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Home My WebLink AboutDSD-2024-124 - 31 Belmont Avenue West - A 2024-017 Development Services Department www.kitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: March 19, 2024 SUBMITTED BY: Tina Malone-Wright, Manager, Development Approvals 519-741-2200 ext. 7765 PREPARED BY: Tara Zhang, Planner, 519-741-2200 ext. 7760. WARD(S) INVOLVED: Ward 9 DATE OF REPORT: March 6, 2024 REPORT NO.: DSD-2024-124 SUBJECT: Minor Variance Application A2024-017 31 Belmont Ave. W. RECOMMENDATION: That Minor Variance Application A2024-017 for 31 Belmont Avenue West requesting relief from Section 4.12.2 e) of Zoning By-law 2019-051 to permit a lot width of 9.7 metres instead of the minimum required 13.1 metres to develop an Additional Dwelling Unit (ADU) (Attached) within the existing building to facilitate the conversion of the existing Duplex into a Triplex, generally in accordance with the plan prepared by J.D. Barnes Limited, dated February 21, 2024, BE APPROVED. REPORT HIGHLIGHTS: The purpose of this report is to review the minor variance to allow a lot width of 9.7 metres for the development of a triplex. There are no financial implications. Community engagement included a notice sign being placed on the property advising that a Committee of Adjustment application has been received, notice of the application was mailed to all property owners within 30 metres of the subject property Committee of Adjustment meeting. This report supports the delivery of core services. BACKGROUND: The subject property is in Hospital and near the intersection Queens Boulevard and Belmont Avenue West. Community Areas Urban Structure and is Low Rise Residential Residential Four Zone (RES-4-law 2019-051. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. st City staff has conducted a site visit on March 1. Figure 1: Aerial view of the subject property Figure 2: Front view of subject property Figure 3: Site Plan 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 The intent of this land use designation is to permit a variety of low-density residential uses including Additional Dwelling Units (ADUs), both Attached and Detached. The minor variance to permit an Additional Dwelling Unit (Attached) on the subject lot meets the general intent of the Official Plan. General Intent of the Zoning By-law The general intent of the zoning regulation requiring a 13.1 metre lot width is to ensure adequate space for parking and an appropriate amount of landscaping on the property. As shown in the site plan, the proposed site plan meets the required three (3) parking spaces while retaining the same driveway width and sufficient landscaping is provided in the rear yard. Staff is of the opinion that the requested variance to allow a reduced lot width meets the general intent of the Zoning By-law. Is/Are the Effects of the Variance(s) Minor? Staff is of the opinion that the effects of the requested variance will be minor as the reduced lot width does not have any significant impacts to the adjacent properties or the overall neighbourhood and will not inhibit the functioning of the subject property to provide an additional dwelling unit. Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land, Building and/or Structure? Planning staff is of the opinion that the requested variance is desirable and appropriate as it will Environmental Planning Comments: No comments. Heritage Planning Comments: No comments. Building Division Comments: The Building Division has no objections to the proposed variance. An application has been made for the change of use to a triplex. Engineering Division Comments: No concerns. Parks/Operations Division Comments: No comments. Transportation Planning Comments: Transportation Services does not have any concerns with the proposed application. Region of Waterloo There are no concerns/conditions for this application. However, the applicants are advised that the existing and the proposed dwellings may have impacts from environmental noise from environmental noise (transportation and stationary) in the vicinity, and the owners are responsible for ensuring that the proposed development does not have any impacts from the environmental noise in the vicinity. 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 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 the Planning Division. A notice of the application was mailed to all property owners within 30 metres of the subject property. PREVIOUS REPORTS/AUTHORITIES: Planning Act Provincial Policy Statement (PPS 2020) A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 Regional Official Plan Official Plan (2014) Zoning By-law 2019-051 February 26, 2024 Connie Owen City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 (1) 12/ 628 NEW DUNDEE ROAD FUSION HOMES Kitchener, ON N2G 4G7 Subject: Committee of Adjustment Meeting March 19, 2024, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have the following comments: 1) A 2024 - 017 31 Belmont Avenue West There are no concerns/conditions for this application. However, the applicants are advised that the existing and the proposed dwellings may have impacts from environmental noise from environmental noise (transportation & stationary) in the vicinity, and the owners are responsible for ensuring that the proposed development does not have any impacts from the environmental noise in the vicinity. 2) A 2024 018 351 Blucher Boulevard There are no concerns/conditions for this application. However, the applicants are advised that the existing and the proposed dwellings may have impacts from environmental noise from stationary noise sources in the vicinity, and the owners are responsible for ensuring that the proposed development does not have any impacts from the environmental noise in the vicinity. 3) A 2024 019 50 Falconbridge Drive No concerns. 4) A 2024 - 020 499 Forest Hill Drive There are no concerns/conditions for this application. However, the applicants are advised that the subject lands are located within the outer 6km of the airport zoning-regulated area and specifically under the takeoff approach surface. Accordingly, the lands are subject to all provisions of airport zoning. 5) A 2024 - 021 132 Dalewood Drive There are no concerns/conditions for this application. However, the applicants are advised that the subject lands are 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЍЏЊЌЍЊЍ tğŭĻ Њ ƚŅ Ћ located within the outer 6km of the airport zoning-regulated area and specifically under the takeoff approach surface. Accordingly, the lands are subject to all provisions of airport zoning. 6) A 2024 - 022 167 Forfar Avenue There are no concerns/conditions for this application. However, the applicants are advised that the existing and the proposed dwellings may have impacts from environmental noise (road traffic & Railway, and stationary) in the vicinity, and the owners are responsible for ensuring that the proposed development does not have any impacts from the environmental noise in the vicinity. 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 developments prior to the issuance of a building permit. The comments contained in this letter pertain to the Application numbers listed. If a site is subject to more than one application, additional comments may apply. Please forward any decisions on the above-mentioned Application numbers to the undersigned. Yours Truly, Joginder Bhatia Transportation Planner C (226) 753-0368 CC: Mariah Blake, City of Kitchener CofA@Kitchener.ca 2 March 7, 2024via email Mariah Blake Secretary-Treasurer Committee of Adjustment City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 DearMs.Blake, Re:Committee of Adjustment Meeting March 19, 2024 Applications for Minor Variance A 2024-01731 Belmont Avenue West A 2024-018351 Blucher Boulevard A 2024-01950 Falconridge Drive A 2024-020499 Forest Hill Drive A 2024-021132Dalewood Drive A 2024-022167 Forfar Avenue Applicationsfor Consent B 2024-004546-548 Peach Blossom Court B 2024-005680 Frederick Street Grand River Conservation Authority (GRCA) staff has reviewed the above-noted applications. GRCA has no objection to the approval of the above applications.The subject properties do not contain any natural hazards such as watercourses, floodplains, shorelines, wetlands, or valley slopes.The properties arenot subject to Ontario Regulation 150/06 and,therefore,a permission from GRCA is not required. Should you haveany questions, please contact meataherreman@grandriver.caor 519-621-2763 ext. 2228. Sincerely, Andrew Herreman,CPT Resource Planning Technician Grand River Conservation Authority