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Home My WebLink AboutDSD-18-181 - A 2018-137 - 1 Goodrich Dr - 1 Chandaria PlStaff Report 1\-]�i-ci �.v R Development Services Department www.kitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: December 11, 2018 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Richard Kelly-Ruetz, Technical Assistant (Planning and Zoning) — 519- 741-2200 ext. 7110 WARD: 3 DATE OF REPORT: November 29, 2018 REPORT #: DSD -18-181 SUBJECT: A2018-137 — 1 Goodrich Dr / 1 Chandaria PI Applicant — Duncan McLean Recommendation: Approve with Conditions _a Y a Subject Property T-RIL r.11IN�AY;TR1Ai � PARK k-, �;.1 " Location Map: 1 Chandaria PI / 1 Goodrich Drive REPORT Planning Comments: The subject property located at 1 Goodrich Drive (also known as 1 Chandaria Place) is zoned Heavy Industrial (M-4) Zoning By-law 85-1 and designated Heavy Industrial Employment in the City's 2014 Official Plan. The applicant is planning to use the existing industrial buildings on the property to construct insulated containers intended for modular construction and is proposing to temporarily store each container on an unused, outdoor area on the subject property. The applicant is requesting relief from Section 22.3.1 a) of the Zoning By-law to allow outdoor storage in a front yard and side yard abutting a street, whereas the By-law does not allow this. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. 1 Goodrich Drive / 1 Chandaria Place - Outdoor storage to be in parking lot area City Planning staff conducted a site inspection of the property on November 29, 2018. 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 offers the following comments. The subject property is designated Heavy Industrial in both the City's 2014 Official Plan. The intent of the Heavy Industrial designation in the 2014 Official Plan is to allow industrial uses that are devoted to heavy manufacturing and generally refer to those uses that are characterized by large volumes or materials and products, truck traffic, and as being noxious due to vibration, noise, emissions or odour. In addition, a wide variety of industrial uses is permitted. The proposed variance conforms to the designation and it is the opinion of staff the requested variance is appropriate and meets the general intent of the Official Plan. 2. The requested variance to locate outdoor storage in a front yard and a side yard abutting the street meets the general intent of the Zoning By-law. The intent of not permitting outdoor storage in a front yard or side yard abutting a street is to shield storage of materials from view of the street. The configuration of this industrial property is restrictive in the sense that there is limited space in the side or rear yard for alternate storage locations. There is a significant setback between the Goodrich Drive frontage and the building (-115 metres) and this space is currently used as asphalt/parking area. The owner is proposing to use the existing asphalt area as outdoor storage. The outdoor storage will be approximately 15 metres from the Goodrich Drive frontage. Given the industrial nature of the area, the separation of the storage area from the street, and the `clean' appearance of the storage containers proposed to be stored outdoors, staff is satisfied that the general intent of the by-law is met. A condition of approval has been added to the report to require a vegetative landscape buffer be provided to further shield the outdoor storage units from the street. The storage units are shown below. Insulated Containers as Outdoor Storage 3. Staff is of the opinion that the requested variance is minor as the approval of permitting outdoor storage on the subject lot in this instance will not cause any significant impacts to the subject property or surrounding neighbourhood. A condition of approval has been added to this report to provide a landscaped vegetative buffer along the Goodrich Drive street frontage to ensure impacts, if any, remain relatively minor. A diagram of the proposed outdoor storage and staff recommended landscape buffer requirement is shown below. l ►' e�eS 12 920 square m - A S '0 Proposed outdoor storage area commended staff mdition for a visual irrier along Goodrich ' r. frontage Proposed outdoor storage area is approximately 12,920 square metres 4. The requested variance is appropriate for the development and use of the land, as the proposed outdoor storage location is consistent with the industrial character of the area. Based on the foregoing, Planning staff recommends that this application be approved with conditions. Building Comments: The Building Division has no concerns with the proposed application. Transportation Services Comments: Transportation Services has no concerns with the proposed application. Heritage Comments: No heritage planning concerns. Environmental Comments: No environmental planning concerns. RECOMMENDATION A. That Minor Variance Application A2018-137 requesting relief from Section 22.3.1 a) of the Zoning By-law to permit outdoor storage in a front yard and side yard abutting a street, whereas this is not permitted, be approved subject to the following conditions: 1. That the outdoor storage only be permitted in the area generally shown as `Storage Area' attached as `Appendix A' to this report; 2. That a landscaped vegetative buffer be provided along the Goodrich Drive frontage adjacent to the proposed outdoor storage area (shown as `Storage Area' on Appendix A) to the satisfaction of the City's Manager of Site Development & Customer Service; 3. That a site plan be obtained by the owner of the subject property to establish the outdoor storage location(s) for the property and any required parking spaces for future use(s), as required by the City's Manager of Site Development & Customer Service; and, 4. That a Zoning (Occupancy) Certificate be obtained by the proposed occupant to ensure the outdoor storage area does not occupy any required parking spaces for the proposed use(s). Richard Kelly-Ruetz, BES Juliane von Westerholt, BES, MCIP, RPP Technical Assistant Senior Planner Region of Waterloo November 29, 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 No.: D20-20/VAR KIT GEN Re: Committee of Adjustment Meeting on December 11, 2018, City of Kitchener Regional staff have reviewed the following Committee of Adjustment applications and have following comments: 1. SG 2018-014 — 321 Fischer Hallman Road — No Concerns 2. SG 2018-015 — 371 Franklin Street North — No Concerns 3. A 2018-126 — 468 Trussler Road — No Concerns 4. A 2018-128 — 24 Crosswinds Drive — No Concerns 5. A 2018-129 — 398 Rivertrail Avenue — No Concerns 6. A 2018-130 — 374, 380 and 384 Prospect Avenue — No Concerns 7. A 2018-131 — 414 and 424 Prospect Avenue — No Concerns 8. A 2018-132 — 114-120 Victoria Street South — No Concerns 9. A 2018-133 — 121 Walter Street — No Concerns 10.A 2018-134 — 76 Grand Flats Trail — No Concerns 11. A 2018-135 — 171 Rivertrail Avenue — No Concerns 12. A 2018-136 — 248 Shady Glen Cres — No Concerns 13. A 2018-137 — 1 Goodrich Drive AKA 1 Chandaria Place — No Concerns 14. A 2018-138 — 242, 254 and 262 Queen Street South — No Concerns 15. A 2018-139 — 16 Chapel Hill Drive — No Concerns 16. A 2018-140 — 405 and 409 Nyberg Street — No Concerns 17.A 2018-141 — 1800 Victoria Street North — No Concerns 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 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. Document Number: 2877629 Please forward any decisions on the above mentioned Application numbers to the undersigned. Yours Truly, Monirul Islam, P.Eng. Transportation Planner (519) 575-4435 Grand River Conservation Authority Resource Management Division Andrew Herreman, Resource Planning Technician 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N 1 R 5W6 Phone: (519) 621-2761 ext. 2228 E-mail: aherreman@grandriver.ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: December 3, 2018 YOUR FILE: See below RE: Applications for Minor Variance (Signs and Fences): SG 2018-014 321 Fischer Hallman Road SG 2018-015 371 Franklin Street North FN 2018-003 626 Blair Creek Drive Applications for Minor Variance: A 2018-116 359 Alice Avenue A 2018-123 106 Ahrens Street West A 2018-125 810 Frederick Street A 2018-126 468 Trussler Road A 2018-128 24 Crosswinds Drive A 2018-129 398 Rivertrail Avenue A 2018-130 374, 380 & 384 Prospect Avenue A 2018-131 414 & 424 Prospect Avenue A 2018-133 121 Walter Street A 2018-134 76 Grand Flats Trail A 2018-135 171 Rivertrail Avenue A 2018-136 248 Shady Glen Crescent A 2018-137 1 Goodrich Drive/1 Chandaria Place A 2018-138 242, 254 & 262 Queen Street South A 2018-139 16 Chapel Hill Drive Applications for Consent: B 2018-121 59 Irvin Street B 2018-122 20 Victoria Marie Court/15 Prince Albert Boulevard B 2018-124 34 Third Avenue B 2018-126 53 Second Avenue B 2018-127 385 Frederick Street 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, 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 1 Grand River Conservation Authority.