HomeMy WebLinkAboutDSD-2021-74 - A 2021-046 - 162 Greenbrook Dr.Staff Report
De velo n7ent Services Dq,oartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: May 181h, 2021
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www. kitchener ca
SUBMITTED BY: von Westerholt, Juliane, Senior Planner, 519-741-2200 ext. 7157
PREPARED BY: Seyler, Tim, Planner, 519-741-2200 ext. 7860
WARD(S) INVOLVED: Ward 8
DATE OF REPORT: May 7th, 2021
REPORT NO.: DSD -2021-74
SUBJECT: Minor Variance Application A2021-046
162 Greenbrook Drive
Applicant & Owner — George & Daniela Danciu
RECOMMENDATION:
That application A2021-036 requesting permission to allow a front yard addition to have a
front yard setback of 5.5 metres whereas a minimum setback of 7.5 metres is required, be
approved.
REPORT HIGHLIGHTS:
The applicant is requesting relief from Section 37.2.1 of the Zoning By-law to allow a front yard
addition to have a front yard setback of 5.5 metres rather than the required minimum front yard
setback of 7.5 metres as identified for lands identified on Appendix `H'.
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Location Map
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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 Three Zone (R-3) in Zoning By-law 85-1.
The applicant is proposing to build a front yard addition on to the existing single detached dwelling
and cannot meet the requirements of Section 37.2.1 of the Zoning By-law. The property is a corner
lot and although the driveway access is along Greenbrook Drive, the front yard is considered to be
along Forest Hill Drive. The property is identified on Appendix `H' which is the RIENS area.
REPORT:
Planning Comments:
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 the Official Plan
The subject property is designated Low Rise Residential in the City's Official Plan. This designation
places emphasis on compatibility of building form with respect to massing, scale and design in order
to support the successful integration of different housing types. It also places emphasis on the
relationship of housing to adjacent buildings, streets and exterior areas. The proposed variance
meets the general intent of the Official Plan.
General Intent of the Zoning By-law
The intent of the 7.5 metre front yard setback is to ensure there is adequate separation from the
front lot line, and to establish a consistent built form along the street edge. The subject property is
located within the Residential Intensification in Established Neighbourhoods Study (RIENS) area and
follows a specific calculation to determine the required front yard setback for each property. The RIENS
front yard setback calculation is taken by averaging out the adjacent dwellings front yard setback.
This property is a corner lot and the adjacent front yard setback is the neighbouring property on
Forest Hill Dr. The neighbouring property has a front yard setback of approximately 8.5 metres. As
a result, the minimum front yard setback required is 7.5 metres. The proposed setback of 5.5 metres
will continue to provide adequate separation from the front lot line and will not impact the street edge
along Forest Hill Dr. due to the curved nature of the street. It should also be noted that there is no
addition being proposed towards Greenbrook Drive, which results in a consistent street edge along
the side yard abutting a street. Furthermore, the applicant has stated that the addition will not be
used for parking and will not impact the existing parking layout on the property. The 2nd storey will
be used for an accessible washroom for the needs of the owners. Staff is of the opinion that the
reduction in the front yard setback continues to meet the general intent of the Zoning By-law.
Is the Variance Minor?
The variances can be considered minor as it is the opinion of staff that the front yard setback continues
to accommodate the appropriate built form along the street edge. The setback of 5.5 metres for the
front yard will not present any significant impacts to adjacent properties and the overall
neighbourhood.
Is the Variance Appropriate?
The variance is appropriate for the development and use of the land. The requested variances should
not impact any of the adjacent properties or the surrounding neighbourhood. The scale, massing and
height of the proposed addition will not negatively impact the existing character of the subject property
or surrounding neighbourhood.
City Planning staff conducted a site inspection of the property on April 301h, 2021.
Photo of Subject Property (Front and Side view)
Building Comments:
The Building Division has no objections to the proposed variance provided building permit for the
addition to the single detached house is obtained prior to construction. Please contact the Building
Division @ building@kitchener.ca with any questions.
Transportation Comments:
Transportation Services does not have any concerns with the proposed application.
Heritage Comments:
No Heritage planning concerns.
Environmental Comments:
No environmental planning concerns.
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
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Concept Layout — 162 Greenbrook Drive
Region of Waterloo
April 29, 2021
Dianna Saunderson
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
(11) /54, KOLB CREEK SUBDIVISIN 30T 02206
Dear Ms. Saunderson:
Re: Committee of Adjustment Applications Meeting April 22, 2021, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following updated comments:
1)
A 2021-035
— 659 Stirling Avenue South — No Concerns.
2)
A 2021-036
— 30 Simeon Street — No Concerns.
3)
A 2021-037
— 40 Prueter Avenue — No Concerns.
4)
A 2021-038
— 47 Kilkerran Crescent — No Concerns.
5)
A 2021-039
— 78 Shanley Street — No Concerns.
6)
A 2021-040
— 59 Bechtel Drive — No Concerns.
7)
A 2021-041
— 63 Bechtel Drive — No Concerns.
8)
A 2021-042
— 29 Gruhn Street — No Concerns.
9)
A 2021-043
— 10 Eastwood Drive — No Concerns.
10) A 2021-044
— 54 Park Street — No Concerns.
11) A 2021-045
— Blocks 3 & 4 Otterbein Drive — No Concerns.
12) A 2021-046
— 162 Greenbrook Drive — No Concerns.
Page of 2
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,
J -�
Joginder Bhatia
Transportation Planner
C (226) 753-0368
CC:
Juliane von Westerholt, City of Kitchener
Christine Kompter, City of Kitchener
CofA(uKitchener. ca
Document Number: 3644828 2
Docs #3644828
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Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
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�- Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
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tion
PLAN
PLAN REVIEW REPORT: City of Kitchener
Dianna Saunderson
DATE: May 6, 2021 YOUR FILE: A2021-046
GRCA FILE: A2021-046 — 162 Greenbrook Drive
RE: Application for Minor Variance A2021-046
162 Greenbrook Drive, City of Kitchener
George & Daniela Danciu
GRCA COMMENT*:
The Grand River Conservation Authority (GRCA) has no objection to the above -noted minor
variance application.
BACKGROUND:
1. Resource Issues:
Information currently available at this office indicates that the subject property contains
floodplain and the regulated allowance adjacent to the floodplain. A copy of our
resource mapping is attached.
2. Legislative/Policy Requirements and Implications:
The minor variance application requests a reduced front yard setback from Forest Hil
Drive to facilitate a proposed second floor addition. GRCA staff do not anticipate
impacts to the floodplain as a result of the minor variance application or the proposed
addition.
Due to the features noted above, a portion of the property is regulated by the GRCA
under Ontario Regulation 150/06 — Development, Interference with Wetlands and
Alterations to Shorelines and Watercourses Regulation.
The proposed addition and any future development within the regulated area on the
subject lands will require the prior issuance of a permit pursuant to Ontario Regulation
150/06. The permit process involves the submission of a permit application to this
office, the review of the application by Authority staff and the subsequent
approval/refusal of the permit application by the GRCA.
\\grfs\files\Resource Management Division\Resource Planning\Waterloo Region\KITCHENER\2021\Minor Pagel of 2
Variance\A2021-046 - 162 Greenbrook Drive\A2021-046 - 162 Greenbrook Drive.dou
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
3. Plan Review Fees:
This application is considered a `minor' minor variance and in accordance with the
GRCA's 2021 Plan Review Fee Schedule, the applicable fee is $280.00. The applicant
will be invoiced in the amount of $280.00 under separate cover.
Should you have any questions or require further information, please do not hesitate to
contact me at 519-621-2763 ext. 2228.
Sincerely,
Andrew Herreman, CPT
Resource Planning Technician
Grand River Conservation Authority
Encl.
* These comments are respectfully submitted as advice and reflect resource concerns within the
scope and mandate of the Grand River Conservation Authority
cc: George and Daniela Danciu (via email only)
\\grfs\files\Resource Management Division\Resource Planning\Waterloo Region\KITCHENER\2021\Minor Page 2 of 2
Variance\A2021-046 - 162 Greenbrook Drive\A2021-046 - 162 Greenbrook Drive.docx
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From:
Sent: Wednesday, May 5, 20219:37 AM
To: Dianna Saunderson <Dianna.Saunderson@kitchener.ca>
Subject: [EXTERNAL] RE: Renovation Plans for 162 Greenbrook Drive
Dear Dianna,
Thanks for sending the pdf of the proposed changes to 162 Greenbrook.
My comments are that the marked up photographs depict a change that is visually much wider than the
7ft mentioned. Secondly, the support of the new 2nd floor structure with posts and otherwise fully
open below the 2nd floor is not in keeping with the neighborhood. It would be visually better - in my
opinion - to build out to the new width with a full foundation and traditional wall structure, clad in the
same theme as remainder of the house.
Can my comments be forwarded to the Board of Variance ? or do people with comments attend the
next meeting?
Thanks again,
-■ Greenbrook Drive
---------- Original Message ----------
From: Dianna Saunderson <Dianna.Saunderson@kitchener.ca>
Date: May 5, 2021 at 8:33 AM
Good Morning■,
Thank you for your email. Please see a full copy of the applicants request, as well as the plans related to their
addition. If you have any further questions, please do not hesitate to ask.
Regards,
Dianna Saunderson, AMP
Committee Administrator I Corporate Services City of Kitchener
519-741-2200 ext. 7277 1 TTY 1-866-969-9994 Dianna.Saunderson@kitchener.ca
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