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Home My WebLink AboutDSD-20-122 - A 2020-058 - 64 Grand Flats TrStaff Report Development Services Department www.kitch ever. ca REPORT TO: Committee of Adjustment DATE OF MEETING: September 15, 2020 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Brian Bateman, Senior Planner -519-741-2200 ext. 7869 WARD: 2 DATE OF REPORT: August 31, 2020 REPORT #: DSD -20-122 SUBJECT: A2020-058 — 64 Grand Flats Trail Owner — Fusion Homes Applicant — Phil Ha Approve Subject Property: 64 Grand Flats Trail REPORT Planning Comments: The subject property located at 64 Grand Flats Trail, at the intersection of Rivertrail Avenue and Grand Flats trail in the Grand River South neighbourhood, is zoned Residential Four (R-4) in the Zoning By-law 85-1 and designated Low Rise Residential in the City's Official Plan. The applicant is requesting relief *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. from Section 6.1.1.1.b) iv) of the Zoning By-law to locate a driveway 7.93 metres from the intersection of street lines abutting the lot rather than the required setback of 9 metres. Staff conducted a site visit on August 27th , 2020. Subject Property: 64 Grand Flats Trail 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. 1. Meets the General Intent of the Official Plan Test The intent of the Low Rise Residential land use designation in the Official Plan is to accommodate a full range of low density housing types. The requested variance meets the general intent of the Official Plan, as the proposed variance is providing low density housing and is not impacting the overall low density residential character of the area. 2. Meets General Intent and Purpose of Zoning By-law Test The application is to reduce the setback to the intersection to 7.93 metres from 9.0 metres. The intent of the 9.0 metres setback in the Zoning By-law 85-1 is to ensure there are no obstructions in the corner visibility triangle (CVT), thus allowing vehicles entering and exiting the intersection to do so safely. Though By -Law 85-1 is in effect, the pending draft Comprehensive Review of the Zoning By-law (CroZBy) 2019-051 will change that setback requirement to 7.0, metres which will likely remove the need for this variance in future developments. The parking space, as well as the driveway, are located outside of the new proposed CVT dimensions. It is not anticipated that the proposed driveway will create an obstruction to visibility and not expected to result in any negative impacts on the adjacent residential properties. Therefore, the general intent of the Zoning Bylaw continues to be maintained. 3. Is the Variance "Minor" Test Staff is of the opinion that the requested variance is minor. The proposed setback reduction from the intersection of Rivertrail Avenue and Grand Flats Trail will be negligible due to the lower volumes of traffic in the area. 4. Is the Variance Appropriate Test The requested variance is considered appropriate. The size of the corner visibility triangle is being reduced from 9 to 7 metres in By-law 2019-051. The reduction is supported by Transportation Planning staff. Therefore, the variance is appropriate for the development and use of the land. Agency Comments: Building Comments: The Building Division has no objections to the proposed variance provided building permit for the new single detached dwelling is 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 as the proposed driveway location will not obstruct the Corner Visibility Triangle (CVT). Under the existing Zoning By-law 85-1, the CVT is 7.5m x 7.5m along the property lines of the corner lot and will be only 7m x 7m in the new Zoning By-law 2019-051. Engineering Comments: No concerns RECOMMENDATION Based on the foregoing, Planning staff recommends that this application A2020-058 requesting relief from Zoning By -Law 85-1 Section 6.1.1.1. b.) iv) to allow a driveway to be located 7.93 metres from an intersection rather than the required 9.0 metres be approved. Brian Bateman, MCIP, RPP Senior Planner Juliane von Westerholt, B.E.S., MCIP, RPP Senior Planner Region of Waterloo August 31, 2020 Holly Dyson City of Kitchener 200 King Street West P.O. Box 1118 Kitchener, ON N2G 4G7 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 4) VAR KIT, KANCO 6) 55, LIVIU CANANAU 8) HURON VILLAGE 30T 01201 9) 04 URBAN, 80 MCGEE AVENUE 22) VAR KIT, EMMANUEL BIBLE COLLEGE 23) 04 URBAN, 297 OTTAWA STREET S. Dear Ms. Dyson: Re: Committee of Adjustment Applications September 2020, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following updated comments: 1) A 2020-045 — 1283 Victoria Street North — No Concerns. 2) A 2020-046 — 221 Vanier Drive — No Concerns. 3) A 2020-047 — 6 Pequegnat Avenue — No Concerns. 4) A 2020-048 — 581 Strasburg Road — No Concerns. 5) A 2020-049 — 26 6th Avenue — No Concerns. 6) A 2020-050 — 598 604 608 Victoria Street South — No Concerns. 7) A 2020-051 — 14 Tweedsmuir Court — No Concerns. 8) A 2020-052 — 261 Woodbine Avenue — No Concerns. 9) A 2020-053 — 80 McGee Avenue — No Concerns. 10) A 2020-054 — 115 Parkvale Drive — No Concerns. 11) A 2020-055 — 61 Irvin Street — No Concerns. 12) A 2020-056 — 49 Lichty Crescent — No Concerns. Document Number: 3385841 V2 Page 1 of 2 13) A 2020-057 — 114 Blair Creek Drive — No Concerns. 14) A 2020-058 — 64 Grand Flats Trail — No Concerns. 15) A 2020-059 — 132 Wilhelm Street — No Concerns. 16) A 2020-060 — 36 Jacob Gingrich Drive — No Concerns. 17) A 2020-061 — 35 Sheldon Avenue North — No Concerns. 18) A 2020-062 — 6 Willow Green Court — No Concerns. 19) A 2020-063 — 353 Krug Street — No Concerns. 20) A 2020-064 — 193 Strange Street — No Concerns. 21) A 2020-065 — 192 Woolwich Street — No Concerns. 22) A 2020-066 — 110 Fergus Avenue — No Concerns. 23) A 2020-067 — 297 Ottawa Street South — No Concerns. 24) A 2020-068 — 175 Queen Street North — No Concerns. 25) A 2020-069 — 20 Hollybrook Trail — No Concerns. 26) A 2020-070 — 43 Hollybrook Trail — No Concerns. 27) A 2020-071 — 158 Pondcliffe Court — No Concerns. 28) A 2020-072 — 900 Pondcliffe Court — No Concerns. 29) A 2020-073 — 916 Pondcliffe Court — No Concerns. 30) A 2020-074 — 31 Wilfong Drive — 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 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, -z] , r;- Joginder Bhatia Transportation Planner P (519) 575-4500 Ext 3867 C (226) 753-0368 September 3, 2020 Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6 Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca Holly Dyson, Administrative Clerk Via email only Legislated Services, City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Dyson, Re: September 15, 2020 Committee of Adjustment Meeting Applications for Minor Variance As a reminder, the attached letter from Nancy Davy, Director of Resource Management was circulated to municipalities to indicate that GRCA staff do not have the capacity to review all minor variance applications at this time. If the City would like to request the review of a specific application, please contact the undersigned. Otherwise, minor variance circulations received by GRCA will not be reviewed at this time and comments will not be issued. Applications for Consent B 2020-026 225 Fairway Road South B 2020-027 11 Chicopee Park Court B 2020-028 11 Chicopee Park Court B 2020-029 442 Old Chicopee Trail B 2020-030 58 Barbara Crescent B 2020-031 500 Karn Street B 2020-032 160 Strange Street B 2020-033 4 Westgate Walk B 2020-034 to B 2020-036 956. 958, 960, 962 Glasgow Street B 2020-037 1541 Highland Road West The above -noted consent 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 at 519-621-2763 ext. 2228 or aherreman(o-)-grandriver.ca. Sincerely, —-K erreman, Andrew HCPT Resource Planning Technician Grand River Conservation Authority `These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1 the Grand River Conservation Authority. Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand - A Canadian Heritage River