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Home My WebLink AboutDSD-20-043 - A 2020-020 - 51 Nelson AveStaff Report Development Services Department REPORT TO: DATE OF MEETING SUBMITTED BY: PREPARED BY: WARD: DATE OF REPORT: REPORT #: SUBJECT: 0 Committee of Adjustment March 17, 2020 www.kitch ever. ca Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 Tim Seyler, Planner — 519-741-2200 ext. 7860 1 March 6, 2020 DSD -20-043 A2020-020 — 51 Nelson Avenue Approve with Conditions Location Map: 51 Nelson 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 51 Nelson Avenue is zoned Residential Three Zone (R-3), and designated Low Rise Residential in the City's Official Plan. The applicant is requesting to permit the use of the property as a semi-detached dwelling, whereas a semi-detached dwelling is not a permitted use in the zone. The applicant has submitted a proposed plan for the development with the application. City Planning staff conducted a site inspection of the property on March 4t", 2020. 51 Nelson Avenue (View from Nelson Avenue) 51 Nelson Avenue (View from Schweitzer 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 requested variance meets the general intent of the 2014 Official Plan. The Official Plan encourages redevelopment that provides for an appropriate range, variety and mix of housing types to satisfy the varying housing needs of the community. In addition, it encourages the retention, redevelopment and rehabilitation of existing housing to maintain the housing stock, stability, and community character of established residential neighbourhoods. It is the opinion of staff that the requested variances meet the general intent of the Official Plan. General Intent of Zoning By-law 2. The requested variance meets the general intent of the Zoning By-law. The general intent of the Zoning By-law is to provide for overall low density uses in the zone. Staff is of the opinion that adding a semi-detached dwelling use, is a similar low density use as a duplex dwelling would be, which is permitted as of right in the current zoning. Furthermore, the property will be required to meet all semi-detached regulations as pertained to Section 38.2.2 of the Zoning By-law and will therefore meet the general intent of the Zoning By-law. Application is Minor 3. The variance is considered minor. The addition of an additional unit is a small increase and is not expected to cause adverse impacts. The site is large enough to meet all other regulations for a semi-detached dwelling with no other variances required. Application is Appropriate 4. The semi-detached dwelling use is appropriate for the neighbourhood. The neighbourhood already supports a variety of low density uses, including a semi-detached dwelling across the road from the subject property. The semi-detached dwelling use maintains the low density neighbourhood and it is not anticipated to 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 building permit for the new single detached dwelling are obtained prior to construction. Please contact the Building Division @ 519-741-2433 with any questions. Transportation Services Comments: Transportation Services does not have any concerns with the proposed application. Environmental Comments: No environmental planning concerns. Heritage Comments: Heritage Planning staff has no concerns with this application. fo 24' Ah as NR sGMp F NCE a7 — i.tT7 p 52 9' oto AG 151 max.. I ,4,33 PIA`1 II ❑ D 5`- pl Ip �=4 �TM �I 194 OXD *AIR h O. -M I{Irl MM - QM I a f'"..J0 ..W 43,T} I 1, i' FI+hAQR a}.+711.AI .es eFFiA144" -. -_Lxsu usr,*1p68' pECK T94 a AR#L'F. TOR SAN L iE,.W Q€ f R'4Y x 30 fYA„.. Y ,� gRI£rid F G „,y r4c No 5e ru SM;VC 75 COZ L Ise 0.25 IA 090 ,5 8.�. I+ t HP r 177 �g TP 1512 Lk R� h EDGE CF ASPHALr C/L 13F ROAD — 5A11 SA1e NELSON AVENUE (8Y RCOSTERED PLAN 875� 51 Nelson Avenue — Proposed concept RECOMMENDATION That minor variance application A2020-011 requesting permission to permit a semi-detached dwelling use subject to the regulations of Section 38.2.2 whereas the By-law does not permit a semi-detached dwelling in the existing zone be approved with conditions: 1. For the owner to submit a Tree Management Plan/Arborist Report to be submitted and approved by the Director of Planning, prior to issuance of a building/demolition permit. Tim Seyler, BES Juliane von Westerholt, BES, MCIP, RPP Planner Senior Planner Region of Waterloo Feb 27, 2020 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 5) 08 WEBER KIT, Mary Kolosowski 7) 08 KING KIT, AHMET SHERIFALI Re: Committee of Adjustment Meeting on March 17, 2020, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1) A 2020-019 — 33 Lancaster Street East — No Concerns. 2) A 2020-020 — 51 Nelson Avenue — No Concerns. 3) A 2020-021 — 44 Beasley Drive — No Concerns. 4) A 2020-022 — 903 Zeller Crescent — No Concerns. 5) A 2020-023 — 312 Weber Street West — No Concerns. 6) A 2020-024 — 85 Wood Street — No Concerns. 7) A 2020-025 — 624 King Street West — No Concerns. 8) A 2020-026 — 924 Redtail Court — No Concerns. 9) A 2020-027 — 293 Field Sparrow Crescent — No Concerns. 10)A 2020-028 — 783 Guelph Street — No Concerns. Please be advised that any development on the lands subject to the Applications noted above are subject to the provisions of the Regional Development Charge By-law 14-046 or any successor thereof and may require the payment of Regional Development Charges for these developments prior to the issuance of a building permit. The Document Number: 3186251 Page 1 of 2 comments contained in this letter pertain to the Application numbers listed above. If a site is subject to more than one application, additional comments may apply. Please forward any decision on the above mentioned application to the undersigned. 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 Chris Foster -Pengelly, Resource Planner Phone: (519) 621-2763 ext. 2319 E-mail: cfosterpenge I ly@g rand river. ca PLAN REVIEW REPORT: City of Kitchener Holly Dvson DATE: March 3, 2020 YOUR FILE: See below RE: Applications for Minor Variance: A 2020-019 33 Lancaster Street East A 2020-020 51 Nelson Avenue A 2020-021 44 Beasley Drive A 2020-022 903 Zeller Crescent A 2020-023 312 Weber Street West A 2020-024 85 Wood Street A 2020-025 624 King Street West A 2020-026 924 Redtail Court A 2020-027 293 Field Sparrow Crescent A 2020-028 783 Guelph Street Applications for Consent: B 2020-010 123 Pioneer Drive B 2020-011 98 Strange Street B 2020-012-019 Valencia 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, Chris Foster -Pengelly, M.Sc., CAN-CISEC Resource Planner Grand River Conservation Authority *These comments are respectfully submitted as advice and reflect resource concerns within the scope Page 1 of 1 and mandate of the Grand River Conservation Authority.