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Home My WebLink AboutDSD-2021-120 - A 2021-074 - 42 Florence AveStaff Report De velo n7ent Services Dq,oartr7ent REPORT TO: Committee of Adjustment DATE OF MEETING: July 2011, 2021 L www. kitchener ca SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869 PREPARED BY: Seyler, Tim, Planner, 519-741-2200 ext. 7860 WARD(S) INVOLVED: Ward 2 DATE OF REPORT: June 91h, 2021 REPORT NO.: DSD -2021-120 SUBJECT: Minor Variance Application A2021-074 42 Florence Avenue Owner— Davij Chaudhry Applicant — Mackenzie Streutker, Van Harten Surveying RECOMMENDATION: That application A2021-074 requesting permission to allow a semi detached dwelling to have a lot width of 13.6 metres whereas 15 metres is required, resulting in each of the semi- detached dwellings to have a lot width of 6.8 metres whereas 7.5 metres is required, be approved. REPORT HIGHLIGHTS: The applicant is requesting relief from Section 38.2.2 of the Zoning By-law to permit a semi-detached dwelling with a lot width of 13.6 metres rather than the required 15 metres. This will result in each of the semi-detached dwellings having a lot width of 6.8 metres whereas 7.5 metres is required. A 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 Four Zone (R-4) in Zoning By-law 85-1. The applicant is proposing to demolish the existing single detached dwelling and build a purpose built, semi-detached dwelling on the property. The applicant will be applying for a severance application later to sever the property once the foundation of the structure is created. The applicant has had detailed discussions with City staff on alterations to the initial proposal, such as removing the proposed attached garages from the front of the property, and providing adequate separation from the front property line to keep it in line with the existing adjacent dwellings. 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 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. It is the opinion of staff that the requested variances are appropriate and continue to meet the general intent of the Official Plan. General Intent of the Zoning By-law The intent of the 15 metres lot width is to ensure adequate space for a semi-detached dwelling to be constructed, and provide adequate street facing built form presence along the streetscape. It is an existing lot and the reduction in lot width to 13.6 metres will be negligible and will not negatively affect the construction of the dwellings. Staff is of the opinion that the reduction in the lot width and side yard setbacks 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 reduction in lot width from 15 metres to 13.6 metres is small in nature for the context of the development. Both semi-detached dwellings will have the same proposed lot widths of 6.8 metres, and both will comply with t all other setbacks required. Staff is off the opinion that the reduced lot widths will not present any significant impacts to adjacent properties and the overall neighbourhood. Is the Variance Appropriate? The requested variances should not impact any of the adjacent properties or the surrounding neighbourhood. The scale, massing and height of the proposed addition is in keeping with the existing character of the subject property or surrounding neighbourhood. Therefore, the variances are appropriate for the development and use of the land. City Planning staff conducted a site inspection of the property on July 5t", 2021 Photo of Subject Property Building Comments: The Building Division has no objections to the proposed variance provided building permits for the demolition of the existing building and new semi-detached dwelling are obtained prior to construction. Please contact the Building Division at build ing@kitchener.ca with any questions. Transportation Comments: Transportation Services does not have any concerns with the proposed application. Heritage Comments: Heritage Planning staff has no concerns with this application. Environmental Comments: Environmental Planning has no concerns with 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 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. 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. I ZOiNC ; RE P=1;:T I 1 4i �. FI. -IAL PLA-: LC I , I � F � I I � I LOT '141 BUILDING 3J ILI is _I — — ET-EL(,PE E`,':EL",-E c�J CONCEPTUAL w )N) EVDI AL + DweELLING U,.%ELLI�,v -It AREA=1Z6,431T AREf=126.4n1 F11M 2256,7 '70 14 (L T)— PAI AMYL 1,20 1.2-, D A4 I L UNIT 1 IY AREr7— , `L 303 s .m. eY I Concept Layout — 42 Florence Avenue PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES 150 Frederick Street, Sth Floor Kitchener ON N2G 4A Canada Region of Waterloo Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4449 www. reg i o n ofwate r l o o. ca June 29, 2021 Kristen Hilborn City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 (9)/VAR KIT, 926 KING STREET EAST VIVE Kitchener, ON N2G 4G7 DEVELOPMENT CORP (15)/28,120 BULLOCK STREET HOMER WATSON BUSINESS PARK (17,18)/VAR KIT, 102 WATERLOO STREET 2820580 ONTARIO INCORPORATED Dear Ms. Hilborn: Re: Committee of Adjustment Applications Meeting July 20, 2021, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1) A 2021-061 — 29 Floral Crescent — No Concerns. 2) A 2021-062 — 316 Quaiser Court — No Concerns. 3) A 2021-063 — 48 Martin Street — No Concerns. 4) A 2021-064 — 34 Uxbridge Crescent — No Concerns. 5) A 2021-065 — 117 Golden Meadow Crescent — No Concerns. 6) A 2021-066 — 195 Yellow Birch Drive — No Concerns. 7) A 2021-067 — 806 Belmont Avenue West — No Concerns. 8) A 2021-068 — 71 Massey Avenue — No Concerns. 9) A 2021-069 — 926 & 936 King Street East — No Concerns. 10) A 2021-070 — 124 Walker Street — No Concerns. 11) A 2021-071 — 19 Anson Court — No Concerns. 12) A 2021-072 — 53 Plaza Court — No Concerns. Document Number: 3713197 Page of 2 13) A 2021-073 — 538 Victoria Street South — No Concerns. 14) A 2021-074 — 42 Florence Avenue — No Concerns. 15) A 2021-075 — 10 Pearson Street — No Concerns. 16) A 2021-076 — 61 Strange Street — No Concerns. 17) A 2021-077 — 102 Waterloo Street (Retained) — No Concerns. 18) A 2021-078 — 102 Waterloo Street (Severed) — No Concerns. 19) A 2021-079 — 1170 King Street East — No Concerns. 20) A 2021-080 — 815 & 825 King Street East — No Concerns. 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, A Joginder Bhatia Transportation Planner C (226) 753-0368 CC: Dianna Saunderson CofA(u-)- Kitchener. ca 0 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 July July 9, 2021 Dianna Saunderson Via email only City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Saunderson, Re: July 20, 2021 Committee of Adjustment Meeting Applications for Minor Variance A 2021-052 74 Chestnut Street A 2021-061 29 Floral Crescent A 2021-062 316 Quaiser Court A 2021-063 48 Martin Street A 2021-064 34 Uxbridge Crescent A 2021-065 117 Golden Meadow Crescent A 2021-066 195 Yellow Birch Drive A 2021-067 806 Belmont Avenue West A 2021-068 71 Massey Avenue A 2021-069 926 & 936 King Street East A 2021-070 124 Walter Street A 2021-071 19 Anson Court A 2021-072 53 Plaza Court A 2021-073 538 Victoria Street South A 2021-074 42 Florence Avenue A 2021-075 10 Pearson Street A 2021-076 61 Strange Street A 2021-077 102 Waterloo Street A 2021-078 102 Waterloo Street A 2021-079 & A2021-080 1170 King Street East & 815 & 825 Weber Street East Applications for Consent B 2021-036 301 Thaler Avenue B 2021-037 362 Lancaster Street West B 2021-038 257 Dumfries Avenue B 2021-039 102 Waterloo Street `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 Applications for Consent (Continued) B 2021-040 1170 King Street East, 815 & 825 Weber Street East B 2021-041 1170 King Street East, 815 & 825 Weber Street East The above -noted 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, CPT Resource Planning Technician Grand River Conservation Authority - - - --- - `e-2� ir RECEIVED CITY OF KI 1 s oNER Planning