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Home My WebLink AboutDSD-20-193 - A 2020-099 - 80 Westwood DrREPORT TO:Committee of Adjustment DATE OF MEETING:November 17,2020 SUBMITTED BY:Juliane von Westerholt, Senior Planner -519-741-2200 ext. 7157 PREPARED BY:Eric Schneider, Planner–519-741-2200 ext. 7843 WARD:8 DATE OF REPORT:November 9, 2020 REPORT #:DSD-20-193 SUBJECT:A2020-099–80 Westwood Drive Applicant –Valerie Schmidt, GSP Group Recommendation: Approvewith condition Location Map: 80 Westwood Drive *** 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 80 Westwood Driveis zoned Residential FourZone (R-4)in the Zoning By-law 85-1.The property is designated LowRise Residentialin the Official Plan.Staff conducted a site inspection of the property on October 22, 2020.Thesurrounding land use is comprised of singles, semis and multiples. The applicant isrequesting to legalize the use of the property as a triplex, whereas a multiple dwellingis not a permitted use in the zone. The applicant has submitted a site plan application for the triplex use that is currently under review. View of ExistingBuilding(October 22, 2020) 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 offersthe following comments. General Intent of the 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 and rehabilitation of existing housing to maintain the housing stock, stability, and community character of established residential neighbourhoods.A City initiated OPA in 2019 allows for up to 3 units in residential neighbourhoods. This will be implemented through CRoZBY in 2021.Theproperty fronts onto Westwood Drive which is a designated “Minor Collector Neighbourhood Street”in the Official Planand can support additional traffic. General Intent of the Zoning By-law 2.The requested variance meets the general intent of the Zoning By-law. The property has been used as a triplex previously and functioned without issue.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 one additional unit above the maximum of 2 (duplex) in this zone will still provide for a low density use and will therefore meet the general intent of the Zoning By-law. Is the Variance Appropriate? 3.The triplex use is appropriate for the neighbourhood. The applicant does not propose any alterations to the building, and the proposed minor changes to the driveway will be reviewed under the site plan application currently under review.The property is on a corner and has a large lot area that exceeds the minimum lot area for a triplex in the R-5 zone.The use of triplex is a low density use and can be considered appropriate in this low density neighbourhood. Is the Variance Minor? 4.The variance is consideredminor. The addition of 1 unit is a small increase and is not expected to cause adverse impacts. The site conditions allowing for 3 units are already existing. Proposed Site Plan(Under Review) Building Comments: The Building Division has no objections to the proposed variance provided building permit for the change of use to a triplex is obtained prior to construction. Please contact the Building Division @ building@kitchener.ca with any questions. Transportation Services Comments: Given that the triplex has existed for some time, there is no expected impact to vehicular traffic. Transportation Services does not have any concerns with the proposed application. Heritage Planning Comments: Heritage Planning staff has no concerns withthis application. Environmental Planning Comments: No environmental planning concerns. RECOMMENDATION That application A2020-099requesting permission tolegalize an existingtriplexwhereas the By-law does not currently permit a triplex in the existing zone be approved,subject to the following condition: 1. That the owner obtainan Occupancy Certificate to the satisfaction of the Director of Planning prior to June 30, 2021. _____ Eric Schneider,MCIP, RPP Juliane von Westerholt,B.E.S., MCIP, RPP Planner Senior Planner October 28, 2020 Holly Dyson City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 Kitchener, ON N2G 4G7 Dear Ms. Dyson: Re: Committee of Adjustment Applications October 2020, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following updated comments: 1) A 2020-087 380 Grand River Boulevard No Concerns. 2) A 2020-088 339 Rosemount Drive No Concerns. 3) A 2020-089 34 Dunham Avenue No Concerns. 4) A 2020-090 305 Driftwood Drive No Concerns. 5) A 2020-091 12 Rose Street No Concerns. 6) A 2020-092 180 Grand Flats Trail No Concerns. 7) A 2020-093 41 Valleybrook Drive No Concerns. 8) A 2020-094 53 Valleybrook Drive No Concerns. 9) A 2020-095 236 Woodhaven Road No Concerns. 10) A 2020-096 919 Eaglecrest Court No Concerns. 11) A 2020-097 923 Eaglecrest Court No Concerns. 12) A 2020-098 928 Eaglecrest Court No Concerns. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌЍЍЌЋВЏ tğŭĻ Њ ƚŅ Ћ 13)A 2020-09980Westwood DriveNo Concernsto the application.However, the applicants please be advised that any redevelopment application for any noise sensitive land use on these lands e.g. a Consent / Condominium would have impacts from the transportation (rail) noise in the vicinity. 14) A 2020-100 9 -11 Samuel Street No Concerns. 15) A 2020-101 8 Devon Street No Concerns. 16) A 2020-102 89 Water Street South 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, Joginder Bhatia Transportation Planner P (519) 575-4500 Ext 3867 C (226) 753-0368 November 4, 2020 Holly Dyson, Administrative Clerk Via email only Legislated Services, City of Kitchener 200King Street West Kitchener, ON, N2G 4G7 Dear Ms. Dyson, Re:November 17, 2020 Committee of Adjustment Meeting ______________________________________________________________________ Applications for Minor Variance A2020-080335Lancaster Street WestA2020-09453Valleybrook Drive A2020-087380Grand River BoulevardA2020-095236Woodhaven Road A2020-088339Rosemount DriveA2020-096919Eaglecrest Court A2020-08934Dunham AvenueA2020-097923Eaglecrest Court A2020-090305Driftwood DriveA2020-098928Eaglecrest Court A2020-09112Rose StreetA2020-09980WestwoodDrive A2020-092180Grand Flats TrailA2020-1009-11Samuel Street A2020-09341Valleybrook DriveA2020-1018Devon Street A2020-10289Water Street South Applications for Consent B 2020-042101-103Schweitzer Street B 2020-043440Lancaster Street B 2020-044956Glasgow Street 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@grandriver.ca. 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 Page 1of 1 the Grand River Conservation Authority.