HomeMy WebLinkAboutDSD-2024-182 - 59 Vancamp Ave - A 2024-029
Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: April 16, 2024
SUBMITTED BY: Tina Malone-Wright, Manager, Development Approvals
519-741-2200 ext. 7765
PREPARED BY: Eric Schneider, Senior Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: April 5, 2024
REPORT NO.: DSD-2024-182
SUBJECT: Minor Variance Application A2024-029 59 Vancamp Avenue
RECOMMENDATION:
That Minor Variance Application A2024-029 for 59 Vancamp Avenue requesting
relief from the following sections of Zoning By-law 2019-051:
i) Section 4.12.2 e) to permit a lot width of 12.1 metres instead of the minimum
required 13.1 metres;
ii) Section 5.4 d) to permit a driveway to have a minimum width at one point of 2.2
metres instead of the minimum required 2.6 metres;
iii) Section 5.4,Table 5-3 to permit a maximum driveway width in the rear yard of
5.4 metres (44%) instead of the maximum permitted 4.8 metres (40%); and
iv) Section 5.6, Table 5-5 to permit a parking requirement of 2 parking spaces
instead of the minimum required 3 parking spaces;
to facilitate the development of two (2) Additional Dwelling Units (ADUs) (Attached)
and the conversion of a single detached dwelling into a 3-unit dwelling, generally in
accordance with drawings prepared by Fine Line Drafting & Design, dated February
29, 2024, BE APPROVED.
REPORT HIGHLIGHTS:
The purpose of this report is to review a minor variance application to facilitate the
conversion of a single detached dwelling to a 3-unit dwelling.
The key finding of this report is that the requested variances meet the 4 tests of the
Planning Act.
There are no financial implications.
Community engagement included notice signs 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 and this
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
n advance of the Committee of
Adjustment meeting.
This report supports the delivery of core services.
BACKGROUND:
The subject property is located on the West side of Vancamp Avenue between Highland
Road West and Spadina Road West.
Figure 1: Location Map
Neighbourhood Node Urban Structure
Low Rise Residential
Plan.
Low Rise Residential Four Zone (RES-4-law 2019-
051.
The purpose of the application is to permit the conversion of an existing single detached
dwelling to a 3-unit dwelling. The demolition of an existing detached garage is proposed to
create room for two parking spaces in the rear. No new addition of floor area is proposed
to the existing dwelling.
Figure 2: View of Existing Single Detached Dwelling (March 25, 2024).
adopted By-law 2024-074 amending Zoning By-law 2019-051. The amendments to Zoning
By-law 2019-051 will become effective March 25, 2024, pending the approval of Official
Plan Amendment No. 47 and no appeals of either OPA No. 47 and By-law 2024-074.
minor variances would not be required to
Zoning By-law 2019-051 for the minimum lot width or the minimum parking requirement.
The minimum lot width for a lot within the Central Neighbourhood Area is the minimum
-4
parking requirement for a lot within the Central Neighbourhood Area would be 0.3 parking
spaces per dwelling unit; in this case 0.9 parking spaces rounded up to 1 required parking
space.
The s
requirements for a minimum amount of landscaping in both the front and rear yards, and
the requirement for a 1.1 wide unobstructed walkway from the street to the principal
entrance of each additional dwelling unit.
The applicant may need to give some consideration to the revised zoning regulations and
may want/need to revise the proposed site plan accordingly; i.e. Unit Entry 3 will need to
be relocated.
Figure 3: Proposed 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 the Low Rise Residential land use designation is to accommodate a full
range of low density housing types, including the proposed 3-unit dwelling. The Low Rise
Residential designation encourages the mixing and integrating of different forms of
housing to achieve and maintain a low rise built form. Housing policies in the Official Plan
encourage the retention and rehabilitation of older housing to maintain existing housing
stock, as well as encouraging small infill opportunities in existing areas with adequate
services. Planning Staff are of the opinion that the requested variances meet the general
intent of the Official Plan.
General Intent of the Zoning By-law
Minimum Lot Width
The intent of the regulation that requires a minimum lot width of 13.1 metres is to ensure
there is adequate space on site to allow for 3 units to function, including providing space
for access, amenity area, waste storage and adequate building separation. The applicant
has provided a site drawing that demonstrates that the lot can function for this purpose,
with separate outdoor access points, an outdoor seating area, waste storage, and existing
building setbacks that meet minimum standards and can provide for access on all sides of
the building.
amendments.
Minimum Driveway Width
The intent of the regulation that requires a minimum driveway width of 2.6 metres is to
ensure there is adequate space to store personal vehicles of all sizes, including the space
for door swing. For this application, the portion of the driveway that is 2.2 metres is a pinch
point on the northwest building corner used for access to the parking area but not for
parking vehicles in that space. The 2.2 metre width will allow for vehicles to pass through
to access and does not need space for door swing as the vehicles will not be parked in the
pinch point area.
Maximum Driveway Width
The intent of the maximum driveway width of 40% of lot width is to preserve the
streetscape for soft landscaping and ensure that driveways and paved areas for vehicle
storage to not dominate the streetscape. For this application, the portion of the driveway
that exceeds the maximum 40% regulation is in the rear of the site located behind the
dwelling. The driveway location will be screened by the dwelling and will not have a
significant impact on the streetscape.
Minimum Required Parking (3 Spaces)
The intent of the regulation that requires a minimum of one parking space per unit is to
ensure that there is adequate vehicle storage on site. The proposed conversion to a 3-unit
dwelling includes a unit that is a one-bedroom unit and is proposed to be rented without a
parking space provided. Smaller unit types typically have a lesser parking demand than
family sized units of 2 and 3 bedrooms, and it is feasible to rent to a user without a vehicle
for this unit type. The applicant is proposing to provide an indoor bicycle parking space for
this unit to provide a secure storage location for a bicycle within the building. The site is
located within the central neighbourhoods and is well serviced by transit and is walking
distance to commercial amenities on Highland Road West. Provision of 2 parking spaces
for can be considered adequate for a 3-unit dwelling in this location.
The
minimum parking requirement for a lot within the Central Neighbourhood Area would be
0.3 parking spaces per dwelling unit; in this case 0.9 parking spaces rounded up to 1
required parking space.
Based on the foregoing, Staff are of the opinion that the requested variances meet the
general intent of the Zoning By-law.
Is/Are the Effects of the Variance(s) Minor?
There are no building additions or additional floor space required for this proposed
conversion. The additional units are not expected to generate adverse effects for the
abutting properties nor the surrounding neighbourhood. Staff are of the opinion that the
effects of the variance are minor.
Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land,
Building and/or Structure?
The proposed application represents an opportunity to add units to an existing site without
demolition of the existing building. Staff are of the opinion that the addition of 2 additional
dwelling units to the proposed site in the form shown on the plans provided by the
applicant is desirable for the appropriate use of the building and land.
Environmental Planning Comments:
Due to the extension of the tree canopy from the adjacent property at 63 Vancamp
Avenue, the applicant is advised that site alteration in the rear of the subject property to
establish parking spaces in this location could have some impacts.
Heritage Planning Comments:
No Heritage concerns.
Building Division Comments:
The Building Division has no objections to the proposed variance provided building permit for
the change the use to a triplex is obtained prior to construction. Please contact the Building
Division at building@kitchener.ca with any questions.
Engineering Division Comments:
No Engineering concerns.
Parks/Operations Division Comments:
No Parks/Operations concerns.
Transportation Planning Comments:
Transportation Services have no concerns with this application. However, we do want to
be difficult at times due to the substandard
drive aisle width of 4.17 metres. See illustration below. Also, potential tenants should be
notified that there are only two parking spaces for three units.
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
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
ATTACHMENTS:
No Attachments.
March 27, 2024
Connie Owen
City of Kitchener File No.: D20-20/
200 King Street West VAR KIT GEN
P.O. Box 1118 (2) VAR KIT/ 101 CLIVE ROAD 12134225 CANADA INC.
Kitchener, ON N2G 4G7 (3) 58 KIT/ 1187 FISCHER HALLMAN ROAD SCHLEGEL
URBAN DEVELOPMENT
(5) VAR KIT/ 610 WABANAKI DRIVE ELEMENTARY
TEACHERS FEDERATION OF ONTARIO
(10) VAR KIT / 55 TRILLIUM PARK PLACE
PATTERSON PLANNING CONSULTANTS
Subject: Committee of Adjustment Meeting April 16, 2024, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have the following comments:
1) A 2024 - 023 423 Edwin Street No concerns.
2) A 2024 - 024 101 Clive Road No concerns.
3) A 2024 - 025 1187 Fischer Hallman Road No concerns.
4) A 2024 - 026 58 & 60 Ellen St E and 115 Lancaster St E No concerns.
5) A 2024 - 027 610 Wabanaki Drive No concerns.
6) A 2024 - 028 54 Franklin St S No concerns.
7) A 2024 - 029 59 Van Camp Avenue No concerns.
8) A 2024 - 030 109 Ingleside Drive No concerns.
9) A 2024 - 031 172 Kehl Street No concerns.
10) A 2024 - 032 55 Trillium Park Place No concerns.
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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
April 2, 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 April 16, 2024
Applications for Minor Variance
A 2024-023423 Edwin Street
A 2024-024101 Clive Road
A 2024-0251187 Fischer Hallman Road
A 2024-02658 & 60 Ellen Street East, 115 Lancaster Street East
A 2024-027610 Wabanaki Drive
A 2024-02854 Franklin Street South
A 2024-02959 Van Camp Avenue
A 2024-030109 Ingleside Drive
A 2024-031172 Kehl Street
A 2024-03255 Trillium Park Place
Applicationsfor Consent
B 2024-006103 & 105 Dalegrove Drive
B 2024-007137 QueenStreet South
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 41/24and,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