of Waterloo Comments:
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.
Regional Staff has reviewed the Rail Noise and Vibration Feasibility study prepared by HGC
(March 11, 2019) received with Consent application B2019-014. The study has identified that
future rail traffic will exceed MECP guidelines due to the adjacent CN Railway Mainline.
Regional Staff has been advised that CN Railway authorities have reviewed the Rail Noise and
Vibration Feasibility Study and that CN does not support the application for the severance and
construction of a duplex property. This is a result of the excessive levels of vibration and while it
may be possible to mitigate the building for this vibration inside, there would also be an impact on
the ability to enjoy the outdoor space that faces the rail line. The vibration is a safety concern
presented by the reduced setback.
As a result of CN's review of the study, Regional Staff concur that the proposed consent will not
be feasible due to excessive rail vibration. The railway safety setback requirements cannot be
achieved and the railway safety berm/crash wall is not feasible. In summary, Regional Staff
cannot support the proposed consent application.
Staff Report KN x
Development Services Department wwwkitchener.ca
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.
Building Comments:
A qualified designer is to be retained to complete a building code assessment as it relates to the
new proposed property line and any of the building adjacent to this new property line shall address
such items as: spatial separation of existing buildings' wall face to the satisfaction of the Chief
Building Official. Closing in of openings may be required, pending spatial separation calculation
results.
A building permit shall be obtained for any remedial work/ upgrades that may be required by the
building code assessment.
A separate building permit will be required for the removal of the detached garage on the severed
property. A separate building permit will be required for the construction of the new residential
building.
Region of Waterloo and Area Municipalities' Design Guidelines and Supplemental Specifications
for Municipal Services (DGSSMS) allows only one service per lot. Should a severance be
approved, additional services will be required for severed lot — a building permit will be required
for this work.
Transportation Comments:
The Official Plan notes a road widening along Mill Street (Queen Street to Courtland Avenue
East). A reference plan be submitted noting the conveyance of lands to the city for approximately
4 metres along the frontage of the severed portion of land. Also, for the severed portion, a Phase
1 be submitted and if required, a Phase 2 Environmental Assessment be submitted to
Engineering. Transportation Services have no concerns with the proposed application.
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. The City's records indicate sanitary and water municipal services are currently
available to service this property. Any further enquiries in this regard should be directed to Katie
Pietrzak (519-741-2200 ext. 7135).
The storm sewer is required to be extended in order to achieve a positive outlet for the site at the
owner's sole expense. A storm sewer design is required to the satisfaction of the Engineering
Division.
In accordance with Section 53 of the Ontario Water Resources Act, a certificate of approval for
sewer works will be required by the Ministry of Environment for the extension of the municipal
sewer to the satisfaction of the Engineering Division.
Staff Report KNNh
uHL
16-,
Development Services Department wwwkitchener.ca
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.
Environmental Planning Comments:
A Tree Preservation / Enhancement Plan Prior is required for both the severed and retained lands
prior to demolition or Building Permit, whichever comes first.
Heritage Comments:
No heritage planning concerns.
Bell Canada Comments:
Bell Canada has no concerns.
Parks & Cemeteries 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 $2,364.40. Park Dedication is calculated
at 5% of the new development lot only, with a land valuation calculated by the lineal frontage
(5.14m) at a land value of $9,200 per frontage meter.
Required Conditions, if approved by the Committee of Adjustment:
While Planning staff is recommending refusal of the applications, however should the Committee
of Adjustment approve Applications B2019-014 & A2019-038, the following conditions should be
included in the decision for severance application B2019-014;
1. That Minor Variance Application A2019-038 is approved.
2. 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.
3. 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.
Staff Report KN x
Development Services Department wwwkitchener.ca
4. 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 $2,364.40 is required.
5. 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.
6. 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.
7. 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.
8. That the owner submit a complete Development and Reconstruction As -Recorded
Tracking Form (as per the Public Sector Accounting Board (PSA B) 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 to the satisfaction of
the Director of Engineering Services for the severed and retained lands.
9. 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.
10. That the owner convey to the City of Kitchener, without cost and free of encumbrance, an
approximately 3.90 metre wide road widening along the severed parcel's entire Mill Street
frontage, to the satisfaction of the City's Transportation Services. In addition, the owner shall
submit a Phase 1, and if necessary, a Phase 2 Environmental Assessment to the
satisfaction of the City's Engineering Services for the road widening on the severed portion.
11. 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 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, building elevation drawings, landscaped area and
vegetation to be preserved.
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.
Staff Report KN x
Development Services Department wwwkitchener.ca
12. That a qualified designer be retained to complete a Building Code Assessment as it relates
to the new proposed property line, as such report receive final approval from the City's
Chief Building Official.
RECOMMENDATION:
That severance application B2019-014 requesting to sever a portion of 128 Mill
Street that is 5.14 metres wide at the street and 14.68 metres wide at the rear, with
a lot depth of 47.94 and 34.61 metres, and a lot area of 678.3 square metres, be
refused.
II. That Minor Variance Application A2019-038 is requesting a reduced lot width at the
street of 5.14 metres whereas 9.0 metres is required, be refused.
Garett Stevenson, B.E.S., MCI P, RPP Juliane von Westerholt, B.E.S., MCIP, RPP
Planner Senior Planner
Staff Report -x
Development Services Department wwwkitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: May 21, 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: May 13, 2019
REPORT NUMBER: DSD -19-132
SUBJECT: Follow Up to DSD -19-092
Applications B2019-014 & A2019-038
128 Mill Street
Owner/Applicant — Robert Broadfoot and Rachel Molnar
Defer
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Subject Property: 128 Mill Street
Background:
On April 16, 2019, the Committee of Adjustment deferred Applications B2019-014 & A2019-038
to the May 21, 2019 meeting to allow additional time for comments for the Region of Waterloo
Staff Report
Development Services Department
K"'""' NFR
wwwki tchenr. ca
and Canadian National Railway to review the Noise and Vibration Study submitted with the
application.
As comments are still outstanding, Staff is recommending that the applications be deferred to the
June 18, 2019 Committee of Adjustment meeting.
RECOMMENDATION:
1. That Application B2019-014 proposing to sever a portion of 128 Mill Street that is
5.14 metres wide at the street and 14.68 metres wide at the rear, with a lot depth of
47.94 and 34.61 metres, and a lot area of 678.3 square metres, be deferred to the
"Unfinished Business" agenda of the June 18, 2019 Committee of Adjustment
meeting.
2. That Minor Variance Application A2019-038 requesting a reduced lot width at the
street of 5.14 metres whereas 9.0 metres is required, be deferred to the "Unfinished
Business" agenda of the June 18, 2019 Committee of Adjustment meeting.
Garett Stevenson, B.E.S., MCIP, RPP Juliane von Westerholt, B.E.S., MCIP, RPP
Planner Senior Planner
Staff Report -x
Development Services Department wwwkitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: April 16, 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: April 5, 2019
REPORT NUMBER: DSD -19-092
SUBJECT: Applications B2019-014 & A2019-038
128 Mill Street
Owner/Applicant — Robert Broadfoot and Rachel Molnar
Defer
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Subject Property: 128 Mill Street
Report:
The owner is proposing to sever the subject lands to create a new "flag shape" lot behind the
existing dwelling. The existing residential dwelling at 128 Mill Street is proposed to remain. The
proposed lot requires a minor variance to permit a reduced lot width, as the lot width is measured
where the proposed lot is most narrow. The proposed lot is wider at the rear, resembling a "flag"
or "P" shape.
Staff Report
Development Services Department
K"'""' NFR
wwwki tchenr. ca
The existing property has a lot width of 18.23 metres. Severance application B2019-014 proposes
to sever a portion of 128 Mill Street that is 5.14 metres wide at the street and 14.68 metres wide
at the rear, with a lot depth of 47.94 and 34.61 metres, and a lot area of 678.3 square metres.
The retained lands have an area of 337.9 square metres.
Minor Variance Application A2019-038 is requesting a reduced lot width at the street of 5.14
metres whereas 9.0 metres is required.
The irregular shaped lot is proposed in order to retain the existing dwelling and streetscape while
permitting some new residential intensification.
A site inspection was conducted on March 26, 2019.
Existing Dwelling at 128 Mill Street
At this time, Planning Staff have not received final comments from the Region of Waterloo or
Canadian National Rail and are recommending that the applications be deferred to the May 21,
2019 Committee of Adjustment meeting to allow both commenting agencies the opportunity to
formally review the Noise and Vibration Study submitted with the application.
Staff Report
Development Services Department
RECOMMENDATION:
K"'""' NFR
wwwki tchenr. ca
1. That Application B2019-014 proposing to sever a portion of 128 Mill Street that is
5.14 metres wide at the street and 14.68 metres wide at the rear, with a lot depth of
47.94 and 34.61 metres, and a lot area of 678.3 square metres, be deferred to the
"Unfinished Business" agenda of the May 21, 2019 Committee of Adjustment
meeting.
2. That Minor Variance Application A2019-038 requesting a reduced lot width at the
street of 5.14 metres whereas 9.0 metres is required, be deferred to the "Unfinished
Business" agenda of the May 21, 2019 Committee of Adjustment meeting.
Garett Stevenson, B.E.S., MCIP, RPP Juliane von Westerholt, B.E.S., MCIP, RPP
Planner Senior Planner
N*
Region of Waterloo
File No. D20-20/19 KIT
April 9, 2019
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. regionofwaterl oo.ca
Matthew Colley
575-4757 ext. 3210
Re: Comments for Consent Application B2019-005, 62019-
006 and B2019-011 to B2019-014
Committee of Adjustment Hearing April 16, 2019
CITY OF KITCHENER
B2019-005 and B2019-006
151 Wentworth Avenue
Mark and John Benjamins
The owner/applicant is proposing a severance to create a new residential lot. An
easement is required on the severed lands to provide shared driveway access for each
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.
Regional staff has no objection to the application, 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: 2971876 Version: 1
B2019-011
75 Tillsley Drive
The Governing Council of the Salvation Army in Canada
The owner/applicant is proposing to sever the current property into two lots. The
retained land would continue to be used for a religious institution while the severed lot
would be developed for residential use.
Community Planning:
Regional Fee
Regional Staff acknowledge receipt of the required consent review fee.
Archaeological Assessment:
Regional Staff require the completion of an Archeological Assessment for the proposed
severed property because of the proximity to Known Archaeological Resources (about
75m from the property line) , and its location within a landform associated with the
habitation of early peoples on the land.
o As per Regional Official Plan policy 3.G.9, the applicant is required to
have a licensed Archaeologist complete an Archeological Assessment for
the entire severed property, and that any adverse impacts to significant
archaeological resources found shall be mitigated, through preservation
of the resource and/or removal and documentation, at the expense of the
owner.
o The applicant must submit the Archaeological Assessment report to the
Ministry of Culture, Tourism and Sport, and once reviewed and accepted,
provide a copy of the Ministry's acceptance letter and the Assessment
report to the Region of Waterloo's Planning, Development and Legislative
Services Department.
o Regional Staff request that if a Stage 3 is recommended by the licensed
Archaeologist, that the Region of Waterloo be circulated the Stage 1 and
2 Assessments and be consulted prior to beginning the Stage 3
Assessment.
The completed Archaeological Assessment and Ministry Clearance Letter will be
required prior to final approval of the Consent Application.
Corridor Planning:
Access
The subject property currently functions with vehicular access locations to both Tillsley
Drive and Erinbrook Drive; there is no direct vehicular access to Westmount Road.
Regional Staff advise that under future development applications, no vehicular access
will be permitted to Westmount Road.
Document Number: 2971876 Version: 1
Stormwater Management & Site Grading
Regional Staff require a detailed stormwater management will as a condition at Site
Plan approval. Staff will require an electronic copy of any stormwater management
report/briefing, as requested by the City of Kitchener Engineering Staff, for review and
approval as the revised stormwater management and grading for the site development
may impact the Westmount Road right of way. The Region will also require an
electronic copy of any civil engineering drawings required for the site.
Transit Planning
Regional Staff acknowledge that there are no transit requirements for the proposed
application.
However, the owners of severed and retained lots must be made aware that Grand
River Transit (GRT) currently operates Route 22 along sections of Tillsley Drive and
Erinbrook Drive. With the proposed ION launch GRT will be completing a transit
network re -design to better align bus routes with ION rapid transit. For more information
regarding the transit network re -design please see the Region's website
httips://www.qrt.ca/en/about-qrt/new-directions.asipx
In association with transit network re -design, transit stops immediately adjacent to and
near -by the subject property will consolidated and re -located to provide enhanced
service. This includes the closure of existing transit stops on Tillsley Drive, and re-
locating them to Erinbrook Drive. The future transit stop location on Erinbrook Drive may
conflict with the proposed vehicular access from the townhouse development to
Erinbrook Drive. Regional staff will work with the owner/applicant to ensure that the
future transit facilities will integrate with the proposed development.
Environmental Noise
A detailed environmental noise study will be required to assess the impacts of road
traffic from Westmount Road and Erinbrook Drive, and any potential stationary noise
sources in the vicinity. The recommendations of the detailed noise study will be required
to be implemented as a Regional condition through a registered agreement with the
Region of Waterloo. Condition(s) must be secured accordingly.
It is the responsibility of the owner/applicant to ensure the development is not adversely
affected by anticipated transportation and/or stationary noise impacts. In this regard the
applicant should prepare an Environmental Noise Study. The noise study must be
prepared in accordance with MOE NPC -300 Guideline.
The noise consultant must be pre -approved by the Region of Waterloo. The noise
consultant is responsible for obtaining current information, applying professional
expertise in performing calculations, making detailed and justified recommendations,
submitting the Consultant Noise Study Declaration and Owner/Authorized Agent
Statement along with three copies of the Environmental Noise Study to the Region of
Waterloo.
Document Number: 2971876 Version: 1
Please note that the Region of Waterloo charges $250 for the preparation of traffic
forecasts and review of Environmental Noise Study. The noise consultant preparing the
Environmental Noise Study must complete and submit a Transportation Planning Noise
Assessment Fee Form and must request forecasted traffic data for the appropriate
Regional roadways. The form can be found at:
https://www. regionofwaterloo. ca/en/I iving-here/resources/Design-StandardsINoise-
Assessment-Application--Fee-Form. pdf
As indicated on the form, traffic forecasts for noise assessments will be prepared within
15 business days of the data of the request, but will be withheld if payment has not
been received.
Regional staff has no objection to the application, subject to the following
conditions of approval:
1) That prior to final approval the owner/applicant submit an Archaeological
assessment report to the Ministry of Culture, Tourism and Sport, and once
reviewed and accepted, provide a copy of the acceptance letter and assessment
report to the Region of Waterloo's Planning, Development and Legislative
Services Department.
2) That prior to final approval the owner/applicant submit an Environmental Noise
Study to the satisfaction of the Region, and if necessary, based on the
recommendations of the study enter into a Registered Development Agreement
with the Region of Waterloo to implement the recommendations of the study.
B2019-012
53 Lichty Crescent
Ray Kraishnik
The owner/applicant is proposing a residential severance.
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.
Document Number: 2971876 Version: 1
In discussions with the City of Kitchener during the pre -submission consultation
(January, 2019) a Functional Servicing report is required to ensure the proposed
development will be able to meet the required designed fire flows.
Regional staff has no objection to the application, 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.
2) That prior to final approval, the owner/applicant submit a Functional Servicing
Report to the satisfaction of the Region.
B2019-013
118 Doon Valley Drive
Owl Properties Incorporated
The owner/applicant is proposing to sever the property at 118 Doon Valley Drive from
the larger land holding owned by Owl Properties Incorporated.
Community Planning:
Regional Fee
Regional Staff acknowledge receipt of the required consent review fee.
Regional staff has no objection to the application.
*k11 pill El I
128 Mill Street
Robert Broadfoot
The owner/applicant is proposing a residential severance. The existing dwelling will be
retained and a new dwelling (duplex) will be built on the new 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
Document Number: 2971876 Version: 1
Section B.2.4.7 of the Design Guidelines and Supplemental Specifications for Municipal
Services for January 2019.
Environmental Noise:
Regional Staff have reviewed the Rail Noise and Vibration Feasibility study prepared by
HGC (March 11, 2019) received with Consent application B2019-014. The study has
identified that future rail traffic will exceed MECP guidelines due to the adjacent CN
Railway Mainline. Regional Staff have identified these concerns and requested
clarification from the acoustic consultant on April 4, 2019.
The vibration study will be required to be circulated and reviewed by the appropriate
railway authority (CN). Until the identified concerns are provided by the noise
consultant; the study has been reviewed and approved by the appropriate railway
authorities, and any conclusions are found acceptable to Regional Staff, Consent
application B2019-014 cannot be supported.
Upon acceptance of the rail noise/vibration study, the recommendations of the study will
be required to be implemented through a registered agreement with the City of
Kitchener for the severed and the retained lots.
Regional Staff strongly recommend that the above Consent application be deferred until
the noise and vibration feasibility study is completed to the satisfaction of the Region
and the appropriate railway authority (CN).
Regional staff cannot support the proposed consent 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,
Matthew Colley
Planner
Document Number: 2971876 Version: 1
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.
Holly Dyson
From: Hall, Charleyne <charleyne.hall@bell.ca>
Sent: 08 April, 2019 11:48 AM
To: Holly Dyson; Garett Stevenson
Subject: 519-19-194 - Consent Application B2019-014 - 128 Mill Street
Good morning Holly,
Bell Canada has no concerns with Application for Consent B2019-014 regarding 128 Mill Street.
Thank you,
Charleyne Hall
External Liaison
Bell Canada Right of Way
P: 705-722-2264
F: 705-726-4600
1-888-646-4817
charleyne.hall(a)-bell.ca
140 Bayfield St. Floor 2
Barrie Ontario
L4M 3B 1
1
Staff Report
I�ITCHENE�
Community Services Department www.kirchenerca
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:
Sheryl Rice Menezes, Planning Technician — 519-741-2200 ext. 7844
WARD:
7
DATE OF REPORT:
June 11, 2019
REPORT #:
DSD -19-145
SUBJECT:
SG 2019-012 — 1250 Victoria Street South
Owner —Waterloo Region District School Board
Applicant — Signable Inc.
Approve with Conditions
araw4s Pubic"
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REPORT
Planning Comments:
The property is zoned Institutional One (1-1) in By-law 85-1 and INS -1 in By-law 2019-051. It is
designated as Institutional and Natural Heritage Conservation in the 2014 Official Plan. Staff visited the
site on June 11, 2019.
The owner is requesting permission to replace an existing ground supported sign with a ground supported
sign having automatic changing copy which is located 75 metres from a residential zone rather than the
required 100 metres; and, for the sign to only have the civic number whereas the By-law requires the
sign to have the civic number and street name.
.Ir
Existing ground supported sign.
The proposed variance to reduce the separation distance of automatic changing copy to a residential zone
meets the general intent the Sign By-law, can be considered minor and does not negatively affect the subject
property and surrounding streetscape. The intent of the regulation requiring a setback between automatic
changing copy and a residential zone is to ensure that the changing digital copy does not negatively affect
the use and enjoyment of the residential properties. The nearest residential properties are located across
Victoria Street which is opposite a primary multi -use pathway connection (Map 11 of the Official Plan). As
the residential properties back onto the street and are located at least 75 metres from the sign, staff is of the
opinion that the intent of the By-law is met and that the request is minor. As well, staff recommend that a
condition be implemented to turn off the sign overnight. Based on the above, the variance can be considered
appropriate for the property and surrounding neighbourhood.
View across Victoria Street to the rear yards of the residential properties.
The proposed variance to have only the civic number on the sign for a corner property rather than the civic
number and street name, is considered to meet the intent of the By-law and is minor. The applicant advised
staff that he is requesting this variance because to add the street name to the sign would require increasing
the area of the sign face and therefore an additional cost to the construction of the sign. The intent of this
regulation for corner properties is to ensure that the property is easily identified to people trying to locate the
building, as corner properties may be addressed from either street on a corner. In regards to this property,
there is a forested area near the intersection of the streets (see aerial photo) and to the public it does not
appear to be a corner lot. Staff is of the opinion that the intent of the regulation can be met by having only
the civic number on the sign, as well, this is considered minor for the above noted reasons.
Based on the foregoing, Planning staff recommends that this application be approved subject to the
conditions noted in the Recommendation section below.
Building Comments:
The Building Division has no objections to the proposed sign variance provided a sign permit is obtained
prior to erection.
Transportation Services Comments:
As the proposed sign is located internal to the site and outside of the driveway visibility triangle,
Transportation Services has no concerns with the proposed application.
Engineering Comments: No concerns.
RECOMMENDATION:
That application SG 2019-012 requesting to replace an existing ground supported sign with a
ground supported sign having automatic changing copy which is located 75 metres from a
residential zone rather than the required 100 metres; and, for the sign to only have the civic
number whereas the By-law requires the sign to have the civic number and street name be
approved subject to the following conditions:
1) That a Sign Permit be obtained from the Planning Division;
2) That the owner shall ensure that the automatic changing copy portion of the sign be
turned off between the hours of 11 pm and 6 am; and,
3) That conditions 1 noted above be completed by December 1, 2019. Any request for a
time extension must be approved in writing by the Manager of Development Review (or
designate) prior to completion date set out in this decision. Failure to complete the
conditions will result in this approval becoming null and void.
Sheryl Rice Menezes, CPT
Planning Technician (Zoning)
Juliane von Westerholt, BES, MCIP, RPP
Senior Planner
Region of Waterloo
June 03, 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
(7) 15 KING KIT, HIP DEVELOPMENT
(8) 55, WEICHEL STEET 1917171 Ontario Inc.
Re: Committee of Adjustment Meeting on June 18, 2019, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have following comments:
1. SG 2019-012
— 1250 Victoria Street South — No Concerns.
2. SG 2019-013
— 525 Highland Road West— No Concerns.
3. A 2019-052 —
284 Mausser Avenue — No Concerns.
4. A 2019-053 —
99 College Street — No Concerns.
5. A 2019-054 —
10 Gordon Avenue — No Concerns.
6. A 2019-055 —
277 Field Sparrow Crescent—No Concerns.
7. A 2019-056 —
741-751 King Street West — No Concerns.
8. A 2019-057 —
152 Weichel Street — No Concerns.
9. A 2019-058 —
137 Glasgow 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.
Please forward any decisions on the above mentioned Application numbers to the
undersigned.
Document Number: 3026277
Page 1 of 2
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4500 Ext 3867
Holly Dyson
From: Andrew Herreman <aherreman@g rand river.ca >
Sent: 10 June, 2019 9:53 AM
To: Holly Dyson
Subject: SG 2019-012 - 1250 Victoria Street South
Hi Holly,
The Grand River Conservation Authority has no comments or concerns regarding application SG 2019-012 for 1250
Victoria Street South.
Sincerely,
Andrew Herreman, CPT I Resource Planning Technician
Grand River Conservation Authority
400 Clyde Road, PO Box 729, Cambridge, Ontario N1 R 5W6
(519) 621-2763 x 2228 1 www. g rand river. ca
Staff Repoil
Development Services Department
REPORT TO:
DATE OF MEETING:
SUBMITTED BY:
PREPARED BY:
WARD:
DATE OF REPORT:
REPORT #:
SUBJECT:
1
e�}4
1
K�_W FLE. P.x
www.kitchener. ca
Committee of Adjustment
June 18th, 2019
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
Eric Schneider, Junior Planner — 519-741-2200 ext. 7843
8
June 11th, 2019
DSD -19-146
SG2019-013 — 525 Highland Road West
Applicant — Michelle DesRosiers
Approve
Location Map: 525 Highland Road West
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
im
rr
10
REPORT
Planning Comments:
The subject property located at 525 Highland Road West is zoned General Commercial (COM -
2) in the Zoning By-law 19-051 and C-2 in the Zoning By-law 85-1 with Special Use Provision
102U. Staff conducted a site inspection of the property on June 7t", 2019.
The applicant is requesting relief from Section 680.10.14 of the Sign By-law to allow for fascia
signage on the site to be 100% of the width of the building elevation rather than the maximum
permitted 90%. The applicant is also requesting relief from Section 680.10.15 and to have a
separation distance of 0.08M rather than the minimum of 0.3M.
The intent of the regulations that require signage to be a maximum of 90% of the width of the
building elevation and to have a separation distance of 0.3M is to create an aesthetically
pleasing signage design on the buildings, so that is does not look too crowded or busy. In this
situation, the plaza contains individual business units with varying widths. In this situation, the
applicant is looking to comprehensively replace the signage on site and would like to have a
uniform separation between the signs. The variation in the widths of the individual business
units makes it difficult to abide by the regulations in the Sign By-law regarding width and
separation distance. Staff is of the opinion that the applicant's proposal and request for variance
will result in a more aesthetically pleasing signage situation with uniform separation distances
between the fagade signs on site. Staff is supportive of the approach to comprehensively renew
and revitalize the signage on site in order to achieve an orderly, distinct and uniform signage
pattern within the commercial plaza. Therefore, the requested variance meets the intent of the
Sign By-law.
Based on the foregoing, Planning staff recommends that this application be approved subject
to the conditions outlined in the Recommendation section of this report.
Building Comments:
The Building Division has no objections to the proposed sign variance provided a sign permit is
obtained prior to erection.
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 SG2019-013 requesting permission for a multi -unit commercial building
to have fascia signs with a width of 100% of the individual unit rather than the maximum
90%; and, to have a separation distance between the fascia signs of 0.08m rather than
the required 0.3m be approved.
Eric Schneider, BES
Junior Planner
Juliane von Westerholt, B.E.S., MCIP, RPP
Senior Planner
Region of Waterloo
June 03, 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
(7) 15 KING KIT, HIP DEVELOPMENT
(8) 55, WEICHEL STEET 1917171 Ontario Inc.
Re: Committee of Adjustment Meeting on June 18, 2019, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have following comments:
1. SG 2019-012
— 1250 Victoria Street South — No Concerns.
2. SG 2019-013
— 525 Highland Road West— No Concerns.
3. A 2019-052 —
284 Mausser Avenue — No Concerns.
4. A 2019-053 —
99 College Street — No Concerns.
5. A 2019-054 —
10 Gordon Avenue — No Concerns.
6. A 2019-055 —
277 Field Sparrow Crescent—No Concerns.
7. A 2019-056 —
741-751 King Street West — No Concerns.
8. A 2019-057 —
152 Weichel Street — No Concerns.
9. A 2019-058 —
137 Glasgow 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.
Please forward any decisions on the above mentioned Application numbers to the
undersigned.
Document Number: 3026277
Page 1 of 2
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4500 Ext 3867
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
Staff Report
Development Services Department
REPORT TO:
DATE OF MEETING:
SUBMITTED BY:
PREPARED BY:
WARD:
DATE OF REPORT:
REPORT #:
SUBJECT:
Committee of Adjustment
June 18th, 2019
1
:.x
www1l tch en er. c a
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
Jenna Daum — Technical Assistant - 519-741-2200 ext.7760
9
June 10th, 2019
DSD -19-147
A 2019-052 — 284 Mausser Avenue
Owner — Daniel & Heather Nicholson
Approve With Conditions
Location Map: 284 Mausser Avenue
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
REPORT
Planning Comments:
The subject property located at 284 Mausser Avenue is zoned Residential Five (R-5) Zoning By-law 85-
1 and is designated Low Rise Residential in the City's 1994 and 2014 Official Plan. City Planning staff
conducted a site inspection of the property on June 9t", 2019. The applicant is requesting permission for
an existing single detached dwelling to have one required off-street parking space having a width of 2.60
metres wide and a depth of 2.90 metres, rather than the required 2.60 metres by 5.50 metre depth due
to the installation of a new sidewalk.
View from Mausser Avenue
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 offers the following comments:
General Intent of the Official Plan
The subject property is designated Low Rise Residential in the City's Official Plan. The proposed variance
meets the general intent of the Official Plan, which encourages a range of housing forms that achieve an
overall low density neighbourhood. The minor change will maintain the low density character of the property
and surrounding neighbourhood. The proposed variance meets the general intent of the designation.
General Intent of the Zoning By-law
The requested variance to have one off-street parking space having a width of 2.60 metres wide and a
depth of 2.90 metres, rather than the required 2.60 metres by 5.50 metre depth meets the general intent
of the Zoning By-law. The intent of the 5.50 metre depth is to allow for most vehicles to comfortably fit into a
space. As there is no opportunity to develop a double wide driveway, due to the property line starting
approximately halfway up the front yard, an encroachment agreement through with the city will allow for the
vehicle to be located partially on city lands. As such, Staff is satisfied the variance meets the general intent
of the Zoning By-law.
Minor
Staff is of the opinion that requested variance for the additional parking space is minor, as the approval
of the depth of the parking space will not cause any significant impacts to the subject property or
surrounding neighbourhood.
Appropriate and Desirable
The proposed variance is appropriate for the development and use of the land. No negative impacts are
anticipated as a result of the variance. The proposed depth of the parking stall will continue to provide a safe
ingress and egress to the property without impacting the roadway.
Based on the foregoing, Planning staff recommends that this application be approved subject to the condition
outlined below in the Recommendation section of this report.
Building Comments:
No concerns with the requested variances.
Transportation Services Comments:
Transportation Services has been in contact with Engineering staff and the proposed variance is
acceptable, as the future sidewalk location permits the remaining length of the parking space be
located within the city's right-of-way and not overhang the future sidewalk.
Engineering Comments:
No concerns with the requested variance.
RECOMMENDATION:
That application A 2019-052 requesting relief from Section 6.1.1.2.d) for an existing single
detached dwelling to have one required off-street parking space having a width of 2.60 metres
wide and a depth of 2.90 metres, rather than the required 2.60 metres by 5.50 metre depth due to
the installation of a new sidewalk, shall be approved with conditions.
1) That the owner shall enter into an encroachment agreement for the parking spaces with
the City of Kitchener to be prepared by the City Solicitor and registered on title of the
subject lands; and,
2) That the above noted conditions to be completed by February 1St, 2020. Any request for
a time extension must be approved in writing by the Manager of Development Review (or
designate) prior to completion date set out in this decision. Failure to complete the
conditions will result in this approval becoming null and void.
Jenna Daum Juliane von Westerholt, BES, MCIP, RPP
Technical Assistant (Planning and Zoning) Senior Planner
Region of Waterloo
June 03, 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
(7) 15 KING KIT, HIP DEVELOPMENT
(8) 55, WEICHEL STEET 1917171 Ontario Inc.
Re: Committee of Adjustment Meeting on June 18, 2019, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have following comments:
1. SG 2019-012
— 1250 Victoria Street South — No Concerns.
2. SG 2019-013
— 525 Highland Road West— No Concerns.
3. A 2019-052 —
284 Mausser Avenue — No Concerns.
4. A 2019-053 —
99 College Street — No Concerns.
5. A 2019-054 —
10 Gordon Avenue — No Concerns.
6. A 2019-055 —
277 Field Sparrow Crescent—No Concerns.
7. A 2019-056 —
741-751 King Street West — No Concerns.
8. A 2019-057 —
152 Weichel Street — No Concerns.
9. A 2019-058 —
137 Glasgow 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.
Please forward any decisions on the above mentioned Application numbers to the
undersigned.
Document Number: 3026277
Page 1 of 2
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4500 Ext 3867
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
Staff Repod
Development Services Department
REPORT TO:
DATE OF MEETING
SUBMITTED BY:
PREPARED BY:
WARD:
DATE OF REPORT:
REPORT #:
SUBJECT:
I
www.ki tch en er. ca
Committee of Adjustment
June 18, 2019
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
Tim Seyler, Junior Planner — 519-741-2200 ext. 7860
10
June 7, 2019
DSD -19-148
A2019-053 — 99 College Street
Applicants — 627220 Ontario Inc.
Approved with Conditions
Location Map: 99 College Street
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
REPORT
Planning Comments:
The subject property located at 99 College Street is zoned Commercial Residential Three (CR -3), with
special holding provision 16H. It is designated High Density Commercial Residential in the Civic Centre
Neighbourhood Secondary Plan of the City Official Plan. The applicant is requesting relief from Section
46.3 of the Zoning By-law to legalize both a lot width of 13.41 metres, whereas 15 metres is required,
and an existing setback of 1.05 metres whereas 1.2 metres is required for a multiple dwelling.
City Planning staff conducted a site inspection of the property on May 24, 2019.
99 College Street
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 offers the following comments.
General Intent of Official Plan
1. The subject property is designated High Density Commercial Residential in the Civic Centre
Neighbourhood Secondary Plan. The intent of this designation is to permit a mix of high density
residential uses such as multiple dwellings. The proposed variances will permit the creation of a
multiple dwelling with four units and legalize the existing setbacks which complies with the policies
of this designation. The existing structure will remain and the required parking will be located
within the rear yard. Staff is in support of the application as it is compatible with the established
neighbourhood. Based on the foregoing staff is of the opinion that the general intent of the Official
Plan is maintained.
General Intent of Zoning By-law
2. The requested minor variances for a lot width of 13.41 metres rather than the required 15 metres
and for a side yard setback of 1.05 metres rather than the required 1.2 meets the general intent of
the Zoning By-law. The requests for the lot width and side yard variances recognize an existing
situation. The applicant is proposing to add a unit to an existing multiple dwelling with 3 units to create
a multiple dwelling with 4 units. All renovations will be to the interior of the building with no changes
to the exterior of the building. Staff is of the opinion that the conversion to a multiple dwelling with
four units will not adversely affect the functionality of the surrounding neighbourhood, and meets the
general intent of the Zoning By-law.
Application is Minor
3. Staff is of the opinion that requested variances are minor and the approval of this application will not
present any significant impacts to adjacent properties or the overall neighbourhood. The proposed
multiple dwelling will not change the appearance of the existing dwelling and will provide a new
housing form at a scale and density that is appropriate for the context of the existing neighbourhood.
Application in Appropriate
4. The variance is appropriate for the development and use of the land. The requested variances should
not impact any of the adjacent properties or the surrounding neighbourhood.
Based on the foregoing, Planning staff recommends that this application be approved subject to the
conditions outlined below in the Recommendation section of this report.
Building Comments:
The Building Division has no objections to the proposed variance provided the building permit for the change
of use into a 4 unit apartment building is obtained prior to construction. Please contact the Building Division
@ 519-741-2433 with any questions.
Transportation Services Comments:
Transportation Services has no concerns with the proposed application.
Environmental Comments:
No environmental planning concerns due to the nature of the application.
Heritage Comments:
The subject property is designated under Part V of the Ontario Heritage Act and located within the Civic
Centre Neighbourhood Heritage Conservation District. No exterior alterations are proposed, and the
proposed variance will not have impact on the integrity of the subject property, the College Street
streetscape, or the heritage conservation district as a whole. As such, Heritage Planning staff has no
concerns.
In addition, the Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and
prepared by The Landplan Collaborative Ltd. was approved by Council in 2015. The CHLS serves to
establish an inventory. The CHLS was the first step of a phased Cultural Heritage Landscape (CHL)
conservation process. The applicant is advised that the property municipally addressed as 99 College
Street is located within the Civic Centre Neighbourhood HCD CHL. The owner and the public will be
consulted as the City considers listing CHLs on the Municipal Heritage Register, identifying CHLs in the
Official Plan, and preparing action items for each CHL with specific conservation options.
RECOMMENDATION
That minor variance application A2019-053 requesting relief from Section 46.3 to permit a multiple
dwelling with three units with a lot width of 13.41 metres rather than the required 15 metres and
a side yard setback of 1.05 metres rather than the required 1.2 metres; be approved subject to the
following conditions:
1. That Site Plan approval is issued to the satisfaction of the Manager of Site Development
and Customer Service.
2. That a Zoning (Occupancy) Certificate is obtained from the Planning Division to establish
the Multiple Dwelling use on the property.
3. That all conditions shall be completed prior to May 1St, 2020. Any request for a time
extension must be approved in writing by the Manager of Development Review (or
designate), prior to the completion date set out in this decision. Failure to fulfill these
conditions will result in this approval becoming null and void.
Tim Seyler, BES Juliane von Westerholt, MCIP, RPP
Junior Planner Senior Planner
Region of Waterloo
June 03, 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
(7) 15 KING KIT, HIP DEVELOPMENT
(8) 55, WEICHEL STEET 1917171 Ontario Inc.
Re: Committee of Adjustment Meeting on June 18, 2019, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have following comments:
1. SG 2019-012
— 1250 Victoria Street South — No Concerns.
2. SG 2019-013
— 525 Highland Road West— No Concerns.
3. A 2019-052 —
284 Mausser Avenue — No Concerns.
4. A 2019-053 —
99 College Street — No Concerns.
5. A 2019-054 —
10 Gordon Avenue — No Concerns.
6. A 2019-055 —
277 Field Sparrow Crescent—No Concerns.
7. A 2019-056 —
741-751 King Street West — No Concerns.
8. A 2019-057 —
152 Weichel Street — No Concerns.
9. A 2019-058 —
137 Glasgow 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.
Please forward any decisions on the above mentioned Application numbers to the
undersigned.
Document Number: 3026277
Page 1 of 2
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4500 Ext 3867
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
1
Staff Report
-Ki IC HENER Community Services Department www.krtchenerca
REPORT TO:
DATE OF MEETING:
SUBMITTED BY:
PREPARED BY:
WARD:
DATE OF REPORT:
REPORT #:
SUBJECT:
Committee of Adjustment
June 18, 2019
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
Sheryl Rice Menezes, Planning Technician — 519-741-2200 ext. 7844
10
June 11, 2019
DSD -19-149
A 2019-054 — 10 Gordon Avenue
Owner — Claudine Boterman
Applicant — Marc Boterman
Refuse
REPORT
Planning Comments:
The property is zoned R-5 with Special Provision 129U in By-law 85-1 and is designated as Low Rise
Residential in the 2014 Official Plan. Staff visited the site on May 27, 2019.
The owner is requesting permission to legalize an existing second driveway for single detached dwelling
whereas the by-law permits a maximum of one driveway; and to have the parking space on the second
driveway be a size of 2.6 metres by 5.4 metres rather than the required minimum of 2.6 metres by 5.5
metres.
The applicant has advised that the second driveway has been in existence since approximately 2001.
As shown on the drawing submitted with the application, a portion of the proposed parking space
encroaches onto City owned land.
Original driveway on left side of house; second driveway on right side of house.
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 offers the following comments.
The two proposed variances meet the general intent of the Official Plan. The subject property is designated
as Low Rise Residential in the City's 2014 Official Plan. Although specific comments on driveways are not
addressed in the Official Plan, the existing use as a single detached dwelling meets the intent of the
designation, which encourages a full range of housing types to achieve a low-density neighbourhood
The proposed variances do not meet the general intent of the Zoning By-law. The intent of the regulation
restricting the number of driveways is to ensure that the streetscape is not dominated by driveways and also
to ensure that sufficient on -street parking can be accommodated. The lot width for the subject property is
12.5 metres and permitting two separate driveways on a lot of this size creates a streetscape that is more
dominated by driveways and vehicles parked on the driveways. Staff are typically not in support of such a
request for this, or any other property of this size, as the general intent of the Zoning bylaw is not being met.
It is important to note that there is no on -street parking permitted on this side of Gordon Avenue and
therefore, in this instance, the second driveway does not reduce the number of on -street parking spaces
available.
%A�
The intent of the regulation for a minimum size of parking space is to ensure that there is sufficient room for
a vehicle to park without influencing the use of the sidewalk or streetscape. Normally, a request to reduce
the parking space depth by 0.1 metre would not be a concern, as the reduction is minimal. However, it is
noted that half of the proposed space is located on City owned lands and half of the depth is within the
subject lot line. As parking spaces can be accommodated on the original driveway, staff are of the opinion
that the intent of this regulation is not met because the depth of the parking space cannot be met within the
property lines.
The proposed variances are not appropriate for the development of the property and streetscape. As noted
above, it is staffs opinion that two driveways on a lot this size; with the second driveway encroaching onto
City lands would negatively affect the streetscape and therefore cannot be supported. That said the existing
second driveway has been in place for approximately 20 years without incident. In addition, Transportation
Planning staff has indicated no concern as this is an existing condition.
Based on the foregoing, Planning staff recommends that this application be refused.
However, should the Committee approve the requested variances, staff recommends that the
approval be subject to a condition that an encroachment agreement from the Legal Division be
obtained for the 2.7 metres of parking space depth that is located on City land.
Building Comments:
The Building Division has no objections to the proposed variance.
Transportation Services Comments:
As this is an existing condition for many years, coupled with the neighbouring property at 14 Gordon
Avenue having no objections, Transportation Services can support this application.
Engineering Comments: No comments received.
Heritage Planning Comments:
The subject property is located adjacent to property located within the Civic Centre Neighbourhood
Heritage Conservation District and is adjacent to a listed property on the Municipal Heritage Register.
Based on the nature of the proposed variance, Heritage Planning staff has no concerns.
In addition, the Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and
prepared by The Landplan Collaborative Ltd. was approved by Council in 2015. The CHLS serves to
establish an inventory. The CHLS was the first step of a phased Cultural Heritage Landscape (CHL)
conservation process. The applicant is advised that the property municipally addressed as 10 Gordon
Avenue is located within the Central Frederick Neighbourhood CHL. The owner and the public will be
consulted as the City considers listing CHLs on the Municipal Heritage Register, identifying CHLs in the
Official Plan, and preparing action plans for each CHL with specific conservation options.
Environmental Planning Comments:
As both driveways are existing and it appears no impact to street trees has occurred, environmental
planning has no concerns
RECOMMENDATION:
That application A 2019-054 requesting permission to legalize an existing second driveway for
single detached dwelling whereas the by-law permits a maximum of one driveway; and to have a
parking space with a size of 2.6 metres by 5.4 metres rather than the required minimum of 2.6
metres by 5.5 metres be refused.
Sheryl Rice Menezes, CPT
Planning Technician (Zoning)
Juliane von Westerholt, BES, MCIP, RPP
Senior Planner
Region of Waterloo
June 03, 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
(7) 15 KING KIT, HIP DEVELOPMENT
(8) 55, WEICHEL STEET 1917171 Ontario Inc.
Re: Committee of Adjustment Meeting on June 18, 2019, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have following comments:
1. SG 2019-012
— 1250 Victoria Street South — No Concerns.
2. SG 2019-013
— 525 Highland Road West— No Concerns.
3. A 2019-052 —
284 Mausser Avenue — No Concerns.
4. A 2019-053 —
99 College Street — No Concerns.
5. A 2019-054 —
10 Gordon Avenue — No Concerns.
6. A 2019-055 —
277 Field Sparrow Crescent—No Concerns.
7. A 2019-056 —
741-751 King Street West — No Concerns.
8. A 2019-057 —
152 Weichel Street — No Concerns.
9. A 2019-058 —
137 Glasgow 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.
Please forward any decisions on the above mentioned Application numbers to the
undersigned.
Document Number: 3026277
Page 1 of 2
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4500 Ext 3867
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
Staff Report KA—�R
Development Services Department www.kitchener.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: Tim Seyler, Junior Planner — 519-741-2200 ext. 7860
WARD: 1
DATE OF REPORT: June 7, 2019
REPORT #: DSD -19-150
SUBJECT: A2019-055 — 277 Field Sparrow Crescent
Applicants — Paul Florica, Klondike Homes Ltd. on Behalf of Activa
Group
Approved with conditions
REPORT
Planning Comments:
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Location Map: 277 Field Sparrow Crescent
The subject property located at 277 Field Sparrow Crescent is zoned Residential Three (R-3), with
Special Regulations 304R & 307R and designated Low Rise Residential in the City Official Plan. The
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
applicant is proposing to build a single detatched dwelling and cannot meet the requirements of Section
37.2.1 of the Zoning By-law. The applicant is requesting relief to allow a rear yard setback of 6.7 metres
rather than the required 7.5 metres.
City Planning staff conducted a site inspection of the property on June 5, 2019.
277 Field Sparrow Crescent (Front and rear view)
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 offers the following comments.
SII '
�lCl
277 Field Sparrow Crescent (Front and rear view)
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 offers the following comments.
General Intent of Official Plan
1. The subject property is designated Low Rise Residential in the Official Plan. The intent of this
designation is to encourage a range of different forms of housing to achieve a low density
neighbourhood. The requested variance to permit a reduced rear yard setback is appropriate and
continues to maintain the low density character of the property and surrounding neighbourhood. It is
the opinion of staff that the requested variance meets the general intent of the Official Plan.
General Intent of Zoning By-law
2. The current R-3 zoning currently requires a 7.5 metres setback from the rear lot line to ensure there
is adequate rear yard amenity space. The property in question is an irregular shaped lot and will be
developed with a single detached dwelling. Due to the shape of the lot and orientation of the street,
in order for the dwelling to match the angle of the lot the required rear yard setback cannot be met.
The reduction in the rear yard setback is minimally affecting the rear yard amenity space. As such,
staff is satisfied the requested variance to reduce the rear yard setback to 6.7 metres whereas 7.5
metres is required meets the general intent of the Zoning By-law.
Application is Minor
3. Staff is of the opinion that the requested variance is minor and the approval of this application will
not present any significant impacts to adjacent properties or the overall neighbourhood. The
proposed reduction in the rear yard setback will be negligible due to the irregular shape of the
property and will not impact the existing neighbourhood.
Application in Appropriate
4. The variance is appropriate for the development and use of the land. The requested variances should
not impact any of the adjacent properties or the surrounding neighbourhood.
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FIELD SPARROW CRESCENT
Proposed Single Detached Dwelling — 277 Field Sparrow Crescent
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Proposed Single Detached Dwelling — 277 Field Sparrow Crescent
Based on the foregoing, Planning staff recommends that this application be approved subject to the
conditions outlined below in the Recommendation section of this report.
Building Comments:
The Building Division has no objections to the proposed variance provided a revised grading plan and
drawings are provide to the Building Division as the building permit has already been issued. Please contact
the Building Division @ 519-741-2433 with any questions.
Transportation Services Comments:
Transportation Services has no concerns with the proposed application.
Environmental Comments:
Environmental Planning has no concerns with this application.
Heritage Comments:
Heritage Planning staff has no concerns with this application.
RECOMMENDATION
That minor variance application A2019-055 requesting permission to build a street fronting
townhouse to have a rear yard setback of 6.7 metres rather than the permitted 7.5 metres, be
approved with conditions:
1. Revised building drawings and grading plan be submitted and approved by the City's
Building Division by October 1, 2019.
Tim Seyler, BES Juliane von Westerholt, BES, MCIP, RPP
Junior Planner Senior Planner
Region of Waterloo
June 03, 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
(7) 15 KING KIT, HIP DEVELOPMENT
(8) 55, WEICHEL STEET 1917171 Ontario Inc.
Re: Committee of Adjustment Meeting on June 18, 2019, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have following comments:
1. SG 2019-012
— 1250 Victoria Street South — No Concerns.
2. SG 2019-013
— 525 Highland Road West— No Concerns.
3. A 2019-052 —
284 Mausser Avenue — No Concerns.
4. A 2019-053 —
99 College Street — No Concerns.
5. A 2019-054 —
10 Gordon Avenue — No Concerns.
6. A 2019-055 —
277 Field Sparrow Crescent—No Concerns.
7. A 2019-056 —
741-751 King Street West — No Concerns.
8. A 2019-057 —
152 Weichel Street — No Concerns.
9. A 2019-058 —
137 Glasgow 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.
Please forward any decisions on the above mentioned Application numbers to the
undersigned.
Document Number: 3026277
Page 1 of 2
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4500 Ext 3867
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
Staff Report
Development Services Department
1
w -R
www.ki tch en er. c a
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: Katie Anderl, Senior Planner— 519-741-2200 ext. 7987
WARD: # 9
DATE OF REPORT: June 10, 2019
REPORT #: DSD -19-151
SUBJECT: A2019-056 — 741 — 751 King St W
Owner: HIP 741 King Inc. & 2487925 ONTARIO INC.
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Location Map: 741 — 751 King Street West
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Photo 1 — 741 — 751 King Street West (June 6, 2019)
REPORT
Planning Comments:
The subject property is located at 741 — 751 King Street West as shown on the Location Map. The lands
currently contain two 2 -storey buildings used for a mix of commercial/office/medical uses. The site is
planned to be redeveloped by HIP Developments for a new 18 -storey mixed use building with 206
residential units and ground floor commercial uses. The proposed development has received Site Plan
Approval in Principle from the Site Plan Review Committee, however this approval is subject to the owner
receiving approval of the proposed minor variances for a reduction to parking and obstructions within a
driveway visibility triangle. The proposed development complies with all other zoning regulations
including setbacks, height and density (FSR).
More specifically, the Owner is requesting the following minor variances:
1. Relief from section. 6.1.2 to permit a parking ratio of 0.68 spaces per unit, rather than 1.0 spaces
per unit; and
2. Relief from section. 5.3 to permit two supporting pillars in the driveway visibility triangles, whereas
no obstructions are permitted.
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.
Variance 1: Parking Reduction
The applicant is proposing to reduce the required parking ratio for the residential dwellings from 1.0 space
per unit to 0.68 spaces per unit. Visitor parking rates are proposed to be provided at 20% of the 0.68
spaces per unit rate. No variance is requested or required for the commercial parking. The proposed
ratio represents an overall parking requirement of 153 spaces rather than 218 spaces.
General Intent of the Official Plan
The subject lands are designated Mixed Use Corridor in the KW Hospital Secondary Plan (1994 Official
Plan) and general policies of the 2014 Official Plan, including Transit Oriented Development policies
apply. The intent of the Mixed Use Corridor designation is to recognize the evolution of uses along major
corridors in the central city, provide residential redevelopment opportunities to support intensive, transit
supportive development. The requested variances support the redevelopment of the site with a mixed
use building having ground floor commercial uses and upper storey residential uses. This development
provides strong pedestrian linkages with the surrounding neighbourhood, provides for integration of
cycling facilities, and is located in close proximity to off-site transit facilities (ION station is about 400m or
a 5 minute walk). Staff is of the opinion that the proposed parking reduction maintains the general intent
of the Official Plan given the proximity to transit, and provision of cycling and pedestrian facilities.
General Intent of the Zoning By-law
The intent of the minimum parking requirement for dwelling units is to ensure there is sufficient on-site
parking available for residents and visitors to the site. A Parking Justification Study was submitted in
support of this proposal. This study evaluates the various Transportation Demand Management
measures and site characteristics to justify the proposed parking reduction. The subject site is located in
close proximity to an ION station, is well served by traditional public transit, and is in proximity to existing
and planned active transportation routes. The surrounding neighbourhood is very walkable and contains
a broad mix of uses including a food store, personal services, health offices and the Grand River Hospital,
elementary and secondary schools, religious institutions, an arena, and is in close proximity to many
other businesses. Future residents are less likely to require a personal vehicle for daily actives. Further,
the owner is proposing to incorporate transportation demand management (TDM) measures including
unbundled parking (i.e. a parking space will not automatically be included with a unit, but will be rented
separately), bicycle parking (104 secure/indoor and 32 outdoor), and provision of a car share vehicle
parking space. These measures further reduce the need for personal vehicle ownership.
The Parking Justification Study highlights that the proposed variance is consistent with findings of the
City of Kitchener's review of off-street parking demands. This review was completed as part of a
background study to the CRoZBy project and included a review of urban residential buildings to determine
average parking rates. The Parking Justification Study indicates that for such buildings the observed
average parking rate is 0.68 spaces per unit on weekdays and 0.66 units on weekends. This finding is
consistent with the number of spaces being proposed for the subject development.
Transportation Services staff has reviewed the Parking Justification Study and agree with the findings
and recommendations. Staff is of the opinion that the provided TDM measures, together with locational
characteristics and availability of public transit will result in a development that generates lower parking
demands than residential developments not incorporating TDM measures and located further away from
transit and the central city/downtown. Based on the foregoing, staff is of the opinion that the proposed
parking ratio of 0.68 spaces per residential unit will be sufficient for the proposed development and that
the intent of the by-law is maintained.
Is the Variance Minor?
Staff is of the opinion that the variance is minor. Given the characteristics of the development and
surrounding area, proposed TDM measures, and proximity to transit and active transportation facilities,
staff is of the opinion that the proposed variance will provide a sufficient supply of parking for future
residents and visitors to the site.
Is the Variance Appropriate?
Staff is of the opinion that the variance is appropriate for the development and use of the lands. The
proposed development is situated and being designed so that there is a reduced need for residents to
own private automobiles, which is expected to result in fewer on-site parking spaces being required for
the proposed development.
Variance 2: Obstruction in Driveway Visibility Triangle
The applicant is proposing to locate support pillars in the required driveway visibility triangles.
General Intent of the Official Plan
The subject lands are designated Mixed Use Corridor in the KW Hospital Secondary Plan (1994 Official
Plan) and general policies of the 2014 Official Plan, including Urban Design Policies apply. The proposed
support pillars which encroach into the driveway visibility triangles are a design feature of the building.
The intent of Official Plan urban design policies is to ensure that new buildings are designed to enhance
pedestrian usability, respects and reinforce human scale, create attractive streetscapes and contribute
to rich and vibrant urban places. The unique podium design helps to enhance and create an interesting
streetscape while helping to contribute to the pedestrian experience by visually and physically separating
the driveway and parking area from the sidewalk. 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 a driveway visibility triangle is to ensure that drivers exiting a site have an unobstructed view
of traffic and pedestrians before pulling into the street. The proposed podium design includes a series of
pillars along the street edge, and two of these are located within the required 4.5 metre visibility triangle.
These pillars are setback 1.5 metres from the property line and are about about 1.5 metres long. As the
obstruction is not continuous, drivers will have intermittent visibility of the sidewalk and street as they pull
forward towards King Street West. Driveway visibility triangles are also measured on both sides of a
driveway, however it is noted that an exiting vehicle will tend to keep to right side of the drive (project
east). Therefore, the obstruction in the western triangle is outside of the drivers view -shed as they are
exiting the site. The obstructing pillar to the east is located very near the building and only slightly intrudes
into the visibility triangle, and the driver's view is not significantly impacted. Based on the foregoing, staff
is of the opinion that the general intent of the by-law is maintained.
Is the Variance Minor?
Based on the previous discussion, as the pillars only cause minimal and intermittent visibility obstruction,
staff is of the opinion that the variance is minor.
Is the Variance Appropriate?
As previously discussed, the proposed support pillars are an urban design feature which contributes to
the podium design and streetscape, and only cause a small obstruction. Further, as function of the urban
location, driver's have an expectation that there will be pedestrians, cyclists and many other types of
vehicles sharing the road. As such, traffic tends to be slower and move with greater caution reducing the
need for suburban scaled visibility triangles. Further, vehicles will exit the site in a forward motion, rather
than reversing out as may be the case for suburban driveways which require a DVT so that drivers can
see pedestrians approaching from the left or right before the rear bumper crosses the sidewalk. Moving
forward, and for the reasons cited above, the proposed CRoZBy regulations do not require a driveway
visibility triangle in Mixed Use Zones or the Urban Growth Centre Zones. Based on the foregoing, staff
is of the opinion that the proposed variance is appropriate for the development and use of the lands.
Based on the foregoing, staff recommends that the proposed minor variances be approved.
Building Comments:
The Building Division has no objections to the proposed variance provided the building permit for the new
apartment building is obtained prior to construction. Please contact the Building Division @ 519-741-2433
with any questions.
Transportation Services Comments:
Transportation Services staff has reviewed the Parking Justification Report (May 2019) submitted by
MHBC in support of this application. In their comments, staff indicates support for the proposed TDM
measures including:
• 104 Type A indoor secure bike parking spaces be provided in an easily accessible location(s).
• One car share vehicle and dedicated car share parking space.
• Active uses at grade.
• Unbundling of parking for tenants.
Transportation Services staff notes that the site is located near existing ION stops, the future Central
Station and existing GRT routes. Due to the locational characteristics, and proposed TDM measures,
staff support the proposed parking reduction.
With respect to the DVT obstructions at the King St access point, based on the function of the access
(right -in, right -out) and the future Mix Zone regulations, which require no DVT, Transportation Services
staff support the variance.
Engineering Comments:
Engineering has no concerns with the subject application.
RECOMMENDATION
That application A2019-056 requesting relief from s.6.1.2 to permit a residential parking rate of
0.68 spaces per unit ratherthan 1.0 space per unit; and from s. 5.3 to permit obstructions (support
pillars) to be located within the driveway visibility triangles, whereas no obstructions are
permitted, be approved, subject to the following condition:
1. That Transportation Demand Management measures including the provision of secure
indoor bicycle parking, a dedicated car share parking space, and active uses at grade, be
provided through the Site Plan approval.
Katie Anderl, MCIP, RPP
Senior Planner
Juliane von Westerholt, MCIP, RPP
Senior Planner
Region of Waterloo
June 03, 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
(7) 15 KING KIT, HIP DEVELOPMENT
(8) 55, WEICHEL STEET 1917171 Ontario Inc.
Re: Committee of Adjustment Meeting on June 18, 2019, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have following comments:
1. SG 2019-012
— 1250 Victoria Street South — No Concerns.
2. SG 2019-013
— 525 Highland Road West— No Concerns.
3. A 2019-052 —
284 Mausser Avenue — No Concerns.
4. A 2019-053 —
99 College Street — No Concerns.
5. A 2019-054 —
10 Gordon Avenue — No Concerns.
6. A 2019-055 —
277 Field Sparrow Crescent—No Concerns.
7. A 2019-056 —
741-751 King Street West — No Concerns.
8. A 2019-057 —
152 Weichel Street — No Concerns.
9. A 2019-058 —
137 Glasgow 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.
Please forward any decisions on the above mentioned Application numbers to the
undersigned.
Document Number: 3026277
Page 1 of 2
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4500 Ext 3867
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
Staff Report K�ix & -
Development Services Department wwwkitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: June 18th, 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: June 11th, 2019
REPORT #: DSD -19-152
SUBJECT: A2019-057 — 152 Weichel Street
Applicant — Scott Patterson
Recommendation: Approve with condition
Location Map: 152 Weichel
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
REPORT
Planning Comments:
The subject property located at 152 Weichel Street is zoned Residential Six Zone (R-6) in the
Zoning By-law 85-1. The property is designated Low Rise Residential in the Official Plan. Staff
conducted a site inspection of the property on June 6th, 2019.
The applicant is requesting relief from Section 40.2.6 of the Zoning By-law to allow for a floor
space ratio (FSR) of 0.69 rather than the maximum permitted FSR of 0.6, and to allow for a
setback of 3.4 metres for a side yard abutting a street rather than the minimum required setback
of 4.5 metres. The applicant is also requesting relief from Section 6.1.2a) of the Zoning By-law
to allow for a multiple dwelling of 6 units to have 8 parking spaces, rather than the minimum of 9
parking spaces.
View of Existing Vacant Lot (June 6th, 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 offers the following comments.
Increase in Floor Space Ratio
General Intent of the Official Plan
1. The requested variance meets the general intent of the 2014 Official Plan. The Official Plan
allows for site specific increases in FSR of up to 0.75 where it is compatible and appropriate.
The general intent of the FSR requirement in the Low Rise Residential designation is to
regulate the massing and scale of a development to ensure compatibility with the
surrounding neighbourhood. The proposed building does not exceed three storeys in height,
and staff is of the opinion that it is compatible with the surrounding neighbourhood, which
contains many other three storey multiple dwelling buildings. The subject property has faces
out onto a regional road (Victoria Street South) and the proposed building will be
comparable in size with the existing buildings along this portion of the regional road.
General Intent of the Zoning By-law
2. The requested variance meets the general intent of the Zoning By-law. The intent of the
FSR requirement in the Zoning By-law is to regulate the massing and scale of the
development to ensure compatibility with surrounding areas. The surrounding area contains
multiple unit dwellings with the same height, scale and massing along Victoria Street South.
Therefore, in the opinion of Planning staff the scale and massing of the proposed building is
compatible with the surrounding area and meets the general intent of the Zoning By-law.
Is the Variance Appropriate?
3. The proposed variance is considered desirable and appropriate for the development and
use of the lands. Multiple Dwelling developments are permitted in the zoning and in the
opinion of staff the development is appropriate because it will provide a variety of housing
options at a lower FSR.
Is the Variance Minor?
4. The variance is considered minor. The increase in FSR is minor and there are no expected
adverse impacts from the increase to the neighbourhood.
Setback for Side Yard abutting a Street
General Intent of the Official Plan
1. The requested variance meets the general intent of the 2014 Official Plan. The Official Plan
identifies building a compact, vibrant, complete and healthy community as a guiding
principle of development in the City of Kitchener. In the opinion of Planning staff, shifting the
building closer to the street demonstrates the guiding principles for development by
contributing to compact and vibrant development.
General Intent of the Zoning By-law
2. The requested variance meets the general intent of the Zoning By-law. The intent of the
regulation that requires a 4.5 metre side yard abutting a street is to provide for adequate
visibility and to ensure adequate amenity space. As part of the Site Plan approval process,
the subject property has conveyed a corner visibility triangle to the Region of Waterloo on
the corner of Weichel Street and Victoria Street South, and therefore there are no visibility
issues. The applicant is providing adequate amenity space in the landscaped area behind
the building. Therefore, the requested variance meets the general intent of the Zoning By-
law.
Is the Variance Appropriate?
3. The proposed variance is considered desirable and appropriate for the development and
use of the lands. Planning Staff is supportive of the reduction in setback as the front
entrances to the units will address the street (Victoria Street South) with walkways to the
sidewalk while the parking will be in the rear off of Weichel Street.
Is the Variance Minor?
4. The variance is considered minor. The requested increase represents a small reduction in
setback that is not expected to cause any adverse impacts to neighbouring properties or the
surrounding area.
Parking Reduction
General Intent of the Official Plan
1. The requested variance meets the general intent of the 2014 Official Plan. The Official Plan
promotes and encourages walking, cycling, and public transit as alternative modes of
transportation that contribute to an integrated transportation system. The subject property is
centrally located and well serviced by many transit routes in close proximity. The applicant is
providing bicycle parking adjacent to the amenity space.
General Intent of the Zoning By-law
2. The requested variance meets the general intent of the Zoning By-law. The regulation that
requires 1.5 spaces per unit is to ensure that there is adequate parking for the development
and there will be no adverse impacts to the adjacent properties. Planning staff is of the
opinion that the nature and scale of this development as low rise residential with smaller
units will be adequately served by the 8 parking spaces proposed for this variance request,
and that there are no expected adverse impacts. Therefore, the requested variance meets
the general intent of the Zoning By-law.
Is the Variance Appropriate?
3. The proposed variance are considered desirable and appropriate for the development and
use of the lands. Each unit will have its own private garage and there will be one surface
visitor space, and one barrier free space. Planning staff is of the opinion that the amount of
parking spaces is adequate for a development of this size and character.
Is the Variance Minor?
4. The variance is considered minor. The requested increase represents a small decrease from
1.5 spaces per unit to 1.33 spaces per unit which only accounts for 1 parking space.
Building Comments:
The Building Division has no objections to the proposed variance provided the building permit for
the multi residential building is obtained prior to construction. Please contact the Building Division
@ 519-741-2433 with any questions.
Transportation Services Comments:
Based on the SPRC meeting held May 8, 2019, the applicant is required to submit a Parking
Justification Brief for the reduced parking. The Justification Brief is still outstanding, so approval
of this minor variance request should be conditional on approval of the Brief.
Heritage Planning Comments:
Heritage Planning staff has no concerns with this application.
Environmental Planning Comments:
No environmental planning concerns.
RECOMMENDATION
That application A2019-057 requesting permission to construct a 6 -unit 3 -storey
residential dwelling having a side yard abutting Victoria Street South of 3.4m rather than
the required 4.5m; having Floor Space Ratio (FSR) of 0.69 rather than the maximum
permitted FSR of 0.6; and, having 8 off-street parking spaces (1.5 spaces per unit) rather
than the required 9 off-street parking spaces (1.33 spaces per unit) be approved subject
to the following condition:
1. That a parking justification brief is submitted and approved to the satisfaction of the
Director of Transportation by October 31St, 2019
Eric Schneider, BES
Junior Planner
Juliane von Westerholt, B.E.S., MCIP, RPP
Senior Planner
Region of Waterloo
June 03, 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
(7) 15 KING KIT, HIP DEVELOPMENT
(8) 55, WEICHEL STEET 1917171 Ontario Inc.
Re: Committee of Adjustment Meeting on June 18, 2019, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have following comments:
1. SG 2019-012
— 1250 Victoria Street South — No Concerns.
2. SG 2019-013
— 525 Highland Road West— No Concerns.
3. A 2019-052 —
284 Mausser Avenue — No Concerns.
4. A 2019-053 —
99 College Street — No Concerns.
5. A 2019-054 —
10 Gordon Avenue — No Concerns.
6. A 2019-055 —
277 Field Sparrow Crescent—No Concerns.
7. A 2019-056 —
741-751 King Street West — No Concerns.
8. A 2019-057 —
152 Weichel Street — No Concerns.
9. A 2019-058 —
137 Glasgow 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.
Please forward any decisions on the above mentioned Application numbers to the
undersigned.
Document Number: 3026277
Page 1 of 2
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4500 Ext 3867
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
Staff Report
Development Services Department www.kitchener.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: Richard Kelly-Ruetz, Technical Assistant (Planning and Zoning) — 519-
741-2200 ext. 7110
WARD: 9
DATE OF REPORT: June 7, 2019
REPORT #: DSD -19-153
SUBJECT: A2019-058 — 137 Glasgow St.
Applicant — GSP Group (Chris Pidgeon)
Recommendation: Approve with Condition
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Location Map: 137 Glasgow Street
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Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
REPORT
Planning Comments:
Property
The subject property located at 137 Glasgow Street is zoned General Industrial Zone (M-2) with Special
Use Provision 21U in Zoning By-law 85-1 and designated Mixed Use in the City's Official Plan. The
property contains a large approximately 43,500 square metre warehouse -like structure housing a range
of uses including: research and development establishment uses; and scientific, technological and
communication establishment uses. The property received site plan approval in 2016. There are 1,046
parking spaces on the property. A copy of the 2016 site plan is attached as `Appendix A' for Committee's
information.
Background
Based on the range of uses on the site, the parking requirement in Zoning By-law 85-1 is 1 space for
every 28 square metres of gross floor area. As part of the 2016 site plan approval, a minor variance
application was applied for and subsequently approved in November 2016 to support a parking rate of 1
space for every 42 square metres of gross floor area. This resulted in a parking reduction of about 500
spaces. As part of the 2016 minor variance approval, there were a number of Transportation Demand
Management (TDM) measures required as a condition of approval to support the parking reduction.
Since the site plan approval, the multi -tenanted building has been incrementally filling its spaces. Through
the review of Building Permits submitted for/by prospective tenants, staff flagged that some permits have
included the addition of mezzanine spaces. The mezzanine spaces add additional gross floor area to the
property which was not accounted for in the 43,521 square metres approved on the original site plan.
This additional gross floor area does not have any allocated parking spaces.
However, as the building is not yet filled to capacity, staff has been able to accommodate the issuance
of these permits. Staff has raised the issue of the additional gross floor area captured by the mezzanines
to the property owner and have discussed various options to account for them moving forward.
Solution
The approach reached between the property owner and City staff was to consider a second minor
variance approval which would further reduce the parking requirements for the property, thus allowing up
to approximately 5 percent of additional gross floor area to be added through mezzanine spaces. The
Building Division has established a tracking sheet to actively monitor the exact gross floor area of
mezzanine spaces to ensure the 5 percent cap is not exceeded moving forward. This would permit
approximately 2,100 square metres of existing/future mezzanine space.
As such, the applicant is requesting relief from Section 6.1.2 a) of the Zoning By-law to have a parking
ratio of 1 space for every 43.3 square metres of gross floor area, whereas the By-law requires a parking
ratio of 1 space for every 28 square metres of gross floor area.
137 Glasgow Street
City Planning staff conducted a site inspection of the property, via bicycle, on June 6, 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 offers the following comments.
1. General Intent of Official Plan
The subject property is designated Mixed Use in the City's Official Plan. Lands within the Mixed Use
designation are intended to achieve and support and broad mix of uses. It is the opinion of staff that
the variance is appropriate as the site has a range of uses which are contemplated by the mixed use
designation. This variance facilitates a small increase of gross floor area and related parking
reduction, and meets the general intent of the Official Plan.
2. General Intent of the Zoning By-law
The requested variance seeking relief from Section 6.1.2 a) of the Zoning By-law to permit a parking
rate of 1 space for every 43.3 square metres of gross floor area, whereas 1 space for every 28 square
metres of gross floor area is required, meets the general intent of the Zoning By-law. The general
intent of the parking ratio of 1 space for every 28 square metres of gross floor area is to provide
sufficient parking spaces for the range of uses at this site (research and development establishment;
scientific, technological, and communications establishment, manufacturing, etc.).
In 2016, a minor variance was approved which supported a parking rate of 1 space for every 42
square metres of gross floor area. At the time, a range of TDM measures were proposed to support
the variance including exterior bike parking spaces beyond the requirements, transit passes, etc.
This further reduction meets the intent of the by-law as the minor addition of gross floor area is not
anticipated to generate a significant parking increase on the site. This, in combination with the
proximity of the site to other transportation options (Iron Horse Trail, bus routes, etc.) further ensures
this variance meets the intent of the by-law. Staff note that Transportation is supportive of the
variance.
3. Is variance minor?
Staff is of the opinion that requested variance is minor as the approval a reduced parking rate of
1 space for every 43.3 square metres will facilitate tenants being able to add mezzanine spaces
within the existing building, as needed. In 2016, a variance was approved for 1 space for every
42 square metres of gross floor area and this variance request is a minor adjustment to the already
approved variance. The site will largely continue to operate as it does today.
4. Is variance appropriate?
The variance is appropriate for the use and development of the land as the existing building has a
large number of tenants, each of whom has a variety of specific needs. By allowing some future
flexibility for adding mezzanine spaces, and capping it at approximately 5 percent of the existing
gross floor area, the site will continue to generally function as -is and the mezzanines are entirely
interior to the existing building. It is therefore appropriate for the use and development of the land.
As discussed, a site plan was approved in 2016. Staff has added a condition of approval to the minor
variance to require a minor update to the 2016 site plan to account for the change in the parking rate
and additional gross floor area. The update is administrative in nature.
Based on the foregoing, Planning staff recommends that this application be approved with condition.
Building Comments:
The Building Division has no objections to the proposed variance.
Transportation Services Comments:
The applicant and city staff have been in contact and the proposed parking rate is acceptable.
Heritage Comments:
The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and prepared by The
Landplan Collaborative Ltd. was approved by Council in 2015. The CHLS serves to establish an
inventory. The CHLS was the first step of a phased Cultural Heritage Landscape (CHL) conservation
process. The applicant is advised that the property municipally addressed as 137 Glasgow Street is
located within the Warehouse District CHL. The owner and the public will be consulted as the City
considers listing CHLs on the Municipal Heritage Register, identifying CHLs in the Official Plan, and
preparing action plans for each CHL with specific conservation options.
Environmental Comments:
No environmental planning concerns.
RECOMMENDATION
A. That Minor Variance Application A2019-058 requesting relief from Section 6.1.2 a) of the
Zoning By-law to have a parking requirement of 1 space for every 43.3 square metres of
gross floor area, whereas 1 space for every 28 square metres of gross floor area is
required, be approved, subject to the following condition:
a) That the owner update the site plan to the satisfaction of the Manager of Site
Development and Customer Service to account for changes in gross floor area and
parking requirements.
Richard Kelly-Ruetz, BES
Technical Assistant
Juliane von Westerholt, BES, MCIP, RPP
Senior Planner
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Region of Waterloo
June 03, 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
(7) 15 KING KIT, HIP DEVELOPMENT
(8) 55, WEICHEL STEET 1917171 Ontario Inc.
Re: Committee of Adjustment Meeting on June 18, 2019, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have following comments:
1. SG 2019-012
— 1250 Victoria Street South — No Concerns.
2. SG 2019-013
— 525 Highland Road West— No Concerns.
3. A 2019-052 —
284 Mausser Avenue — No Concerns.
4. A 2019-053 —
99 College Street — No Concerns.
5. A 2019-054 —
10 Gordon Avenue — No Concerns.
6. A 2019-055 —
277 Field Sparrow Crescent—No Concerns.
7. A 2019-056 —
741-751 King Street West — No Concerns.
8. A 2019-057 —
152 Weichel Street — No Concerns.
9. A 2019-058 —
137 Glasgow 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.
Please forward any decisions on the above mentioned Application numbers to the
undersigned.
Document Number: 3026277
Page 1 of 2
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4500 Ext 3867
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
Staff 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
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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