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Home My WebLink AboutDSD-19-013 - A 2019-003 - 487 Riverbend DrStaff Repoil Development Services Department Kix,\�R wwwkitchener. ca REPORT TO: Committee of Adjustment DATE OF MEETING: January 15, 2019 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Brian Bateman, Senior Planner— 519-741-2200 ext. 7869 WARD: 1 DATE OF REPORT: January 3, 2019 REPORT #: DSD -19-013 SUBJECT: A2019-003 — 487 Riverbend Drive Applicant — Heather Price, GSP Approve REPORT Location Map: 487 Riverbend Drive Planning Comments: The subject property located at 487 Riverbend Drive is zoned Restricted Business Park Zone (B- 2) in the Zoning By-law 85-1 with Special Regulation Provision 32R and Special Use Provision 107U. The property is designated Business Park Employment in the 2014 Official Plan (under appeal) and designated Business Park in the 1994 Official Plan. Staff conducted a site inspection of the property on December 31, 2018. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. The applicant is requesting to add the uses "health office" and "health clinic" to occupy 315 square metres or 13 percent of an existing building that has 2453 square metres of gross floor area. Defined in the Zoning By-law, a health office has 1-2 health professionals and a health clinic has 3 or more health professionals. In support of this request, an opinion letter was provided by Ms. Price the planning consultant for the applicant. View of Existing Building - Google 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 requested variance meets the general intent of the Official Plan. The subject property is designated Business Park Employment in the 2014 Official Plan (under appeal) and Business Park in the 1994 Official Plan. As such, staff will be relying on the 1994 Official Plan. The Business Park designation in the 1994 Official Plan contain policies that speak to providing service uses (including health office/clinic) within Business Park areas to complement a full range of uses within a Business Park. Staff is therefore of the opinion that the addition of this use would provide a good complementary function within the existing business park. Therefore, the requested variance meets the general intent of the Official Plan. Moreover, although the 2014 Official Plan is under appeal, the direction of the Business Park Employment designation is also to allow health office/clinics. 2. The requested variance meets the general intent of the Zoning By-law. The intent of the by-law within the Business Park (B-2) zone is to ensure that businesses with high employment levels are prioritized within these areas. General office is a permitted use within the 107U regulation and the proposed use does not fall under the list of prohibited uses noted in 107U. The proposed health office/clinics would employ a number of medical professionals, as well as other administrative staff. Staff considers the use of a portion of the existing building as health office/clinics to contribute to more overall employment on site and therefore it meets the general intent of the Zoning By-law. Health clinic and health office use is listed within the range of permitted uses within the Official Plan designation for the subject property. As health office/clinics is a permitted use in the Official Plan, the addition of this use through a variance would implement the Official Plan policy. 3. The proposed variance is considered desirable and appropriate for the development and use of the lands. Staff considers the use of the vacant space for health office/clinic use to be desirable and appropriate for the existing property. The proposed use will be subordinate occupying only 13 percent of the total floor area of the building. 4. The variance is considered minor. The use will be occupying internal vacant floor space of the existing building; therefore no expansion of the building is necessary. No parking issues are expected, as there is a surplus of parking above and beyond the minimum required by the by- law, and the addition of this use would implement the Official Plan policy and provide a complementary use in this area. 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 for the proposed interior alterations and possible change of use is obtained prior to construction. Please contact the Building Division @ 519-741-2433 with any questions. Transportation Services Comments: Transportation Services have no concerns with the proposed application. Heritage Planning Comments: No heritage planning concerns. Environmental Planning Comments: No environmental planning concerns. RECOMMENDATION That application A2019-003 requesting permission for an existing office building to have 315 square metres for health clinic or health office use whereas the By-law does not list "health clinic" or "health office" use, be approved. Brian Bateman, MCIP , RPP Senior Planner Juliane von Westerholt, BES, MCIP, RPP Senior Planner Region of Waterloo January 3, 2019 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 1, 3, 4, 5, 6, 8-13, 15-16 Re: Committee of Adjustment Meeting on Tuesday, January 15th, 2019, City of Kitchener Regional staff have reviewed the following Committee of Adjustment applications and have no comments: 1. FN 2019-001 — 27 Glasgow Street, Jay Harrison & Sean Geobey 2. SG 2019-001 — 70 King Street East, EuroPro (Kitchener) GP Inc. 3. SG 2019-002 — 439 Park Street, Jo -Ann Malhotra 4. A 2019-001 — 439 Park Street, Jo -Ann Malholtra 5. A 2019-002 — 106 Idle Creek Drive, James Abohbot 6. A 2019-003 — 487 Riverbend Drive, Grerei Investments Ltd. 7. A 2019-004 — 54 Bridge Street, Marann Homes Ltd. 8. A 2019-005 — 362 Edwin Street, Kirk and Jeraldine Van Os 9. A 2019-006 — 925 Thomas Pedder Court, Activa Holdings Inc. 10.A 2019-007 — 35 Trillium Drive, Huron Creek Holdings Corp. 11.A 2019-008 — 242 Ingleside Place, William Cody Willems 12.A 2019-009 — 63 Pinedale Drive, Sheldon John Foley 13.A 2019-010 — 150 Mill Street, Tom Ferguson 14.A 2019-011 — 270 Spadina Road East, 270 Spadina Kitchener Inc. 15.A 2019-012 — 50 Moore Avenue, Cathy DeBrabandere 16.A 2019-013 — 25 Fourth Avenue, Lino & Angela Santarossa 17.A 2018-127 — 659-663 Victoria Street South, Eight -Loop Inc. 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. Document Number: 2898843 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. Please forward any decisions on the above mentioned Application numbers to the undersigned. Yours Truly, Jason Wigglesworth, C.E.T. Transportation Planner (519) 575-4835 Filing: 2 — 06 FREDERICK — Crabby Joe's 7 — 52 — 2019641 Ontario Ltd. 14 — VAR KIT — 270 Spadina Kitchener Inc. 17 — 55 — Silicon North Real Estate Inc. 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: January 3, 2019 YOUR FILE: See below RE: Applications for Minor Variance (Signs and Fences): SG 2019-001 70 King Street East SG 2019-002 439 Park Street FN 2019-001 27 Glasgow Street Applications for Minor Variance: A 2018-127 659-663 Victoria Street South A 2019-001 439 Park Street A 2019-003 487 Riverbend Drive A 2019-004 54 Bridge Street West A 2019-005 362 Edwin Street A 2019-006 925 Thomas Pedder Court A 2019-007 35 Trillium Drive A 2019-008 242 Ingleside Place A 2019-009 63 Pinedale Drive A 2019-010 150 Mill Street A 2019-011 270 Spadina Road East A 2019-012 50 Moore Avenue A 2019-013 25 Fourth Avenue Applications for Consent: B 2019-001 427 Old Chicopee Trail B 2019-002 25 Fourth Avenue B 2019-003 31 Fourth Avenue B 2019-004 31 Fourth Avenue 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.