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Home My WebLink AboutDSD-2021-136 - A 2021-075 - 10 Pearson StREPORT TO:Committee of Adjustment DATE OF MEETING:July 20, 2021 SUBMITTED BY:Bateman,Brian,Senior Planner, 519-741-2200ext. 7869 PREPARED BY:Schneider,Eric, Planner, 519-741-2200 ext. 7843 WARD(S) INVOLVED:Ward3 DATE OF REPORT:July 9,2021 REPORT NO.:DSD-2021-136 SUBJECT:Minor Variance Application A2021-075 10 Pearson Street Owner–PDCP Block 9 Industrial Limited Partnership Applicant-Heather Price(GSP Group Inc.) RECOMMENDATION: That application A2021-075requesting permission toconstruct an industrial building having a front yard setback of 3.1m rather than the required 6m; a minimum parking rate for manufacturing use of 1 off-street parking space per 140 sq.m of Gross Floor Area (GFA) rather than the required 1 off-street parking spaces per 90 sq.m of GFA; and, a minimum parking rate for office use at 1 off-street parking space per 45 sq.m of GFA rather than the required 1 off-street parking space per 33 sq.m of GFA beapproved. REPORT HIGHLIGHTS: The applicant is requestingpermission to construct an industrial building with reductions in front yard setback (Table 10-2 of Section 10 in ZBL 19-051) and parking rates for manufacturing and office (Table 5-5 of Section 15 in ZBL 19-051). *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Location Map:10 Pearson Street BACKGROUND: Thesubject propertylocated at 10 PearsonStreetis designated asGeneral Industrial Employment in theCity’s Official Plan and identified as an Industrial Employment Areaon the City’s Urban StructureMap. The property is zoned asGeneral Industrial Employment (EMP-2)with site specific provision 105 in Zoning By-law 19-051. In 2013the subject property waspart of draft approved industrial subdivision 30T-13202 (Block 9). In July 2020, the subdivision was registered as Plan 58M-656and the subject parcel was created as 10 Pearson Street.PDCP Industrial Block 9 Limited Partnership has submitted a Site Plan application(SP21/050/P/ES)to construct a roughly 5,500 square metre industrial buildingthatis currently under review. REPORT: Planning Comments: 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 1.The subject property is designated General Industrial Employmentin the Official Plan. This designation aims to provide a broad range of industrial uses.The proposed buildingintends to offer a mix of warehousing, manufacturing, and associated offices. The request for reduction in front yard setback and parking rates does not interfere with the intent of the General Industrial Employment land use designation. Therefore, the requested variance meets the general intent of the Official Plan. General Intent of the Zoning By-law 2.FrontYard Setback:Theintent of the regulation that requiresa minimum of6metre frontyard setback is to ensure thatthere is adequate building separation from thestreetscape. The subject property is within a newly created subdivision that includes a boulevard space between the property line and the travelled portion of the road. The building will be over 6 metres back from the travelled portion of the road, and Staff is of the opinion that adequate building separation from the road can be met.Therefore, staff are of the opinion that the requested variance for reduction in frontyard setbackmeets the general intent of Zoning By-law. Parking Rate:The intent of the parking rates within the Zoning By-law are to provide adequate storage for motor vehicles on site. Theparking rates within the Zoning By-law attempt to capture a typical manufacturing/office/warehouse operation based on parking spaces per square metre of gross floor area (GFA). Staff acknowledge that the amount of parking required for these uses can vary greatly depending on the size of the product being manufactured/warehoused, the production methods, and equipment required. Adjustmentsto these rates is sometimes necessary to capture a more accurate picture of the parking demands for a property. Reduction in parking for motor vehicles can also be justified in providing alternative means for transportation. Staff notes that the applicant is providing Class A (indoor/secured) bicycle parking and shower/change facilities to provide options for alternative modes of transportation to the site. Staff also note that the subject site is serviced by the nearby GRT Route 26 that provides another alternative mode of transportation to the site. Staff is of the opinion that the parking rates requested by the applicant are adequate to provide storage for motor vehicles to the site. Therefore, staff is of the opinion that the requested variance meets thegeneral intent of the Zoning By-law. Is the Variance Appropriate? 3.Therequested variances are expected to contribute to a functional industrial site with appropriate parking capacity and building separation from the street. Therefore,Staff are of the opinion that the requested variances are appropriate. Is the Variance Minor? 4.The requested reduction in front yard setback isnot expected to cause adverse impacts to the surrounding neighbourhood. The requested reduction in parking represents a slight decrease in overall motor vehicle parking on site. Therefore the requested variancesareconsidered minor. City Planning staff conducted a site inspection of the property on July 2, 2021. View of Vacant Site(July 2, 2021) Building Comments: The Building Division has no objections to the proposedvariance. Transportation Comments: Transportation Services can support the proposed reduction in parking for the site given the justification provided in the attached cover letter. Heritage Comments: No heritage planning concerns. EnvironmentalComments: No environmental planning 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 sign was placed on the propertyadvising 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 ownerswithin 30 metres of the subject property. PREVIOUS REPORTS/AUTHORITIES: None. June 29, 2021 Kristen Hilborn City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 (9)/VAR KIT, 926 KING STREET EAST VIVE Kitchener, ON N2G 4G7 DEVELOPMENT CORP (15)/28, 120 BULLOCK STREET HOMER WATSON BUSINESS PARK (17,18)/VAR KIT, 102 WATERLOO STREET 2820580 ONTARIO INCORPORATED Dear Ms. Hilborn: Re: Committee of Adjustment Applications Meeting July 20, 2021, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1) A 2021-061 29 Floral Crescent No Concerns. 2) A 2021-062 316 Quaiser Court No Concerns. 3) A 2021-063 48 Martin Street No Concerns. 4) A 2021-064 34 Uxbridge Crescent No Concerns. 5) A 2021-065 117 Golden Meadow Crescent No Concerns. 6) A 2021-066 195 Yellow Birch Drive No Concerns. 7) A 2021-067 806 Belmont Avenue West No Concerns. 8) A 2021-068 71 Massey Avenue No Concerns. 9) A 2021-069 926 & 936 King Street East No Concerns. 10) A 2021-070 124 Walker Street No Concerns. 11) A 2021-071 19 Anson Court No Concerns. 12) A 2021-072 53 Plaza Court No Concerns. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌАЊЌЊВА tğŭĻ ƚŅ Ћ 13)A 2021-073538 Victoria Street SouthNo Concerns. 14) A 2021-074 42 Florence Avenue No Concerns. 15) A 2021-075 10 Pearson Street No Concerns. 16) A 2021-076 61 Strange Street No Concerns. 17) A 2021-077 102 Waterloo Street (Retained) No Concerns. 18) A 2021-078 102 Waterloo Street (Severed) No Concerns. 19) A 2021-079 1170 King Street East No Concerns. 20) A 2021-080 815 & 825 King Street East 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 C (226) 753-0368 CC: Dianna Saunderson CofA@Kitchener.ca 2 July 9, 2021 Dianna Saunderson Via email only City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Saunderson, Re: July 20, 2021 Committee of Adjustment Meeting ______________________________________________________________________ Applications for Minor Variance A 2021-052 74 Chestnut Street A 2021-061 29 Floral Crescent A 2021-062 316 Quaiser Court A 2021-063 48 Martin Street A 2021-064 34 Uxbridge Crescent A 2021-065 117 Golden Meadow Crescent A 2021-066 195 Yellow Birch Drive A 2021-067 806 Belmont Avenue West A 2021-068 71 Massey Avenue A 2021-069 926 & 936 King Street East A 2021-070 124 Walter Street A 2021-071 19 Anson Court A 2021-072 53 Plaza Court A 2021-073 538 Victoria Street South A 2021-074 42 Florence Avenue A 2021-075 10 Pearson Street A 2021-076 61 Strange Street A 2021-077 102 Waterloo Street A 2021-078 102 Waterloo Street A 2021-079 & A2021-080 1170 King Street East & 815 & 825 Weber Street East Applications for Consent B 2021-036 301 Thaler Avenue B 2021-037 362 Lancaster Street West B 2021-038 257 Dumfries Avenue B 2021-039 102 Waterloo Street *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. Applications for Consent (Continued) B2021-0401170 King Street East, 815 & 825 Weber Street East B2021-0411170 King Street East, 815 & 825 Weber Street East 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 at 519-621-2763 ext. 2228 or aherreman@grandriver.ca. Sincerely, Andrew Herreman, CPT Resource Planning Technician Grand River Conservation Authority