HomeMy WebLinkAboutDSD-2021-75 - B 2021-027 - 418 Alice Ave.REPORT TO:Committee of Adjustment
DATE OF MEETING:May 18,2021
SUBMITTED BY:von Westerholt,Juliane,Senior Planner,519-741-2200 ext. 7157
PREPARED BY:Seyler,Tim,Planner, 519-741-2200ext. 7860
WARD(S) INVOLVED:Ward8
DATE OF REPORT:May 7,2021
REPORT NO.:DSD-2021-75
SUBJECT:Consent ApplicationB2021-027
418 Alice Avenue
Owners: Kamaljit Khanna
Applicant: Harpreet Kaur Singh, HKS Law
RECOMMENDATION:
That application B2021-027for consent to severthe existing lotinto twonewlots 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 paysto the City of Kitchener a cash-in-lieu contribution for park
dedication on the severed parcel equal in the amount of $3,505.20.Thepark 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 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.
4.That the Owner makesfinancial 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 providesa 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 submitsa 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 obtains a demolition permit to the satisfaction of the Chief Building
Official and removes the existing dwelling prior to the creation of the two lots.
10.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 prior to any grading, servicing or the application or issuance of a building
permit, the owner shall submit a plan, prepared by a qualified consultant, to the
satisfaction and approval of the City’s Director of Planning showing:
(i)the proposed location of all buildings (including accessory buildings and
structures), decks and driveways;
(ii)the location of any existing buildings or structuresthat areto be
removed or relocated;
(iii)the proposed grades and drainage;
(iv)the location of all trees to be preserved, removed or potentially impacted
on or adjacent to the subject lands, including notations of their size,
species and condition;
(v)justification for any trees to be removed; and
(vi)outline tree protection measures for trees to be preserved; and
b)Any alteration or improvement to the lands including grading, servicing, tree
removal and the application or issuance of any building permits shall be in
compliance with the approved plan. Any changes or revisions to the plan require
the approval of the City’s Director of Planning.”
11.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.
To be severed
To be retained
Proposed lot fabrics
Location Map: 418 AliceAvenue
REPORT:
BACKGROUND:
The property is designated as Low Rise Residentialin the City’s Official Plan and identified as a
Community Areaon the City’s Urban Structure Map.
The property is zoned as Residential FourZone in Zoning By-law 85-1.
Planning Comments:
The single detached dwelling on the property is proposed to be demolishedandreplaced withnew
semi-detached dwellings on theseveredand retained lands. The existing development of the
neighbourhoodconsists of a mix of single detached dwellings, semi-detached dwellings, and multiple
dwellings. Lot sizes vary in width, depth, and area in this neighbourhood.
The Owner is requesting permissionto sever the subject lands into two equal sized lots. Thesevered
lot would have a lot width of 7.62metres, a depth of 50.60metres, and an area of 385.57square
metres,while the retained lot would have a lot width of 7.62metres, a depth of 50.60metres, and
an area of 385.57square metres.
City Planning staff conducted a site inspection of the property on April 30,2021.
Existing single detached dwelling at 418 AliceAvenue
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. 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. The lands front onto
a public street and full services are available.
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 the new residential buildings.
Heritage Comments:
Heritage staff has no cultural heritage concernswith the proposed application.
Environmental Planning Comments:
Environmental Planning has no concerns with this application.The applicant is required to provide
safeguardmeasures to ensure the health of the street tree is maintained during construction.
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@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 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 thebuilding 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.
Parks/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 $3,505.20.
Park Dedication is calculated at 5% of the new development lot only, with a land valuation
calculated by the lineal frontage (7.62m) at a land value of $9,200 per frontage meter.
An existing Street Tree is located in the boulevard of 418 Alice Ave.Tree protection is required on
all trees during construction work as indicated in city bylaw 690.4.2 Protection -Trees on City
Property
It shall be the responsibility of the person or persons in charge of any lot onwhich the
construction, alteration or demolition of any building is takingplace, to take adequate steps
for the protection of any trees on City property within 6.09 metres (20 feet) of any such lot
and no such work shall be commenced until such protection has been provided.
Region of Waterloo Comments:
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.
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 advisesinterested 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.
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