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HomeMy WebLinkAboutDSD-20-197 - B 2020-042 - 103 Schweitzer StStaff Repoif 1 Development Services Department wwwkitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: November 17, 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: November 4, 2020 REPORT NUMBER: DSD -20-197 SUBJECT: Application B2020-042 103 Schweitzer Street Owner/Applicant: 2477865 Ontario Inc./B. Linklater Approve with Conditions 1-7 Subject Property: 103 Schweitzer St. Staff Report Development Services Department Report: wwwkitchener. c a The City has received an application for consent to sever the property shown above addressed as 103 Schweitzer Street, located at the corner of Schweitzer and Nelson in Bridgeport East. The subject property contains a triplex dwelling on a lot measuring 21.03 metres wide by 46.57 metres long and an area of 979.9 square metres. Surrounding land use is described as low rise residential comprised of single, semi-detached and multiple dwellings on lots of varying sizes and widths. Street View Photo of 103 Schweitzer — View from Schweitzer The proposed consent plan is illustrated below. As can be seen from the diagram, the subject property has a large flanking frontage onto Schweitzer Street - a portion of which is underutilized as shown in the photo above. The applicant is proposing to create a wide shallow residential lot for single detached purposes measuring 15.5 metres wide, 21 metres long for an area of 326 square metres. The retained lands will have a lot width of 21.03 metres, a depth of 31 metres and a lot area of 525 square metres. The triplex building is to remain and the parking area re- configured in order to accommodate the creation of the new lot. Staff will be requesting that a site plan application be approved as a condition of consent approval. Staff is satisfied that the proposed lot line is in the appropriate location to ensure an adequate number of parking spaces can be achieved in a functional arrangement on the retained lands. Staff Report Development Services Department SEVERANCE PLAN PART OF LOT 5 REGISTERED PLAN NO. 675 103 SCHWEITZER ST. N"102 est aasssm issozm 1 1 w TO K � REfA1Mm 1 I.vwcwn 1 www— -- I I 1 tBN.. I I.w� I aww R61�EHR4 � I I 1 I I Ii M.ILCF6iW7lNN/I 1 I 1 1^ IfIYlO[Gtl� IN 1 ; p 61�Ilsi I 1 I e {[ 1 I aM_i i i 1 1 � ---- lay'I 1 gyp — ------7-- 1 GRA55 BOULEVARD hrii"iii'xi:x wwwkitchener.ca SCHWEITZER STREET Severance Plan — prepared by Dryden, Smith & Head A site inspection occurred on October 8, 2020. Planning Comments: The subject property is designated Low Rise Residential in the City's Official Plan, Residential Infill in the Bridgeport East Community Plan (BECP) and zoned Residential Three (R-5) in the Zoning By-law. 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 Provincial Policy, the City's Official Plan, BECP and complies with the Zoning By-law. The Low Rise Residential designation supports low rise residential housing in various forms to satisfy the housing needs of our community through all stages of life. Moreover, housing policy acknowledges that neighbourhoods are not static, and that new and innovative forms of development are encouraged that are context sensitive and that better utilize land and servicing infrastructure. The Residential Infill designation of the BECP supports the creation of infill residential lots providing they are a minimum of 15 metres wide. The proposed wide shallow lot is an example of a moderate form of intensification. The lot width at15.5 metres is consistent with other larger lot widths in the vicinity. The use of a residential detached dwelling is permitted under the R-5 zoning. The proposed lot is large enough to accommodate a dwelling while complying with the R-5 zone minimum yard regulations. The lot Z M W k 3L12* 11 9 E m 0 N Z y 13.eoxT 33 TN1P�Fx O'NOin� ; yy yse m rur Z •.Yr C: 4YO3GI/® 3 i $1.052m �6.57tm WW02 SYC GRASS/SoLM"ARD SCHWEITZER STREET Severance Plan — prepared by Dryden, Smith & Head A site inspection occurred on October 8, 2020. Planning Comments: The subject property is designated Low Rise Residential in the City's Official Plan, Residential Infill in the Bridgeport East Community Plan (BECP) and zoned Residential Three (R-5) in the Zoning By-law. 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 Provincial Policy, the City's Official Plan, BECP and complies with the Zoning By-law. The Low Rise Residential designation supports low rise residential housing in various forms to satisfy the housing needs of our community through all stages of life. Moreover, housing policy acknowledges that neighbourhoods are not static, and that new and innovative forms of development are encouraged that are context sensitive and that better utilize land and servicing infrastructure. The Residential Infill designation of the BECP supports the creation of infill residential lots providing they are a minimum of 15 metres wide. The proposed wide shallow lot is an example of a moderate form of intensification. The lot width at15.5 metres is consistent with other larger lot widths in the vicinity. The use of a residential detached dwelling is permitted under the R-5 zoning. The proposed lot is large enough to accommodate a dwelling while complying with the R-5 zone minimum yard regulations. The lot Staff Report KN NEx Development Services Department wwwkitchener.ca area exceeds the minimum lot area requirement. The lands are serviceable and front onto a public street. Based on the foregoing, Planning staff recommends that Consent Application B2020-042, 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 consent. Region of Waterloo and Area Municipalities' Design Guidelines and Supplemental Specifications for Municipal Services (DGSSMS) allows only one service per lot. Separate building permits will be required for the demolition of all existing buildings, as well as construction of all new residential buildings. Transportation Comments: Transportation Services will require funds to be dedicated to Engineering Services for a future 1.8m concrete sidewalk along the entire length of frontage of the severed portion of the original property (15.5m as noted on the submitted plan). Heritage Comments: Heritage Planning Staff has reviewed the application and has no concerns. Engineering Comments: B2020-042 — 103 Schweitzer Street • 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 and water municipal services are currently available to service this property. Any further enquiries in this regard should be directed to Eric Riek (519-741-2200 ext. 7330). • Any new driveways are to be built to Region of Waterloo 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 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 Development Services Department Operations Comments: wwwkitchener. c a A cash -in -lieu of park land dedication will be required on the severed parcel as 1 new development lot will be created. The cash -in -lieu dedication required is $7,130.00. Park Dedication is calculated at 5% of the new development lots only, with a land valuation calculated by the lineal frontage of (15.5m) at a land value of $9,200 per frontage meter. Environmental Planning Comments: The City's standard tree protection condition is required as a condition of approval, for both the severed and retained lands. A Tree Preservation/Enhancement Plan is required for the severed and retained lands in accordance with the City's Tree Management Policy, which must be submitted and approved before any building permit is issued. RECOMMENDATION: That Application B2020-042 proposing to create a new residential lot measuring 15.5 metres wide, approximately 21 metres long with an area of 326 square metres, be approved, subject to the following conditions: 1. 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 $7,130.00 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, and provide payment towards the future installation of sidewalk to the satisfaction of the Director of Engineering. 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 Staff Report KNNh uHL 16-, Development Services Department wwwkitchener.ca 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. 8. That the Owner provides Engineering staff with confirmation that the basement elevation of the future dwelling 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. 9. 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/Enhancement 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 the Director of Operations, and where necessary, implemented prior to any grading, tree removal or the issuance of any building permits. Such plans shall include, among other matters, the identification of a proposed building envelope/work zone, landscaped area and vegetation (including street trees) 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. 11. That the Owner applies for a Stamp Plan B Site Plan application for the retained lands to the satisfaction of the Director of Planning. Brian Bateman, MCIP, RPP Senior Planner Juliane von Westerholt, B.E.S., MCIP, RPP Senior Planner N14*4r 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 4A Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4466 www. reglonofwate rloo.ca Matthew Colley 575-4757 ext. 3210 D20-20/20 KIT November 6, 2020 Re: Comments for Consent Applications B2020-042 to 62020- 044 Committee of Adjustment Hearing November 17, 2020 CITY OF KITCHENER B2020-042 103 Schweitzer Street 2477865 Ontario Inc. The owner/applicant is proposing a severance to develop a new residential dwelling. Regional Fee: The owner/applicant is required to submit the Regional consent review fee of $350.00 prior to final approval of the consent. The Region has no objection to the proposed application, subject to the following conditions: 1) That prior to final approval, the owner/applicant submit the Regional consent review fee of $350.00 per new lot created. B2020-043 440 Lancaster Street West Udalpal Mallhl The owner/applicant is proposing a severance to create a new residential lot. The proposed severed and retained lands would be redeveloped with residential dwellings. Document Number: 3447261 Version: 1 Regional Fee: The owner/applicant is required to submit the Regional consent review fee of $350.00 prior to final approval of the consent. Access Permit: Regional Staff will require a Regional Access Permit with fee of $100.00 for each of the proposed new dwellings on the severed and the retained lots. The existing access would be closed and the Regional Road boulevard restored to Regional standards as a condition of the access permit. The access permit application is available at: https://forms. regionofwaterloo. ca/ePay/PDLS-Online-Payment-Forms/Application-and- Paym ent-for-an-Access-Permit Environmental Noise: Regional Staff note the existing and the proposed development would have impacts from the road noise on Lancaster Street West (RR #29). Regional Staff require the owner/applicant to submit an environmental noise study as a condition of final approval and to enter into a registered development agreement with the Region of Waterloo to secure implementation of any noise mitigation/warning clauses. A qualified noise consultant preparing the Environmental Noise Study must contact Region of Waterloo staff for transportation data including traffic forecasts and truck percentages for Regional roads. The application for Noise Assessment Application is available at: https://rmow. Perm itcentral.ca/ Site Servicing / Work Permit / Municipal Consent: A servicing plan has not been provided with the above application. Regional Staff note that Municipal Consent will be required for the installation of any proposed/required service connections. Also, a Region of Waterloo Work Permit must be obtained from the Region of Waterloo prior to commencing construction within the Region' s right of way. In this regard, please visit https://rmow.permitcentral.ca/ for further guidance. Water Services: Regional Staff advise that the subject property is located in Kitchener Pressure Zone 4 with a static hydraulic grade line of 384 mASL. Any development with a finished road elevation below 327.9 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 2020. The Region has no objection to the proposed application, subject to the following conditions: 1) That prior to final approval, the owner/applicant submit the Regional consent review fee of $350.00 per new lot created. Document Number: 3447261 Version: 1 2) That prior to final approval the owner/applicant complete the required Access Permits on the severed and retained lands to the satisfaction of the Region. 3) That prior to final approval the owner/applicant complete an Environmental Noise Study to the satisfaction of the Region of Waterloo and, if necessary, enter into an agreement with the Region of Waterloo to secure implementation of the study's recommendations in all Offers of Purchase and Sale, lease/rental agreements and condominium declarations. B2020-044 956-962 Glasgow Street MHBC Planning The owner/applicant is proposing to facilitate the creation of required easements for maintenance, sanitary and storm servicing for the subject lands. Consent applications B2020-034 to B2020-036 were recently approved to sever the existing condominium units on the subject lands into individual conveyable lots to facilitate the termination of Waterloo Standard Condominium Plan No. 262. The proposed easements are required to service the newly created lots. The Region has no objection to the proposed 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 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: 3447261 Version: 1 November 4, 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 Legislated Services, City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Dyson, Re: November 17, 2020 Committee of Adjustment Meeting Applications for Minor Variance Via email only A 2020-080 335 Lancaster Street West A 2020-094 53 Valleybrook Drive A 2020-087 380 Grand River Boulevard A 2020-095 236 Woodhaven Road A 2020-088 339 Rosemount Drive A 2020-096 919 Eaglecrest Court A 2020-089 34 Dunham Avenue A 2020-097 923 Eaglecrest Court A 2020-090 305 Driftwood Drive A 2020-098 928 Eaglecrest Court A 2020-091 12 Rose Street A 2020-099 80 Westwood Drive A 2020-092 180 Grand Flats Trail A 2020-100 9-11 Samuel Street A 2020-093 41 Valleybrook Drive A 2020-101 8 Devon Street A 2020-102 89 Water Street South Applications for Consent B 2020-042 101-103 Schweitzer Street B 2020-043 440 Lancaster Street B 2020-044 956 Glasgow 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(a)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 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