HomeMy WebLinkAboutDSD-18-024 - A 2018-044 - 1275 Bleams RdStaff Report
Development Services Department
1
KNER
www.ki tch en er. c a
REPORT TO: Committee of Adjustment
DATE OF MEETING: May 15, 2018
SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY: Siobhan Kelly, Student Planner— 519-741-2200 ext.7074
WARD: 5
DATE OF REPORT: May 7, 2018
REPORT #: DSD -18-024
SUBJECT: A2018-044 -1275 Bleams Road
Applicant — Schiedel Construction Incorporated
Approve
RA
Location Map: 1275 Bleams Road
RECOMMENDATION
A
That Application A2018-044 requesting relief from Appendix C, Special Use Provision 351U of
By-law 85-1 to expand the existing Religious Institution by 17% whereas the Zoning By-law
permits the use to occupy 100 percent the gross floor area that existing on or before October
28, 2013, be approved.
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REPORT
Planning Comments:
The subject property located at 1275 Bleams Road is designated Neighbourhood Institutional in the
Rosenberg Secondary Plan and is zoned Restricted Business Park Zone (B-2) in Zoning By-law 85-1
with Special Use Provision 351 U. The subject property is located in close proximity to the intersection
of Bleams Road and Fischer Hallman Road. The property currently contains the existing church and
parking lot which is located to the front of the building.
The applicant is requesting relief from the Special Use Provision 351 U to expand the existing Religious
Institution by 17 percent whereas the By-law only permits the use to occupy 100 percent of the gross
floor area that existed on or before October 28, 2013.
City Planning staff conducted a site inspection of the property on April 23, 2018
1275 Bleams Road
In considering the four tests for minor variances as outlined in Section 45(1) of the Planning Act, R.S.O.,
1990 Chap. P. 13, as amended, Planning staff offer the following comments.
The subject property is designated Neighbourhood Institutional in the Rosenberg Secondary
Plan. Lands designated Neighbourhood Institutional that are not identified as a potential school
site will permit educational establishments, religious institutions, community facilities, residential
care facilities, day care facilities, and Low Density Residential Two land uses. It is the opinion of
staff that the expansion of the legally existing religious institution is in keeping with the general
intent of the Secondary Plan as the use has existed on the property since 1995 and as no new
religious institution is being proposed.
2. The subject property is zoned Restricted Business Park Zone (B-2) in the Zoning By-law 85-1
with a special use provision. Special Use Provision 351U permits a Religious Institution or
Educational Establishment to occupy 100 percent of the gross floor area that existing on or
before October 28, 2013. The intent of the Special Use Provision was to ensure that existing
religious institutions and educational establishments be considered legal non -conforming. In
2015, a By-law amendment (By-law 2015-068) legalized the existing education establishments
and religious institutions that had received the Special Use Provision 351 U. In doing so, the City
took away the owners' ability to apply to the Committee of Adjustment for an expansion. Given
that the proposed variance will reinstate the development rights to allow the legally existing
religious institution to be expanded, it is the opinion of staff that the requested variance meets
the general intent of the Zoning By-law.
3. The variance is minor for the following reasons. The proposed expansion is moderate in scale
and the existing religious institution will continue to occupy 100 percent of the building. It is the
opinion of staff that an expansion of the existing Religious Institution by 17 percent will not
impact or compromise the functioning of the subject or surrounding properties.
4. The variance is a result of Special Use Provision 351 U which is applied to the subject property and
restricts the owner's ability for future development. It is the opinion of staff that the proposed
variance is appropriate considering that the religious institution is an existing use and will continue
to occupy 100 percent of the gross floor area of the building, including the area of the new addition.
Based on the foregoing, Planning staff recommends that this application be approved.
Building Comments:
The Building Division has no objections to the proposed variance provided a building permit be
obtained for the addition to the church. Please contact the Building Division @ 519-741-2433 with
permit requirements and any questions.
Transportation Services Comments:
Transportation Services have no concerns with the proposed application
Engineering Comments:
Engineering Services have no concerns with the proposed application.
Heritage Planning Comments:
No heritage planning concerns.
Environmental Planning Comments:
No environmental planning concerns as no new development is proposed
Operations Comments:
Operations have no concerns with the proposed application.
Policy Comments:
Note that the subject property is located within the Rosenberg Secondary Plan. For more information,
please contact Juliane von Westerholt by phone (519-741-2200 ext. 7157) or by email
(juliane.vonwesterholt(a�kitchener.ca).
Juliane von Westerholt, MCIP, RPP
Senior Planner
Region of Waterloo
April 27, 2018
Holly Dyson
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Dyson:
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 i o n ofwate r l o o. ca
File: D20-20/VAR KIT GEN
(2) /56 BLEAMS, First Christian Reformed Church
(5) /06 HIGHLAND, Savic Homes, 1402-1430
Highland Rd W
(6) /15 KING KIT, James Fryett Architect Inc.
624 King St W
(7) /06 FREDERICK, 834220 Ontario Inc.
Re: Committee of Adjustment Meeting on December 12, 2017, City of
Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 51 Chestnut Street (A 2018-043): No concerns.
2. 1275 Bleams Road (A 2018-044): No concerns.
3. 46 Paige Street (A 2018-045): No concerns.
4. 671 Glasgow Street Unit 7 (A 2018-046): No concerns.
5. 1430 Highland Road West (A 2018-047): No concerns.
6. 624 King Street West (A 2018-048): No concerns.
7. 268 Frederick Street (A 2018-049): No concerns or requirements for this
application. However, the owner please be advised that any redevelopment
application for these lands may require dedication of 3.13 metre road widening
along property frontage on Frederick Street and a 7.62 metre daylight triangle at
the Pequegnat Avenue/Frederick Street intersection.
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
2715832 Version: 1
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4757 ext 3867
Grand River Conservation Authority
Resource Management Division
Andrew Herreman, Resource Planning
Technician
PLAN REVIEW REPORT: City of Kitchener
Holly Dyson
DATE: May 7, 2018
400 Clyde Road, P.O. Box 729
Cambridge, Ontario N1 R 5W6
Phone: (519) 621-2761 ext. 2228
E-mail: aherreman@grandriver.ca
YOUR FILE: See below
RE: Applications for Minor Variance:
A 2018-043
51 Chestnut Street
A 2018-044
1275 Bleams Road
A 2018-045
46 Paige Street
A 2018-046
671 Glasgow Street, Unit 7
A 2018-047
1402-1430 Highland Road West
A 2018-048
624 King Street West
A 2018-049
268 Frederick St
Applications for Consent:
B 2018-031 & B 2018-032 25 & 75 Fallowfield Drive
GRCA COMMENT*:
The above noted applications are located outside the Grand River Conservation Authority areas
of interest. As such, we will not undertake a review of the applications and plan review fees will
not be required. If you have any questions, or require additional information, please contact me.
Sincerely,
'4k i"_
Andrew Herreman
Resource Planning Technician
Grand River Conservation Authority
*These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1, of i
Grand River Conservation Authority.