HomeMy WebLinkAboutDSD-2022-096 - A 2022-096 - 247 Glasgow Street
Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: July 19, 2022
SUBMITTED BY: Tina Malone-Wright, Supervisor, Development Applications
519-741-2200 ext. 7765
PREPARED BY: Craig Dumart, Senior Planner, 519-741-2200 ext. 7073
WARD(S) INVOLVED: Ward 8
DATE OF REPORT: July 8, 2022
REPORT NO.: DSD-2022-346
SUBJECT: Minor Variance Application A2022-096 - 247 Glasgow Street
Owner: Madeleine Karabela
Agent: Katherine Hurley, Bankside Design Studio Inc.
RECOMMENDATION:
Zoning By-law 85-1
A. That Minor Variance Application A2022-096 for 247 Glasgow Street requesting relief
from Section 38.2.1 of Zoning By-law 85-1, to permit a minimum side yard abutting a
street of 3.6 metres instead of the minimum required 4.5 metres, to facilitate the
construction of an addition to the existing single detached dwelling, generally in
accordance with drawings prepared by Bankside Design Studio Inc., dated May 20,
2022, BE APPROVED.
Zoning By-law 2019-051
B. That Minor Variance Application A2022-096 for 247 Glasgow Street requesting relief
from Section 7.3, Table 7-2, of Zoning By-law 2019-051, to permit a minimum exterior
side yard of 3.6 metres instead of the minimum required 4.5 metres, to facilitate the
construction of an addition to the existing single detached dwelling, generally in
accordance with drawings prepared by Bankside Design Studio Inc., dated May 20,
2022, BE APPROVED.
This minor variance shall become effective only at such time as Zoning By-law 2022-
040 comes into force, pursuant to section 34 (30) of the Planning Act, R.S.O. 1990, c.
P 13, as amended, at such time the variance shall be deemed to have come into force
as of the final date of this decision.
REPORT HIGHLIGHTS:
The applicant is requesting a minor variance to facilitate the construction of an addition to an
existing single detached dwelling with a 3.68 metre side yard setback abutting a street.
There are no financial implications.
This report supports the delivery of core services.
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BACKGROUND:
The subject property at 247 Glasgow Street is located at the corner of Marina Road and Glasgow
Street. The subject property is currently developed with a single detached dwelling with its front yard
along Glasgow Street and exterior side yard located along Marina Road.
Location map: 247 Glasgow Street
Community Areas Urban Structure and is
Low Rise Residential Plan.
--law 85-
Three Zone (RES-3-law 2019-051, which is currently under appeal.
The purpose of the application is to permit the construction of an addition to an existing single
detached dwelling with a side yard setback abutting a street 3.68 metres instead of the minimum
required 4.5 metres. The proposed addition will align with the existing 3.68 metre setback of existing
the single detached dwelling.
Proposed site plan for the addition to the existing single detached dwelling.
Existing single detached dwelling at 247 Glasgow Street.
REPORT:
Planning Comments:
In considering the four tests for the 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
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 single detached residential dwelling. The proposed
construction of 2 storey addition and an attached carport is an appropriate use on residential properties
and will be in line and compatible with the existing dwelling. Therefore, planning staff is of the opinion
that the requested variance is appropriate and meets the general intent of the Ci
General Intent of the Zoning By-law
The intent of the 4.5 metre exterior side yard abutting a street is to ensure that there is a consistent
streetscape for dwellings along the exterior lot line frontage. The existing single detached dwelling
is setback of 3.68 metres and the proposed addition will have the same setback which maintains a
consistent setback. Staff are of the opinion that a 3.68 metre setback from the side lot line will continue
to be an appropriate setback and meet the intent of the regulation. Therefore, staff is of the opinion that
the reduction in the side yard setback being requested meets the general intent of the zoning by-law.
Is the Effects of the Variance Minor?
The requested variance to allow the side yard setback abutting a street of 3.68 metres is minor in nature.
Staff is of the opinion that the requested reduction in setback will allow for the addition to the existing
single detached dwelling that is compatible with the existing uses of the property and will not negatively
impact any of the adjacent properties or surrounding neighbourhood. The deficiency of 0.8 metres (2.7
feet) will not be discernible and appropriate access will continue to be accommodated.
Is the Variance Desirable For The Appropriate Development or Use of the Land?
The variance is desirable and appropriate for the development and use of the land as it will allow an
addition that will be in line with and setback the same distance from the street line as the existing
dwelling. The request variance is not expected to impact any of the adjacent properties or the
surrounding neighbourhood. The proposed scale, massing, and height of the additional and carport
is compatible with the existing dwelling on the property and will not negatively impact the present
character of either the subject property or the surrounding area.
Environmental Planning Comments:
Environmental Planning Staff have no concerns.
Heritage Planning Comments:
Heritage Planning Staff have no concerns.
Building Division Comments:
The Building Division has no objections to the proposed variance provided building permit application
for the addition to a single detached dwelling is obtained prior to construction. Please contact the
Building Division at building@kitchener.ca with any questions.
Engineering Division Comments:
Engineering staff have no concerns.
Transportation Planning Comments:
Transportation Planning staff have 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
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
application was mailed to all property owners within 30 metres of the subject property.
PREVIOUS REPORTS/AUTHORITIES:
Planning Act
Provincial Policy Statement (PPS 2014)
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020
Regional Official Plan
Official Plan (2014)
Zoning By-laws 85-1 and Zoning By-law 2019-051
June 28, 2022
Sarah Goldrup
City of Kitchener File No.: D20-20/
200 King Street West VAR KIT GEN
P.O. Box 1118
Kitchener, ON N2G 4G7 (1) / 56 BLEAMS/ 186 GEHL PLACE STAMM GRAVEL PIT
(5) / 54/ LACKNER BOULEVARD KEEWATIN SANDRA SPRING
FARMS SUBDIVISONS 30T 91005 30T 02206
(11)/ 08 WEBER KIT/ 149 TO 151 ONTARIO STREET NORTH
AND 21 WEBER STREET WEST KIAH GROUP INC.
(12)/ 09 BRIDGEPORT/ 544 BRIDGEPORT ROAD LUTHERAN
HOMES KITCHENER WATERLOO
(19)/12, STAUFFER WOODS SUBDIVISION 30T 08203
(20)/53 COURTLAND, 165 COURTLAND AVE E AEC
DEVELOPMENTS INC
Subject: Committee of Adjustment Meeting July 19, 2022, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following comments:
1) A 2022 - 070 Rosenberg Way & Amand Drive No Concerns.
2) A 2022 - 072 177 Eden Oak Trail No Concerns.
3) A 2022 - 073 10 Langton Drive No Concerns.
4) A 2022 - 074 240 Chapel Street No Concerns.
5) A 2022 - 075 50 Otterbein Road No Concerns.
6) A 2022 - 076 95 Patricia Avenue No Concerns.
7) A 2022 - 077 210 Pioneer Tower Road No Concerns.
8) A 2022 - 078 125 Uplands Drive No Concerns.
9) A 2022 - 079 31 Monterey Road No Concerns.
10) A 2022 - 080 64 Wilhelm Street No Concerns.
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11)A 2022 -081149-151 Ontario Street North & 21 Weber Street WestNo Concerns.
12) A 2022 - 082 544 Bridgeport Road No Concerns.
13) A 2022 - 083 99 Becker Street No Concerns.
14) A 2022 - 084 26 Pony Way (Unit 21) No Concerns.
15) A 2022 - 085 28 Pony Way (Unit 22) No Concerns.
16) A 2022 - 086 30 Pony Way (Unit 23) No Concerns.
17) A 2022 - 087 32 Pony Way (Unit 24) No Concerns.
18) A 2022 - 088 34 Pony Way (Unit 25) No Concerns.
19) A 2022 089-094 3,11,13,21,23 & 29 Shaded Creek Drive No Concerns.
20) A 2022 - 095 165 Courtland avenue East No Concerns.
21) A 2022 - 096 247 Glasgow Street No Concerns.
22) A 2022 - 097 296 Highland Road East No Concerns.
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 19-037 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
C (226) 753-0368
CC:
Alison Fox, City of Kitchener
Kristen Hilborn, City of Kitchener
CofA@Kitchener.ca
2
July 4, 2022 via email
GRCA File:July 19, 2022 CofA Meeting
Sarah Goldrup
Committee Administrator
Planning Division
City of Kitchener
th
200 King Street West, 6
Floor
Kitchener, ON, N2G 4G7
Dear Sarah Goldrup,
Re: Committee of Adjustment Meeting – July 19, 2022
Applications for Minor Variance
A 2022-072 177 Eden Oak Trail
A 2022-073 10 Langton Drive
A 2022-074 240 Chapel Street
A 2022-076 95 Patricia Avenue
A 2022-078 125 Uplands Drive
A 2022-079 31 Monterey Road
A 2022-080 64 Wilhelm Street
A 2022-081 149-151 Ontario Street North & 21 Weber Street West
A 2022-082 544 Bridgeport Road
A 2022-083 99 Becker Street
A 2022-084 26 Pony Way (Unit 21)
A 2022-085 26 Pony Way (Unit 22)
A 2022-086 26 Pony Way (Unit 23)
A 2022-087 26 Pony Way (Unit 24)
A 2022-088 26 Pony Way (Unit 25)
A 2022-089 to 094 3, 11, 13, 21, 23 & 29 Shaded Creek Drive
A 2022-096 247 Glasgow Street
A 2022-097 296 Highland Road East
Applications for Consent
B 2022-039 63 Stanley Avenue
B 2022-040 452 Prospect Avenue
B 2022-041 456 Prospect Avenue
Grand River Conservation Authority (GRCA) staff has reviewed the above-noted
applications for minor variance and consent.
GRCA has no objection to the approval of the above applications. The subject
properties donot contain any watercourses, floodplains, shorelines, wetlands, valley
slopes or other environmental features of interest to GRCA. The properties are not
subject to Ontario Regulation 150/06 and therefore a permission from GRCA is not
required.
Should you have any questions, please contact me at jconroy@grandriver.ca or 519-
621-2763 ext. 2230.
Sincerely,
Jessica Conroy, MES Pl.
Resource Planning Technician
Grand River Conservation Authority