HomeMy WebLinkAboutDSD-2021-017 - B 2021-003 - 124 Florence AveStaff Report `
Develo lnent5ervicesDepartr7ent www.kitchenerca
REPORT TO: Committee of Adjustment
DATE OF MEETING: January 19, 2021
SUBMITTED BY: von Westerholt, Juliane, Senior Planner, 519-741-2200 ext. 7157
PREPARED BY: Schneider, Eric, Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 2
DATE OF REPORT: January 8, 2021
REPORT NO.: DSD -21-017
SUBJECT: Consent Application B2021-003
124 Florence Avenue
Owner- 2780478 Ontario Inc
Applicant: Mackenzie Streutker, Van Harten Surveying
RECOMMENDATION:
That application B2021-003 for consent to sever into two lots be approved subject to the
following conditions:
1. 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 pays to the City of Kitchener a cash -in -lieu contribution for park
dedication on the severed parcel equal in the amount of $4558.60. 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 PDF and either .dwg (AutoCad) or Agn (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 makes 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 are to 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 provides a servicing plan showing outlets to the municipal servicing
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
system to the satisfaction of the Director of Engineering Services.
7. That the Owner submits 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 the Owner shall prepare a Tree Management Plan for both 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 where necessary, implemented prior to
demolition or issuance of building permits. Such plans shall include, among other
matters, the identification of a proposed building envelope/work zone, landscaped
areas and vegetation to be preserved.
10. That the Owner obtains Demolition Control approval in accordance with the City's
Demolition Control By-law to the satisfaction of the Director of Planning
11. That the Owner obtains a demolition permit to the satisfaction of the Chief Building
Official.
12. That, prior to final approval, the applicant submits the Consent Application Review
Fee of $350.00 to the Region of Waterloo.
REPORT HIGHLIGHTS:
The application is requesting to create a lot by severing an existing lot into two equal sized lots.
Location Map: 124 Florence Avenue
REPORT:
BACKGROUND:
The property is designated as Low Rise Residential in the City's Official Plan and identified as a
Community Area on the City's Urban Structure Map.
The property is zoned as Residential Four Zone in Zoning By-law 85-1.
Planning Comments:
The single detached dwelling on the property is proposed to be demolished and the applicant
proposes to build 2 duplexes on the severed and retained lands. The existing development of the
neighbourhood consists of a mix of single detached dwellings, semi-detached dwellings, townhouses
and multiple dwellings. Lot sizes vary in width, depth, and area in this neighborhood.
The Owner is requesting permission to sever the subject lands into two lots. Both the severed and
retained lots would have a lot width of 9.91 metres, a depth of 36.58 metres, and an area of 362
square metres.
Existing single detached dwelling at 124 Florence Avenue (December 23, 2020)
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, staff is satisfied that the creation of the severed lots are desirable and
appropriate. The uses of both the severed and retained parcels are in conformity with the City's
Official Plan and Zoning By-law. Planning staff is of the opinion that the size, dimension and shape
of the proposed lots are suitable for the use of the lands and compatible with the surrounding
community. The lands front onto a public street and full services are available.
LOT 81 LOT 80 LOT 79
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FLORENCE AVENUE
Proposed lot fabrics
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 permit(s) will be required for the demolition of all
existing buildings, as well as construction of all new residential buildings
Heritage Comments:
No cultural heritage issues or concerns.
Environmental Planning Comments:
The standard condition will be required for the owner to enter into an agreement registered on title
of both the severed and retained lands requiring a Tree Preservation / Enhancement Plan to be
submitted and approved before a building/demolition permit will be issued.
Transportation Services Comments:
Transportation Services has no concerns with the proposed application.
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 service connections that may be required to service this property, all prior to
severance approval. Our records indicate sanitary, storm and water municipal services are currently
available to service this property. Any further enquiries in this regard should be directed to Niall
Melanson(niall.melanson(u-)-kitchener.ca).
Any new driveways are to be built to City of Kitchener standards. All works are at the owner's
expense and all work needs to be completed prior to occupancy of the building.
A servicing plan showing all 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 new site infrastructure 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 1 new development
lot will be created. The cash -in -lieu dedication required is $4,558.60.
Park Dedication is calculated at 5% of the new development lot only, with a land valuation
calculated by the lineal frontage (9.326m) at a land value of $9,200 per frontage meter.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
Committee of Adjustment meeting. A notice signed was placed on the property advising that a
Committee of Adjustment application has been received. The sign advises interested parties to find
additional information on the City's website or by emailing the Planning Division. A notice of the
application was mailed to all property owners within 30 metres of the subject property.
PREVIOUS REPORTS/AUTHORITIES:
There are no previous reports/authorities related to this matter
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
January 6, 2021
Re: Comments for Consent Applications B2021-001 to 62021-
003
Committee of Adjustment Hearing January 19, 2021
CITY OF KITCHENER
B2021-001
57 Barbara Crescent
2611601 Ontario Inc.
The owner/applicant is proposing a severance to create two lots. The existing dwelling
will be demolished and a new dwelling will be built on each lot.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
per new lot created prior to final approval of the consent.
Water Services:
Regional Staff advise that he 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 327.9 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.
Noise:
Regional Staff advise that the proposed severed and retained lots are located within
close proximity of Conestoga Parkway (Highway 7/8) and would be impacted from
transportation noise from traffic on the highway. Regional Staff require the following
Document Number: 3508860 Version: 1
noise attenuation measures be implemented through a registered agreement with the
City of Kitchener, for both, the severed and the retained lands:
1) The dwelling unit(s) must be installed with air -ducted heating and ventilation
system, suitably sized and designed with provision of adding central air
conditioning.
2) The dwelling unit(s) will be registered with the following noise warning clauses on
title:
a. "Purchaser/tenants are advised that sound levels due to increasing road
traffic on King Street Bypass & Conestoga Parkway (HWY 7/8) may on
occasions interfere with some activities of the dwelling occupants as the
sound levels exceed the sound level limits of the Region of Waterloo and
the Ministry of the Environment Conservation & Parks (MOECP)."
b. "This unit has been designed with the provision of adding central air
conditioning at the occupant's discretion. Installation of central air
conditioning by the occupant in low and medium density developments will
allow windows and exterior doors to remain closed, thereby ensuring that
the indoor sound levels are within the sound level limits of the Region of
Waterloo and the Ministry of the Environment Conservation & Parks
(MOECP)."
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.
2) That prior to final approval, the owner/applicant enter into an agreement with the
City of Kitchener to include the following noise mitigation/warning clauses in all
Offers of Purchase and Sale, lease/rental agreements and condominium
declarations for all dwellings on the severed and retained lands:
a. The dwelling units(s) must be installed with air -ducted heating and
ventilation system, suitably sized and designed with provision of adding a
central air conditioning.
b. The dwelling unit(s) on the proposed severed and retained lands will be
registered with the following noise warnings clauses on title:
Purchaser/tenants are advised that sound levels due to increasing
road traffic on King Street Bypass & Conestoga Parkway (HWY
Document Number: 3508860 Version: 1
7/8) may on occasions interfere with some activities of the dwelling
occupants as the sound levels exceed the sound level limits of the
Region of Waterloo and the Ministry of the Environment
Conservation & Parks (MOECP)."
ii. "This unit has been designed with the provision of adding central
air conditioning at the occupant's discretion. Installation of central
air conditioning by the occupant in low and medium density
developments will allow windows and exterior doors to remain
closed, thereby ensuring that the indoor sound levels are within the
sound level limits of the Region of Waterloo and the Ministry of the
Environment Conservation & Parks (MOECP)."
*Q11PA QIIIN
274 Shirley Avenue
2155389 Ontario Inc.
The owner/applicant is proposing a lot line adjustment to straighten the boundary line and
square up the corner of the lot at 300 Shirley Avenue.
Water Services:
Regional Staff advise 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 327.9 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.
B2021-003
124 Florence Avenue
Sam Antonops and Will Yohana
The owner/applicant is proposing a severance and will demolish the existing dwelling to
build two duplex dwellings on the new lots.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
per new lot created, prior to final approval of the consent.
Water Services:
Regional Staff advise 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 327.9 mASL will require individual pressure reducing devices on each water
Document Number: 3508860 Version: 1
service in accordance with Section B.2.4.7 of the Design Guidelines and Supplemental
Specifications for Municipal Services for January 2020.
Airport Regulation:
Regional Staff advise that there are no airport specific concerns for the subject
application. However, the owner/applicant is advised that these lands are within 6
kilometres of the airport outer surface and are subject to Region of Waterloo Airport
Zoning regulations.
For any further information in this regard, please contact Kevin Campbell, Project
Manager, Airport Construction and Development at 519-648-2256 ext. 8511 or at
KCampbell(a)-regionofwaterloo.ca
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.
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,
Matthew Colley,
Planner, MCIP, RPP
Document Number: 3508860 Version: 1
January 8, 2021
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: January 19, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2020-100
9-11 Samuel Street
A 2021-001
630 Blair Creek Drive
A 2021-002
10 South Creek Drive
A 2021-003
45 Duke Street West
Applications for Consent
B 2021-001 57 Barbara Crescent
B 2021-002 274 Shirley Avenue
B 2021-003 124 Florence Avenue
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 aherremana_grand river. ca.
Sincerely,
Andrew Herreman, C15-1-1
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