HomeMy WebLinkAboutCA Agenda - 2021-09-21THE CITY OF KITCHENER Kitchener City Hall
COMMITTEE OF ADJUSTMENT 200 King St w
NOTICE OF HEARING Box 1118
Kitchener ON N2G 4G7
�I T t FEN R Pursuant to the Planning Act, R.S.O. 1990, c. P. 13, 519-741-2203
As amended and Ontario Regulations 197/96 and 200/96, as amended. CofA@kitchener.ca
TAKE NOTICE THAT the Committee of Adjustment for the City of Kitchener will meet electronically on TUESDAY
September 21, 2021, commencing at 10:00 a.m. as an electronic meeting for the purpose of hearing the
following applications for Minor Variance and/or Consent. You have received this notice pertaining to the
application number referenced on the front of your envelope as a courtesy. Anyone having an interest in
any of these applications may register to participate electronically as a delegation or submit comments for
Committee consideration. Please note this electronic meeting is a public meeting and will be recorded.
PLEASE NOTE: Due to COVID-19 and recommendations by Waterloo Region Public Health to exercise physical
distancing, City Hall is only open for select services. Members of the public are invited to watch in this meeting
electronically by accessing the meeting live -stream video at www. kitchener.ca/watchnow. Information on how you
can participate or submit written comments for any matter on this agenda are provided below.
HOW TO PARTICIPATE:
➢ All applications must be represented by an applicant or agent to be considered by the Committee.
Please follow the registration information as listed below to confirm the most up-to-date contact
information_
As in-person meetings are not an option at this time, you can view or participate in a meeting as follows:
• To participate you can register no later than 4:00 p.m. on Monday September 20, 2021. To register please
email CofAa-kitchener.ca or via phone at 519-741-2203. When registering you must provide your full
contact name including mailing address, email address, phone number and application you would like to
comment on. Once you are registered you will receive an email including information on how to connect
to the Zoom meeting (i.e. weblink of conference call number).
• You can provide a written submission no later than 8:30 a.m. Tuesday September 21, 2021, which would
be circulated to the Committee for consideration. All written submissions MUST include your full name,
mailing address, phone number and email address if possible. Failure to include your contact information
will prevent it from being circulated to the Committee.
If you are unsure whether you would like to speak but would rather listen and watch the meeting with the option
to comment on a particular application, please register with the Secretary -Treasurer (information provided above).
You will not be required to speak if you choose not to.
Copies of written submissions and public agencies' comments are available on the City of Kitchener website
www.kitchener.ca. Comments will be available using the calendar of events, see the meeting date for more
details.
APPLICATIONS FOR MINOR VARIANCE AND / OR CONSENT PURSUANT TO THE PLANNING ACT
A 2021-084 (Amended) - 210 Tartan Avenue
Permission to construct a 45 -unit multi -residential townhouse development containing 3 3 -storey townhouses
having a parking rate of 1.18 off-street parking spaces/per unit (53 spaces) rather than the required 1.25 off-
street parking spaces/per unit (57 spaces); and, to have maximum side yards abutting Reistwood Drive and
Beckview Drive of 6m rather than the required maximum 4.5m.
A 2021-092 - 21 Nine Pines Road
Permission to re -construct a deck and walkway in the southerly side yard of a single detached dwelling
having a side yard setback of O.Om rather than the required 1.2m.
A 2021-093 - 1248 Ottawa Street South
Permission to convert a semi-detached dwelling into a duplex having a driveway width of 5.8m rather than
the maximum permitted 5.2m; having the required off-street parking space located 1.8m from the property
line rather than the required 6m; and, to allow two pedestrian entrances to remain on the street line fagade
whereas the By-law only permits 1 entrance for a semi-detached dwelling.
A 2021-094 - 50 Valleybrook Drive
Permission to construct a single detached dwelling having a westerly side yard setback of 1.25m rather than
the required 1.5m.
A 2021-095 - 1791 Glasgow Street
Permission to construct an accessory building (garage) in the northerly side yard of an existing single
detached dwelling having a maximum building height of 7.4m from grade to ridge rather than the permitted
maximum height of 5.5m; and, a maximum height to the underside of the facia of 5.6m rather than the
permitted maximum height of 3m.
Page 1 of 2
A 2021-096 - 61 Warren Road
Permission to convert a single detached dwelling into a duplex having the required off-street parking space
located 2.4m from the property line rather than the required 6m.
A 2021-097 - 17-19 Peter Street
Permission to construct a 3.5 -storey 10 -unit multi -residential townhouse development having a parking rate
of 1 off-street parking spaces/per unit (10 spaces) rather than the required 1.25 off-street parking spaces/per
unit (13 spaces).
A 2021-098 - 16-20 Queen Street North
Permission to construct a 34 -storey mixed -used building with 236 dwelling units and a ground floor
community amenity area having a minimum yard abutting Goudies Lane of O.Om rather than the required 1 m
setback; a minimum fagade openings of 20% with no maximum horizontal distance for display windows or
entrances, rather than the required 50% fagade openings with a maximum of 4m horizontal distance; zero
off-street parking spaces for the residential parking, rather than the required 1 off-street parking spaces/per
unit (184 spaces); and, zero off-street parking spaces for the community amenity area, rather than the
required 1 off-street parking spaces/per 23 sq.m. (11 spaces).
A 2021-099 - 111 Gay Crescent
Permission to construct an accessory building (shed) in the rear yard of an existing single detached dwelling
with the accessory building having a proposed maximum height to the underside of the facia of 4.5m rather
than the permitted maximum of 3m.
A 2021-100 - 932 Eaglecrest Court
Permission to legalize a single detached dwelling under construction having a rear yard setback of 7.31m
rather than the required 7.5m; and, driveway width of 6.5m rather than the maximum permitted 5.86m; and,
garage width 56% rather than the maximum permitted 50% of lot width.
A 2021-101 - 20 Pearson Street & 160 Bullock Street
Permission to construct an industrial building having stairs exceeding 0.6m in height to be located 1.8m from
the property line abutting Bullock Street rather than the required 3m.
A 2021-102 - 695 Block Line Road
Permission to construct a 3 -storey addition on an existing 5 -storey institutional building having a building
height greater than 14m without the required minimum street line stepback of 3m.
A 2021-103 to 104 - 331 & 341 Hesh Crescent
Permission to add the use "Bulk Fuel and Oil Storage Establishment" to the subject lands to allow for the
construction of a wholesale compressed gases establishment.
B 2021-043 - 303 Park Street
Permission to sever a parcel of land so each half of a semi-detached residential dwelling can be dealt with
separately. The severed land will have a width of 7.6m, a depth of 45.9m and an area of 344.6 sq.m. The
retained land will have a width of 7.6m, a depth of 42.3m and an area of 329.3 sq.m.
• additional information is available at the Legislated Services Department, 2nd Floor, City Hall, 200 King Street
West, Kitchener (519-741-2203).
• copies of written submissions/public agencies' comments are available on Friday afternoon prior to the meeting on
the City of Kitchener website www.kitchener.ca in the online Council and Committee calendar; see the meeting
date for more details.
• anyone having an interest in any of these applications may attend this meeting.
• a person or public body that files an appeal of a consent decision of the Committee of Adjustment must make
written submissions to the Committee before the Committee gives or refuses to give a Provisional Consent
otherwise the Ontario Land Tribunal (OLT) may dismiss the appeal.
• any personal information received in relation to this meeting is collected under the authority s. 28(2) of the Planning
Act, R.S.O. 1990, c. P.13, and will be used by the City of Kitchener to process Committee of Adjustment
applications. Questions about the collection of information should be directed to CofA(a)kitchener.ca.
• if you wish to be notified of a decision you must make a written request to the Secretary -Treasurer, Committee of
Adjustment, City Hall, 200 King St. W., Kitchener ON, N2G 4G7; this request also entitles you to be advised of a
possible Local Planning Appeal Tribunal hearing; even if you are the successful party you should make this request
as the decision could be appealed by the applicant or another party.
Dated the 3rd day of September 2021.
Sarah Goldrup
Acting Secretary -Treasurer, Committee of Adjustment
THIS NOTICE OF HEARING IS BEING SENT TO YOU AS A COURTESY. THE PRESCRIBED NOTICE OF
HEARING FOR THIS COMMITTEE OF ADJUSTMENT MEETING WAS PUBLISHED IN THE RECORD ON
SEPTEMBER 3, 2021.
Page 2 of 2
Staff Report
De velo n7ent Services Dq,oartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21, 2021
Itis i z��:I�
www. kitchener ca
SUBMITTED BY: Bateman Brian, Senior Planner, 519-741-2200 Ext. 7869
PREPARED BY: Thompson Lisa, Planning Technician, 519-741-2200 Ext. 7847
WARD(S) INVOLVED: Ward 5
DATE OF REPORT: August 30, 2021
REPORT NO.: DSD -21-176
SUBJECT: Minor Variance Application A2021-084 (AMENDED)
210 Tartan Avenue
Owner - 2506781 Ontario Inc.
Applicant - Charlotte Balluch
RECOMMENDATION:
That application A2021-084 (AMENDED) requesting relief from By-law 85-1 Appendix D,
Regulation 502R e) to provide parking for a 45 -unit multiple dwelling at the rate of 1.18
spaces per unit, rather than the required 1.25 spaces per unit, and 502R b) to provide a
maximum side yard abutting a street of 6.0 metres, rather than the maximum of 4.5 metres
be approved subject to the following conditions:
The owner shall receive final approval of site plan application SP18/115/H/KA for
a 51 -unit multiple dwelling.
REPORT HIGHLIGHTS:
This application was deferred from the August 2021 Committee of Adjustment meeting as the
required side yard variance was missed. The application has now been amended to include the
additional variance for the side yard setback and has been re -advertised in accordance with the
legislated requirements.
The applicant is requesting the following variances from By-law 85-1:
1. Appendix D, Regulation 502R e) to provide parking for a 45 -unit multiple dwelling at the rate
of 1.18 spaces per unit, rather than the required 1.25 spaces per unit; and
2. Appendix D, Regulation 502R b) to provide a maximum side yard abutting a street of 6.0
metres, rather than the permitted maximum of 4.5 metres.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Location Map
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 subject property is zoned Residential Eight (R-8) with Special Regulation 502R in Zoning By-
law 85-1. The property is presently vacant; however, the owner has recently received Approval
in Principle of a site plan application for a new 45 -unit multiple dwelling.
The subject property is one of four properties in the Wallaceton Subdivision which frame the new
neighbourhood park.
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210 TA9TAN AVE.
DATE: DOMO K
Site Plan - Approved in Principle
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 Official Plan. The intent of this
designation is to encourage a range of different forms of housing to achieve a lower -density
neighbourhood. The requested variances will support and continue to maintain the low-density
character of the property and surrounding neighbourhood. It is the opinion of staff that the requested
variances meet the general intent of the Official Plan.
General Intent of the Zoning By-law
The variances requested for a reduction to resident parking and the increased side yard setback
all meet the general intent of the Zoning By-law.
The maximum setback regulations in the by-law are intended to provide a consistent built form
street wall to frame streets in the neighbourhood with a consistent setback that provides some
landscaping. The resulting side yard setback of 6.0 metres for the multiple will allow additional
greenspace on the property. This property is one of four blocks that frame the new neighbourhood
park in the Wallaceton Subdivision. To keep a consistent street wall for the buildings, this property
has a slightly larger side yard setback than the blocks on the south side of the park as it is a larger
parcel of land.
The reduction in resident parking will still provide an adequate number of spaces on site for
residents and visitors. Through site plan review, staff and the applicant worked to a design
solution that included Class A and B bicycle parking spaces consistent with Zoning Bylaw 2019-
51. Transportation staff has no concern with the parking reductions subject to the provision of
bicycle parking spaces as provided on the site plan which is approved in principle.
Is the Variance Minor?
In the opinion of staff, the requested variances are minor. The increased side yard setback will allow
additional green space to be provided on site and provide a consistent street wall along Tartan
Avenue, mirroring the other three blocks that surround the neighbourhood park. The parking
reduction is in keeping with the parking regulations in the City's new Zoning By-law 2019-051, which
will apply to all properties in the city in the near future. In all other aspects, the proposed multiple
dwelling development meets the zoning regulations.
Is the Variance Appropriate?
In the opinion of staff, the requested variances are appropriate and maintain the orderly
development of the subject lands within the subdivision.
City Planning staff conducted a site inspection of the property on August 30, 2021
Building Comments:
No Building concerns.
Transportation Comments:
The proposed parking rate of 1 parking space per unit and a minimum 15% visitor parking, each
follow the intent of the future zoning by-law. Therefore, Transportation Services can support the
proposed parking reduction being sought.
Heritage Comments:
No Heritage concerns.
Engineering Comments:
No Engineering concerns.
Environmental Planning Comments:
No Environmental 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 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:
A Site Plan application has been filed for this property and has received Approval in Principle.
N*
Region of Waterloo
September 03, 2021
Kristen Hilborn
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Hilborn:
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
(8) VAR KIT/ 16 TO 20 QUEEN STREET NORTH
MOMENTUM DEVELOPMENTS
(11) /28,120 BULLOCK STREET HOMER
WATSON BUSINESS PARK
(12) /15 KIT/ SEC WESTMOUNT AND BLOCK LINE
WINSTON HALL NURSING HOME
Re: Committee of Adjustment Applications Meeting September, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2021-084 (Amended) — 210 Tartan Avenue— No Concerns.
2) A 2021-092 — 21 Nine Pines Road — No Concerns.
3) A 2021-093— 1248 Ottawa Street South —There are no concerns to the minor
variance application in the existing conditions. However, the applicants must be
advised that a future road dedication of approximately 1.2m may be required from
the above property in case of any potential future development application, to
comply with the designated road width of 30.48m for the Ottawa Street South (RR
#04). At such times in future, the parking spots would have 0.8m clearance from
the Ottawa Street property line.
4) A 2021-094 — 50 Valleybrook Drive — No Concerns.
5) A 2021-095 — 1791 Glasgow Street — No Concerns.
Document Number: 3809958
Page 1 of 2
6) A 2021-096
— 61 Warren Road — No Concerns.
7) A 2021-097
— 17-19 Peter Street — No Concerns.
8) A 2021-098
— 16-20 Queen Street North — No Concerns.
9) A 2021-099
— 111 Gay Crescent — No Concerns.
10) A 2021-100
(Updated)
— 932 Eaglecrest Court — No Concerns.
11) A 2021-101
— 20 Pearson Street & 160 Bullock Street — No Concerns.
12) A 2021-102
— 695 Block Line Road — No Concerns.
13) A 2021-103
to
104 — 331 & 341 Hesh Crescent — 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,
I
Joginder Bhatia
Transportation Planner
C (226) 753-0368
KO
Dianna Saunderson
CofA(u-)Kitchener. ca
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September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Staff Report
De velo n7ent Services Dq,oartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21, 2021
Itis i z��:I�
www. kitchener ca
SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Vieira, Jessica, Student Planner, 519-741-2200 ext. 7074
WARD(S) INVOLVED: Ward 6
DATE OF REPORT: September 10, 2021
REPORT NO.: DSD -2021-182
SUBJECT: Minor Variance Application
21 Nine Pines Road
Owner — Henri Jacquot & Sharon Jacquot
Applicant — Justine Nigro
RECOMMENDATION:
That application A2021-092 for 21 Nine Pines Road, requesting relief from Section 37.2.1 of
Zoning By-law 85-1 to allow a reconstructed deck to have a side yard setback of 0.0 metres
whereas 1.2 metres is required, be approved subject to the following condition:
1. That a building permit be obtained from the Building Division prior to construction.
REPORT HIGHLIGHTS:
The purpose of this report is to recommend conditional approval of a minor variance to facilitate the
replacement of a side yard deck with a reduced side yard setback. The application is requesting a
side yard setback of 0.0 metres rather than the required 1.2 metres.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Figure 1: Location Map
BACKGROUND:
The subject property is a corner lot located at the intersection of Nine Pines Road and Williamsburg
Road in the Laurentian Hills Planning Community. The property contains a single detached dwelling
with an existing attached deck and detached accessory structure. The immediate neighbourhood is
characterized predominately by low-density residential uses, including single detached dwellings
and cluster townhome dwellings.
The property is designated as Low Rise Residential in the City's Official Plan 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. Currently, the property is not subject to Zoning By-law 2019-051.
The applicant is proposing to reconstruct an elevated deck in the southerly side yard of the subject
property. To facilitate its construction, the applicant is seeking relief to allow for a southerly side yard
setback of 0.0 metres, whereas 1.2 metres is required.
City Planning staff conducted a site inspection of the property on September 3, 2021
Figure 2: Southerly Side Yard, View Looking West
Figure 3: Southerly Side Yard, View Looking East
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
In the City's Official Plan, the intent of the Low -Rise Residential land use designation is to permit a
variety of low-density residential uses. Within this designation, emphasis is placed on compatibility of
built form with respect to massing, scale, and design to ensure a cohesive relationship with adjacent
buildings, streets, and exterior areas. The property is presently developed with a one -storey, single
detached residential dwelling. The proposed reconstruction of an existing, elevated deck will not change
the existing massing, height, or other design characteristics of the property. Further, it is an appropriate
use for a residential property. Therefore, it is the opinion of staff that the requested variance meets the
general intent of the Official Plan.
General Intent of the Zoning By-law
The general intent and purpose of the Zoning By-law requiring a 1.2 metre side yard setback is to ensure
access to the rear yard, that there is adequate buffering between buildings, and to provide adequate
space for the owner to maintain their property and dwelling. As the subject property is a corner lot, the
rear yard can still be appropriately accessed both externally on the northern side, where the setback is
7.63 metres, as well as internally from the house on the southernly side. For internal access the deck
is required as the rear of the property is on a slope, with the basement being half above grade and the
side door being elevated above ground level. The northerly side yard is also of a size which can easily
accommodate the transportation of equipment for maintenance — such as wheelbarrows or lawn
mowers — into the rear yard. Maintenance to the southern side of the dwelling can also be accommodate
without encroaching onto the adjacent property. The separation between the dwelling on the subject
property and adjacent properties will not change, so appropriate buffering continues to be provided.
Due to these reasons, Planning staff is of the opinion that the variance meets the general intent and
purpose of the Zoning By-law.
Is the Variance Minor?
The requested variance is minor. Staff is of the opinion that the requested reduction in side yard setback
will allow for the reconstruction of an existing side yard deck that is compatible with the existing
residential uses of the property and which will not negative impact any adjacent property. Appropriate
rear yard access continues to be accommodated and the separation between the dwelling on the
subject property and the property adjacent to the south will not change.
Is the Variance Appropriate?
The requested variance to permit a reduction in rear yard setback will legalize an existing condition
and facilitate the repair and reconstruction of a deck, which is a permitted use in the Official Plan
and Zoning By-law. The proposed deck will not change in terms of scale, massing, or height from
what is existing so the character of both the property and the surrounding area is maintained. The
requested variances are not expected to negatively impact the adjacent properties or the
surrounding neighbourhood in any way.
Building Comments:
The Building Division has no objections to the proposed variance provided building permit for the
decks/walkway is obtained prior to construction. Please contact the Building Division at
building@kitchener.ca with any questions.
Transportation Comments:
Transportation Services does not have any concerns with the proposed application.
Heritage Comments:
There are no heritage planning concerns associated with the application.
Engineering Comments:
Engineering has no concerns with the proposed application.
Environmental Planning Comments:
No environmental planning concerns.
Region of Waterloo Comments:
The Region has no concerns regarding the proposed 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:
There are no previous reports/authorities related to this matter.
N*
Region of Waterloo
September 03, 2021
Kristen Hilborn
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Hilborn:
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
(8) VAR KIT/ 16 TO 20 QUEEN STREET NORTH
MOMENTUM DEVELOPMENTS
(11) /28,120 BULLOCK STREET HOMER
WATSON BUSINESS PARK
(12) /15 KIT/ SEC WESTMOUNT AND BLOCK LINE
WINSTON HALL NURSING HOME
Re: Committee of Adjustment Applications Meeting September, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2021-084 (Amended) — 210 Tartan Avenue— No Concerns.
2) A 2021-092 — 21 Nine Pines Road — No Concerns.
3) A 2021-093— 1248 Ottawa Street South —There are no concerns to the minor
variance application in the existing conditions. However, the applicants must be
advised that a future road dedication of approximately 1.2m may be required from
the above property in case of any potential future development application, to
comply with the designated road width of 30.48m for the Ottawa Street South (RR
#04). At such times in future, the parking spots would have 0.8m clearance from
the Ottawa Street property line.
4) A 2021-094 — 50 Valleybrook Drive — No Concerns.
5) A 2021-095 — 1791 Glasgow Street — No Concerns.
Document Number: 3809958
Page 1 of 2
6) A 2021-096
— 61 Warren Road — No Concerns.
7) A 2021-097
— 17-19 Peter Street — No Concerns.
8) A 2021-098
— 16-20 Queen Street North — No Concerns.
9) A 2021-099
— 111 Gay Crescent — No Concerns.
10) A 2021-100
(Updated)
— 932 Eaglecrest Court — No Concerns.
11) A 2021-101
— 20 Pearson Street & 160 Bullock Street — No Concerns.
12) A 2021-102
— 695 Block Line Road — No Concerns.
13) A 2021-103
to
104 — 331 & 341 Hesh Crescent — 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,
I
Joginder Bhatia
Transportation Planner
C (226) 753-0368
KO
Dianna Saunderson
CofA(u-)Kitchener. ca
0
C>(avid Rry
c3
a
4
��~yation Pj
September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Staff Report
De velo n7ent Services Departr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21, 2021
Itis i z��:I�
www. kitchener ca
SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Rice Menezes, Sheryl, Planning Technician (Zoning)
519-741-2200 ext. 7844
WARD(S) INVOLVED: Ward 6
DATE OF REPORT: September 15, 2021
REPORT NO.: DSD -21-179
SUBJECT: Minor Variance Application A2021-093
1248 Ottawa Street South
Owner — Andre Templeton
RECOMMENDATION:
That application A2021-093, as amended, requesting permission to convert a semi-detached
dwelling into a semi-detached duplex dwelling having:
1) a driveway width of 5.8 metres rather than the maximum permitted 5.2 metres;
2) one required off-street parking space to be located 2 metres from the front lot line
rather than the required 6 metres (it is noted that the other parking space may be
located less than 6 metres from the property line and that a potential future road
widening would result in a setback of 0.8 metres for both required spaces); and,
3) to allow two pedestrian entrances located on each street line fagade rather than the
permitted maximum of one pedestrian entrance for each semi-detached duplex;
be approved, subject to the following conditions:
a. That a building permit is submitted to the Building division;
b. That an updated plan showing the proposed new interior sidewalk with a reduced
width of 1.8 metres and to provide landscaping/barrier to parking spaces, be
submitted to the Planning Division for approval;
c. That variances noted be completed by May 1, 2023. Any request for a time
extension must be approved in writing by the Manager of Development Review (or
designate) prior to completion date set out in this decision. Failure to complete
the conditions will result in this approval becoming null and void.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
- .1L
Location Map
BACKGROUND:
The property is designated as Low Rise Residential in the City's Official Plan and identified as
Community Area on the City's Urban Structure Map.
The property is zoned as R-4 (Residential Four) in Zoning By-law 85-1.
AMENDMENT:
It is noted that staff have recommended reducing the interior sidewalk depth to 1.8 metres (see General
Intent section below) and adding the parking space depth of 5.5 metres equals 7.3 metres. As shown
in the survey of the property, the setback of the house to the front lot line is 9.3 metres. This results in
a proposed setback for the parking spaces of 2 metres (rather than 1.8 metres). Staff recommend that
this application be amended as noted in item two of the Recommendation section above.
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 as Low Rise Residential. The intent of the designation is to
encourage a full range of housing types to achieve a low-density neighbourhood. The proposed use of
the property as a semi-detached duplex dwelling will maintain a minimum of two off-street parking
spaces and will provide for an aesthetically appropriate entrances to the new two units, both of which
achieve the general intent of the Official Plan.
General Intent of the Zoning By-law
9
The intent of the regulation to have a minimum of one required parking space for a duplex use to be
located a minimum of 6 metres from the street line is to ensure that there is sufficient parking for the
two dwelling units. The owner is proposing to convert the garage into a second dwelling unit but there
will remain two legal size parking spaces (minimum 2.6 x 5.5 metres each) in the driveway in front of
the building with a setback for both spaces of 2 metres. As shown on the submitted parking plan, and
copied below, there will remain sufficient setback for both parking spaces to meet the intent of the bylaw.
The intent of the regulation to have a maximum of one pedestrian entrance for each semi-detached
duplex house on each street line fagade is to ensure that the number of doors on the building, for both
sides of a semi-detached, do not overwhelm the view of the fagade. For this property, only 1248 Ottawa
St S. is proposed to be duplexed and this results in a total three doors facing the street for the entire
building. The new door at the driveway level is offset from the other two doors (see photo above).
Regarding the proposed plan (below), it is noted that the proposed 2 metres may be more than required
for an interior sidewalk. By reducing the interior sidewalk to a minimum of 1.8 metres there will still be
sufficient area for landscaping, such as planters, and/or curb stops, to be provided to ensure safe use
of the door and to delineate the entrance way from the parking area.
Staff are recommending a condition be implemented requiring a detailed plan for the interior sidewalk
entrance way be submitted and approved by Planning staff. The plan will review the sidewalk width
(1.8 metres recommended), landscaping such as planters and also consideration of curb stops.
To ensure completion of the updated interior sidewalk plan, a condition may be added to the building
permit that it be inspected by Planning staff prior to occupancy. Building staff have confirmed that if
there is an approved design, they can ensure it matches their Building permit drawings.
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,UiENING BY R P 1613
The intent of the maximum driveway width is to ensure that driveway and parking spaces to not
dominate the property or the streetscape. It is noted that the driveway is existing and there have been
no concerns to date. An increase of 0.6 metres extra in driveway width may be considered to meet the
intent of the regulation.
Based on above comments, staff is of the opinion that the general intent of the Zoning By-law is met.
Is the Variance Minor?
Regarding the variance to have one required parking space located setback 2 metres, there will be
sufficient room for the parking space and may be considered minor.
Regarding the two pedestrian entrances, it is noted that the original door (see photo above) is located
on the upper level and that the proposed second door will be located on the lower level with the driveway
(in the former garage door area). As well, staff are recommending converting the portion of the driveway
in front of the former garage door into an interior sidewalk/entrance area. It is recommended that
landscaping be provided that will soften the effect of the second door, as well as ensuring that people
entering the unit can do safely from the driveway and away from parked vehicles.
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The intent of the maximum driveway width is to ensure that driveway and parking spaces to not
dominate the property or the streetscape. It is noted that the driveway is existing and there have been
no concerns to date. An increase of 0.6 metres extra in driveway width may be considered to meet the
intent of the regulation.
Based on above comments, staff is of the opinion that the general intent of the Zoning By-law is met.
Is the Variance Minor?
Regarding the variance to have one required parking space located setback 2 metres, there will be
sufficient room for the parking space and may be considered minor.
Regarding the two pedestrian entrances, it is noted that the original door (see photo above) is located
on the upper level and that the proposed second door will be located on the lower level with the driveway
(in the former garage door area). As well, staff are recommending converting the portion of the driveway
in front of the former garage door into an interior sidewalk/entrance area. It is recommended that
landscaping be provided that will soften the effect of the second door, as well as ensuring that people
entering the unit can do safely from the driveway and away from parked vehicles.
Regarding the driveway width, as noted above, the increase of 0.6 metres is minor
Based on above comments, staff is of the opinion that the variances are minor.
Is the Variance ADDroariate?
As noted above, the variances meet the intent of the Official Plan, are minor and the proposed
conversion to a duplex will not negatively impact the use of the property or streetscape. The parking
variances are for an existing driveway which has not received any concerns to date. City and
Regional Transportation Planning staff are in support of the application. Therefore, staff are of the
opinion that the variances are appropriate development for the subject property and the surrounding
residential neighbourhood.
Future Regional Road Widening
Region of Waterloo staff have noted that a future 1.2 metres road widening is proposed. When this
occurs, a setback for the parking spaces would be 0.8 metres from the front lot line would remain.
City and Regional staff have no concerns with this proposed future setback and as such, have noted
this in the Recommendation section above.
Based on the foregoing, Planning staff recommends that this application be approved as outlined
in the Recommendation section above.
City Planning staff conducted a site inspection of the property on September 13, 2021
Building Comments:
The Building Division has no objections to the proposed variance. Application has been made to for
the change of use to a duplex, and is currently under review
Transportation Comments: Transportation Services does not have any concerns with the
proposed application. It should be noted that the proposed parking space will still be legal, with a
setback of 0.8 metres, after the road widening require by the Region of Waterloo is taken (based on
an interior sidewalk depth of 1.8 metres as proposed by staff above).
Heritage Comments: No comments.
Engineering Comments: No comments.
Environmental Planning Comments: No comments.
Region of Waterloo Comments:
There are no concerns to the minor variance in the existing conditions. However, the applicants
must be advised that a future road dedication of approximately 1.2 metre may be required in case
of any potential future development application, to comply with the designated road width of 30.48
metres for the Ottawa Street South (RR #04). At such times in the future, the parking spaces would
have a 0.8 metre clearance from the Ottawa Street property line.
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.
N*
Region of Waterloo
September 03, 2021
Kristen Hilborn
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Hilborn:
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
(8) VAR KIT/ 16 TO 20 QUEEN STREET NORTH
MOMENTUM DEVELOPMENTS
(11) /28,120 BULLOCK STREET HOMER
WATSON BUSINESS PARK
(12) /15 KIT/ SEC WESTMOUNT AND BLOCK LINE
WINSTON HALL NURSING HOME
Re: Committee of Adjustment Applications Meeting September, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2021-084 (Amended) — 210 Tartan Avenue— No Concerns.
2) A 2021-092 — 21 Nine Pines Road — No Concerns.
3) A 2021-093— 1248 Ottawa Street South —There are no concerns to the minor
variance application in the existing conditions. However, the applicants must be
advised that a future road dedication of approximately 1.2m may be required from
the above property in case of any potential future development application, to
comply with the designated road width of 30.48m for the Ottawa Street South (RR
#04). At such times in future, the parking spots would have 0.8m clearance from
the Ottawa Street property line.
4) A 2021-094 — 50 Valleybrook Drive — No Concerns.
5) A 2021-095 — 1791 Glasgow Street — No Concerns.
Document Number: 3809958
Page 1 of 2
6) A 2021-096
— 61 Warren Road — No Concerns.
7) A 2021-097
— 17-19 Peter Street — No Concerns.
8) A 2021-098
— 16-20 Queen Street North — No Concerns.
9) A 2021-099
— 111 Gay Crescent — No Concerns.
10) A 2021-100
(Updated)
— 932 Eaglecrest Court — No Concerns.
11) A 2021-101
— 20 Pearson Street & 160 Bullock Street — No Concerns.
12) A 2021-102
— 695 Block Line Road — No Concerns.
13) A 2021-103
to
104 — 331 & 341 Hesh Crescent — 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,
I
Joginder Bhatia
Transportation Planner
C (226) 753-0368
KO
Dianna Saunderson
CofA(u-)Kitchener. ca
0
C>(avid Rry
c3
a
4
��~yation Pj
September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Staff Report
De velo n7ent Services Dq,oartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21, 2021
Itis i z��:I�
www. kitchener ca
SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Vieira, Jessica, Student Planner, 519-741-2200 ext. 7074
WARD(S) INVOLVED: Ward 2
DATE OF REPORT: September 10, 2021
REPORT NO.: DSD -2021-183
SUBJECT: Minor Variance Application
50 Valleybrook Dr.
Owner — Milestone Developments Inc.
Applicant — Patrick Haramis, C/O J.D. Barnes Ltd.
RECOMMENDATION:
That application A2021-094 for 50 Valleybrook Drive, requesting relief from Section 38.2.1 of
the Zoning By-law to allow a side yard setback of 1.25 metres rather than the required 1.5
metres, be approved.
REPORT HIGHLIGHTS:
The purpose of this report is to recommend approval of a minor variance to facilitate the construction
of a single detached dwelling with a reduced side yard setback. The westerly side yard setback is
proposed to be 1.25 metres whereas 1.5 metres is required, as the easterly side yard setback is 0.1
metres.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Figure 1: Location Map
BACKGROUND:
The subject property is located on Valleybrook Drive in the Grand River South Planning Community.
At present the property is vacant and will be undergoing construction to develop a single detached
residential dwelling. The immediate neighbourhood is characterized primarily by residential uses
including a variety of low-density housing forms.
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. It is zoned as Residential Four Zone (R-4) in
Zoning By-law 85-1 with Special Regulation Provision 597R, which prohibits the use of geothermal
wells on the affected lands. Currently, the property is not subject to Zoning By-law 2019-051.
The applicant is proposing to construct a two storey, single detached residential dwelling on the
subject property. To facilitate the development, the applicant is seeking relief to allow for a westerly
side yard setback of 1.25 metres whereas 1.5 metres is required as the easterly side yard setback
is between 0 and 0.2 metres.
City Planning staff conducted a site inspection of the property on September 3, 2021.
Figure 2: Vacant Lot at 50 Valleybrook Drive
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
In the City's Official Plan, the intent of the Low -Rise Residential land use designation is to permit a
variety of low-density residential uses. Within this designation, emphasis is placed on compatibility of
built form with respect to massing, scale, and design to ensure a cohesive relationship with adjacent
buildings, streets, and exterior areas, as well as the provisions of a range of different housing forms.
The property is presently vacant and proposed to be developed with a two-storey single detached home.
The requested variance to permit a reduced side yard setback is appropriate as the low-density
character of the property and surrounding neighbourhood will be maintained. Therefore, it is the opinion
of staff that the requested variance meets the general intent of the Official Plan.
General Intent of the Zoning By-law
In Zoning By-law 85-1, the R-4 zoning requires a 1.5 metres setback from the side lot line when the
other side yard setback is 0-0.2 meters from the property line to ensure there is adequate access to the
rear yard as well as appropriate separation between adjacent properties. Given the angled configuration
of the lot, the requested variance will still allow for rear yard access. An adequate buffer between the
proposed dwelling on the subject property and the existing dwelling on the adjacent property to the west
is also maintained, particularly as the adjacent property is a corner lot whose rear lot line abuts the
subject property's side lot line, as depicted in Figure 1. Further, the property adjacent to the east
contains an easement for access and encroachment. As such, staff is satisfied that the required
variance maintains the general intent of the Zoning By-law.
Is the Variance Minor?
The proposed reduction in the side yard setback is minor, being only 0.25 metres less than what is
required by Zoning By-law 85-1. As the proposed reduction is negligible it is not anticipated to have any
adverse effect on either the property or adjacent lands.
Is the Variance Appropriate?
The requested variance is not expected to negatively impact any of the adjacent properties or the
surrounding neighbourhood. The proposed dwelling will not negatively impact the present character
of either the subject property or the surrounding area and adequate access and separation between
buildings will be maintained. For these reasons, Planning staff is of the opinion that the variances
are appropriate for the development of the land.
Building Comments:
The Building Division has no objections to the proposed variance.
Transportation Comments:
Transportation Services does not have any concerns with the proposed application.
Heritage Comments:
There are no heritage planning concerns associated with the application.
Engineering Comments:
Engineering has no concerns with the proposed application.
Environmental Planning Comments:
No environmental planning concerns.
Region of Waterloo Comments:
The Region has no concerns regarding the proposed 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:
There are no previous reports/authorities related to this matter.
N*
Region of Waterloo
September 03, 2021
Kristen Hilborn
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Hilborn:
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
(8) VAR KIT/ 16 TO 20 QUEEN STREET NORTH
MOMENTUM DEVELOPMENTS
(11) /28,120 BULLOCK STREET HOMER
WATSON BUSINESS PARK
(12) /15 KIT/ SEC WESTMOUNT AND BLOCK LINE
WINSTON HALL NURSING HOME
Re: Committee of Adjustment Applications Meeting September, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2021-084 (Amended) — 210 Tartan Avenue— No Concerns.
2) A 2021-092 — 21 Nine Pines Road — No Concerns.
3) A 2021-093— 1248 Ottawa Street South —There are no concerns to the minor
variance application in the existing conditions. However, the applicants must be
advised that a future road dedication of approximately 1.2m may be required from
the above property in case of any potential future development application, to
comply with the designated road width of 30.48m for the Ottawa Street South (RR
#04). At such times in future, the parking spots would have 0.8m clearance from
the Ottawa Street property line.
4) A 2021-094 — 50 Valleybrook Drive — No Concerns.
5) A 2021-095 — 1791 Glasgow Street — No Concerns.
Document Number: 3809958
Page 1 of 2
6) A 2021-096
— 61 Warren Road — No Concerns.
7) A 2021-097
— 17-19 Peter Street — No Concerns.
8) A 2021-098
— 16-20 Queen Street North — No Concerns.
9) A 2021-099
— 111 Gay Crescent — No Concerns.
10) A 2021-100
(Updated)
— 932 Eaglecrest Court — No Concerns.
11) A 2021-101
— 20 Pearson Street & 160 Bullock Street — No Concerns.
12) A 2021-102
— 695 Block Line Road — No Concerns.
13) A 2021-103
to
104 — 331 & 341 Hesh Crescent — 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,
I
Joginder Bhatia
Transportation Planner
C (226) 753-0368
KO
Dianna Saunderson
CofA(u-)Kitchener. ca
0
C>(avid Rry
c3
a
4
��~yation Pj
September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Staff Report`
Itis i z��:I�
De velo n7ent Services Dq,oartr7ent www. kitchener. ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21, 2021
SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Dumart, Craig, Senior Planner, Planner, 519-741-2200 ext. 703
WARD(S) INVOLVED: Ward 7
DATE OF REPORT: September 8, 2021
REPORT NO.: DSD -2021-190
SUBJECT: Minor Variance Application A2021-095
1791 Glasgow Street
Owners — 2716297 Ontario Inc.
Applicant — Jay Gasselle
RECOMMENDATION:
That application A2021-095 requesting permission for an accessory structure to have a
maximum height of 7.4 metres where 5.5 metres is permitted and a fascia height of 5.6 metres
where 3.0 metres is permitted, be approved.
REPORT HIGHLIGHTS:
The application is requesting relief from Section 4.1 d) of Zoning By-law 2019-051 to permit an
accessory structure to have a maximum height of 7.4 metres rather than the required 5.5 metres
and to permit the maximum height to the underside of the fascia be 5.6 metres rather than the
required 3.0 metres.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Location Map: 1791 Glasgow Street
BACKGROUND:
The property is designated as General Industrial Employment in the City's Official Plan and identified
as Industrial Employment Areas on the City's Urban Structure Map.
The property is zoned as EMP -1 (Neighbourhood Industrial Employment) in Zoning By-law 2019-
051. The existing property is developed with a single detached dwelling with three accessory
structures. The single detached dwelling is legal non -conforming and the accessory structures in the
rear of the property have been used for a contractor's establishment. The requested variance is to
increase the height of the accessory structure located adjacent to the single detached dwelling.
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 as General Industrial Employment in the City's Official which
provides for a broad range of industrial uses. The requested variance is to increase the height of the
accessory structure to allow for additional storage. The requested variance does not propose to expand
the residential component of the property which is legal non -conforming. The proposed variance
conforms to the designation and it is the further opinion of staff that the requested variance is
appropriate.
General Intent of the Zoning By-law
The requested minor variances to permit an accessory structure to have a peak height of 7.4 metres
rather than a maximum peak height of 5.5 metres and to have the underside of the fascia to be 5.6
metres in height rather than the required maximum of 3 metres meets the general intent of Zoning By-
law 2019-051. The increase in height at the peak and fascia will be negligible in the context of the area.
Further, the views of the neighbouring property will not be impacted.
Is the Variance Minor?
The proposed increase in accessory structure height and fascia height is minor. The height increases
will not create unacceptable impacts on either the subject property or adjacent properties and is
consistent with the character of the neighbourhood. The variance in height is also not visible from the
street. Therefore, Staff is off the opinion that the requested minor variance is minor.
Is the Variance Appropriate?
The variance is appropriate for the development and use of the land. The requested variances in
building height and fascia height will not impact any of the adjacent properties or the surrounding
area. Planning Staff is of the opinion that the variance is appropriate.
City Planning Staff conducted a site inspection of the property on September 6, 2021.
Existing single detached dwelling and accessory structure at 1791 Glasgow Street.
Building Comments:
The Building Division has no objections to the proposed variance. Application has been made to for
the detached garage to the single detached dwelling.
Transportation Services Comments:
Transportation Services have no concerns with the proposed application.
Heritage Planning Comments:
Heritage Planning staff has no concerns with this application.
Environmental Planning 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 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.
N*
Region of Waterloo
September 03, 2021
Kristen Hilborn
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Hilborn:
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
(8) VAR KIT/ 16 TO 20 QUEEN STREET NORTH
MOMENTUM DEVELOPMENTS
(11) /28,120 BULLOCK STREET HOMER
WATSON BUSINESS PARK
(12) /15 KIT/ SEC WESTMOUNT AND BLOCK LINE
WINSTON HALL NURSING HOME
Re: Committee of Adjustment Applications Meeting September, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2021-084 (Amended) — 210 Tartan Avenue— No Concerns.
2) A 2021-092 — 21 Nine Pines Road — No Concerns.
3) A 2021-093— 1248 Ottawa Street South —There are no concerns to the minor
variance application in the existing conditions. However, the applicants must be
advised that a future road dedication of approximately 1.2m may be required from
the above property in case of any potential future development application, to
comply with the designated road width of 30.48m for the Ottawa Street South (RR
#04). At such times in future, the parking spots would have 0.8m clearance from
the Ottawa Street property line.
4) A 2021-094 — 50 Valleybrook Drive — No Concerns.
5) A 2021-095 — 1791 Glasgow Street — No Concerns.
Document Number: 3809958
Page 1 of 2
6) A 2021-096
— 61 Warren Road — No Concerns.
7) A 2021-097
— 17-19 Peter Street — No Concerns.
8) A 2021-098
— 16-20 Queen Street North — No Concerns.
9) A 2021-099
— 111 Gay Crescent — No Concerns.
10) A 2021-100
(Updated)
— 932 Eaglecrest Court — No Concerns.
11) A 2021-101
— 20 Pearson Street & 160 Bullock Street — No Concerns.
12) A 2021-102
— 695 Block Line Road — No Concerns.
13) A 2021-103
to
104 — 331 & 341 Hesh Crescent — 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,
I
Joginder Bhatia
Transportation Planner
C (226) 753-0368
KO
Dianna Saunderson
CofA(u-)Kitchener. ca
0
C>(avid Rry
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a
4
��~yation Pj
September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Staff Repoil
Development Services Department
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21St, 2021
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 8
DATE OF REPORT: September 10th, 2021
REPORT NO.: DSD -2021-180
J
www.ki tch en er. c a
SUBJECT: Minor Variance Application A2021-096
61 Warren Road
Applicants & Owners — Anthony Bauer, Victoria Setiz & Terran Edwin
RECOMMENDATION:
That minor variance application A2021-096 requesting relief from Section 6.1.1.1 b) i) to allow the
required parking space for a duplex dwelling to be setback 2.4 metres from the street line rather
than the required 6.0 metres, be approved subject to the following condition;
1. That the owner submits a building permit application to convert the single detached
dwelling to a duplex dwelling, to the satisfaction of the Building division.
REPORT HIGHLIGHTS:
The applicant is requesting relief from Section 6.1.1.1 b) i) to allow the required parking space for the
proposed duplex dwelling to be setback 2.4 metres from the street line rather than the required 6.0
metres.
Location Map: 61 Warren Road
*** 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 renovate the existing garage space to living space and convert the property
to a duplex dwelling. The driveway will also be widened slightly to accommodate 2 cars parking side by
side.
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 Official Plan
1. The subject property is designated Low Rise Residential in the City's Official Plan. This designation
permits low density forms of housing including single and semi-detached and duplex dwellings. The
proposed variance meets the intent of the Official Plan which encourages a range of different forms
of housing and encourages a mix of residential uses in residential areas. It is the opinion of staff
that the requested variance to legalize the location of the one required parking space meets the
general intent of the Official Plan.
General Intent of Zoning By-law
2. The requested variance to legalize the off-street parking space 2.4 metres from the street lot line
meets the general intent of the Zoning Bylaw. The reduction of 3.6 metres from the required 6 metres
is minor. The intent of the 6.0 metre required setback is to allow for a vehicle to be safely parked on
the driveway without affecting the City right-of-way and surrounding properties. The current driveway
will be expanded to a double wide driveway that fits 2 cars side by side. It is not anticipated that
any negative impacts on the adjacent residential properties will result from the variance required
therefore, the general intent of the Zoning Bylaw continues to be maintained.
Application is Minor
3. The variance can be considered minor as it is the opinion of staff that the required parking space
can continue to be accommodated on site in a safe manner. The reduced setback of 2.4 metres for
the required parking space will not present any significant impacts to adjacent properties or the
overall neighbourhood.
Application in Appropriate
4. The variance is appropriate for the development and use of the land. The requested variance is not
anticipated to impact any of the adjacent properties or the surrounding neighbourhood.
City Planning staff conducted a site inspection of the property on September 3, 2021.
Photo of Subject Property — 61 Warren Road
Building Comments:
The Building Division has no objections to the proposed variance provided building permit for the change of
use to a duplex is obtained prior to construction. Please contact the Building Division at
building@kitchener.ca with any questions.
Transportation Services Comments:
Given the existing location of the driveway (and the future widening to allow for two (2) parking spaces),
this proposal does not impact operation of vehicles entering and exiting the site or impede on to the
municipal sidewalk.
Applicant should be aware that if required an approved curb cut/driveway widening permit be issued by
Planning Services.
Environmental Comments:
Environmental Planning has no concerns with this application.
Heritage Comments:
Heritage 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.
PROPOSED
NEW DUPLEX
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PARKING SPACE 2 uJ
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Proposed parking space locations — 61 Warren Road
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N*
Region of Waterloo
September 03, 2021
Kristen Hilborn
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Hilborn:
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
(8) VAR KIT/ 16 TO 20 QUEEN STREET NORTH
MOMENTUM DEVELOPMENTS
(11) /28,120 BULLOCK STREET HOMER
WATSON BUSINESS PARK
(12) /15 KIT/ SEC WESTMOUNT AND BLOCK LINE
WINSTON HALL NURSING HOME
Re: Committee of Adjustment Applications Meeting September, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2021-084 (Amended) — 210 Tartan Avenue— No Concerns.
2) A 2021-092 — 21 Nine Pines Road — No Concerns.
3) A 2021-093— 1248 Ottawa Street South —There are no concerns to the minor
variance application in the existing conditions. However, the applicants must be
advised that a future road dedication of approximately 1.2m may be required from
the above property in case of any potential future development application, to
comply with the designated road width of 30.48m for the Ottawa Street South (RR
#04). At such times in future, the parking spots would have 0.8m clearance from
the Ottawa Street property line.
4) A 2021-094 — 50 Valleybrook Drive — No Concerns.
5) A 2021-095 — 1791 Glasgow Street — No Concerns.
Document Number: 3809958
Page 1 of 2
6) A 2021-096
— 61 Warren Road — No Concerns.
7) A 2021-097
— 17-19 Peter Street — No Concerns.
8) A 2021-098
— 16-20 Queen Street North — No Concerns.
9) A 2021-099
— 111 Gay Crescent — No Concerns.
10) A 2021-100
(Updated)
— 932 Eaglecrest Court — No Concerns.
11) A 2021-101
— 20 Pearson Street & 160 Bullock Street — No Concerns.
12) A 2021-102
— 695 Block Line Road — No Concerns.
13) A 2021-103
to
104 — 331 & 341 Hesh Crescent — 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,
I
Joginder Bhatia
Transportation Planner
C (226) 753-0368
KO
Dianna Saunderson
CofA(u-)Kitchener. ca
0
C>(avid Rry
c3
a
4
��~yation Pj
September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Staff Report
De velo n7ent Services Dq,oartr7ent
Itis i z��:I�
www. kitchener ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21, 2021
SUBMITTED BY: Bateman Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Thompson Lisa, Planning Technician, 519-741-2200 ext. 7847
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: August 30, 2021
REPORT NO.: DSD -21-178
SUBJECT: Minor Variance Application A2021-097
17-19 Peter Street
Owner - Welcomehome Construction
Applicant - Dave Aston, MHBC Planning
RECOMMENDATION:
That application A2021-097 for relief from Section 6.1.2 a) of By-law 85-1 to provide 1.0
parking spaces per unit, rather than 1.25 spaces per unit be approved subject to the following
condition:
1. The owner shall submit and receive approval of a site plan application for a 10 -unit
back to back townhouse development.
REPORT HIGHLIGHTS:
The application is requesting relief from Section 6.1.2 a) of By-law 85-1, to provide 1.0 parking
spaces per unit, rather than the required 1.25 spaces per unit.
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 at 17-19 Peter Street is designated as Low Rise Multiple Residential in the Cedar Hill
Secondary Plan of the City's Official Plan and is identified as a Major Transit Station Area on the
City's Urban Structure Map.
The property is zoned as Residential Six (R-6) in Zoning By-law 85-1.
REPORT:
Planning Comments:
The applicant is proposing to re -develop the subject property with 10 back-to-back townhouse units.
This will require the demolition of the existing building on the property. The applicant will be required to
apply for Demolition Control and a demolition permit.
Staff met with the owner in April 2021 to discuss possible options for a redevelopment of the property.
There were several site layout options reviewed, with the consensus being that a 10 -unit back-to-back
stacked townhouse design was the most functional and appropriate for the site. This design provides
a street presence, on-site amenity space and an adequate number of parking spaces, in accordance
with the City's Urban Design Guidelines for the Central Neighbourhoods, and the R-6 zoning
regulations.
The proposed design of the 10 back-to-back townhouse units will require a minor variance to reduce
the required parking rate from 1.25 spaces per unit to 1.0 spaces per unit.
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 property is designated as Low Rise Multiple Residential in the Cedar Hill Neighbourhood Plan. This
designation supports a range of residential uses from single detached dwellings to multiple dwellings
having a maximum floor space ratio of 0.6. The proposed 10 -unit multiple dwelling is a permitted type
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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 property is designated as Low Rise Multiple Residential in the Cedar Hill Neighbourhood Plan. This
designation supports a range of residential uses from single detached dwellings to multiple dwellings
having a maximum floor space ratio of 0.6. The proposed 10 -unit multiple dwelling is a permitted type
of residential use and the floor space ratio will not exceed 0.6. Staff is of the opinion that the
intensification of a residential use on the property maintains the general intent of the Official Plan.
General Intent of the Zoning By-law
The property is zoned Residential Six (R-6) in By-law 85.1. This zoning category permits the use of
the property for a multiple dwelling. The parking regulations in By-law 85-1 require 1.25 spaces per
unit. However, the City's new Zoning By-law (2019-051), will only require 1.0 spaces per unit plus
10% visitor parking when it comes into effect for all residential properties.
The intent of the parking regulations in the zoning by-law is to ensure that new development provides
an adequate supply of parking on site to avoid spill over onto neighbourhood streets. As this property
is located within walking distance of higher order public transit facilities including the ION light rail
system, and several major Grand River Transit routes, staff is satisfied that the modest parking
reduction maintains the general intent of the zoning by-law. In addition, the proposed parking
reduction is in keeping with the direction of the City's new Comprehensive Zoning By-law, that will be
applied to all residential properties in the City in the near future.
Is the Variance Minor?
Based on the location of the property being in close proximity to several modes of public transportation
and 10 parking spaces being provided on site; staff consider the parking reduction to be minor.
Is the Variance Appropriate?
Staff consider the minor parking reduction to be appropriate for the re -development of the subject
property as parking will be provided on site, public transit, employment opportunities and shopping
are all within walking distance of the site.
Building Comments:
No Comments.
Transportation Comments:
The proposed parking rate of 1 parking space per unit and a minimum 15% visitor parking, each
follow the intent of the future zoning by-law. Therefore, Transportation Services can support the
requested parking reduction.
Heritage Comments:
The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and prepared by
The Landplan Collaborative Ltd. was approved by Council in 2015. The CHLS serves to establish
an inventory and was the first step of a phased Cultural Heritage Landscape (CHL) conservation
process. The property municipally addressed as 17-19 Peter Street. is located within the Cedar Hill
Neighbourhood CHL. The City has undertaken additional work on examining the CHL significance
of the CHL area through its work on drafting a new Secondary Plan for the Cedar Hill/Schneider
Creek area. For more information on the outcome of this CHL analysis and the specific
recommendations which may impact properties located within the Cedar Hill Neighbourhood CHL,
please visit the following link: www.kitchener.ca/npr.
Engineering Comments:
No Comments.
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.
N*
Region of Waterloo
September 03, 2021
Kristen Hilborn
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Hilborn:
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
(8) VAR KIT/ 16 TO 20 QUEEN STREET NORTH
MOMENTUM DEVELOPMENTS
(11) /28,120 BULLOCK STREET HOMER
WATSON BUSINESS PARK
(12) /15 KIT/ SEC WESTMOUNT AND BLOCK LINE
WINSTON HALL NURSING HOME
Re: Committee of Adjustment Applications Meeting September, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2021-084 (Amended) — 210 Tartan Avenue— No Concerns.
2) A 2021-092 — 21 Nine Pines Road — No Concerns.
3) A 2021-093— 1248 Ottawa Street South —There are no concerns to the minor
variance application in the existing conditions. However, the applicants must be
advised that a future road dedication of approximately 1.2m may be required from
the above property in case of any potential future development application, to
comply with the designated road width of 30.48m for the Ottawa Street South (RR
#04). At such times in future, the parking spots would have 0.8m clearance from
the Ottawa Street property line.
4) A 2021-094 — 50 Valleybrook Drive — No Concerns.
5) A 2021-095 — 1791 Glasgow Street — No Concerns.
Document Number: 3809958
Page 1 of 2
6) A 2021-096
— 61 Warren Road — No Concerns.
7) A 2021-097
— 17-19 Peter Street — No Concerns.
8) A 2021-098
— 16-20 Queen Street North — No Concerns.
9) A 2021-099
— 111 Gay Crescent — No Concerns.
10) A 2021-100
(Updated)
— 932 Eaglecrest Court — No Concerns.
11) A 2021-101
— 20 Pearson Street & 160 Bullock Street — No Concerns.
12) A 2021-102
— 695 Block Line Road — No Concerns.
13) A 2021-103
to
104 — 331 & 341 Hesh Crescent — 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,
I
Joginder Bhatia
Transportation Planner
C (226) 753-0368
KO
Dianna Saunderson
CofA(u-)Kitchener. ca
0
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a
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September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Staff Report
De velo n7ent Services Dq,oartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21, 2021
Itis i z��:I�
www. kitchener ca
SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Pinnell, Andrew, Senior Planner, 519-741-2200 ext. 7668
WARD(S) INVOLVED: Ward 10
DATE OF REPORT: September 15, 2021
REPORT NO.: DSD -2021-189
SUBJECT: Minor Variance Application A2021-098
16-20 Queen Street North
Owner - 20 Queen St. GP Inc.
Applicant - GSP Group Inc.
RECOMMENDATION:
That Minor Variance Application A2021-098 for 16-20 Queen Street North, requesting:
1. Relief from Section 14.3 to allow a minimum yard abutting a lane of 0 metres for the
existing portions of the ground floor, rather than 1.0 metres,
2. Relief from Section 14.3 to allow minimum fagade openings of 20 percent of the area
of the ground floor fagade as display windows or entrances to the building, and allow
no maximum horizontal distance between display windows or entrances, rather than
minimum fagade openings of 50 percent and maximum distance between fagade
openings of 4.0 metres,
3. Relief from Section 6.1.2c) to allow 0 parking spaces for multiple dwellings (0 spaces
per unit), rather than 184 spaces (1.0 space per unit for units greater than 51.0 Square
metres; 0.165 spaces per unit for units not exceeding 51.0 square metres), and
4. Relief from Section 6.1.2c) to allow 0 parking spaces for a community centre or
conference and convention facility, rather than 11 spaces (1 space per 23.0 square
metres for community centre; 1 space per 40.0 square metres for conference and
convention facility requires),
be approved subject to the following conditions:
A. That this approval shall apply only to the development proposed through Site Plan
Application SP21/040/Q/AP.
B. That the owner shall enter into an agreement with the City of Kitchener to be registered
on title, to the satisfaction of the City Solicitor, requiring the following:
i. That a total of 244 on-site bicycle parking spaces shall be provided, to the
satisfaction of Transportation Services staff, including: 236 indoor, secured,
long-term bicycle parking spaces for residents, and 8 short-term bicycle
spaces to be utilized by visitors and users of the community amenity space.
*** 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 following variances are requested by the applicant to facilitate a Site Plan Application which
proposes to retain the front fagade and side returns of the existing building, demolish the balance of
the building, and construct a 34 -storey tower in its place. The tower would contain 236 residential
units, a residential lobby facing Queen Street, and a 261.6 square metre ground floor community
amenity area that is accessible to the general public (as part of the City's bonusing program in Zoning
By-law 85-1):
1. Relief from Section 14.3 to allow a minimum yard abutting a lane of 0 metres for the existing
portions of the ground floor, rather than 1.0 metres,
2. Relief from Section 14.3 to allow minimum fagade openings of 20 percent of the area of the
ground floor fagade as display windows or entrances to the building, and allow no maximum
horizontal distance between display windows or entrances, rather than minimum fagade
openings of 50 percent and maximum distance between fagade openings of 4.0 metres,
3. Relief from Section 6.1.2c) to allow 0 parking spaces for multiple dwellings, rather than 184
spaces, and
4. Relief from Section 6.1.2c) to allow 0 parking spaces for a community centre or conference
and convention facility, rather than 11 spaces.
Location Map (subject property is outlined in white)
BACKGROUND:
The subject property is located on the northwest side of Queen Street North, between Duke Street
and King Street, within downtown Kitchener. The property also has frontage on Goudies Lane. The
surrounding lands contain a wide range of land uses, including, for example: high-density residential,
office / commercial, institutional, and parking. The subject property and surrounding area are
designated as City Centre District on the Urban Growth Centre (Downtown) map and Urban
Structure Map of the Official Plan. The property is zoned Retail Core Zone (D-1), with Special
Regulation Provisions 95R and 98R, within Zoning By-law 85-1. Planning staff visited the property
on September 3, 2021.
Photo of Subject Property Taken From Queen Street North
REPORT:
Planning Comments:
The existing building on the property was constructed in 1916 and was the fourth headquarters of
Economical Mutual Fire Insurance of Berlin (a year later changed to Kitchener after WWI). The
building was designed by Architect W.H.E. Schmalz.
The present owners of the property have submitted a Site Plan Application (Application number
SP21/040/Q/AP) which proposes to retain the front fagade and side returns of the existing building,
demolish the balance of the building, and construct a 34 -storey tower in its place (see Attachment
A). The tower would contain 236 residential units, a residential lobby facing Queen Street, and a
261.6 square metre ground floor community amenity area that is accessible to the general public (as
part of the City's bonusing program in Zoning By-law 85-1). This space would be located adjacent
to Goudies Lane. No parking spaces are proposed, though a loading area would be provided.
The Site Plan Application is nearing Approval in Principle stage, and Planning staff is generally
supportive of the application. To facilitate that Site Plan Application, as a condition of approval, the
following variances are requested by the applicant:
1. Relief from Section 14.3 to allow a minimum yard abutting a lane of 0 metres for the existing
portions of the ground floor, rather than 1.0 metres,
2. Relief from Section 14.3 to allow minimum fagade openings of 20 percent of the area of the
ground floor fagade as display windows or entrances to the building, and allow no maximum
horizontal distance between display windows or entrances, rather than minimum fagade
openings of 50 percent and maximum distance between fagade openings of 4.0 metres (see
Appendix B).
3. Relief from Section 6.1.2c) to allow 0 parking spaces for multiple dwellings (0 spaces per
unit), rather than 184 spaces [(1.0 space per unit x 174 units = 174 spaces) + (0.165 spaces
per unit for units not exceeding 51.0 square metres x 62 units = 10 spaces)].
4. Relief from Section 6.1.2c) to allow 0 parking spaces for a community centre or conference
and convention facility, rather than 11 spaces [community centre requires 1 space per 23.0
square metres; conference and convention facility requires 1 space per 40.0 square metres].
On June 28, 2021, City Council passed a Notice of Intention to Designate the front fagade and side
returns of the existing building under the Ontario Heritage Act. While the designation by-law for this
property has not yet been passed, under the Ontario Heritage Act, there is interim control of alteration
or demolition, and it is as if the property is Designated. The requested variances outlined above align
with the expected Designation of the property, since they legalize various aspects of the existing
building.
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 and Purpose of Official Plan Test
Variance 1:
The existing building has remained in its present form, with the existing setbacks, for more than 100
years. Although the side returns of the existing building are deficient, all new development will
comply with the 1.0 metre setback requirement. Accordingly, this request represents a legalization
of the existing situation. In addition, the length of the applicable building return represents only 30
percent of the length of the ultimate building length. It should be noted that the present building
setback is compliant under the Existing Use clause of the Zoning By-law (Section 5.15.2). However,
the proposed changes to the building, including additional floor area, require that the existing
portions of the building be legalized.
Variance 2:
The City Centre District policies of the City's Official Plan state the following with respect to building
facades:
• "15.D.2.41. The City will utilize the Zoning By-law to direct and guide the location of uses and
the development or redevelopment of properties in this District in the following ways: ... c)
impose fagade and building height regulations to ensure that buildings maintain a human -
scaled form of development along the street."
In this regard, Planning staff has reviewed the proposed ground floor fagade and are of the opinion
that the building will maintain a human -scaled form of development along the street. The existing
building has remained in its present form, including the Queen Street fagade, for more than 100
years. Planning staff has no concerns with that portion of the building's Queen Street fagade that
will be retained.
It should be noted that the present fagade openings are compliant under the Existing Use clause of
the Zoning By-law (Section 5.15.2). However, the proposed changes to the building, including
additional floor area, require that the existing portions of the building be legalized.
In addition, Planning staff has no concerns with the new Queen Street fagade that will be constructed
immediately to the northeast of the retained fagade through the proposed Site Plan Application.
Variances 3 & 4:
The City's Official Plan contains several policies which relate to parking within the downtown, for
example:
13.C.8.2. The City may consider adjustments to parking requirements for properties within
an area or areas, where the City is satisfied that adequate alternative parking facilities are
available, where developments adopt transportation demand management (TDM) measures
or where sufficient transit exists or is to be provided.
13.C.8.6. The City will develop a parking reduction strategy for lands located within the Urban
Growth Centre (Downtown) and Major Transit Station Areas to recognize the availability of
and encourage the use of rapid and public transit. The parking strategy will consider parking
regulations for lands located outside of these areas and requirements in neighboring
municipalities. The resultant parking strategy will be implemented through the City's Zoning
By-law.
In this case, Transportation Services staff advises that it does not have any concerns with the request
for zero parking spaces because there are four municipally operated parking structures within a 400
metre distance of the property, with the capacity to provide residential and visitor parking (see
detailed Transportation Services comments, below). In addition, if a recommended condition is
imposed, 236 long-term, secured bicycle parking spaces and 8 short-term bicycle parking spaces,
will be implemented as a Transportation Demand Management measure. Furthermore, the property
is located within a short walking distance of several ION stations.
It should be mentioned that the City's `parking reduction strategy' for lands within the Urban Growth
Centre (see above Official Plan Policy 13.C.8.6.) culminated in the UGC parking rates found in
Zoning By-law 2019-051. This by-law is in -effect but does not apply to the subject property because
the UGC zones are not in effect (the property remains zoned D-1 under By-law 85-1). Accordingly,
the older parking rates from By-law 85-1 continue to apply. Transportation Services advises that the
applicant's request for zero parking meets the intention of the UGC parking rates. The UGC parking
rates do not require a minimum number of parking spaces for residential use or the community
amenity area.
Transportation Services is supportive of the variance subject to a condition that the owner shall enter
into an agreement with the City to ensure the above noted bicycle parking spaces are implemented.
All Variances:
Planning staff is of the opinion that the variances meet the general intent and purpose of the Official
Plan.
General Intent and Purpose of Zoning By-law Test
Variance 1:
The intent of the minimum 1.0 metre setback to a lane regulation is to ensure that adequate buffer
space is provided between a building and the lane, especially to prevent pedestrian / vehicular
conflicts. In this case, the setback has existed for over 100 years, presumably without issue. In
addition, all new construction will comply with the minimum requirement. The subject variance
simply represents a legalization of the retained portion of the existing building.
Variance 2:
The intent of the minimum fagade openings regulation is to ensure human -scale development along
the street. See General Intent and Purpose of Official Plan Test section, above.
Variances 3 & 4:
The intent of minimum parking requirements is to ensure that parking demand is met by adequate
on-site parking. In this case, the property is located in the Urban Growth Centre (Downtown). See
General Intent and Purpose of Official Plan Test section, above.
All Variances:
Planning staff is of the opinion that the variances meet the general intent and purpose of the Zoning
By-law.
"Minor" Test
All variances are minor in that they will not create unacceptably adverse impacts on adjacent uses
or lands. The current setback has existing for many years without issue. The human -scale and
character of the area will not be negatively affected by the change to fagade openings. Moreover,
parking demand will be off -set by nearby higher -order transit service (e.g., LRT service), TDM
measures (e.g., ample bicycle parking). Also, several municipal parking facilities are located nearby
and will provide a parking option for visitors to the property.
Desirability for Appropriate Development of the Land Test
The requested variances, if approved, will facilitate the development of a 34 -storey tower with 236
residential units, which will assist the city by providing additional housing supply during the current
national housing crisis. Approval of the variance will help to legalize the heritage fagade of the
existing building. Other site development matters will be reviewed through the Site Plan Application.
In addition, the proposal will benefit the public by providing a ground floor community amenity space.
Heritage Comments:
City Council passed a Notice of Intention to Designate the front fagade and side returns of the
existing building on the property municipally addressed as 16-20 Queen Street North at its June 28,
2021 Council meeting. No objections were received to the Notice of Intention to Designate. While
the designation by-law for this property has not yet been passed, per sections 30(1) and (2) of the
Ontario Heritage Act, there is interim control of alteration, demolition or removal on this property and
it is as if the designation process were complete and the property has been Designated under section
29 of the Ontario Heritage Act. As such, any exterior alterations to the building that will affect the
identified heritage attributes will require submission and approval of a heritage permit application.
The proposed variances are to facilitate development on the subject lands. Heritage Planning staff
have reviewed the details of the proposed variances and do not have concerns. The existing fagade
and side returns of the building are being retained as per the Notice of Intention to Designate passed
by Council, and the proposed variances do not negatively impact the identified heritage attributes of
the front fagade and side returns of the building.
Environmental Planning Comments:
No natural heritage concerns.
Building Division Comments:
The Building Division has no objections to the proposed.
Engineering Services Comments:
Engineering Services has no comments.
Transportation Services Comments:
The proposed parking for this site does meet the intention of the future Zoning By-law 2019-051 for
UGC Zones. The development proposal includes 236 long-term, secured bicycle spaces for
residents and eight (8) bicycle spaces intended for visitors and use by the community amenity space,
for a total of 244 bicycle spaces.
Transportation Planning does not have concerns with the reduced (nil) parking rate provided given
there are four (4) municipally operated parking structures within a 400m distance of the site, with the
capacity and potential to provide residential and visitor parking, particularly in the evening. Further,
this type of residential parking will help to support shared parking in the downtown through the
utilization of municipal parking structures during traditionally off-peak hours.
Transportation Services can support this variance given the proposal meets the intent of the future
ZBL 2019-051, with the following condition of approval:
1. That the owner(s) of the property enter into an agreement with the City of Kitchener to be
registered on title that acknowledges the following:
a. That a total of 244 on-site bicycle parking spaces be provided: 236 secured, long-term
bicycle spaces for residents and eight (8) short-term bicycle spaces to be utilized by
visitors and the community amenity space.
Region of Waterloo Comments:
No 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 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.
CONSULT — Planning staff was contacted by one community member regarding the details of the
subject application. Planning staff provided a comprehensive response to the community member.
PREVIOUS REPORTS/AUTHORITIES:
Site Plan Application SP21/040/Q/AP has been filed for this property and is under review.
Attachments:
Attachment A — Proposed Site Plan Drawing (Under Review)
Attachment B — Proposed and Existing Queen Street Fagade (Under Review)
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Region of Waterloo
September 03, 2021
Kristen Hilborn
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Hilborn:
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
(8) VAR KIT/ 16 TO 20 QUEEN STREET NORTH
MOMENTUM DEVELOPMENTS
(11) /28,120 BULLOCK STREET HOMER
WATSON BUSINESS PARK
(12) /15 KIT/ SEC WESTMOUNT AND BLOCK LINE
WINSTON HALL NURSING HOME
Re: Committee of Adjustment Applications Meeting September, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2021-084 (Amended) — 210 Tartan Avenue— No Concerns.
2) A 2021-092 — 21 Nine Pines Road — No Concerns.
3) A 2021-093— 1248 Ottawa Street South —There are no concerns to the minor
variance application in the existing conditions. However, the applicants must be
advised that a future road dedication of approximately 1.2m may be required from
the above property in case of any potential future development application, to
comply with the designated road width of 30.48m for the Ottawa Street South (RR
#04). At such times in future, the parking spots would have 0.8m clearance from
the Ottawa Street property line.
4) A 2021-094 — 50 Valleybrook Drive — No Concerns.
5) A 2021-095 — 1791 Glasgow Street — No Concerns.
Document Number: 3809958
Page 1 of 2
6) A 2021-096
— 61 Warren Road — No Concerns.
7) A 2021-097
— 17-19 Peter Street — No Concerns.
8) A 2021-098
— 16-20 Queen Street North — No Concerns.
9) A 2021-099
— 111 Gay Crescent — No Concerns.
10) A 2021-100
(Updated)
— 932 Eaglecrest Court — No Concerns.
11) A 2021-101
— 20 Pearson Street & 160 Bullock Street — No Concerns.
12) A 2021-102
— 695 Block Line Road — No Concerns.
13) A 2021-103
to
104 — 331 & 341 Hesh Crescent — 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,
I
Joginder Bhatia
Transportation Planner
C (226) 753-0368
KO
Dianna Saunderson
CofA(u-)Kitchener. ca
0
C>(avid Rry
c3
a
4
��~yation Pj
September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Staff Report
De velo n7ent Services Dq,oartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21, 2021
Itis i z��:I�
www. kitchener ca
SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Schneider, Eric, Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 2
DATE OF REPORT: September 10, 2021
REPORT NO.: DSD -2021-188
SUBJECT: Minor Variance Application A2021-099
111 Gay Crescent
Owner & Applicant- Jeff & Margaret Wilson
RECOMMENDATION:
That application A2021-099 requesting permission to construct an accessory building (shed)
in the rear yard of an existing single detached dwelling with the accessory building having a
proposed height to the underside of the fascia of 4.5m rather than the permitted maximum of
3 m be approved, subject to the following condition:
1. That the owner submits a building permit application.
REPORT HIGHLIGHTS:
The applicant is proposing to construct a shed in the rear yard of an existing single detached
dwelling. The proposed shed contains a portion of fascia that exceeds the 3 metre maximum in the
zoning by-law.
Location Map: 111 Gay Crescent
BACKGROUND:
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
The subject property located at 111 Gay Crescent 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 Residential Three Zone (R-3) in Zoning By-law 85-1.
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 Official Plan. The intent of this
designation is to encourage a range of different forms of housing to achieve a low density
neighbourhood. The requested variance to increase the fascia height of an accessory building is
appropriate and will continue to maintain the low density character of the property and surrounding
neighbourhood. It is the opinion of staff that the requested variance meets the general intent of the
Official Plan.
General Intent of the Zoning By-law
2. The intent of the regulation that requires a maximum of 3 metres in fascia height is to ensure that
accessory buildings are subordinate to the primary structure (house). The applicant is proposing
an accessory building with a unique design, that contains an additional fascia above another
section of the building due to the atypical design. Both sides of the shed will have a fascia under
3 metres on the immediate outside building walls. Therefore, Staff is of the opinion that the
requested variance meets the general intent of the Zoning By-law.
Is the Variance Appropriate?
3. The subject property has a large backyard and adequate space and separation can be achieved.
Further, the outside walls that would have the highest potential for impacts to neighbouring
properties comply with the by-law as they would be under 3 metres in height.
Is the Variance Minor?
4. The requested variance represents a small portion of the building and the proposal is not for a
full section of wall of the building that is 4.5 metres tall. Staff is of the opinion that the requested
variance can be considered minor.
City Planning staff conducted a site inspection of the property on September 2, 2021.
View of Existing Single Detached Dwelling (September 2, 2021)
Building Comments:
The Building Division has no objections to the proposed variance provided building permit for the
detached shed is obtained prior to construction. Please contact the Building Division at
building@kitchener.ca with any questions.
Transportation Comments:
Transportation Services does not have any concerns with the proposed application.
Heritage Comments:
No heritage 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:
None.
N*
Region of Waterloo
September 03, 2021
Kristen Hilborn
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Hilborn:
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
(8) VAR KIT/ 16 TO 20 QUEEN STREET NORTH
MOMENTUM DEVELOPMENTS
(11) /28,120 BULLOCK STREET HOMER
WATSON BUSINESS PARK
(12) /15 KIT/ SEC WESTMOUNT AND BLOCK LINE
WINSTON HALL NURSING HOME
Re: Committee of Adjustment Applications Meeting September, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2021-084 (Amended) — 210 Tartan Avenue— No Concerns.
2) A 2021-092 — 21 Nine Pines Road — No Concerns.
3) A 2021-093— 1248 Ottawa Street South —There are no concerns to the minor
variance application in the existing conditions. However, the applicants must be
advised that a future road dedication of approximately 1.2m may be required from
the above property in case of any potential future development application, to
comply with the designated road width of 30.48m for the Ottawa Street South (RR
#04). At such times in future, the parking spots would have 0.8m clearance from
the Ottawa Street property line.
4) A 2021-094 — 50 Valleybrook Drive — No Concerns.
5) A 2021-095 — 1791 Glasgow Street — No Concerns.
Document Number: 3809958
Page 1 of 2
6) A 2021-096
— 61 Warren Road — No Concerns.
7) A 2021-097
— 17-19 Peter Street — No Concerns.
8) A 2021-098
— 16-20 Queen Street North — No Concerns.
9) A 2021-099
— 111 Gay Crescent — No Concerns.
10) A 2021-100
(Updated)
— 932 Eaglecrest Court — No Concerns.
11) A 2021-101
— 20 Pearson Street & 160 Bullock Street — No Concerns.
12) A 2021-102
— 695 Block Line Road — No Concerns.
13) A 2021-103
to
104 — 331 & 341 Hesh Crescent — 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,
I
Joginder Bhatia
Transportation Planner
C (226) 753-0368
KO
Dianna Saunderson
CofA(u-)Kitchener. ca
0
C>(avid Rry
c3
a
4
��~yation Pj
September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Staff Report
De velo n7ent Services Dq,oartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21, 2021
Itis i z��:I�
www. kitchener ca
SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Vieira, Jessica, Student Planner, 519-741-2200 ext. 7074
WARD(S) INVOLVED: Ward 1
DATE OF REPORT: September 10, 2021
REPORT NO.: DSD -2021-184
SUBJECT: Minor Variance Application
932 Eaglecrest Court
Owner — Activa Holdings Inc.
Applicant — Kelsey Fischer, C/O Activa Holdings Inc.
RECOMMENDATION:
That application A2021-100 for 932 Eaglecrest Court, requesting relief from:
a) Section 40.2.2 of Zoning By-law 85-1 to allow a single detached dwelling to have a rear
yard setback of 7.31 metres rather than the required 7.5 metres;
b) Special Regulation Provision 307b)(i) of Zoning By-law 85-1 to allow a single detached
dwelling to have maximum garage width that is 55.44% of the lot width instead of the
permitted 50% of the lot width; and
c) Special Regulation Provision 307b)(ii) of Zoning By-law 85-1 to allow a single detached
dwelling to have a maximum garage width that is 55.44% of the lot width instead of the
permitted 50% of the lot width.
be approved [subject to the following conditions:].
1) That a revised building permit be submitted to the satisfaction of the Building Division.
REPORT HIGHLIGHTS:
The purpose of this report is to recommend conditional approval of a minor variance to facilitate the
construction of a single detached dwelling with a reduced rear yard setback and increase the
permitted width of the attached garage and driveway. The rear yard setback is proposed to be 7.31
metres rather than the required 7.5 metres and the garage and driveway are proposed to be 55.44%
of the lot width instead of the permitted 50%.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Figure 1: Location Map
BACKGROUND:
The subject property is located on Eaglecrest Court, a cul-de-sac which connects to Eaglecrest
Street. It is located within the Bridgeport North Planning Community, in the northern part of Kitchener.
The property was previously vacant land and is presently undergoing construction to develop a
single detached dwelling. The immediate neighbourhood is characterized primarily by residential
uses including one, one -and -a -half, and two storey single -detached homes.
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. It is zoned as Residential Six Zone (R-6) in
Zoning By-law 85-1 with Special Regulation Provisions 306R and 307R. The first special provision
regulates the maximum number of units permitted in a multiple dwelling, dwelling type, and minimum
lot width. It is not impacted by this application. The second special provision regulates garage and
driveway dimensions on affected lands. Currently, the property is not subject to By-law 2019-051.
The applicant is proposing to construct a two storey, single detached residential dwelling. A
Residential Building Permit was issued May 25, 2021. To facilitate the development, the applicant is
seeking relief to allow for a 7.31 metre rear yard setback rather than the required 7.5 metres. Further
relief is being sought to permit a garage and driveway width of 6.5 metres or 55.44% of the lot width
rather than the permitted 50% of the lot width, or 5.85 metres.
City planning staff conducted a site inspection of the property on September 3, 2021.
Figure 2: Rear Yard of 932 Eaglecrest Court with Poured Foundation
Figure 3: Front View of 932 Eaglecrest Court with Poured Foundation
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
In the City's Official Plan, the intent of the Low Rise Residential land use designation is to permit a
variety of low-density residential uses. Within this designation, emphasis is placed on compatibility of
built form with respect to massing, scale, and design to ensure a cohesive relationship with adjacent
buildings, streets, and exterior areas. The requested variances to permit a reduced rear yard setback
and an increased driveway and garage width is appropriate and continues to maintain the low-density
character of the property and surrounding neighbourhood, which is characterized by a variety of lot
sizes and built form options. Therefore, it is the opinion of staff that the requested variance is
appropriate.
General Intent of the Zoning By-law
With respect to the first requested variance, the intent of the 7.5 metre rear yard setback is to ensure
that there is adequate amenity space on site as well as sufficient separation between adjacent buildings.
The proposed reduction in rear yard setback still permits for usable outdoor space, particularly due to
the significant width of the rear lot line as the property is pie shaped. The separation between the
proposed single detached dwelling and the abutting rear single detached dwelling is also sufficient to
maintain privacy and buffering.
The intent of the maximum garage and driveway width in Special Regulation Provision 307R of the
Zoning By-law is to ensure that parking facilities do not dominate the front of the dwelling and by
extension, the streetscape. The subject lot is pie shaped and narrows towards the front, so the driveway
percentage calculation does not capture the full size of the lot as it widens considerably towards the
rear lot line. In addition, the proposed driveway is "tapered" and narrows down to 6 metres in width
within 3 metres of the front property line, as required by 307R b) (ii) and illustrated in Figure 4 below.
Staff is of the opinion that this regulation will ensure that the parking area will not dominate the
streetscape. As such, staff is satisfied that the requested variance meets the general intent of the Zoning
By-law.
co
Y
�1. jj Ily
L23I9'3VTIVMI
r
J,
T_*
DMVTAY j
A T +mil
IIT-
6-On�
1 T, E,= 31 0.t13 SupwEN
FOYER
CARAG -:31U. 90
5E —31Q.51iTF
Figure 4: Proposed Driveway Layout
Is the Variance Minor?
The requested decrease in rear yard setback and increase of the garage and driveway width can be
considered minor, being only 0.19 metres and 0.65 metres, respectively —or 5.44% - different from what
is required or permitted. Staff is of the opinion the increase will not present any significant impacts to
adjacent properties and the overall neighbourhood. Appropriate rear yard use continues to be
accommodated and the parking facilitates will not dominate the site or the surrounding streetscape.
Is the Variance Appropriate?
The proposed variance is appropriate for the development and use of the land. The rear yard setback
reduction and garage width and driveway width increase will not negatively impact the character of the
subject property or surrounding neighbourhood.
Building Comments:
The Building Division has no objections to the proposed variance. A revision to the original application
will be required. Please contact the Building Division @ 519-741-2433 with any questions.
Transportation Comments:
Transportation Services does not have any concerns with the proposed application.
Heritage Comments:
There are no heritage planning concerns associated with the application.
Engineering Comments:
Engineering has no concerns with the proposed application.
Environmental Planning Comments:
No environmental planning concerns.
Region of Waterloo Comments:
The Region has no concerns regarding the proposed 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:
This single detached dwelling is being constructed as part of Phase 2 of Registered Plan 58M-512.
N*
Region of Waterloo
September 03, 2021
Kristen Hilborn
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Hilborn:
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
(8) VAR KIT/ 16 TO 20 QUEEN STREET NORTH
MOMENTUM DEVELOPMENTS
(11) /28,120 BULLOCK STREET HOMER
WATSON BUSINESS PARK
(12) /15 KIT/ SEC WESTMOUNT AND BLOCK LINE
WINSTON HALL NURSING HOME
Re: Committee of Adjustment Applications Meeting September, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2021-084 (Amended) — 210 Tartan Avenue— No Concerns.
2) A 2021-092 — 21 Nine Pines Road — No Concerns.
3) A 2021-093— 1248 Ottawa Street South —There are no concerns to the minor
variance application in the existing conditions. However, the applicants must be
advised that a future road dedication of approximately 1.2m may be required from
the above property in case of any potential future development application, to
comply with the designated road width of 30.48m for the Ottawa Street South (RR
#04). At such times in future, the parking spots would have 0.8m clearance from
the Ottawa Street property line.
4) A 2021-094 — 50 Valleybrook Drive — No Concerns.
5) A 2021-095 — 1791 Glasgow Street — No Concerns.
Document Number: 3809958
Page 1 of 2
6) A 2021-096
— 61 Warren Road — No Concerns.
7) A 2021-097
— 17-19 Peter Street — No Concerns.
8) A 2021-098
— 16-20 Queen Street North — No Concerns.
9) A 2021-099
— 111 Gay Crescent — No Concerns.
10) A 2021-100
(Updated)
— 932 Eaglecrest Court — No Concerns.
11) A 2021-101
— 20 Pearson Street & 160 Bullock Street — No Concerns.
12) A 2021-102
— 695 Block Line Road — No Concerns.
13) A 2021-103
to
104 — 331 & 341 Hesh Crescent — 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,
I
Joginder Bhatia
Transportation Planner
C (226) 753-0368
KO
Dianna Saunderson
CofA(u-)Kitchener. ca
0
C>(avid Rry
c3
a
4
��~yation Pj
September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Staff Report
De velo n7ent Services Dq,oartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21, 2021
Itis i z��:I�
www. kitchener ca
SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Schneider, Eric, Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 3
DATE OF REPORT: September 10, 2021
REPORT NO.: DSD -2021-187
SUBJECT: Minor Variance Application A2021-101
160 Bullock Street/20 Pearson Street
Owner- PDCP Block 8 & 10 Industrial Limited Partnership
Applicant- Heather Price, GSP Group Inc
RECOMMENDATION:
That application A2021-101 requesting permission to construct an industrial building having
stairs exceeding 0.6m in height to be located 1.8m from the property line abutting Bullock
Street rather than the required 3m be approved.
REPORT HIGHLIGHTS:
The applicant is requesting to reduce the required setback for stairs to a street line (Bullock Street)
from 3 metres to 1.8 metres.
Location Map: 160 Bullock Street & 20 Pearson Street
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
BACKGROUND:
The subject property located at 160 Bullock Street/20 Pearson Street is designated General
Industrial Employment in the City's Official Plan and identified as an Industrial Employment Area on
the City's Urban Structure Map.
The property is zoned General Industrial Employment (EMP -2) in Zoning By-law 2019-051.
There is a current application for site plan (SP21/049/P/ES) on the subject lands to construct an
approximately 14, 000 square metre industrial building. The application is currently under review.
During the design of the exterior stairs facing Bullock Street, it was identified by the applicant that
the grading on site caused proposed stairway to exceed 0.6M within 1.8 metres of the street line,
rather than the 3 metres required in the zoning by-law.
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
1. The subject property is designated General Industrial Employment in the Official Plan. The
Official plan encourages incorporating emergency and fire prevention standards into urban
design, including the proposed staircase that will act as a fire escape for the building is required
by the Building Code. Staff is of the opinion that the requested variance meets the general intent
of the Official Plan.
General Intent of the Zoning By-law
2. The intent of the regulation that requires a 3 metre setback for stairs above 0.6M is to control the
massing along the street line and create a buffer between the massing and the street. In this
circumstance, the building is meeting the street line setback of 6 metres and represents the
significant portion of the massing along the street line. The staircase comparatively makes up
only a small portion of the width of the building along the street line and in the opinion of staff,
does not contribute to additional building massing that would require a 3 metre setback.
Therefore, the requested variance meets the general intent of the Zoning By-law.
Is the Variance Appropriate?
3. The requested variance is not expected to have adverse impacts to the surrounding community.
The subject lands are located at the end of a cul-de-sac and the proposed building has
substantial separation from existing and proposed buildings. The stairs are required for fire
egress to ensure safety of users of the future building. Staff are of the opinion that the requested
variance is appropriate for the subject lands and surrounding neighbourhood.
Is the Variance Minor?
4. The requested variance represents a minor reduction in the required setback for stairs. Further,
the portion of staircase that is closer than 3 metres to the street line only makes up a small
percentage of the width of the building wall facing Bullock Street. Staff is of the opinion that the
requested variance is minor.
City Planning staff conducted a site inspection of the property on August 31, 2021.
View of Vacant Land (August 31, 2021)
Building Comments:
The Building Division has no objections to the proposed variance.
Transportation Comments:
Transportation Services does not have any concerns with the proposed application.
Heritage Comments:
There are 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:
SP21 /049/P/ES
N*
Region of Waterloo
September 03, 2021
Kristen Hilborn
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Hilborn:
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
(8) VAR KIT/ 16 TO 20 QUEEN STREET NORTH
MOMENTUM DEVELOPMENTS
(11) /28,120 BULLOCK STREET HOMER
WATSON BUSINESS PARK
(12) /15 KIT/ SEC WESTMOUNT AND BLOCK LINE
WINSTON HALL NURSING HOME
Re: Committee of Adjustment Applications Meeting September, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2021-084 (Amended) — 210 Tartan Avenue— No Concerns.
2) A 2021-092 — 21 Nine Pines Road — No Concerns.
3) A 2021-093— 1248 Ottawa Street South —There are no concerns to the minor
variance application in the existing conditions. However, the applicants must be
advised that a future road dedication of approximately 1.2m may be required from
the above property in case of any potential future development application, to
comply with the designated road width of 30.48m for the Ottawa Street South (RR
#04). At such times in future, the parking spots would have 0.8m clearance from
the Ottawa Street property line.
4) A 2021-094 — 50 Valleybrook Drive — No Concerns.
5) A 2021-095 — 1791 Glasgow Street — No Concerns.
Document Number: 3809958
Page 1 of 2
6) A 2021-096
— 61 Warren Road — No Concerns.
7) A 2021-097
— 17-19 Peter Street — No Concerns.
8) A 2021-098
— 16-20 Queen Street North — No Concerns.
9) A 2021-099
— 111 Gay Crescent — No Concerns.
10) A 2021-100
(Updated)
— 932 Eaglecrest Court — No Concerns.
11) A 2021-101
— 20 Pearson Street & 160 Bullock Street — No Concerns.
12) A 2021-102
— 695 Block Line Road — No Concerns.
13) A 2021-103
to
104 — 331 & 341 Hesh Crescent — 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,
I
Joginder Bhatia
Transportation Planner
C (226) 753-0368
KO
Dianna Saunderson
CofA(u-)Kitchener. ca
0
C>(avid Rry
c3
a
4
��~yation Pj
September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Staff Report
De velo n7ent Services Dq,oar-tr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21, 2021
www. kitchener ca
SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Schneider, Eric, Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 6
DATE OF REPORT: September 10, 2021
REPORT NO.: DSD -2021-186
SUBJECT: Minor Variance Application A2021-102
695 Block Line Road
Owner- Schlegel Villages Inc.
Applicant- Valerie Schmidt, GSP Group Inc
RECOMMENDATION:
That application A2021-102 requesting permission to construct a 3 -storey addition on an
existing 5 -storey institutional building and having a building height greater than 14m without
the required minimum street line stepback of 3m be approved, subject to the following
condition:
1. That the owner submits a site plan application to the satisfaction of the Director of
Planning.
REPORT HIGHLIGHTS:
The applicant is requesting to add 3 storeys to a 5 storey building currently under construction. The
addition is proposed to be built in line with the 5 storey building rather than providing a 3 metre
stepback.
1-ocV� U �
rRENTIAN HILLS
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aLOur.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Location Map: 695 Block Line Road
BACKGROUND:
The subject property located at 695 Block Line Road is designated Institutional in the City's Official
Plan and identified as a Community Area on the City's Urban Structure Map.
The property is zoned Major Institutional (INS -2) in Zoning By-law 2019-051.
The subject lands are part of a long-term care and retirement village known as Winston Park that is
operated by Schlegel Villages. In 2019, a site plan application (SP19/006/B/ES) was approved for a
5 storey building that includes a Long Term Care Facility, a Health Clinic, and a Seniors Centre. The
application was made under the previous Zoning By-law, 85-1. This by-law did not require the 3
metre stepback for portions of a building over 14 metres. The 5 storey building that is currently under
construction and approved through site plan SP19/006/B/ES exceeds 14 metres in height. The
applicant is now seeking to construct 3 additional storeys (8 storeys in total) and build the additional
storeys in line with the original 5 storey building in order to meet the Ministry of Long Term Care
standards.
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
1. The subject property is designated Institutional in the Official Plan. This designation is intended
for institutional uses that are of a community or regional in nature. Institutional lands are to
have regard to compatibility with the surrounding community in terms of height, massing and
scale of other buildings. The subject building is located within a larger retirement and long term
care campus, and is located on the corner of Block Line Road and Westmount Road. The
subject building and proposed addition will only abut other existing retirement and long term
care buildings within the campus, ranging from 1 to six storeys. Staff is of the opinion that the
proposed building addition is compatible with the surrounding community in terms of height,
massing and scale and that the requested variance meets the general intent of the Official
Plan.
General Intent of the Zoning By-law
2. The intent of the regulation that requires a 3 metre stepback for portions of the building above
14 metres in height is to break up the building massing and establish a base for taller buildings.
A 5 storey building is currently under construction that was approved under the previous by-law
that does not require a stepback. This building is already above 14 metres in height, and
therefore there is no opportunity to provide a 14 metre base. However, there are other methods
that can be used to break up the massing of a building. The applicant has proposed a horizontal
band be incorporated into the building elevation (as shown below). The elevation drawings will
be further reviewed by staff as part of the site plan approval process for the additional 3 storeys.
Staff is of the opinion that the intent of the zoning by-law regulation to break up the building
massing can be met using this method, and therefore the requested variance meets the general
intent of the Zoning By-law.
Proposed Horizontal Band on Building Perspective Drawing
Is the Variance Appropriate?
3. The requested variance is not expected to have adverse impacts to the surrounding community.
Staff are of the opinion that the proposed building massing is appropriate for the subject lands
and surrounding context.
Is the Variance Minor?
4. The requested variance is for building stepback only, as the proposed height is permitted as -of -
right. Staff are of the opinion that the requested variance to not provide a building stepback is
minor, as the proposed building can achieve the intent to break up massing by using alternative
methods.
City Planning staff conducted a site inspection of the property on August 31, 2021.
View of Building under Construction (August 31, 2021)
Building Comments:
The Building Division has no objections to the proposed variance.
Transportation Comments:
Transportation Services does not have any concerns with the proposed application.
Heritage Comments:
There are 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:
SP19/006/B/ES
N*
Region of Waterloo
September 03, 2021
Kristen Hilborn
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Hilborn:
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
(8) VAR KIT/ 16 TO 20 QUEEN STREET NORTH
MOMENTUM DEVELOPMENTS
(11) /28,120 BULLOCK STREET HOMER
WATSON BUSINESS PARK
(12) /15 KIT/ SEC WESTMOUNT AND BLOCK LINE
WINSTON HALL NURSING HOME
Re: Committee of Adjustment Applications Meeting September, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2021-084 (Amended) — 210 Tartan Avenue— No Concerns.
2) A 2021-092 — 21 Nine Pines Road — No Concerns.
3) A 2021-093— 1248 Ottawa Street South —There are no concerns to the minor
variance application in the existing conditions. However, the applicants must be
advised that a future road dedication of approximately 1.2m may be required from
the above property in case of any potential future development application, to
comply with the designated road width of 30.48m for the Ottawa Street South (RR
#04). At such times in future, the parking spots would have 0.8m clearance from
the Ottawa Street property line.
4) A 2021-094 — 50 Valleybrook Drive — No Concerns.
5) A 2021-095 — 1791 Glasgow Street — No Concerns.
Document Number: 3809958
Page 1 of 2
6) A 2021-096
— 61 Warren Road — No Concerns.
7) A 2021-097
— 17-19 Peter Street — No Concerns.
8) A 2021-098
— 16-20 Queen Street North — No Concerns.
9) A 2021-099
— 111 Gay Crescent — No Concerns.
10) A 2021-100
(Updated)
— 932 Eaglecrest Court — No Concerns.
11) A 2021-101
— 20 Pearson Street & 160 Bullock Street — No Concerns.
12) A 2021-102
— 695 Block Line Road — No Concerns.
13) A 2021-103
to
104 — 331 & 341 Hesh Crescent — 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,
I
Joginder Bhatia
Transportation Planner
C (226) 753-0368
KO
Dianna Saunderson
CofA(u-)Kitchener. ca
0
C>(avid Rry
c3
a
4
��~yation Pj
September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Staff Report
De velo ntent Services Dq,oartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21, 2021
Itis i z��:I�
www. kitchener ca
SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Schneider, Eric, Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 1
DATE OF REPORT:
REPORT NO.:
September 10, 2021
DSD -2021-185
SUBJECT: Minor Variance Application A2021-103 & A2021-104
331 & 341 Hesh Crescent
Owner- Rockway Holdings Limited
Applicant- Chris Pidgeon, GSP Group Inc
RECOMMENDATION:
That applications A2021-103 & A2021-104 requesting permission to add the use "Bulk Fuel
and Oil Storage Establishment" to the subject lands to allow the construction of a wholesale
compressed gases establishment be approved, subject to the following condition:
1. That the owner submits a site plan application to the satisfaction of the Director of
Planning.
REPORT HIGHLIGHTS:
The applicant is requesting to add the use "Bulk Fuel and Oil Storage Establishment" to the subject
lands. The lands are currently vacant. The applicant intends to construct a building to be used for a
wholesale compressed gases establishment.
Location Map: 331 & 341 Hesh Crescent
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
BACKGROUND:
The subject property located at 331 & 341 Hesh Crescent is designated Business Park Employment
in the City's Official Plan and identified as an Industrial Employment Area on the City's Urban
Structure Map.
The property is zoned General Business Park Employment (EMP -5) in Zoning By-law 2019-051.
The subject lands are located within industrial subdivision 30T-01204, draft approved July 17, 2002.
The subject lots were created when the plan was registered on December 5, 2006 as Plan 58M-424.
The lands are currently vacant.
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
1. The subject property is designated Business Park Employment in the Official Plan. Business
Park Employment areas are regarded as prestigious locations for industrial uses due to its
access to major transportation corridors and high visibility. Policy 15.D.6.30 explains that in
addition to manufacturing and other employment uses typically found in the General Industrial
Employment land use designation, other service related business uses are permitted such as
catering, automotive service stations, and industrial offices. The proposed use of "bulk fuel and
oil storage establishment" is a permitted use in the General Industrial Employment land use
designation and zone. Accordingly, the requested use is considered a general industrial
employment use that can be considered within the Business Park Employment land use
designation. Therefore, the requested variance meets the general intent of the Official Plan.
General Intent of the Zoning By-law
2. The purpose of the General Business Park Employment Zone (EMP -5) is to accommodate a
limited range of industrial uses to form an employment business park. The proposed use and
construction of a building to be used for a gases and welding supply company is a typical
employment use that can be considered similar to other uses permitted in an industrial business
park. Staff is of the opinion that the proposed use will contribute to the future development of this
industrial subdivision and will complement and coexist with other general industrial uses that are
permitted in the zone that will eventually be developed in the rest of the business park. Therefore,
Staff is of the opinion that the requested variance meets the general intent of the Zoning By-law.
Is the Variance Appropriate?
3. The proposed use is an industrial employment use that is similar to and complements other
industrial uses within the developing industrial subdivision that comprises the surrounding lands.
Staff is of the opinion that the proposed use is appropriate for the subject lands and surrounding
neighbourhood.
Is the Variance Minor?
4. The proposal to add an employment use to the lands can be considered minor as it represesents
the addition of one use that is permitted in other employment zones, and is not expected to have
adverse impacts on abutting properties or the surrounding neighbourhood.
City Planning staff conducted a site inspection of the property on September 2, 2021.
View of Vacant Lands (September 2, 2021)
Building Comments:
The Building Division has no objections to the proposed variance.
Transportation Comments:
Transportation Services does not have any concerns with the proposed application.
Heritage Comments:
There are 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:
30T-01204
N*
Region of Waterloo
September 03, 2021
Kristen Hilborn
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Hilborn:
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
(8) VAR KIT/ 16 TO 20 QUEEN STREET NORTH
MOMENTUM DEVELOPMENTS
(11) /28,120 BULLOCK STREET HOMER
WATSON BUSINESS PARK
(12) /15 KIT/ SEC WESTMOUNT AND BLOCK LINE
WINSTON HALL NURSING HOME
Re: Committee of Adjustment Applications Meeting September, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2021-084 (Amended) — 210 Tartan Avenue— No Concerns.
2) A 2021-092 — 21 Nine Pines Road — No Concerns.
3) A 2021-093— 1248 Ottawa Street South —There are no concerns to the minor
variance application in the existing conditions. However, the applicants must be
advised that a future road dedication of approximately 1.2m may be required from
the above property in case of any potential future development application, to
comply with the designated road width of 30.48m for the Ottawa Street South (RR
#04). At such times in future, the parking spots would have 0.8m clearance from
the Ottawa Street property line.
4) A 2021-094 — 50 Valleybrook Drive — No Concerns.
5) A 2021-095 — 1791 Glasgow Street — No Concerns.
Document Number: 3809958
Page 1 of 2
6) A 2021-096
— 61 Warren Road — No Concerns.
7) A 2021-097
— 17-19 Peter Street — No Concerns.
8) A 2021-098
— 16-20 Queen Street North — No Concerns.
9) A 2021-099
— 111 Gay Crescent — No Concerns.
10) A 2021-100
(Updated)
— 932 Eaglecrest Court — No Concerns.
11) A 2021-101
— 20 Pearson Street & 160 Bullock Street — No Concerns.
12) A 2021-102
— 695 Block Line Road — No Concerns.
13) A 2021-103
to
104 — 331 & 341 Hesh Crescent — 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,
I
Joginder Bhatia
Transportation Planner
C (226) 753-0368
KO
Dianna Saunderson
CofA(u-)Kitchener. ca
0
C>(avid Rry
c3
a
4
��~yation Pj
September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Staff Report
De velo n7ent Services Dq,oartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 21St° 2021
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 9
DATE OF REPORT: September 10, 2021
REPORT NO.: DSD -2021-181
SUBJECT: Consent Application B2021-043
303 Park Street
Owner: Mohammad Abdullah c/o JEC Properties Inc.
Applicant: Monika Cechovsky
RECOMMENDATION:
That application B2021-043 for consent to sever the existing lot into two new lots for semi
detached dwelling purposes 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 to the satisfaction of the
City's Revenue Division;
2. That the owner pays to the City of Kitchener a cash -in -lieu contribution for park
dedication on the severed parcel equal in the amount of $3,491.86.The park 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 provides a digital file of the deposited reference plan(s) prepared by
an Ontario Land Surveyor in 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 makes financial arrangements to the satisfaction of the City's
Engineering Division for the installation of any new service connections to the
severed and 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 provides a 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 submits a 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 provides compensation for removal of a City owned tree, in the
amount of $1000.00 or a Landscape Plan prepared to City standards illustrating a new
street tree for each lot, for replacement plantings, and the boulevard restored to City
standards, to the satisfaction of the City's Director of Parks and Cemeteries.
10. That, prior to final approval, the applicant submits the Consent Application Review
Fee of $350.00 to the Region of Waterloo.
11. That prior to final approval, the owner/applicant enters into an agreement with the
City of Kitchener to include the following noise mitigation/warning clauses in all
Offers of Purchase and Sale, lease/rental agreements and condominium
declarations for all dwellings on the severed and retained lands:
i. The dwelling will be fitted with forced air -ducted heating system suitably sized and
designed with provision for the installation of air conditioning in future, at the
occupant' s discretion.
ii. The following noise warning clause will be included in all offers of purchase,
deeds and rental agreements:
a. Noise Warning Clause C: "The purchasers / tenants are advised that sound
levels due to increasing road traffic on Park Street and CN Railway may
occasionally interfere with some activities of the dwelling occupants as the
sound levels may exceed the sound level limits of the Waterloo Region and
the Ministry of the Environment Conservation and Parks (MECP). This
dwelling has been fitted with a forced air -ducted heating system and has been
designed with the provision of adding central air conditioning at the occupant'
s discretion. Installation of central air conditioning by the occupant in low and
medium density developments will allow windows and exterior doors to
remain closed, thereby ensuring that the indoor sound levels are within the
sound level limits of the Waterloo Region and the Ministry of the Environment
Conservation and Parks (MECP)".
b. Warning: "CN Railway/Goderich Exeter Railway or their assigns or successors
in interest has or have a rights-of-way within 300 metres from the land the
subject thereof. There may be alterations to or expansions of the railway
facilities on such rights-of-way in the future including the possibility that the
railway or its assigns or successors as aforesaid may expand its operations,
which expansion may affect the living environment of the residents in the
vicinity, notwithstanding the inclusion of any noise and vibration attenuating
measures in the design of the development and individual dwelling(s). CN
Railway/Goderich Exeter Railway will not be responsible for any complaints or
claims arising from use of such facilities and/or operations on, over or under
the aforesaid rights-of-way."
REPORT HIGHLIGHTS:
The application is requesting to create a lot by severing an existing lot into two lots
v
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t APART 21
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2'47- 5 Sf1 1 45555 P1 c 3Er
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To be severed
Proposed lot fabrics
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Location Map: 303 Park Street
To be retained
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To be severed
Proposed lot fabrics
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Location Map: 303 Park Street
REPORT:
BACKGROUND:
The property is designated as Low Rise Residential in the City's Official Plan and identified as Major
Transit Station Area on the City's Urban Structure Map.
The property is zoned as Residential Five Zone with Special Provision 129U in Zoning By-law 85-1.
Planning Comments:
The single detached dwelling on the property has been demolished and is being replaced with new
semi-detached dwellings on the severed and retained lands. The existing development of the
neighbourhood consists 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 permission to sever the subject lands into two equal sized lots. The severed
lot would have a lot width of 7.59 metres, a depth of 45.9 metres, and an area of 344.6 square
metres, while the retained lot would have a lot width of 7.59 metres, a depth of 42.3 metres, and an
area of 329.3 square metres.
City Planning staff conducted a site inspection of the property on September 3, 2021
Existing single detached dwelling at 303 Park Street
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.
Heritage Comments:
The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and prepared by
The Landplan Collaborative Ltd. was approved by Council in 2015. The CHLS serves to establish
an inventory and was the first step of a phased Cultural Heritage Landscape (CHL) conservation
process. The property municipally addressed as 303 Park Street is located within the proposed
revised boundaries of the Gruhn Neighbourhood CH. These proposed revisions were identified
during the work undertaken for the KW Hospital/Midtown Neighbourhood Planning Review in 2019.
The owner and the public will be consulted as the City considers listing CHLs on the Municipal
Heritage Register, identifying CHLs in the Official Plan, and preparing action plans for each CHL
with specific conservation options. For more information regarding the outcome of the KW
Hospital/Midtown NPR, please visit the following link: https://www.kitchener.ca/en/strategic-plans-
and-projects/k-w-hospital-midtown.aspx.
Environmental Planning Comments:
Environmental Planning has no concerns with this application. The applicant is required to provide
safeguard measures to ensure the health of the street tree is maintained during construction.
Please see Parks comments in regards to the tree removal at such time.
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 Jason Brule (mason. brule(o-)-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 the building 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 of land for Parkland Dedication is $3,491.86.
Park Dedication is calculated at 5% of the new development lot only, with a land valuation
calculated by the linear frontage (7.591 m) at a land value of $9,200 per frontage meter.
Calculation: (5% x 7.591 I.m. street frontage) x $9,200 = $3,491.86.
City records indicate a good quality City -owned street tree (Freeman's Maple) in the boulevard
(tree ID #10024791) and based on the issued building permits, this tree will have to be removed
and compensation provided for the tree. The boulevard should be restored to City standards — see
Development Manual for specifications. If the owner would like to provide replacement plantings, a
Landscape Plan to City standards should be submitted to Parks and Cemeteries for review and
approval illustrating a new street tree for each lot. If cash in lieu compensation is desired, payment
of $1000.00 is required. See appended plans from issued building permit.
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Region of Waterloo Comments:
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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.
Environmental Noise:
The proposed dwellings on the severed and retained lot are located within 300 metres (185 metres
approximately) of the CN railway mainline and abutting a busy municipal street (Park Street).
Therefore the proposed dwellings may have potential impacts from the transportation noise in the
vicinity.
In lieu of the applicant undertaking a detailed environmental noise study to assess the
environmental noise impacts on the proposed residential dwellings on retained and severed lots,
and implementing the recommendations from the noise study through a registered agreement with
the City of Kitchener, Regional staff agree to secure and implement the conditions below through a
registered agreement with the City of Kitchener, for all dwelling units on both, the retained and the
severed lots:
A) The dwelling will be fitted with forced air -ducted heating system suitably sized and designed
with provision for the installation of air conditioning in future, at the occupant' s discretion.
B) The following noise warning clause will be included in all offers of purchase, deeds and
rental agreements:
a) Noise Warning Clause C: "The purchasers /tenants are advised that sound levels due to
increasing road traffic on Park Street and CN Railway may occasionally interfere with
some activities of the dwelling occupants as the sound levels may exceed the sound
level limits of the Waterloo Region and the Ministry of the Environment Conservation
and Parks (MECP). This dwelling has been fitted with a forced air -ducted heating
system and has been designed with the provision of adding central air conditioning at
the occupant's discretion. Installation of central air conditioning by the occupant in low
and medium density developments will allow windows and exterior doors to remain
closed, thereby ensuring that the indoor sound levels are within the sound level limits of
the Waterloo Region and the Ministry of the Environment Conservation and Parks
(MECP) ".
b) Warning: "CN Railway/Goderich Exeter Railway or their assigns or successors in interest
has or have a rights-of-way within 300 metres from the land the subject thereof. There
may be alterations to or expansions of the railway facilities on such rights-of-way in the
future including the possibility that the railway or its assigns or successors as aforesaid
may expand its operations, which expansion may affect the living environment of the
residents in the vicinity, notwithstanding the inclusion of any noise and vibration
attenuating measures in the design of the development and individual dwelling(s). CN
Railway/Goderich Exeter Railway will not be responsible for any complaints or claims
arising from use of such facilities and/or operations on, over or under the aforesaid
rights-of-way. "
The Region has no objection to 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.
2) That prior to final approval, the owner/applicant enter into an agreement with the City of
Kitchener to include the following noise mitigation/warning clauses in all Offers of Purchase
and Sale, lease/rental agreements and condominium declarations for all dwellings on the
severed and retained lands:
i. The dwelling will be fitted with forced air -ducted heating system suitably sized and
designed with provision for the installation of air conditioning in future, at the occupant'
s discretion.
ii. The following noise warning clause will be included in all offers of purchase, deeds and
rental agreements:
a. Noise Warning Clause C: "The purchasers /tenants are advised that sound levels
due to increasing road traffic on Park Street and CN Railway may occasionally
interfere with some activities of the dwelling occupants as the sound levels may
exceed the sound level limits of the Waterloo Region and the Ministry of the
Environment Conservation and Parks (MECP). This dwelling has been fitted with a
forced air -ducted heating system and has been designed with the provision of
adding central air conditioning at the occupant's discretion. Installation of central air
conditioning by the occupant in low and medium density developments will allow
windows and exterior doors to remain closed, thereby ensuring that the indoor
sound levels are within the sound level limits of the Waterloo Region and the
Ministry of the Environment Conservation and Parks (MECP)".
b. Warning: "CN Railway/Goderich Exeter Railway or their assigns or successors in
interest has or have a rights-of-way within 300 metres from the land the subject
thereof. There may be alterations to or expansions of the railway facilities on such
rights-of-way in the future including the possibility that the railway or its assigns or
successors as aforesaid may expand its operations, which expansion may affect the
living environment of the residents in the vicinity, notwithstanding the inclusion of
any noise and vibration attenuating measures in the design of the development and
individual dwelling(s). CN Railway/Goderich Exeter Railway will not be responsible
for any complaints or claims arising from use of such facilities and/or operations on,
over or under the aforesaid rights-of-way."
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.
N14+4r
Region of Waterloo
Sarah Goldrup
Committee of Adjustment
City of Kitchener
P.O. Box 1118
200 King Street East
Kitchener, ON N2G 4G7
PLANNING, DEVELOPMENT
AND LFGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www. reglonofwatertoo.ca
Peter Ellis
519-503-2536
D20-20/21 KIT
September 10, 2021
Re: Comments for Consent Application B2021-043
Committee of Adjustment Hearing September 21, 2021
CITY OF KITCHENER
B2021-043
303 Park Street
Mohammad Abdullah (JEC Properties) / Monika Cechovsky (Vitali Design/Build)
The owner/applicant is proposing to split the lot to build two semi-detached dwellings.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
prior to final approval of the consent.
Environmental Noise:
The proposed dwellings on the severed and retained lot are located within 300 metres
(185 metres approximately) of the CN railway mainline and abutting a busy municipal
street (Park Street). Therefore the proposed dwellings may have potential impacts from
the transportation noise in the vicinity.
In lieu of the applicant undertaking a detailed environmental noise study to assess the
environmental noise impacts on the proposed residential dwellings on retained and
severed lots, and implementing the recommendations from the noise study through a
registered agreement with the City of Kitchener, Regional staff agree to secure and
implement the conditions below through a registered agreement with the City of
Kitchener, for all dwelling units on both, the retained and the severed lots:
Document Number: 3818934
A) The dwelling will be fitted with forced air -ducted heating system suitably sized
and designed with provision for the installation of air conditioning in future, at the
occupant' s discretion.
B) The following noise warning clause will be included in all offers of purchase,
deeds and rental agreements:
a) Noise Warning Clause C:
"The purchasers / tenants are advised that sound levels due to increasing road
traffic on Park Street and CN Railway may occasionally interfere with some
activities of the dwelling occupants as the sound levels may exceed the sound
level limits of the Waterloo Region and the Ministry of the Environment
Conservation and Parks (MECP). This dwelling has been fitted with a forced
air -ducted heating system and has been designed with the provision of adding
central air conditioning at the occupant's discretion. Installation of central air
conditioning by the occupant in low and medium density developments will
allow windows and exterior doors to remain closed, thereby ensuring that the
indoor sound levels are within the sound level limits of the Waterloo Region
and the Ministry of the Environment Conservation and Parks (MECP)".
b) Warning: "CN Railway/Goderich Exeter Railway or their assigns or
successors in interest has or have a rights-of-way within 300 metres from the
land the subject thereof. There may be alterations to or expansions of the
railway facilities on such rights-of-way in the future including the possibility
that the railway or its assigns or successors as aforesaid may expand its
operations, which expansion may affect the living environment of the
residents in the vicinity, notwithstanding the inclusion of any noise and
vibration attenuating measures in the design of the development and
individual dwelling(s). CN Railway/Goderich Exeter Railway will not be
responsible for any complaints or claims arising from use of such facilities
and/or operations on, over or under the aforesaid rights-of-way."
The Region has no objection to 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.
2) That prior to final approval, the owner/applicant enter into an agreement with the
City of Kitchener to include the following noise mitigation/warning clauses in all
Offers of Purchase and Sale, lease/rental agreements and condominium
declarations for all dwellings on the severed and retained lands:
Document Number: 3818934
The dwelling will be fitted with forced air -ducted heating system suitably sized
and designed with provision for the installation of air conditioning in future, at
the occupant' s discretion.
The following noise warning clause will be included in all offers of purchase,
deeds and rental agreements:
a. Noise Warning Clause C: "The purchasers / tenants are advised that
sound levels due to increasing road traffic on Park Street and CN Railway
may occasionally interfere with some activities of the dwelling occupants
as the sound levels may exceed the sound level limits of the Waterloo
Region and the Ministry of the Environment Conservation and Parks
(MECP). This dwelling has been fitted with a forced air -ducted heating
system and has been designed with the provision of adding central air
conditioning at the occupant's discretion. Installation of central air
conditioning by the occupant in low and medium density developments will
allow windows and exterior doors to remain closed, thereby ensuring that
the indoor sound levels are within the sound level limits of the Waterloo
Region and the Ministry of the Environment Conservation and Parks
(MECP) "-
b .
.
b. Warning: "CN Railway/Goderich Exeter Railway or their assigns or
successors in interest has or have a rights-of-way within 300 metres from
the land the subject thereof. There may be alterations to or expansions of
the railway facilities on such rights-of-way in the future including the
possibility that the railway or its assigns or successors as aforesaid may
expand its operations, which expansion may affect the living environment
of the residents in the vicinity, notwithstanding the inclusion of any noise
and vibration attenuating measures in the design of the development and
individual dwelling(s). CN Railway/Goderich Exeter Railway will not be
responsible for any complaints or claims arising from use of such facilities
and/or operations on, over or under the aforesaid rights-of-way."
Document Number: 3818934
General Comments
Any future development on the lands subject to the above -noted consent application 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,
Peter Ellis, MES
Principal Planner
Document Number: 3818934
C>(avid Rry
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September 9, 2021
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Dianna Saunderson
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Via email only
Re: September 21, 2021 Committee of Adjustment Meeting
Applications for Minor Variance
A 2021-084
210 Tartan Avenue
A 2021-092
21 Nine Pines Road
A 2021-093
1248 Ottawa Street Sou&
A 2021-094
50 Valleybrook Drive
A 2021-095
1791 Glasgow Street
A 2021-096
61 Warren Road
A 2021-097
17-19 Peter Street
A 2021-098
16-20 Queen Street North
A 2021-099
111 Gay Crescent
A 2021-100
932 Eaglecrest Court
A 2021-101
20 Pearson Street & 160 Bullock Street
A 2021-102
695 Block Line Road
A 2021-103
to 104
331 & 341 Hesh Crescent
Application for Consent
B 2021-043 303 Park Street
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-grandriver.ca.
Sincerely,
Andrew Herreman, rPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River