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HomeMy WebLinkAboutDSD-2021-085- A 2021-040 & A 2021-041 - 59/ 63 Bechtel DriveStaffRepott KR De velonment Services Department www. kitchener. ca 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: Pinnell, Andrew, Senior Planner, 519-741-2200 ext. 7668 WARD(S) INVOLVED: Ward 4 DATE OF REPORT: May 12, 2021 REPORT NO.: DSD -2021-85 SUBJECT: 59 Bechtel Drive (A2021-040) & 63 Bechtel Drive (A2021-041) Owners: 59 Bechtel Drive — Franjo Zaja 63 Bechtel Drive — Tomislav Zaja & Glory Zaja Approve Without Conditions RECOMMENDATION: A. That Minor Variance Application A2021-040, for 59 Bechtel Drive, requesting relief from Section 38.2.1 of By-law 85-1 to allow a rear yard setback of 4.5 metres, rather than the required 7.5 metres to facilitate the construction of a new single detached dwelling, be approved without conditions. B. That Minor Variance Application A2021-041, for 63 Bechtel Drive, requesting relief from Section 38.2.1 of By-law 85-1 to allow a rear yard setback of 4.5 metres, rather than the required 7.5 metres to facilitate the construction of a new single detached dwelling, be approved without conditions. Figure 1. Aerial Photo of Subject Properties, in Context *** 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 purpose of this report is to recommend conditional approval of minor variances to facilitate the construction of single detached dwellings with reduced rear yard setbacks. • This report supports the delivery of core services. • There are no financial implications to the City. • This report supports the delivery of core services. BACKGROUND: This report is being brought forward to facilitate the construction of single detached dwellings with reduced rear yard setbacks. Figure 2. View of subject properties looking south from Bechtel Drive REPORT: The subject properties are located on Bechtel Drive, southwest of Doon Village Road in the Pioneer Park Planning Community. The properties are currently vacant. The subject properties, along with 51 and 55 Bechtel Drive, were recently severed from 883 Doon Village Road as part of Consent Applications B2018-006 through B2018-009 and Change of Conditions Applications CC2019-001 through CC2019-004. Unlike 883 Doon Village Road, the subject properties do not have any heritage status. The lands to the northwest and southwest are composed mainly of single detached dwellings constructed in the early to mid1980s. The lands to the southeast are composed mainly of single detached dwellings constructed in the mid1990s. Doon Village Retirement Residence and St. Timothy Catholic School are located nearby. The properties are designated Low Rise Residential in the Official Plan and are zoned Residential Four (R-4) in By-law 85-1 (By-law 2019-051 does not yet apply to the subject properties). Planning staff visited the property on April 29, 2021. The applicant is proposing to construct a new single detached dwelling on each subject property. To facilitate the construction of each dwelling, the applicant is requesting a variance to reduce the minimum rear yard from 7.5 metres to 4.5 metres. Planning staff note that, after further review, the driveway widening variances that were originally requested as part of each subject application are not required [i.e., relief from Section 6.1.1.1 b)ii)e) to allow a driveway width of 10.2 metres]. In accordance with Section 6.1.1.1b) ii) i) of by-law 85-1, a driveway maybe as wide as the attached garage. Planning staff notes that the width of the proposed three -car garages complies with the Zoning By- law. General Intent and Purpose of Official Plan Test Several Official Plan policies are applicable to the requested variances, for example: Section 4. C. 1.8. Where... minor variance(s) is/are requested, proposed or required to facilitate residential intensification or a redevelopment of lands, the overall impact of the special zoning regulation(s) or minor variance(s) will be reviewed, but not limited to the following to ensure, that: a) Any new buildings and any additions and/or modifications to existing buildings are appropriate in massing and scale and are compatible with the built form and the community character of the established neighbourhood. b) ... C) ... d) New buildings, additions, modifications and conversions are sensitive to the exterior areas of adjacent properties and that the appropriate screening and/or buffering is provided to mitigate any adverse impacts, particularly with respect to privacy. e) The lands can function appropriately and not create unacceptable adverse impacts for adjacent properties by providing both an appropriate number of parking spaces and an appropriate landscaped/amenity area on the site... In this case, the property to the rear of the subject properties (883 Doon Village Road) is designated under the Ontario Heritage Act. Accordingly, no additional dwellings will be constructed behind the subject properties. The dwelling located at 883 Doon Village Road is located at least 20 metres from the subject properties. Compatibility is not a concern and shadow impact and privacy / overlook issues are not anticipated. It should be noted that the rear yards of the subject properties abut the side yard (rather than the rear yard) of the dwelling at 883 Doon Village Road. Planning staff is of the opinion that the variances meet the general intent and purpose of the Official Plan. General Intent and Purpose of Zonin_g By-law Test One reason for the minimum rear yard requirement is to provide adequate rear yard landscaped / amenity area. As a result of the large lot width of each subject property (>_18.2 metres), the amount of outdoor, rear yard amenity space proposed is at least 81.9 square metres, which exceeds the amount that would be provided if the minimum R-4 zoning requirements were implemented (i.e., 9.Om x 7.5m = 67.5 sq.m.). Another purpose for the rear yard is to ensure adequate buffering to adjacent properties. As aforementioned, in this case, the adjacent dwelling is more than 20 metres from the subject properties and because of the heritage designation of 883 Doon Village Road, no dwellings will be constructed between the existing dwelling and the subject properties. There are no shadow impact, privacy, and overlook concerns. The existing buffer to the adjacent dwelling is adequate. Planning staff is of the opinion that the requested variances meet the general intent and purpose of the Zoning By-law. "Minor" Test The variances are minor in that they will not create unacceptably adverse impacts on adjacent uses or lands. The proposed setback is adequate for privacy and buffering purposes, considering the distance between the side of the existing dwelling addressed as 883 Doon Village Road and the rear of the subject properties. Planning staff is of the opinion that the variances are minor. Desirability for Appropriate Development of the Land Test The variances will facilitate construction of a single detached dwelling on each subject property. Single detached dwellings are a permitted use in the Official Plan and Zoning By- law. Planning staff is of the opinion that the variances are desirable for the appropriate development of the land. For the abovementioned reasons, Planning staff is of the opinion that the variance requests are justified. Building Division Comments (A2021-040 and A2021-041): The Building Division has no objections to the proposed variances provided building permits for the single detached dwellings are obtained prior to any construction. Please contact the Building Division @ building@kitchener.ca with any questions. Transportation Services Comments (A2021-040 and A2021-041): Transportation Services does not have any concerns with the proposed applications. Engineering Services Comments (A2021-040 and A2021-041): Engineering has no comments. Environmental Planning Comments (A2021-040 and A2021-041): Environmental planning has no concerns with the reduced rear yard proposed. Heritage Planning Comments (A2021-040 and A2021-041): No heritage planning concerns. Region of Waterloo Comments (A2021-040 and A2021-041): No concerns. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: The recommendation has no impact on the Capital Budget or 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 was also placed in The Record. In addition, notice of the application was mailed to all property owners within 30 metres of the subject property. A notice sign 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. PREVIOUS REPORTS/AUTHORITIES: • Section 45, Planning Act, R. S. O. 1990, c. P.13 ATTACHMENT: Attachment A — Drawings included with the applications " LOT 3 418,7m}"' �* I iii I ! t ® 'I... - NRIOR VARIANCE OF 9 -9 r f9ml jNIEW REAR $E7$ACI(4.6m} FLOT 3 & 4 GROND FLOW AREA. 2W SOyT. +tea FLWR AREA • p42 SC. FT. LOT 3 AREA s SU32 K FT. LOT 4 AREA ■ 4492 K FT. LOT COVERAGE LOT 3.47.3% LOT COVERAGE LOT 4.41,7% MkMUM LOT COYMOE NOT TO EXCEEG 559E BECHTEL DRIVE UIT L" 3 I—: A — -- a 1 w ��I �I AAA iii■■■ �� r • i t�j of a 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 atrd Rp,@� Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6 n w Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca 0 tion May 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 50 Brookside Crescent 660 Avondale Avenue A 2021-036 20 Sylvia Street 30 Simeon Street A 2021-037 41 Ardelt Place 40 Prueter Avenue A 2021-038 418 Alice Avenue 47 Kilkerran Crescent A 2021-039 564 & 592 Belmont Avenue West 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 aherremana-cirand river.ca. `These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Pagel of 2 the Grand River Conservation Authority. Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River Sincerely, Andrew Herreman, CPT Resource Planning Technician Grand River Conservation Authority Re: Committee of Adjustment Meeting: • Tuesday, May 18, 2021 • 10:00 a.m. Applications For Minor Variance: • A 2021— 040 — 59 Bechtel Drive • A 2021 — 041 — 63 Bechtel Drive To Whom It May Concern: We are the property owners ato Doon Village Road, and fully SUPPORT the minor variance application for both 59 & 63 Bechtel Drive. To provide some context 59 & 63 Bechtel Drive are two of the four lots that were recently severed from �, and sold to the applicants. Although the rear yard setback for the proposed single detached dwellings will be reduced slightly, we do not anticipate any negative impacts to the personal use and enjoyment of our property. The proposed dwellings will back onto an open/treed space, and the back of a detached stone building, which sits approximately 6' in from the property line. Since our family home faces onto Doon Village Road, and sits approximately 75' from the side property line, there is ample room for buffering. We have been fortunate to meet with the property owners, learn about the proposed dwellings, and discuss our shared vision for privacy/buffering trees and plantings along the property/fence line. This phase of the development project will be a collaborative effort. We also support the proposed driveway width, as it will minimize any vehicle congestion along Bechtel Drive. It will also allow for maximum flexibility for a growing family. We are excited that a young family, with an appreciation and passion for Doon, and proven track record of building high-quality custom homes, will be spearheading this project. We look forward to welcoming them as neighbours! Best Regards, 9"