HomeMy WebLinkAboutDSD-19-242 - B 2019-064 - 55 Perth AveStaff Repod
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Development Services Department
www.kitchener.ca
REPORT TO:
Committee of Adjustment
DATE OF MEETING:
October 15, 2019
SUBMITTED BY:
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY:
Richard Kelly-Ruetz, Junior Planner, 519-741-2200 ext. 7110
WARD:
9
DATE OF REPORT:
October 7, 2019
REPORT #:
DSD -19-242
SUBJECT:
55 Perth Road —Application: B2019-064
Owner(s): Jovica Miljevic; Nicholas Ryan Bron; Tatiana Bron; Branka
Vasic
Summarized Recommendation: Approve Consent Applications Subject
to Conditions
REPORT
Planning Comments:
The subject property is located at 55 Perth Road and is designated Low Rise Residential in the City's Official
Plan and Zoned Residential Five (R-5) in Zoning By-law 85-1. The properties are located near the
intersection of Belmont Avenue East and Queens Boulevard in the Southdale Planning Community. A site
inspection was done on October 3 2019. The lot currently contains a semi-detached dwelling under
construction. The surrounding neighbourhood is comprised primarily of low density residential uses. The
subject property is shown below.
Existing Conditions and Location Map — 55 Perth Road
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
The applicant is proposing to sever the subject property and create two new lots fronting Perth Road. The
proposal is illustrated below.
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Proposed Semi -Detached Dwelling under construction
Consent Considerations
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, the proposed consent request is not premature and is in the public interest. The proposal
conforms to the City's Official Plan. The proposed lot fronts onto an established public street with
adequate municipal services. The dimension and shape of the proposed new lot is consistent with
surrounding lots in the neighbourhood. The severed land and new lot is suitable for future residential
development and proposed to be developed with a semi-detached dwelling unit, a permitted residential
use.
The severed lot complies with the regulations of the Residential Five (R-5) zone and is consistent with
the Provincial Policy Statement and conforms to the Growth Plan for the Greater Golden Horseshoe. The
proposed lot and proposed land use is compatible with the existing surrounding community.
On this basis, Planning staff recommends that all of the above referenced applications be approved,
subject to the conditions outlined in the Recommendation section of this report.
Heritage Planning Comments:
No heritage planning concerns.
Environmental Planning Comments:
No environmental planning concerns.
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. Should a severance be approved, additional services will be required for
severed lot.
Transportation Services Comments:
Transportation Services has no concerns with the proposed applications.
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 services that may be required to service this property, all prior to
severance approval. Our records indicate municipal sanitary, storm and water services are
currently available to service this property. Any further enquiries in this regard should be directed
to Niall Melanson (519-741-2200 ext. 7133).
• Any new driveways are to be built to City of Kitchener standards. All works is at the owner's
expense and all work needs to be completed prior to occupancy of the building.
• A servicing plan showing outlets to the municipal servicing system 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.
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 $3,854.80.
Park Dedication is calculated at 5% of the new development lot only, with a land valuation calculated by
the lineal frontage (8.38m) at a land value of $9,200 per frontage metre.
Region Comments:
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.
Bell Comments:
Bell Canada has no concerns with Application for Consent B2019-064 regarding 53 and 55 Perth Road.
RECOMMENDATION
That Consent Application B2019-064 at 55 Perth Road, requesting consent to sever the subject
property into two lots, be approved, subject to the following conditions:
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(ies) to the satisfaction of the
City's Revenue Division;
2. That the owner pay to the City of Kitchener a cash -in -lieu contribution for park dedication
on the severed parcel equal in the amount of $3,854.80. The park land dedication is
calculated at the residential rate of 5% of the per metre lineal frontage land value for the
severed portion.
3. That the owner provide a digital file of the deposited reference plan(s) prepared by an
Ontario Land Surveyor in .dwg (AutoCad) or.dgn (Microstation) format, as well as two full
size 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.
4. That the Owner make financial arrangements to the satisfaction of the City's Engineering
Division for the installation of any new service connections to the severed and/or retained
lands.
5. That any new driveways be built to City of Kitchener standards at the Owner's expense
prior to occupancy of the building to the satisfaction of the City's Engineering Division.
6. That the Owner provide a servicing plan showing outlets to the municipal servicing
system to the satisfaction of the Director of Engineering Services.
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 to the
satisfaction of the Director of Engineering Services.
8. That the Owner provides Engineering staff with confirmation that the basement elevation
can be drained by gravity to the street sewers. If this is not the case, then the owner
would have to pump the sewage via a pump and forcemain to the property line and have
a gravity sewer from the property line to the street to the satisfaction of the Director of
Engineering Services.
9. That, prior to final approval, the applicant submits the Consent Application Review Fee of
$350.00 to the Region of Waterloo.
Richard Kelly-Ruetz, BES
Junior Planner
Juliane von Westerholt, BES, MCIP, RPP
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
D20-20/19 KIT
October 3, 2019
Re: Comments for Consent Application B2019-064 through
B2019-071
Committee of Adjustment Hearing October 15, 2019
CITY OF KITCHENER
B2019-64
53 and 55 Perth Road
Jovica Miljevic
The owner/applicant is proposing a severance to permit the construction of a semi-
detached dwelling.
Fee:
The owner/applicant must submit the consent review fee of $350.00 to the Region of
Waterloo prior to final approval of the consent application.
Airport Regulations:
For informational purposes, Regional Staff advise the owner/applicant of the severed
and retained lands that these properties are located under the airport runway take -off
approach surface; and are subject to Region of Waterloo Airport Zoning regulations.
The occupants would be subject to presence and noise from the flying aircrafts.
For any further information in this regard, please contact Kevin Campbell, Project
Manager, Airport Construction and Development @ 519 648-2256 ext. 8511 Email:
KCampbell(a)-regionofwaterloo.ca
Document Number: 3121471 Version: 1
Record of Site Condition:
The lands adjacent to the rear property line of 53/55 Perth Road are identified as a
known threat in the Region's Threats Inventory Database (TID). The proposed threat
indicator is associated with a former landfill on the adjacent lands. As per the Region's
Implementation Guidelines for the Review of Development Applications on or Adjacent
to Known and Potentially Contaminated Sites the subject property would require a
completed Record of Site Condition for both the severed and retained parcels prior to
final approval of the consent application as the proposal seeks to divide a sensitive use
into separate parcels of land that could be held in distinct and separate ownership.
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 Record of Site
Condition for both the severed and retained lands, acknowledged by the Ministry
of the Environment, Conservation and Parks, to the Region of Waterloo.
B2019-65
210 Simeon Street
Esther Geiger and Charles Whitlock
Fee:
Regional Staff do not require a consent review fee as the proposed application is not
creating a new lot.
The owner/applicant is proposing to sever the rear portion of 210 Simeon Street to be
added to the rear of 162 Pandora Avenue North.
Regional staff has no objection to the subject application
B2019-66 to B2019-071
253 Clark Avenue
JC Group
The owner/applicant is submitting six consent applications for the subject lands to
create a total of seven new residential lots.
Fee:
The owner/applicant must submit the consent review fee of $350.00 per new lot created
($350.00 x 6 =$2,100) to the Region of Waterloo prior to final approval of the consent
application.
Document Number: 3121471 Version: 1
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.
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 per new lot created.
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 19-037 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,
?..6*::; -
Matthew Colley
Planner
Document Number: 3121471 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@grand river. ca
PLAN REVIEW REPORT: City of Kitchener
Holly Dyson
DATE: October 7, 2019 YOUR FILE: See below
RE: Applications for Minor Variance:
A 2019-094
205 Strange Street
A 2019-106
78 Castlebay Street
A 2019-107
38 Gordon Avenue
A 2019-108
41 Moore Avenue
A 2019-109
26 Baird Avenue
Applications for Consent:
B 2019-064 53 & 55 Perth Road
B 2019-065 210 Simeon Street
B 2019-066-071 253 Clark Avenue
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