HomeMy WebLinkAboutDSD-2021-77 - B 2021-026 - 41 Ardelt Pl.REPORT TO:Committee of Adjustment
DATE OF MEETING:May 18,2021
SUBMITTED BY:von Westerholt,Juliane,Senior Planner,519-741-2200 ext. 7157
PREPARED BY:Dumart,Craig,Planner, 519-741-2200ext. 7073
WARD(S) INVOLVED:Ward3
DATE OF REPORT:May 6,2021
REPORT NO.:DSD-2021-77
SUBJECT:Consent ApplicationB2021-026
41 ArdeltPlace
Owner:Doyle Investment Corporation
Applicant: Steve Thompson,S Thompson Development Services
RECOMMENDATION:
That application B2021-026for consent to create one new lot and retain one lot to be used
for industrial usesbe approved subject to the following conditions:
1.That the Owner shall obtain a tax certificate from the City of Kitchener to verify that
there are no outstanding taxes on the subject property(ies) to the satisfaction of
the City’s Revenue Division;
2.That the owner provide a digital file of the deposited reference plan(s) prepared by
an Ontario Land Surveyorin PDF and either .dwg (AutoCad) or .dgn (Microstation)
format, as well as two full size paper copies of the plan(s).The digital file needs to
be submitted according to the City of Kitchener's Digital Submission Standards to
the satisfaction of the City’s Mapping Technologist.
3.That the Owner makesfinancial arrangements to the satisfaction of the City's
Engineering Division for the installation of any new service connections to the
severed and/or retained lands.
4.That the Owner providesa servicing plan showing outlets to the municipal servicing
system to the satisfaction of the Director of Engineering Services.
5.That the Owner submitsa complete Development and Reconstruction As-Recorded
Tracking Form (as per the Public Sector Accounting Board (PSAB) S. 3150) together
with a digital submission of all AutoCAD drawings required for the site (Grading,
Servicing etc.) with the corresponding correct layer names and numbering system to
the satisfaction of the Director of Engineering Services.
6.That the Owner provides Engineering staff with confirmation that the basement
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
elevation can be drained by gravity to the street sewers.If this is not the case, then
the owner would have to pump the sewage via a pump and forcemain to the property
line and have a gravity sewer from the property line to the street to the satisfaction
of the Director of Engineering Services.
7.That, prior to final approval, the Owner receives site plan approval to acknowledge
the existing parking and site conditions for the retained and severed landsto the
satisfaction of the Manager of Site Development and Customer Service .
8.That, prior to final approvalthe Owner provides funds to Engineering Services for
a future 1.8m concrete sidewalk along the entire length of frontage of the severed
portion ofthe original property that fronts on to Ardelt Avenue (21.336m as noted
on the submitted plan).
9.That, prior to final approval, the applicant submits the Consent Application Review
Fee of $350.00 to the Region of Waterloo.
REPORT HIGHLIGHTS:
The application is requesting to sever the existing parcel into two lots.The retained lotwill continue
to have frontage on Ardelt Place, while the severed lot will have frontage along Ardelt Avenue.
Proposed lot fabrics
Location Map: 41 Ardelt Place
REPORT:
BACKGROUND:
Thesubject property is designated as Heavy IndustrialEmploymentin the City’s Official Planand is
zoned as Heavy Industrial Zone (M-4) with Special Regulation Provision 331Rin Zoning By-law
85-1.
Planning Comments:
The subject lands are a through lot with frontage along Ardelt Place and Ardelt Avenue.The Owner
is requesting permission to sever the subject lands into two lots. Thesevered lotwould have lot
frontagealong Ardelt Avenue with of 21.3metres of frontage and an area of 36760square metres
(3.676ha),while the retained lotwouldcontinue to havelot frontagealong ArdeltPlace with183
metresof frontage, and an area of 31340square metres(3.143ha). The proposed lot widths and lot
areasfully comply with theM-4zone lot width and lot area requirements.
City Planning staff conducted a site inspection of the property on April 30, 2021.
Existing industrial Building at 41 Ardelt Place
With respect to the criteria for the subdivision of land listed in Section 51(24) of the Planning Act,
R.S.O. 1990, c.P.13, staff is satisfied that the creation of the severed lotisdesirable and appropriate.
The uses of both the severed and retained parcels are in conformity with the City’s Official Plan and
Zoning By-law. Planning staff is of the opinion that the size, dimensionsand shapesof the proposed
lots are suitable for the use of the lands and compatible withsurrounding industrialarea.Both the
severedand retainedlands front onto a public street and full services are available.
Building Comments:
The Building Division has no objections to the proposed consent. Region of Waterloo and Area
Municipalities' Design Guidelines and Supplemental Specifications for Municipal Services (DGSSMS)
allows only one service per lot.
Heritage Comments:
No heritage planning concerns.
Environmental Planning Comments:
No Environmental planning concerns.
Transportation Services Comments:
Transportation Services will require funds to be dedicated to Engineering Services for a future 1.8m
concrete sidewalk along the entire length of frontage of the severed portion of the original property
that fronts on to Ardelt Avenue (21.336m as noted on the submitted plan).
Engineering Comments:
Severance of any blocks within the subject lands will require separate, individual service
connections for sanitary, storm, and water, in accordance with City policies.
The owner is required to make satisfactoryfinancial arrangements with the Engineering Division
for the installation of new service connections that may be required to service this property, all
prior to severance approval. Our records indicate sanitary, storm and water municipal services
are currently available to service this property. Any further enquiries in this regard should be
directed to Niall Melanson (niall.melanson@kitchener.ca).
Any new driveways are to be built to City of Kitchener standards. All works are at the owner’s
expense and all work needs to be completed prior to occupancy of the building.
A servicing plan showing outlets to the municipal servicing system will be required to the
satisfaction of the Engineering Division prior to severance approval.
A Development Asset Drawing (digital AutoCAD) is required for the new site infrastructure with
corresponding layer names and asset information to the satisfaction of the Engineering Division
prior to severance approval.
The owner must ensure that the basement elevation of the building can be drained by gravity to
the street sewers. If this is not the case, then the owner would have to pump the sewage via a
pump and forcemain to the property line and have a gravity sewer from the property line to the
street.
Operations Comments:
The parkland dedication requirement for this application is deferred and will be assessed at a future
site plan application.
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 theCity’s website with the agenda in advance of the
Committee of Adjustment meeting. A notice signed was placed on the property advising that a
Committee of Adjustment application has been received. The sign advises interested 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:
There are no previous reports/authorities related to this matter.
Matthew Colley
575-4757 ext. 3210
D20-20/21 KIT
May 4, 2021
Dianna Saunderson
Committee of Adjustment
City of Kitchener
P.O. Box 1118
200 King Street East
Kitchener, ON N2G 4G7
Re:Comments for Consent Applications B2021-025 to B2021-
028
Committee of Adjustment Hearing May 18,2021
CITY OF KITCHENER
B2021-025
20 Sylvia Street
Tamara McGillivray
The owner/applicant is proposing a lot addition to the adjacent parcel.
The Region has no objectionto the proposed application.
B2021-026
41 Ardelt Place
Doyle Investment Corporation
The owner/applicant is proposing a severance to create a new vacant industrial lot with
access to Ardelt Avenue.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
per new lot created prior to final approval of the consent.
Record of Site Condition:
Regional Staff acknowledge the subject lands are identified as a High Threat in the
Region’s Threats Inventory Database. The owner/applicant has completed a Record of
Document Number: 3647258Version: 1
Site Condition (RSC) #225993 to allow for the sensitive and non-sensitive uses on the
severed and retained lands. Regional Staff have no further concerns.
The Region has no objectionto the proposed application, subject to the following
conditions:
1)That prior to final approval, the owner/applicant submit the Regional consent
review fee of $350.00 per new lot created.
B2021-027
418 Alice Avenue
Kamaljit Khanna
The owner/applicant is proposing a severance to create a new residential lot.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
per new lot created prior to final approval of the consent.
The Region has no objectionto the proposed application, subject to the following
conditions:
1)That prior to final approval, the owner/applicant submit the Regional consent
review fee of $350.00 per new lot created.
B2021-028
564 and 592 Belmont Avenue West
Belmont Medical Centre Inc.
The owner/applicant is proposing a severance to have the existing commercial medical
centre at 564 Belmont Avenue West to be a separate parcel from the vacant land at 592
Belmont Avenue West. There is no proposed development on the vacant land.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
prior to final approval of the consent.
Record of Site Condition:
Regional Staff acknowledge the subject lands are identified as a Known Threat in the
Region’s Threats Inventory Database. The owner/applicant has completed a Record of
Site Condition (RSC) #225993 to allow for commercial uses on the severed and
retained lands. Regional Staff have no further concerns.
Water Services:
The subject site is fronting Belmont Ave W. There is a 450mm in diameter Regional
watermain and a 300mm in diameter local watermain. Given the proximity to a 450mm
in diameter Regional watermain, the owner/applicant should be made aware that no
Document Number: 3647258Version: 1
connection to regional watermains will be permitted in accordance with Section
B.2.1.4.1 of the Design Guidelines and Supplemental Specifications for Municipal
Services for January 2021.
The Region has no objectionto the proposed application, subject to the following
conditions:
1)That prior to final approval, the owner/applicant submit the Regional consent
review fee of $350.00 per new lot created.
General Comments
Any future development on the lands subject to the above-noted consent application(s)
will be subject to the provisions of Regional Development Charge By-law 19-037 or any
successor thereof. Please accept this letter as our request for a copy of the staff reports,
decisions and minutes pertaining to each of the consent applications noted above. Should
you require Regional Staff to be in attendance at the meeting or have any questions,
please do not hesitate to contact the undersigned.
Yours truly,
Matthew Colley,
Planner, MCIP, RPP
Document Number: 3647258Version: 1
May 6, 2021
Dianna Saunderson Via email only
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Saunderson,
Re: May 18, 2021 Committee of Adjustment Meeting
______________________________________________________________________
Applications for Minor Variance
A 2021-031 660 Avondale Avenue
A 2021-036 30 Simeon Street
A 2021-037 40 Prueter Avenue
A 2021-038 47 Kilkerran Crescent
A 2021-039 78 Shanley Street
A 2021-040 59 Bechtel Drive
A 2021-041 63 Bechtel Drive
A 2021-042 29 Gruhn Street
A 2021-043 10 Eastwood Drive
A 2021-044 54 Park Street
A 2021-045 Otterbein Road (Blocks 3 & 4)
Applications for Consent
B 2020-047 50 Brookside Crescent
B 2021-025 20 Sylvia Street
B 2021-026 41 Ardelt Place
B 2021-027 418 Alice Avenue
B 2021-028 564 & 592 Belmont Avenue West
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.
*These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 2
the Grand River Conservation Authority.
Sincerely,
Andrew Herreman, CPT
Resource Planning Technician
Grand River Conservation Authority