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HomeMy WebLinkAboutDSD-2021-214 - A 2021-122 - 256 Belmont Avenue West REPORT TO: Committee of Adjustment DATE OF MEETING: November 16, 2021 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 9 DATE OF REPORT: November 5, 2021 REPORT NO.: DSD-2021-214 SUBJECT: Minor Variance Application A2021-122 256 Belmont Avenue West Owner & Applicant Fremichael Haile & Saliem Weldegergis RECOMMENDATION: That application A2021-122 for 256 Belmot Avenue West, requesting relief from Section 6.1.1.1 b) i) of Zoning By-law 85-1 to allow for the first required parking space to be located 2.85 metres from the street line rather than the required 6.0 metres be approved. REPORT HIGHLIGHTS: The purpose of this report is to recommend approval of a minor variance to facilitate the conversion of an existing single-detached residential dwelling into a duplex. The application is required that the first required parking space for the property be 2.85 metres from the Sandra Avenue street line, whereas 6.0 metres is required. *** 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 at the intersection of Belmont Avenue West and Sandra Avenue, in the Planning Community of Cherry Hill. Directly adjacent to the northwest and northeast of the subject land are singe detached residential properties. The surrounding area is characterized by a mix of uses primarily low-density residential uses, with some commercial and open spaces. At present the subject property contains a single-detached residential dwelling and detached accessory structure. The property is designated as Low-Rise Residential a Community Area Map. The property is zoned as Residential Four Zone (R-4) in Zoning By-law 85-1; the lot is not currently subject to Zoning By-law 2019-051. The applicant is proposing to convert the existing single-detached residential dwelling into a duplex. To facilitate this change, the applicant is seeking relief to permit the first required parking space to have a setback of 2.85 metres whereas 6.0 metres is required. City Planning staff conducted a site inspection of the property on October 29, 2021. Figure 2: Front Elevation View of Existing Dwelling and Driveway 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 t of the Low-Rise Residential land use designation is to permit a variety of low-density residential uses. The mix and integrating of innovative and different forms of housing to achieve and maintain low-rise built form is encouraged. The property is presently developed with a one-storey, single detached residential dwelling and one detached accessory structure in the rear yard. The requested variance will facilitate the conversion of this single detached residence into a duplex, which would provide a different type of housing form in the area while remaining low-rise and low-density. Further, within the Low-Rise Residential land use designation, emphasis is placed on built form being compatible with and respecting the massing, scale, design, and physical character of the adjacent properties and establish neighbourhood. The proposed variance will not adversely change the aforementioned elements of the subject 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 required 6.0 metre setback from a street line is to allow for a vehicle to be safely parking on a driveway without affecting the City right-of-way or surrounding properties. With the proposed reduction in setback, all required parking spaces would still be contained to the driveway on the subject property. Further, the safe movement of vehicles into and exiting the property would still be supported as the driveway is of a sufficient enough length and width and there is a second access point from Sandra Avenue. The requested variance is required largely because the subject property is a narrower corner lot. No native impacts to neighbouring lots is anticipated. As such, staff is of the opinion that the intent of the Zoning By-law continues to be maintained. Is the Variance Minor? The requested variance is minor, being only a 3.15 metre difference. No unacceptable or adverse impacts are expected to occur due to the requested variance either on the subject property itself on for the surrounding neighbourhood. Safe ingress and egress of vehicles to or from the property can still be accommodated and there will be no impact to the City right-of-way. The requested variance will legalize an existing condition. Is the Variance Appropriate? The requested variance will facilitate the conversion of a single-detached residential dwelling into a duplex, which is an appropriate development and use of the land. There are no anticipated negative impacts to adjacent properties or the surrounding neighbourhood. The safe operation of vehicles continues to be supported and the physical characteristics of the subject property and surrounding area will be maintained. Building Comments: The Building Division has no objections to the proposed variance. Transportation Comments: Given the existing nature of the parking area, Transportation Services does not have any concerns with the proposed application. Heritage Comments: There are no heritage planning concerns associated with this application. Engineering Comments: There are no engineering concerns. Environmental Planning Comments: There are no natural heritage or tree management policy issues associated with this application. Region of Waterloo Comments: The Region of Waterloo 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 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 A notice of the application was mailed to all property owners within 30 metres of the subject property. PREVIOUS REPORTS/AUTHORITIES: Committee of Adjustment application A2016-043 to permit an existing driveway to be located 1.5 metres from the intersection of Belmont Avenue West and Sandra Avenue, rather than the required 9 metres, was submitted and approved June 21, 2016. Building Permit application 2021 127993 RD relating to interior alternations to convert the existing single detached residential dwelling into a duplex was submitted and is currently under review. November 01, 2021 Kristen Hilborn City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 Kitchener, ON N2G 4G7 (5) /15 KING KIT 741 KING STREET WEST HIP DEVELOPMENT (8) /08 WEBER KIT, 1333 WEBER STREET EAST PAMATA HOSPITALITY INCORPORATED Subject: Committee of Adjustment Meeting November 16, 2021, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1) A 2021-121 389 Robert Ferrie Drive No Concerns. 2) A 2021-122 256 Belmont Avenue West No Concerns. 3) A 2021-123 449 East Avenue No Concerns. 4) A 2021-124 184 Lakeside Drive No concerns. 5) A 2021-125 741 King Street West No Concerns. 6) A 2021-126 59 Frey Crescent No Concerns. 7) A 2021-127 1084 Union Street No Concerns. 8) A 2021-128 1333 Weber Street East No Concerns subject to review & approval of the revised TIS/TDM measures by the Regional staff, prior to approval of the revision to the original Site Plan. 9) A 2021-129 106 Belleview Avenue No Concerns. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌБЏЌЎБЊ tğŭĻ Њ ƚŅ Ћ 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, Joginder Bhatia Transportation Planner C (226) 753-0368 CC: Dianna Saunderson CofA@Kitchener.ca 2 November1, 2021 Sarah Goldrup Via email only City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Goldrup, Re:Committee of Adjustment MeetingNovember 16, 2021 ______________________________________________________________________ Applications for Minor Variance A2021-11674Rutherford DriveA 2021-125741 King Street West A2021-11774Rutherford DriveA 2021-12659 Frey Crescent A 2021-121389 Robert Ferrie DriveA 2021-1271084 Union Street A 2021-122256 Belmont Avenue WestA 2021-1281333 Weber Street East A2021-123449East AvenueA 2021-129106 Belleview Avenue Application for Consent B2021-05474Rutherford Drive B 2021-05830 Third Avenue B 2021-059169 Fifth Avenue B 2021-06075 Tillsley Drive B 2021-061111 Schweitzer Street B 2021-06219-21 Wendy Crescent 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 aherreman@grandriver.ca. Sincerely, Andrew Herreman, CPT 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 1of 1 the Grand River Conservation Authority.