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Home My WebLink AboutDSD-20-087 - A 2020-036 - 1643 Bleams Rd REPORT TO: Committee of Adjustment DATE OF MEETING: August 18, 2020 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Lisa Thompson, Planning Technician 519-741-2200 ext. 7847 WARD: 5 DATE OF REPORT: July 8, 2020 REPORT #: DSD-20-087 SUBJECT: A2020-036 1643 Bleams Road Applicant Sarah Code Recommendation: Approval Location Map: 1643 Bleams Road *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. REPORT Planning Comments: The subject property located at 1643 Bleams Road is zoned I-1, 715R, 24HSR / I-1, 464U, 81H, 24HSR & P- 2 in Zoning By-law 85-1. The property is designated Neighbourhood Institutional in the Rosenberg Secondary Plan of the Official Plan. Staff conducted a site inspection of the property on April 21, 2020. The property is developed with a religious institution, a dwelling for the religious institution and an accessory building. The applicant is proposing to demolish the old accessory building to construct a new pavilion building with a covered picnic area. A site plan application has been submitted and has received Approval in Principle, subject to approval of a minor variance. The applicant is requesting relief from Special Holding Provision 24HSR to allow a building permit to be issued for the new accessory building without full municipal services being available to the property. Overall Site Plan Detailed Site Plan 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. Relief from Special Holding Provision 24HSR General Intent of the Official Plan 1. The subject property is designated Neighbourhood Institutional in the Rosenberg Secondary Plan of the Official Plan. The Official Plan aims to develop complete neighborhoods with all amenities being within a reasonable distance of residential uses. A religious institution is part of a complete neighbourhood and therefore meets the general intent of the Official Plan. General Intent of the Zoning By-law 2. The intent of zoning regulation 24HSR is to prevent building permits being issued until such time as adequate municipal services are available to the site. This holding provision was put in place to ensure that the religious facility did not significantly expand or redevelop with another use on the large parcel of land without full municipal services being available. Presently, the site functions with a septic system and well that will continue to meet the needs of the religious institution and the new pavilion and picnic shelter, as these facilities are intended to be used by the members of the congregation. The addition of the pavilion will not significantly increase the usability of the property and it is not anticipated that this structure will impact the existing private service capacity. Therefore, allowing a building permit to be issued for the pavilion and picnic shelter meets the general intent of the Zoning By-law. Is the Variance Appropriate? 3. The requested variance to allow permission for a building permit to be issued without full municipal services being available on the site is appropriate as the proposed pavilion and picnic shelter will not increase demand on the existing septic system or well and is essentially a replacement of an old accessory building that is being demolished. Staff considers the requested minor variance appropriate. Is the Variance Minor? 4. Allowing a building permit to be issued for the accessory building on the site is minor as it will replace the building to be demolished, is generally in the same location, and will not create any greater burden on the private services that exist on site now. Therefore, the requested variance is considered minor. Engineering Comments: The developer has confirmed that no municipal services are required for this structure. Engineering has no comments or concerns regarding construction of the pavilion building. The holding provision however, should remain on the balance of the site until services are available. Building Comments: The Building Division has no objections to the proposed variance provided building a permit for the pavilion is obtained prior to construction. Please contact the Building Division @ 519-741-2433 with any questions. Transportation Services Comments: Transportation Services has no concerns with the proposed application. RECOMMENDATION That minor variance application A2020-036 requesting relief from Special Holding Provision 24HSR to permit construction of a pavilion and covered picnic area in advance of full municipal services being available on site be approved without conditions. Lisa Thompson _____ Lisa Thompson, CPT Juliane von Westerholt, B.E.S., MCIP, RPP Planning Technician Senior Planner April 17, 2020 Juliane von Westerholt City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 1) VAR KIT, ELEV08 Properties Kitchener, ON N2G 4G7 8) 56 BLEAMS, FREEDON IN CHRIST PENTECOSTAL CHURCH Dear Ms. Westerholt: Re: Committee of Adjustment Applications April 2020, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1) A 2020-029 293 King Street East No Concerns. 2) A 2020-030 366 Rivertrail Avenue No Concerns. 3) A 2020-031 10 Martin Street No Concerns. 4) A 2020-032 201 Featherstone Crescent No Concerns. 5) A 2020-033 210 Rivertrail Avenue No Concerns. 6) A 2020-034 25 Shanley Street No Concerns. 7) A 2020-035 371 Biehn Drive No Concerns. 8) A 2020-036 1643 Bleams Road No Concerns. 9) A 2020-037 886 Strasburg Road No Concerns. 10) A 2020-038 121 Grand Flats Trail No Concerns. 11) A 2020-039 52 Helena Feasby Street No Concerns. 12) A 2020-040 251 Margaret Avenue No Concerns. 13) A 2020-041 56 Wilhelm Street No Concerns. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌЋАЊААЉ tğŭĻ Њ ƚŅ Ћ 14) A 2020-042 948 Chapel Hill Court No Concerns. 15) A 2020-043 285 Connaught Street No Concerns. 16) A 2020-044 50 West Avenue No Concerns. Please be advised that any development on the lands subject to the Applications noted above are subject to the provisions of the Regional Development Charge By-law 14-046 or any successor thereof and may require the 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 above. If a site is subject to more than one application, additional comments may apply. Please forward any decision on the above mentioned application to the undersigned. Yours Truly, Joginder Bhatia Transportation Planner (519) 575-4500 Ext 3867 April 23, 2020 Via email Holly Dyson, Administrative Clerk Legislated Services, City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Dyson, Re: Plan Review Report Applications for Minor Variance: A2020-029 293 King Street East A2020-030 366 Rivertrail Avenue A2020-031 10 Martin Street A2020-032 201 Featherstone Crescent A2020-033 210 Rivertrail Avenue A2020-034 25 Shanley Street A2020-035 371 Biehn Drive A2020-036 1643 Bleams Road A2020-037 886 Strasburg Road A2020-038 121 Grand Flats Trail A2020-039 52 Helena Feasby Street A2020-040 251 Margaret Avenue A2020-041 56 Wilhelm Street A2020-042 948 Chapel Hill Court A2020-043 285 Connaught Street CC2020-001 75 Tillsley Drive Applications for Consent: B2020-020 948 Chapel Hill Court B2020-021 944 Chapel Hill Court B2020-024 124 Walker Street B2020-025 285 Connaught 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 Page 1 of 2 fees will not be required. If you have any questions, or require additional information, please contact Chris Foster-Pengelly, Resource Planner at 519-621-2763 ext. 2319 or cfosterpengelly@grandriver.ca. Sincerely, Melissa Larion, MCIP, RPP Supervisor of Resource Planning Grand River Conservation Authority Page 2 of 2 *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Grand River Conservation Authority.