HomeMy WebLinkAboutDSD-2021-80 - B 2021-025 - 20 Sylvia St.REPORT TO:Committee of Adjustment
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DATE OF MEETING:May 18, 2021
SUBMITTED BY:von Westerholt,Juliane,Senior Planner,519-741-2200 ext. 7157
PREPARED BY:Schneider,Eric,Planner,519-741-2200ext. 7843
WARD(S) INVOLVED:Ward1
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DATE OF REPORT:May 7, 2021
REPORT NO.:DSD-21-80
SUBJECT:Consent ApplicationB2021-025
20 Sylvia Street
Owner& Applicant-Tamara McGillivray
RECOMMENDATION:
That application B2021-025for consent to severa“L Shaped” parcel of land having a width
at the streetof 1.55m,an overall width of 13.72m, a northerly depth of 54.87m and an area of
304.7 sq.m. currently containing a shed, to be conveyed as a lot addition to the property
municipally addressed as 24 Sylvia Street. The retained land willbe rectangular in shape
having a width of 15.29m, a depth of 54.87m and an area of 838.9 sq.m. That this application
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 providesa digital file of the deposited reference plan(s) prepared by
an Ontario Land Surveyorin PDF and either .dwg (AutoCad) or .dgn (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.
3.That the lands to be severedare tobe added to the abutting lands and titleis tobe
taken into identical ownership as the abutting lands. The deed for endorsement shall
include that any subsequent conveyance of the parcel to be severed shall comply
with Sections 50(3) and/or (5) of the Planning Act, R.S.O. 1990, c. P.13, as amended.
4.That the owner’s Solicitor shall provide a Solicitor’s Undertaking to register an
Application Consolidation Parcels immediately following the registration of the
Severance Deed and prior to any new applicable mortgages, and to provide a copy
of the registered Application Consolidation Parcels to the City Solicitorwithin a
reasonable time following registration.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
REPORT HIGHLIGHTS:
The application is requesting a lot additionby severing aportion of anexisting lotcontaining a single
detached dwellingand conveying it to another adjacent lot (lot line adjustment).
Location Map: 20 & 24 Sylvia Street
REPORT:
BACKGROUND:
The property is designated asLow Rise Residential in the City’s Official Plan and identified asa
Community Areaon the City’s Urban StructureMap.
The property is zoned Residential ThreeZone(R-3) in Zoning By-law 85-1.
In 2012 the subject properties received approval for a lot addition in consent application B2012-032
in which the “L Shaped” portion was conveyed from 24 Sylvia Street to 20 Sylvia Street. If approved,
this application would now do the opposite and convey the lands back to 24 Sylvia Streetand
reinstate the original lot configuration.
Planning Comments:
A portion of thelot at 20Sylvia Streetis proposed to be conveyed to 24Sylvia Streetas a lot addition.
No new lot will be created. Both lots contain a single detached dwelling and no changes to either
buildingisproposed.
Theseveredportion of 20Sylvia Streetthat would be conveyed to 24Sylvia Streetwould have anL
shapeand would have a width of 1.55metresat the street,an overall width of 13.72 metres,a
northerlydepth of 54.87metresand an area of 304.7square metres.The retained lotat 20 Sylvia
Streetwould have a lot width of 15.29metres, a depth of 54.87metres, and an area of 838.9square
metres.
City Planning staff conducted a site inspection of the property onMay 6, 2021.
Existing single detached dwelling at 20Sylvia Street (May 6, 2021)
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 the
City’s Official Plan and will allow for a lot addition.Both the retainedand severedlotsmeet the Zoning
By-law.Staff is further of the opinion that the proposal is consistent with the Provincial Policy
Statement and conforms to the Growth Plan for the Greater Golden Horseshoe.
Based on the foregoing, Planning staff recommends that Consent Application B2021-025requesting
to sever a portion of the lot at 20 Sylvia Streetas a lot addition to 24 Sylvia Streetbe approved
subject to the conditions listed in the recommendation section of this report.
Proposed Lot Fabric
Building Comments:
The Building Division has no objections to the proposed consent.
Heritage Comments:
No cultural heritage issues or concerns.
Environmental Planning Comments:
Environmental Planning has no concerns with the application.
Transportation Services Comments:
Transportation Services does not have any concerns with the proposed application.
Engineering Comments:
Since the severed portion is being merged with a neighbouringproperty and no new lot is being
created Engineering has no comments.
Operations Comments:
Parkland dedication has been satisfied through Kitchener Draft Agreement (KDA) 30T-02201/ R.P.#
58M-525 and is not required for this application.
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:
B2012-032
Matthew Colley
575-4757 ext. 3210
D20-20/21 KIT
May 4, 2021
Dianna Saunderson
Committee of Adjustment
City of Kitchener
P.O. Box 1118
200 King Street East
Kitchener, ON N2G 4G7
Re:Comments for Consent Applications B2021-025 to B2021-
028
Committee of Adjustment Hearing May 18,2021
CITY OF KITCHENER
B2021-025
20 Sylvia Street
Tamara McGillivray
The owner/applicant is proposing a lot addition to the adjacent parcel.
The Region has no objectionto the proposed application.
B2021-026
41 Ardelt Place
Doyle Investment Corporation
The owner/applicant is proposing a severance to create a new vacant industrial lot with
access to Ardelt Avenue.
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.
Record of Site Condition:
Regional Staff acknowledge the subject lands are identified as a High Threat in the
Region’s Threats Inventory Database. The owner/applicant has completed a Record of
Document Number: 3647258Version: 1
Site Condition (RSC) #225993 to allow for the sensitive and non-sensitive uses on the
severed and retained lands. Regional Staff have no further concerns.
The Region has no objectionto 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.
B2021-027
418 Alice Avenue
Kamaljit Khanna
The owner/applicant is proposing a severance to create a new residential 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.
The Region has no objectionto 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.
B2021-028
564 and 592 Belmont Avenue West
Belmont Medical Centre Inc.
The owner/applicant is proposing a severance to have the existing commercial medical
centre at 564 Belmont Avenue West to be a separate parcel from the vacant land at 592
Belmont Avenue West. There is no proposed development on the vacant land.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
prior to final approval of the consent.
Record of Site Condition:
Regional Staff acknowledge the subject lands are identified as a Known Threat in the
Region’s Threats Inventory Database. The owner/applicant has completed a Record of
Site Condition (RSC) #225993 to allow for commercial uses on the severed and
retained lands. Regional Staff have no further concerns.
Water Services:
The subject site is fronting Belmont Ave W. There is a 450mm in diameter Regional
watermain and a 300mm in diameter local watermain. Given the proximity to a 450mm
in diameter Regional watermain, the owner/applicant should be made aware that no
Document Number: 3647258Version: 1
connection to regional watermains will be permitted in accordance with Section
B.2.1.4.1 of the Design Guidelines and Supplemental Specifications for Municipal
Services for January 2021.
The Region has no objectionto 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: 3647258Version: 1
May 6, 2021
Dianna Saunderson Via email only
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Re: May 18, 2021 Committee of Adjustment Meeting
______________________________________________________________________
Applications for Minor Variance
A 2021-031 660 Avondale Avenue
A 2021-036 30 Simeon Street
A 2021-037 40 Prueter Avenue
A 2021-038 47 Kilkerran Crescent
A 2021-039 78 Shanley Street
A 2021-040 59 Bechtel Drive
A 2021-041 63 Bechtel Drive
A 2021-042 29 Gruhn Street
A 2021-043 10 Eastwood Drive
A 2021-044 54 Park Street
A 2021-045 Otterbein Road (Blocks 3 & 4)
Applications for Consent
B 2020-047 50 Brookside Crescent
B 2021-025 20 Sylvia Street
B 2021-026 41 Ardelt Place
B 2021-027 418 Alice Avenue
B 2021-028 564 & 592 Belmont Avenue 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@grandriver.ca.
*These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 2
the Grand River Conservation Authority.
Sincerely,
Andrew Herreman, CPT
Resource Planning Technician
Grand River Conservation Authority