HomeMy WebLinkAboutDTS-09-110 - ZC 09/03/A/AP - 21 Ahrens St WKITC~i ER
Development &
Technical Services
REPORT TO: Development and Technical Services Committee
DATE OF MEETING: September 14, 2009
SUBMITTED BY: Alain Pinard, Interim Director of Planning (519-741-2319)
PREPARED BY: Andrew Pinnell, Planner (519-741-2668)
WARD(S) INVOLVED: Ward 1
DATE OF REPORT: August 12, 2009
REPORT NO.: DTS-09-110
SUBJECT: ZONE CHANGE APPLICATION ZC09/03/A/AP
21 AHRENS STREET WEST
GERRY AND SUSAN REMERS
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RECOMMENDATION:
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That Zone Change Application ZC09/03/A/AP (21 Ahrens Street West, Gerry and Susan
Remers) for the purpose of changing the zoning from Residential Five Zone (R-5) with
Special Regulation Provision 266R, Temporary Use Provision 4T, and Special Use
Provision 127U to Residential Five Zone (R-5) with Special Use Provision 127U and
Special Use Provision 389U on lands legally described as Part Lot 5, Plan 401, in the City
of Kitchener, be approved in the form shown in the "Proposed By-law" dated August 12,
2009, attached to report DTS-09-110 (Appendix "A").
5-1
BACKGROUND:
The property is located on the south side of Ahrens Street, west of Queen Street and contains a
single detached dwelling constructed in approximately 1890. The property also contains a 54
square metre (576 sq.ft.) accessory building constructed in 1997 which is located in the rear
yard. A site plan approved through a previous planning process to allow a temporary Garden
Suite is attached as Appendix "C" for reference purposes only. This stretch of Ahrens Street is
composed primarily of single detached dwellings, while the area to the east, on Queen Street, is
composed of mainly institutional and commercial uses.
The City's Official Plan designates the subject property as Low Rise Residential Preservation in
the Civic Centre Secondary Plan. This designation restricts residential uses to low rise
residential uses, such as single detached dwellings, and the conversion of existing structures to
duplexes or triplexes.
According to Zoning By-law 85-1, the subject property is zoned Residential Five Zone (R-5) with
Special Regulation 266R, Temporary Use Provision 4T, and Special Use Provision 127U:
• The R-5 Zone permits Coach House Dwelling Unit, Duplex Dwelling, Home Business,
Lodging House, Multiple Dwelling, Private Home Day Care, Residential Care Facility,
Semi-Detached Dwelling, and Single Detached Dwelling.
• The 266R is asite-specific zoning provision that allows a minimum westerly side yard for
an accessory building of 0.6 metres.
• The 4T is asite-specific zoning provision that allows the accessory building in the rear
yard of the subject property to be used as a Garden Suite (i.e., "granny flat") until May
2007, subject to certain regulations.
• The 127U is a zoning provision that applies to multiple properties in the area that
prohibits semi-detached dwellings and lodging houses, allows duplexes and triplexes
only within buildings existing on January 24, 1994, and restricts the location and size of
additions to existing single detached dwellings.
REPORT:
1. Planning Comments
The Temporary Use Provision which allows a Garden Suite on the subject property has expired
and the owner is now requesting a Special Use Provision (389U) to allow a Coach House
Dwelling Unit. Staff notes that a Garden Suite is intended to be a structure that is designed to
be portable and used for a temporary time period, whereas a Coach House Dwelling Unit is
defined as "a dwelling unit within an accessory building or portion thereof existing on January
24, 1994." A Coach House Dwelling is not required to be portable or temporary and is generally
considered to be a longer-term, more established use than a Garden Suite. Although a Coach
House Dwelling is a use permitted under the R-5 Zoning, it is only permitted if it existed on the
day of the passing of the by-law which permitted its use, being January 24, 1994.
Consequently, approval of the subject Zone Change Application is required in order to allow the
use to be established after this date. In essence, the proposed zoning provision would have the
5-2
effect of creating a permanent Garden Suite within the existing accessory building. It should be
noted that if the accessory building that is now proposed to contain the Coach House Dwelling
use was constructed 3 years earlier, no zone change would be required.
In addition, the provision would allow the parking for the Coach House and Single Detached
Dwelling to be provided in tandem (i.e., one parking space in front of the other). Staff notes that
one parking space is required for the Coach House and one space is required for the Single
Detached Dwelling, for a total of two required parking spaces.
The proposal would also remove Special Regulation Provision 266R which was applied to the
lands through a 1997 Zone Change to allow a temporary Garden Suite requires a side yard
setback of 0.6 metres for an accessory building. The General Regulations of the Zoning By-law
at that time required a setback of 1.2 metres. This provision is now considered redundant and
worthy of deletion as the General Regulations of the Zoning By-law now require a 0.6 metre
setback for such structures.
In addition, Temporary Use Provision 4T would be removed since its allowance of a Garden
Suite has expired and is being replaced in favour of a provision that would allow a permanent
Coach House. Special Use Provision 127U would remain on the property as it affects not only
the subject property but a number of properties in the surrounding area.
The intent of the Low Rise Residential Preservation Official Plan designation is to retain the
existing single detached residential character of the Neighbourhood and preserve existing
houses and streetscapes wherever possible. A previous Planning Act approval (1997 Zone
Change Application to allow a temporary Garden Suite) and a Building Permit approval allowed
the construction of the accessory building within which the Coach House Dwelling is proposed,
therefore, the use itself is the point of consideration, not the existing building. Notwithstanding,
it is staff's opinion that the appearance of the building is compatible with the surrounding
neighbourhood. It should also be noted that according to Enforcement Division there have been
no complaints or violations associated with the Garden Suite use or the property itself.
The subject property is suited to accommodating a second dwelling unit due to the sizable lot
area and the existence of an adequately sized rear and side yard amenity area. The property
would comply with the Zoning By-law requirement which stipulates that the minimum lot area for
a Coach House is 125.0 square metres in addition to the lot area of the other dwelling type
located on the same lot. In this regard, a lot area of 360 square metres is required whereas the
subject lot is 660 square metres in area.
It is staff's opinion that the conversion of a Garden Suite to a Coach House Dwelling is minor
and should not create any compatibility issues. Planning staff is also of the opinion that the
proposed use conforms to the Official Plan and is desirable as it allows for intensification in a
manner that respects the low rise residential neighbourhood.
Planning staff also notes that the property is within the Council adopted Civic Centre Heritage
Conservation District (CCHCD) Plan which is currently awaiting final approval. Staff further
notes that that the proposal is consistent with the CCHCD Plan.
2. Property Owner Comments
One response was received from neighbouring property owners. The response communicates
support for the application based on the fact that it promotes supportive, extended family living
and supports neighbourhood intensification. This comment is attached as Appendix "E"
5-3
3. Department/Agency Comments
The application was circulated to all applicable agencies and internal departments and ten
responses were received. A comment received from Transportation Planning Division requests
that a functional parking plan be approved prior to zone change approval. A plan was submitted
and approved by Transportation Planning on May 21, 2009 which demonstrates that a
satisfactory parking arrangement can be achieved. Engineering Services comments that the
accessory building which contains the proposed Coach House Dwelling must be serviced from
the existing Single Detached Dwelling, not directly from the street. The applicant has confirmed
that the building is serviced from the Single Detached Dwelling. These comments are attached
as Appendix "D"
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are expected with this recommendation.
COMMUNICATIONS:
Preliminary circulation of the original application was undertaken on May 12, 2009 to
departments and agencies and all property owners within 120 metres of the site. Notice of the
September 14, 2009 public meeting of the Development and Technical Services Committee will
be advertised in The Record on August 21, 2009. A copy of the advertisement is attached as
Appendix "B".
CONCLUSION:
In summary, the Department of Development and Technical Services recommends that Zone
Change Application ZC09/03/A/AP be approved in the form shown in the "Proposed By-law",
dated August 12, 2009.
REVIEWED BY:
Della Ross, Manager of Development Review
ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager
Development and Technical Services Department
Attachments:
Appendix "A" - Proposed By-law
Appendix "B" - Newspaper Advertisement
Appendix "C" -Site Plan Approved Through a Previous Planning Process (for reference only)
Appendix "D" -Department/Agency Comments
Appendix "E" - Property Owner Comments
5-4
PROPOSED BY-LAW
August 12, 2009
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as amended,
known as the Zoning By-law for the City of Kitchener -
Gerry and Susan Remers -Ahrens Street West)
WHEREAS it is deemed expedient to amend By-law 85-1;
NOW THEREFORE the Council of The Corporation of the City of Kitchener
enacts as follows:
1. Schedule No. 121 of Appendix "A" to By-law Number 85-1 is hereby amended by
designating as Residential Five Zone (R-5) with Special Use Provision 127U and
Special Use Provision 389U instead of Residential Five Zone (R-5) with Special
Regulation Provision 266R, Temporary Use Provision 4T, and Special Use
Provision 127U, the parcel of land specified and shown as the Subject Area on
Map No. 1, in the City of Kitchener, attached hereto.
2. Schedule No. 121 of Appendix "A" to By-law Number 85-1 is hereby further
amended by incorporating additional zone boundaries as shown on Map No. 1
attached hereto.
3. Appendix "C" to By-law 85-1 is hereby amended by adding Section 389 thereto
as follows:
"389. Notwithstanding Section 4.2 of this By-law, within the lands zoned R-5
and shown as affected by this subsection on Schedule No. 121 of
Appendix "A", a coach house dwelling unit shall be permitted within an
accessory building or portion thereof existing after January 24, 1994,
accessory only to a single detached dwelling. In addition, the required off-
street parking for a coach house dwelling may be arranged in tandem with
the required off-street parking for a single detached dwelling."
4. Appendix "D" to By-law 85-1 is hereby amended by deleting Section 266
5-5
thereto as follows:
"266. Notwithstanding Section 5.5.2(c) of this By-law, within the lands zoned R-
5 and shown as affected by this subsection on Schedule 121 of Appendix
"A", the minimum westerly side yard for an accessory building shall be 0.6
metres."
5. Appendix "E" to By-law 85-1 is hereby amended by deleting Section 4 thereto as
follows:
"4. Notwithstanding Section 127 of Appendix "C" of this By-law, within the
lands zoned R-5 and shown as affected by this subsection on Schedule
121 of Appendix "A", a garden suite shall also be permitted until May 12,
2007, being a time period of 10 years effective from the day of passing of
By-law Number 97-83, in accordance with the following regulations:
a) Maximum Lot Coverage 15%
b) Maximum Building Height 5.5 metres
c) Minimum Side Yard 0.6 metres
d) Minimum Rear Yard 1.2 metres
e) Off-Street Parking 1 space, in accordance with the
regulations of Section 6.1, except
that the space may be provided in
tandem with other required off-street
parking spaces all subject to the
terms of an agreement under
Section 207.2 of The Municipal Act."
PASSED at the Council Chambers in the City of Kitchener this day of
2009.
Mayor
Clerk
5-6
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5-7
Councillor John Smola
Bridgeport -Centre Ward
ZC09/03/A/AP
Gerry and Susan Remers
Advertised in The Record on August 21, 2009
CITY OF KITCHENER
COMMITTEE OF COUNCIL DEALING WITH PLANNING MATTERS
Invites
PROPERTY OWNERS AND INTERESTED PARTIES
to attend a
PUBLIC MEETING
TO DISCUSS
A PROPOSED ZONING BY-LAW
UNDER SECTION 34 OF THE PLANNING ACT
21 Ahrens Street West
The purpose of this application is to allow an accessory building that was previously used as a
Garden Suite (i.e., a temporary dwelling unit within an accessory building) to be used as a
Coach House Dwelling Unit (i.e., a permanent dwelling unit within an accessory building). In
addition, the application proposes that the two parking spaces for the Coach House Dwelling
Unit and Single Detached Dwelling be provided one parking space in front of the other. The
application further proposes to delete certain special zoning provisions which are now
considered redundant or expired.
The public meeting will be held by the City's DEVELOPMENT AND TECHNICAL
SERVICES COMMITTEE, a Committee of Council which deals with Planning Matters,
on MONDAY SEPTEMBER 14 2009 at 7:00 P.M. IN THE COUNCIL CHAMBERS, 2ND
FLOOR, CITY HALL, 200 KING STREET WEST, KITCHENER.
Any persons may attend the Public Meeting and make written and/or verbal
representation in respect to the proposed by-law. If a person or 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
Department, 6t" Floor, City Hall, 200 King Street West, Kitchener.
Andrew Pinnell, Planner
Phone No. 519-741-2668 (TTY-TDD - 741-2385)
andrew. pinnel I@kitchener. ca
5-8
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15
*** FOR PROPERTY OWNER COMMENT ***
ZC 09/03/A/AP
21 Ahrens Street West
Gerry and Susan .Remers
~s
~~!J~i ~PhiE~1T & i EvNPIfC,1,1 L~R6'(CES ~tt~~
p, .;.,~a,~:;,, ,,....
Name
Signature
Address
Andrew Pinnell, Planning Division
Development and Technical Services
City Hall, P.O. Box 1118
200 King Street West
Kitchener, Ontario
N2G 4G7
(please
(please
5-16
If you have any comments on the application and wish to use this sheet to write them down,
please do so and send it to the undersigned. Separate letters are also welcomed.