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Home My WebLink AboutDSD-2021-24 - A 2021-022 - 4278 King St EREPORT TO:Committee of Adjustment DATE OF MEETING:March 16, 2021 SUBMITTED BY:vonWesterholt, Juliane,Senior Planner, 519-741-2200ext. 7157 PREPARED BY:Stevenson, Garett, Senior Planner, 519-741-2200ext. 7070 WARD(S) INVOLVED:Ward 3 DATE OF REPORT:March 5, 2021 REPORT NO.:DSD-2021-024 SUBJECT:Minor Variance Application A2021-022 4278 King Street East Owner – 2748153 Ontario Inc. Applicant – Manreet Alangh RECOMMENDATION: That application A2021-022requesting a parking reduction from Section 5.6 to permit a parking rate of 1 space per 22 square metres, whereas 1 space per 19 square metres is required for a health clinic usebe approved. REPORT HIGHLIGHTS: Theapplication is requestingrelief from Section 5.6 to permita parking rate of1 space per 22 square metres rather than1 space per 19 square metres for a health clinic use.The parking reduction would permit a health clinic with 78 spaces whereas 93 would be required. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Location Map BACKGROUND: The property is designated asCommercial Campus in the City’s Official Plan and identified asa Major Transit Station Area on the City’s Urban StructureMap. The property is zoned asCOM-4: Commercial Campus in Zoning By-law 2019-051. REPORT: Planning Comments: The proposeduse is a health clinic that consists of a pain clinic, ophthalmology clinic and surgical centre. 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: General Intent of the Official Plan The proposed parking variance will facilitate a new health clinic use within the entire existing building and meets the generalintent of the Official Plan. Lands designated as Commercial Campuses are intended to serve the day-to-day and weekly commercial needs of the surrounding community and are developed as comprehensively planned commercial uses functioning as a unit and consisting of individual buildings or multi-unit building groupings. The existing building was developed as part of the Sportsworld Crossing commercial campus. Major Transit Station Areas are planned in order to support transit and rapid transit, is to provide a focus for accommodating growth through development to support existing and planned transit and rapid transit service levels, provide connectivity of various modes of transportation to the transit system, achieve a mix of residential, office (including major office), institutional (including major institutional) and commercial development (including retail commercial centres), wherever appropriate, and have streetscapes and a built form that is pedestrian-friendly and transit-oriented.The site is located with the Sportsworld MTSA which is currently served by ION bus and four local bus routes. The Region of Waterloo has approved the Ion Stage 2 route and stop locations. A future LRT station stop is proposed immediately adjacent to the subject lands within the King Street boulevard. Therefore, it is staff’s opinion that the general intent of the Official Plan is being maintained. General Intent of the Zoning By-law The purpose of the Commercial Campus zone is to accommodate a range of retail and commercial uses functioning as a unit within comprehensively planned campuses within City Nodes.Minimum parking standards are identified in the Zoning By-law to ensure that adequate parking can be provided on site for a use. A health office is appropriate for the subject lands and the existing parking supply exceeds the demand identified in the Parking Study submitted with the application. The requested variance meetsthe general intent of the zoning by-law. Is the Variance Minor? The requested variance is minor. The overall total parking reduction is fifteen spaces. The existing 78 parking spaces on site can continue to accommodate the parking demand of the proposed health clinic use. Is the Variance Appropriate? The requested variance is appropriate. The variance will allow for a new health clinic use to occupy the existing building. The lands are well served by public transportation and are planned to be served by Ion light rail transit in future. City Planning staff conducted a site inspection of the property onFebruary 26, 2021. Photo of Subject Property Building Comments: The Building Division has no objections to the proposed variance. Transportation Comments: The Parking Study completed by Paradigm Solutions for this application identified that the existing parking supply on site is more than what would be required to serve all staff and patients for the proposed health clinic use. It also noted that many patients use mobility services to access the site, which would further reduce the demand for parking on-site. Transportation Services can support the proposed reduction in parking as requested for 4278 King Street East. Heritage Comments: No heritage planning concerns. Engineering Comments: Engineering has no comments. Environmental Planning Comments: No environmental concerns. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget – The recommendation has no impact on the Capital Budget. Operating Budget –The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM – This report has been posted to the City’s website with the agenda in advance of the Committeeof Adjustmentmeeting.A notice signed was placed on the propertyadvising that a Committee of Adjustment application has been received. The sign advisesinterested parties to find additional information on the City’s website or by emailing the Planning Division. A notice of the application was mailed to all property owners within 30 metres of the subject property. PREVIOUS REPORTS/AUTHORITIES: The Committee of Adjustment approved applications B2019-029 and A2019-063 to sever a parcel of land having a width on King Street East of 14 metres, an approximate depth of 178 metresand an area of 0.84 hectares (2.1 acres),to grant an easement having a width of 14 metresand an approximate depth of 69.6 metres, in favour of the retained land for access,to permit a minimum side yard of 1.2 metresfor an existing hydro building, anda lot width of 14metres. Site Plan Application SP19/098/K/AP was approved for the relocation of the primary driveway and recognition of new lot lines associated with consent application B2019-029. February23, 2021 Holly Dyson City of KitchenerFile No.: D20-20/ 200 King Street WestVAR KIT GEN P.O. Box 1118(1)VAR KIT, MADISON AVE DEV CORP Kitchener, ONN2G 4G7 51 & 53 DAVID STREET (13)08 KING KIT, SPORTSWORLD CROSSING AND CHRISTIAN HORIZIONS (14) 06 HIGHLAND, SAVIC HOMES LIMITED (24, 25) VAR KIT, 172 WINDALE CRESCENT JASPAL VIRK Dear Ms. Dyson: Re:Committee of Adjustment Applications Meeting March16,2021, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following updated comments: 1)A2021-01051 David StreetNo Concerns. 2)A2021-01155 Franklin StreetSouthNo Concerns. 3)A2021-01239 Crosby DriveNo Concerns. 4)A2021-0132 Crosswinds DriveNo Concerns. 5)A 2021-014247 LydiaStreet No Concerns. 6)A 2021-01511 Ian Ormston DriveNo Concerns. 7)A 2021-016241 Simeon StreetNo Concerns. 8)A 2021-01790 Duchess AvenueNo Concerns. 9)A 2021-018130 Samuel StreetNo Concerns. 10)A 2021-01930 Waterbow TrailNo Concerns. 11)A 2021-02025 Margaret AvenueNo Concerns. 12)A 2021-021331 Driftwood DriveNo Concerns. 13)A 2021-0224278 King Street EastNo Concerns. 14)A 2021-0231430 HighlandRoad WestNo Concerns. 15)A 2021-024172 Windale Crescent (Retained)No Concerns. Document Number: 35739631 Docs #3573963 16)A 2021-025172 Windale Crescent (Severed)No Concerns. Please be advised that any development on the lands subject to the Applications noted above aresubject 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 developmentsprior to the issuance of a building permit. The comments contained in this letter pertain to the Application numberslistedabove. 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 C (226) 753-0368 Document Number: 35739632 Docs #3573963 March 4, 2021 Holly Dyson, Administrative Clerk Via email only Legislated Services, City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Dyson, Re:March 15,2021Committee of Adjustment Meeting ______________________________________________________________________ Applications for Minor Variance A 2021-01051David StreetA2021-018130Samuel Street A 2021-01155Franklin Street SouthA2021-01930Waterbow Trail A 2021-01239Crosby DriveA2021-02025Margaret Avenue A 2021-0132Crosswinds DriveA2021-021331Driftwood Drive A2021-014247Lydia StreetA2021-0224278King Street East A2021-01511IanOrmston DriveA2021-0231430Highland Road West A2021-016241Simeon StreetA2021-024172WindaleCrescent A2021-01790Duchess AvenueA2021-025172WindaleCrescent Applications for Consent B 2021-009104Fifth Avenue B 2021-01054Third Avenue B 2021-012140-142 Weichel Street B 2021-013146-148 Weichel Street B2021-014172WindaleCrescent The above-noted consent 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 at 519-621-2763 ext. 2228 or aherreman@grandriver.ca. Sincerely, Andrew Herreman, CPT Resource Planning Technician Grand River Conservation Authority *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1of 1 the Grand River Conservation Authority.