HomeMy WebLinkAboutDSD-2025-020 - A 2025-002 - 72 Strange StreetStaff Report
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Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: January 21, 2025
SUBMITTED BY: Tina Malone -Wright, Manager, Development Approvals
519-783-8913
PREPARED BY: Adiva Saadat, Planner, 519-783-7658
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: January 8, 2025
REPORT NO.: DSD -2025-020
SUBJECT: Minor Variance Application A2025-002 — 72 Strange Street
RECOMMENDATION:
That Minor Variance Application A2025-002 for 72 Strange Street requesting relief
from Section 7.3, Table 7-2, of Zoning By-law 2019-051 to permit an interior side
yard setback of 0.6 metres instead of the minimum required 1.2 metres, to facilitate
the construction of a two (2) storey addition at the rear of the existing detached
dwelling, in accordance with drawings prepared by Groen Design & Drafting
Services, submitted with Minor Variance Application A2025-002, BE APPROVED.
REPORT HIGHLIGHTS:
• The purpose of this report is to review a minor variance application to permit the
development of a rear yard addition with a reduced interior side yard setback.
• The key finding of this report is that the requested minor variance meets all four tests
of the Planning Act.
• 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
and this report was posted to the City's website with the agenda in advance of the
Committee of Adjustment meeting.
• This report supports the delivery of core services.
BACKGROUND:
The subject property is located on the north-east side of Strange Street and Waverly
Road. It is in the Cherry Hill neighbourhood which is primarily comprised of low-rise
residential uses.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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Figure 1: Location Map — 72 Strange Street (Outlined in Red)
The subject property is Identified as `Community Areas' on Map 2 — Urban Structure and is
designated `Low Rise Residential' on Map 3 — Land Use in the City's 2014 Official Plan.
The property is zoned `Low Rise Residential Four Zone (RES -4)' in Zoning By-law 2019-
051.
The purpose of the application to review a minor variance application to permit the
development of a rear yard addition with a reduced interior side yard setback.
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Figure 2: Proposed Addition Site Plan
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Figure 3: Front Elevation of Existing Dwelling
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Figure 4: Rear Elevation of Proposed Addition
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Figure 5: Left Elevation of Proposed Addition
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Figure 6: Right Elevation of Proposed Addition
Planning Staff conducted a site visit on January 3, 2025.
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Figure 7: Existing Site Conditions as of January 3, 2025
Page 19 of 70
Figure 8: Access on the East Side of Property
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 subject property is designated as `Low Rise Residential' within the City's Official Plan.
This designation emphasises the importance of ensuring compatibility in building form with
regard to the massing, scale, and design, which is essential for facilitating the successful
integration of diverse building types. Furthermore, it emphasizes the relationship between
residential structures and adjacent buildings, streets, and public spaces_ The proposed
use of the property conforms to the designation, and it is the opinion of staff the requested
variance to be able to construct a rear yard addition meets the general intent of the Official
Plan.
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General Intent of the Zoning By-law
The general intent of the interior side yard setback requirement is to ensure adequate
spacing between the structures for light, air circulation, maintenance access and privacy.
The proposed setback of 0.6m will still provide sufficient separation between the
properties. The property has sufficient space for maintenance access on the east side
where greater clearance is provided between the dwelling and the property boundary.
Additionally, the absence of windows on the left (west) side of the addition prevents
overlooking and maintains the privacy of the neighbouring properties. Therefore, Staff are
of the opinion that the proposed variance meets the general intent of the Zoning By-law.
Is/Are the Effects of the Variance(s) Minor?
The reduced setback is minor in nature as it does not introduce significant impacts on the
neighbouring property and will not impact the streetscape. The proposal is consistent with
the scale and character of the neighbourhood and does not result in undue shadowing and
privacy concerns. The proposed addition is a natural extension of the existing dwelling and
blends seamlessly with the surrounding landscape. The appearance is compatible from
adjacent viewpoints and is visually consistent with the surroundings.
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 variance is desirable for the appropriate
development of the lands as the reduced setback will allow the addition to be constructed
in close alignment with the existing building. This will enhance the functionality and
usability of the primary dwelling by allowing the natural expansion living space, making it
more practical and accessible for daily use. The proposed addition will improve the
functionality of the dwelling on the property as well as maintain compatibility with the
established streetscape and neighbourhood character.
Environmental Planning Comments:
No comments or concerns.
Heritage Planning Comments:
No comments or concerns.
Building Division Comments:
The Building Division has no objections to the proposed variance provided building permit for
the addition to the single detached dwelling is obtained prior to construction. Please contact
the Building Division at building(a)kitchener.ca with any questions.
Engineering Division Comments:
No comments or concerns.
Parks/Operations Division Comments:
No comments or concerns
Transportation Planning Comments:
No comments or concerns.
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Grand River Conservation Area (GRCA) Comments:
No comments or concerns.
Region of Waterloo Comments:
No comments or 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:
• Planning Act
• Provincial Planning Statement (PPS 2024)
• Regional Official Plan
• Official Plan (2014)
• Zoning By-law 2019-051
Page 22 of 70
December 20, 2024
Connie Owen
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
File No., D20-201
VAR KIT GEN
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
150 Frederick Street, 8th Floor
Kitchener ON N2G 4A Canada
Telephone: 519-575-4400
TTY- 519-575-4608
Fax: 519-575-4449
www.reg ionofwaterloo.ca
Subject: Committee of Adjustment Meeting January 21, 2025, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have the following comments:
1 i
A 2025
- 001
— 535 Manitou Drive — No concerns
2)
A 2025
- 002
— 72 Strange Street — No concerns
3)
A 2025
- 003
— 126 Highland Road West — No concerns
4)
A 2025
- 004
— 240 Chapel Street — 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
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,
Katrina Fluit
Transportation Planner
Document Number: 4853640
28935
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(226) 753-4808
CC:
Connie Owen, City of Kitchener
CofA(a)Kitchener. ca
Document Number: 4853640
Page 24 of 70
January 3, 2025
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
Marilyn Mills
Secretary -Treasurer
Committee of Adjustment
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Marilyn Mills,
Re: Committee of Adjustment Meeting — January 21, 2025
Applications for Minor Variance
A 2025-001
535 Manitou Drive
A 2025-002
72 Strange Street
A 2025-003
126 Highland Road West
A 2025-004
240 Chapel Street
Application for Consent
B 2025-001 284 Duke Street East
via email
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 are not subject to Ontario Regulation 41/24 and, therefore, a permission
from GRCA is not required.
Should you have any questions, please contact me at aherreman(a-)-grandriver. ca or 519-621-
2763 ext. 2228.
Sincerely,
Andrew Herreman, CPT
Resource Planning Technician
Grand River Conservation Authority
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities. I The Grand - A Canadian Heritage River
Page 25 of 70
From: Jenna Auger
To: Committee of Adjustment (SM); Committee of Adjustment (SM)
Cc: Farah Faroaue
Subject: RE: ACTION REQUIRED - Committee of Adjustment Application Review — January 21, 2025 Meeting
Date: Friday, December 27, 2024 9:53:49 AM
Attachments: imaae001.ona
Some people who received this message don't often get email fromjenna.auger@metrolinx.com. Learn why this is
important
Good morning,
Metrolinx is in receipt of the following committee applications for the Committee of Adjustment
meeting scheduled for January 21, 2025.
Upon review, Metrolinx notes that none of these properties are subject to our review zones.
Therefore, Metrolinx expresses no comments or concerns for this agenda.
Best Regards,
Jenna Auger (She/Her)
Third Party Projects Review (TPPR)
Development & Real Estate Management
T: (416)-881-0579
10 Bay Street I Toronto I Ontario I M5J 21\18
METROLINX
From: Committee of Adjustment (SM) <CommitteeofAdjustment@kitchen er.ca>
Sent: Thursday, December 19, 2024 11:02 AM
To: Committee of Adjustment (SM) <CommitteeofAdjustment@kitchen er.ca>
Subject: ACTION REQUIRED - Committee of Adjustment Application Review—January 21, 2025
Meeting
EXTERNAL SENDER: Do not click any links or open any attachments unless you trust the sender and know the content is safe.
EXPEDITEUR EXTERNE: Ne cliquez sur aucun lien et n'ouvrez aucune piece jointe a moins qu'ils ne proviennent d'un expediteur
liable, ou clue vous ayez I'assurance que Ie contenu provient d'une source sure.
Hello,
Please be advised the applications for the City of Kitchener Committee of Adjustment
meeting scheduled for Tuesday, January 21, 2025, have been loaded and circulated
through ShareFile. You should have already received the necessary link.
If you wish to make comments, provide advice, or request the imposition of any conditions
on any of these applications, please provide the Committee with a written report.
Page 26 of 70
Please note: If you have comments, your written report must be sent to
CofA&kitchener.ca no later than 12 noon on Monday, January 6, 2025.
If you have no comments for the Committee's consideration, you do not need to respond.
Connie Owen.
Administrative Clerk I Legislated Services I City of Kitchener
519-741-2203 1 TTY 1-866-969-9994 1 cofaPkitchen er.ca
This e-mail is intended only for the person or entity to which it is addressed. If you received
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Page 27 of 70