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HomeMy WebLinkAboutDTS-08-156 - Zone Change App ZC 07/01/E/SRi ~ ~ , ^ ~~ ~~~~7~7~C~~ S~~`~'rC~'S Report To: Development & Technical Services Committee Date of Meeting: January 5, 2009 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2319) Prepared By: Sheryl Rice, Development Technician (519-741-2844) Ward(s) Involved: Ward 1-Bridgeport-Centre Date of Report: December 10, 2008 Report No.: DTS 08-156 Subject: ZONE CHANGE APPLICATION ZC 07/01/EISR 362 EDWIN ST WALTER AND ANN VAN OS LEGALIZE AN EXISTING FOUR-UNIT MULTIPLE DWELLING RECOMMENDATION: That Zone Change Application ZC 071011EISR (362 Edwin Street -Walter and Ann Van Os) for the purpose of changing the zoning from Residential Five (R-5) to Residential Six (R-6) with special use provision, 360U, on lands legally described as Lot 52, Plan 660 in the City of Kitchener, be approved in the form shown in the "Proposed By-law", attached to Report DTS 08-156, without conditions. 1 BACKGROUND: The property is located on the east side of Edwin Street and south of Union Street and is currently zoned Residential Five (R-5). Although the R-5 zoning permits a maximum of three dwelling units, the property has been used as a four-unit multiple dwelling prior to 2005, when a building permit was applied for to construct a sunroom addition. The applicant is proposing to rezone the subject property to Residential Six (R-6) to legalize the existing four-plex. The R-6 zoning permits all of the uses in the R-5 zone, as well as street townhouses and multiple dwellings with more than three units. The proposed Special Regulation provision, 360U, would limit the permitted number of units to a maximum of four, as well as permit a reduced sideyard of 1.12 metres for the existing structure and a 1.5 metre setback for a proposed sunroom, rather than the required 2.5 metres. REPORT: 1. Planning Comments The property is designated Low Rise Residential in the City's Official Plan, which is intended to "accommodate a full range of housing types and favours the mixing and integration of different forms of housing to achieve a low overall intensity of use". 2 The surrounding properties consist predominantly of R-4 zoning, with some R-5 zoning north of the property on Union Street. The property would be limited through the special provision to a maximum of four units. The four-plex use has been in existence prior to 2005 and no complaints have been received to date. The applicant has also submitted site plan application, SP 071021E/SR, concurrently with the zone change application. There are four parking spaces located in the attached garages which were built in 2000. Floor plans for the two double-car garages show that the inside width of each parking space is 2.75 metres, whereas 3.04 metres is required by the Zoning By-law. The occupants of the existing building have used the garages for their vehicles and they have functioned adequately despite the reduced width. The special provision would legalize the undersized parking spaces in the garage. A total of four parking spaces are required for the four-unit multiple dwelling and these spaces are provided for in the garages. In addition, a site visit by staff noted that there were two vehicles parked in tandem in front of the building. This is not permitted in the zoning regulations or the urban design guidelines. It was also noted that there was a vehicle at the end of the driveway which was parked in the turnaround area for the indoor parking. Staff has discussed these concerns with the applicant and as this property is also subject to a site plan application, it is recommended that these concerns be addressed through the Site Plan process. This may result in the non-complying spaces being removed and landscaping installed to prevent further parking in these areas. The owner is aware of this issue and has agreed to comply with site plan requirements. Planning staff are of the opinion that the use of the property as a four-unit multiple dwelling represents appropriate low rise development and would contribute a type of housing to further diversify the housing stock. This would be in conformity with the Provincial Places to Grow Growth Plan and Provincial Policy Statement which encourages appropriate intensification generally throughout the built up area to plan for a range of housing. 2. Property Owner Comments At the time of submission of the application, a circulation period was provided to allow for property owners to submit comments to the City. No written comments were received, though two verbal requests were made in which the caller requested to be mailed a copy of the final staff report. 3. DepartmentlAgencyCommmts The application was circulated to all applicable agencies and internal departments. There were seven comments received. Transportation Planning staff commented that adequate parking must be provided and that vehicles exiting the parking area must exit in a forward motion. This can be addressed through the concurrent application for Site Plan approval. The following departments had no concerns: Community Services and Building. The following agencies had no concerns: The Region of Waterloo, the Waterloo Region District School Board, and the Grand River Conservation Authority. 3 FNANCiAL IMPLICATIQNS: N!A CaMMUNICAT~QNS: Circulation of the application was undertaken on January 24, 200, to all relevant departmentslagencies and all property ov~ners vuithin 120 metres of the site. It is noted that the application was put on hold as a result of Interim Control Bylaws 2005w154 and 2001-130, which temporarily prohibited new multiple, dwelling uses on lands zoned Residential Five ~R-5} within the Central Neighbourhood areas. The prohibition was lifted in June 2005 and the processing of this application has resumed. As it has been over a year since the initial circulation notification to neighbourhood, notification of this staff report will be circulated to all property owners within 124 metres, In addition, the zone change application will be advertised in the KIN Record on December 12th, 2008, in regards to the public meeting to be held on January 5, 2009. CQNCL~SIQN: In summary, the Department of Development and Technical Services recommends that Zone Change Application ZC O7l011EISR be approved in the farm shown in the Proposed By-law. ~;-~ s.. ~~. Sheryl Rice, PT Development Technician ° ~ Alain Pinard, MGIP, RPP Interim Director of Planning List of Attachments ~~ ~ ~` ~' Della Bass, MA, MGIP Manager of Development Review Appendix "A" -~ Aerial photo Appendix "B" - Proposed site plan Appendix "C" -Proposed Zoning By-law and Map Appendix "D" ~-Newspaper Advertisement Appendix "E" -~ DepartmentlAgencyCirculotion Comments 4 APPENI~I~ `.~' ht~p:IlcokonpapploutputlPlanningMap~cokonpapp485~5Z5~ S4.jpg 10151ZOO8 .~PPENDI~ `B' W~ ~~ a ~~ UW H W f~ ~t t~. W ~ W ~W~~ z = C~ W o v ~ `~ ~ ~~ ~ ~ ~r o_ ~ ~' ~ o~ ~ 4 Z `~ ~ W z ~~ ~ °~ cv ~ ~ ~~ W w ~ ~ r~ ~ ~ w w c7 ~- a m c~ c~ © N N c•i N C7 n ~ CL •• W r ~ W ~ Q FW- ~ Q [~ 133~1S NIM03 _.__..~.. _ ~ -V-~-- -- J ~ o z W~~ d W ~.., o ~ z F- ~ Q v~ Yr O z z p ~ w N M .,~.$.~ k A~ a~~~ ~ '~ •,111 ~wi RRaP~SED BY-LAIN JANUARY ~, ZDa9 BY-LA~v NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER Being a bylaw to amend Bylaw 85-1, as amended, known as the Zoning Bylaw for the City of Kitchener Vllalter and Ann Van Os -Edwin Street} WHEREAS it is deemed expedient toamend By-law 85-1; Appendix "C" NO~II THEREFORE the Council of The Corporation of the City of Kitchener enacts asfollows: 1. Schedule No. 124 of Appendix "A" to Bylaw Number 851 is hereby amended by designating as Residential Six Zane ~R-5} with Special use Provision 35oU, instead of Residential Five Zone tR-5}, the parcel of land described as Lot 52, Plan 560, in the City of Kitchener. These lands are shown an Map No.1 attached hereto. 2. Appendix "C" of Bylaw Number 85-1 is hereby amended by adding Section 360 thereto: "350. Notwithstanding Section 40.2.5 and Section 5.1.1.2 e} of this By-law, within the lands zoned RW5 on Schedule 124 of Appendix "A" and described as Lot 52, Plan 550, the following special provisions shall apply: a} Maximum of four dwelling units shall be permitted; b} The minimum width .for four off street parking spaces each located within existing gauges having direct access from a driveway shall be 2.75 metres; c} Minimum southerly side yard for the structure existing on ,being the date of passing of Bylaw Number , shall be 1.12 metres; and a minimum southerly side yard of 1.5 metres shall be permitted for a rear yard addition that does not exceed 28 square metres in gross floor area." PASSED at the Council Chambers in the City of Kitchener this day of , 2000. Mayor Clerk ~~ W W r 'T] ~Q ~~ U N .~ ~ Z ~ CL3 ~A'p W o --~- ~ ~. 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( ~ 5 5 Jr ~ /~/~ { IV 0 t 1 "~ j ~ ~ ~ J EU ~1.~ ~ ~ 'rte "~ .~. t~ (J~ Fj ~ ~ ' 1 s ~ /r~ r ,~Il:'~~~J , 11 ,~~ rf•f '~ t W T t ~ J .~ ~ P ~/ r~'~ ww.l `} ~ ~ 5,c ~/df1 11 g~ ~~ E8 f~~ (~ 5 0 ~,~ 5 1 fr i'! j 1 1.• ~ 1 1 ~~~ 9~ 1ti' S`~r APPENDIX `D' Councilor J. Smola Bridgeport-Centre ward ZC 071O11ElSR Walter and Ann Van Ds Advertising in The Record, December 12, 2008 CITY OF KITCHENER COMMITTEE OF COUNCIL DEALING WITH PLANNING MATTERS Invites PROPERTY OWNERS ANTI INTERESTED PARTES To attend a PUBLIC MEETING T4 DISCUSS A PROPOSED ZONING BYLAW UNDER SECTION 34 OF THE PLANNING ACT 3G2 Edwin St - ~C 071o1lEISR The City of Kitchener has received a Zane Change Application for the subj ect lands. The applicant is proposing to rezone the lands from Residential Six ~R-5~ to Residential Six ~R~b} Zone with a special provision, The existing use of the property as a four-unit multiple dwelling is to be legalized, and a special provision will limit the number of units to four, legalize the existing deficient side hard and parking space sizes in the garages, as well as permit a reduced side yard far a proposed sunroom addition. The ublic meeting will be held by the City's DEVELOPMENT AND TECHNICAL p SERVICES COMMITTEE, a Committee of Council which deals with Planning 1Vlatters on MONDAY, JANUARY ~, ~OO9 at 7:D0 PNI IN THE COUNCIL CHAMBERS, 2~~ FLUOR, CITY HALL, 20o KING STREET WEST, KITCHENER. Any persons may attend the Public 11~eeting and make written and0or verbal representation in respect of the proposed by-law. If a person ar public body does not make oral submissions at this public meeting or make written submissions to the City prior to the approval of the by-law, the Ontario Municipal Board may dismiss future appeals, ADDITIONAL INFORMATION relating to the proposed Zoning By-law is available for inspection between 8;30 a.m, and 5;00 p.m, at the Development and Technical Services De artment, Plannin Division, 6~~ Floor, Cit Hall, 200 King Street West, p g Y Kitchener. Sheryl Rice, Development Technician Phone 519-741-2844 TTY-TDD 519-741-23 85} Sher l.rice a etc ener.ca .~PP~ND~~ `~' L w.~ . ~ ~ „w ,•+ 1. ~ ~ .~ ~ F * * L ~ L~. ~ / " . ~ ~ ~ * ~~}}'' ICw 1F r ~ W ~ L. * * l ~ ~: ~ V ~ ~ x ~ ~ - * a w ~ * ~" ~ * w ~ 4w1 . 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