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DEVELOPMENT SERVICES
Staff Report
REPORT NO: DS 2021-017
TO: COUNCIL
SUBMITTED BY: Harold O’Krafka, MCIP RPP
Director of Development Services
PREPARED BY: Andrew Martin, MCIP RPP
Manager of Planning and Economic Development
REVIEWED BY: Sandy Jackson, BRLS
Acting CAO & Director of Parks, Facilities & Recreation Services
DATE: May 17, 2021
SUBJECT: Zone Change Application 06/21
Concept Development Group Inc. / MHBC
Part of Lot 14, Concession North of Snyder’s Road Parts 1 and 2, Plan 58R-1966
162 Snyder’s Road East, Baden
RECOMMENDATION:
THAT Report DS 2021-017 be received for information. SUMMARY:
The subject property is presently zoned Zone 5 (Commercial) which permits a commercial building with residential units situated above the commercial use. This application proposes to amend the zoning to allow residential units without a commercial use on the main floor and proposes site specific setback and parking regulations.
BACKGROUND:
Notice of a Public Meeting was given to property owners within 120 metres of the subject lands on April 15, 2021. The following is a summary of comments received prior to the Public Meeting.
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Public: Justin and Jen Zielman, Snyder’s Road East – concerns with the reduction in the setbacks, the impact on privacy and sunlight as a result of building height and upper storey balconies, reduced parking, increased traffic, snow removal, and noise generated from exterior mechanical equipment. A request for a privacy fence along the property line was requested. (Complete comments included as Attachment B).
Agencies: GRCA – requesting revisions to the plan to ensure all aspects of the development (buildings, parking, and associated grading) are outside of the surveyed floodplain as well as revisions to the storm water management strategy.
Region of Waterloo – requiring additional documentation with respect to the archaeological assessment, record of site condition, noise study and functional servicing.
WRDSB – advising of student accommodation pressures at Sir Adam Beck PS and Waterloo-Oxford DSS and that current interim measures including portable classrooms may be required long term until alternative solutions are in place. WCDSB – requesting the developer erect a sign advising prospective residents of schools in the area.
REPORT:
The subject lands are designated Urban Core in the Township Official Plan, and are zoned Zone 5 (Commercial) within the Township Zoning By-law 83-38, as amended.
The current zoning permits commercial uses including residential units above a commercial use. This application proposes to amend the zoning as follows:
1. to permit multiple residential units without a commercial use on the main floor,
2. to reduce the parking ratio for apartment units from 1.5 spaces per unit to 1.2 spaces per unit,
3. to reduce the minimum rear yard setback for the building from 7.5m to 4.6m, and 4. to reduce the exterior side yard setback for the building from 6.0m to 5.2m.
Prior to finalization of this report, comments were received from one neighbouring property owner which are included as Attachment B.
The applicant is currently working through a noise study, archaeological assessment and record of site condition as required by the Region of Waterloo. The GRCA provided comments requiring additional clarification regarding the floodplain on the property and the storm water management strategy. The applicant is required to provide some additional information with respect to functional servicing and storm water management in order for the Township Public Works and Engineering Department to complete their review.
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At such time as any additional comments received at the Public Meeting are considered and comments from the Township, GRCA and the Region of Waterloo have been addressed, staff will return to Council with a detailed report and recommendation on the application.
ALIGNMENT WITH THE TOWNSHIP OF WILMOT STRATEGIC PLAN:
Holding public meetings to gain input on planning matters promotes an engaged community. FINANCIAL CONSIDERATIONS:
The application fees, established by the Township of Wilmot Fees and Charges By-law, were collected at the time of application.
ATTACHMENTS:
Attachment A Site Plan
1 Andrew Martin From: Sent: To: Cc: Subject: Justin Zielman Thursday, May 6, 2021 8:52 PM Andrew Martin
Snyders Road Apartment Notes
Hey Andrew, thanks for letting us submit our notes later. We really appreciate it. Some of our concerns regarding the requested zoning amendments include: 1. The number of amendments requested to be changed to allow for the development to occur. Is the proposal really suited for the size of the site if they are needing to make amendments to the existing space requirements? Why not build a building that fits within the required space? 2. We are concerned about reducing the minimum setback from our property on the east side of the lot. With the building being 3 stories and reduced space to our yard that will significantly impact our privacy while we are in our yard. The proposed plans include balconies overlooking our backyard. The height of the building will also have a huge impact on blocking the sunlight to our backyard. 3. The reduced parking available for residents of the building is also of concern. How many couples/families really only have one vehicle? With limited parking available to them where will the overflow cars be parked? There is already limited street parking available in the neighborhood. 4. We did not see within the plans anything about a privacy fence being included to separate the property from us. Is this something that will be included in the plans? 5. The increase in the traffic safety is also of concern. Snyder’s road is already a busy street with cars driving fast down the road. With an additional 38 (plus) cars from this property and additional cars from the development occurring further back on Brubacher St., and bike lanes going in that is a significant increase of traffic in the area and we believe poses a safety concern to pedestrians, biker as well as drivers. 6. What are the plans for snow removal? Where will the snow be piled? We don’t want it to melt and drain into our backyard which already has drainage issues as do many of the neighboring properties. 7. In the proposal there was mention of a noise warning needed to be included in the leases due in part to the air conditioning units. Where will these units be located on the building? What will there impact be on our ability to sit outside and enjoy our backyard? We have serious concerns about the proposed plans for the lot and the impact it will have on our neighborhood. We have talked with a number of our neighbors, many who have lived in their houses for decades. Everyone has concerns about the development plans for the property and the impact it will have on the neighboring properties and the traffic safety in the area. If you require any further information from us or wish for us to expand on any of these concerns please let us know. Thank you for your time, Justin and Jen Zielman
