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Home My WebLink AboutDSD-2021-185 - A 2021-103 and A 2021-104 - 331 & 341 Hesh Cres.REPORT TO:Committee of Adjustment DATE OF MEETING:September 21, 2021 SUBMITTED BY:Bateman,Brian,Senior Planner, 519-741-2200ext. 7869 PREPARED BY:Schneider,Eric, Planner, 519-741-2200 ext. 7843 WARD(S) INVOLVED:Ward1 DATE OF REPORT:September 10, 2021 REPORT NO.:DSD-2021-185 SUBJECT:Minor Variance Application A2021-103 & A2021-104 331 & 341 Hesh Crescent Owner-Rockway Holdings Limited Applicant-Chris Pidgeon, GSP Group Inc RECOMMENDATION: That applicationsA2021-103 & A2021-104requesting permission toadd the use “Bulk Fuel and Oil Storage Establishment” to the subject lands to allow the construction of a wholesale compressed gases establishmentbeapproved, subject to the following condition: 1.That the owner submits a site plan application to the satisfaction of the Director of Planning. REPORT HIGHLIGHTS: The applicant is requestingto add the use “Bulk Fuel and Oil Storage Establishment” to the subject lands. The lands are currently vacant. The applicant intends to construct a building to be used for a wholesale compressed gases establishment. Location Map:331 & 341 Hesh Crescent *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. BACKGROUND: Thesubject propertylocated at 331 & 341 Hesh Crescentis designated Business Park Employment in the City’s Official Plan and identified as anIndustrial EmploymentAreaon the City’s Urban StructureMap. The property is zoned General Business Park Employment(EMP-5)in Zoning By-law 2019-051. The subject lands are located within industrial subdivision 30T-01204, draft approved July 17, 2002. The subject lots were created when the plan was registered on December 5, 2006 as Plan 58M-424. The lands are currently vacant. 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 Business Park Employmentin the Official Plan. Business Park Employment areas are regarded as prestigious locations for industrial uses due to its access to major transportation corridors and high visibility. Policy 15.D.6.30 explains that in addition to manufacturing and other employment uses typically found in the General Industrial Employment land use designation, other service related business uses are permitted such as catering, automotive service stations, and industrial offices. The proposed use of “bulk fuel and oil storage establishment” is a permitted use in the General Industrial Employment land use designation and zone. Accordingly, the requested use is considered a general industrial employment use that can be considered within the Business Park Employment land use designation.Therefore, the requested variance meets the general intent of the Official Plan. General Intent of the Zoning By-law 2.Thepurpose of the General Business Park Employment Zone (EMP-5) is to accommodate a limited range of industrial uses to form anemployment business park. The proposed use and construction of a building to be used for a gases and welding supply company is a typical employment use that can be considered similar to other usespermitted in an industrial business park. Staff is of the opinion that the proposed use will contribute to the future development of this industrial subdivision and will complement and coexist with other general industrial uses that are permitted in the zone that will eventually be developed in the rest of the business park. Therefore, Staff is of the opinion that the requested variance meets the general intent of the Zoning By-law. Is the Variance Appropriate? 3.The proposed use is an industrial employment use thatis similar to andcomplementsother industrial uses within the developing industrial subdivision that comprises the surrounding lands. Staff isof the opinion that the proposed use is appropriate for the subject lands and surrounding neighbourhood. Is the Variance Minor? 4.The proposalto add an employment use to the lands can be considered minor as it represesents the addition of one use that is permitted in other employment zones, and is not expected to have adverse impacts on abutting properties or the surrounding neighbourhood. City Planning staff conducted a site inspection of the property on September2, 2021. View of Vacant Lands(September2, 2021) Building Comments: The Building Division has no objections to the proposed variance. Transportation Comments: Transportation Services does not have any concerns with the proposed application. Heritage Comments: There are 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 signed 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 owners within 30 metres of the subject property. PREVIOUS REPORTS/AUTHORITIES: 30T-01204 September03, 2021 Kristen Hilborn City of KitchenerFile No.: D20-20/ 200 King Street WestVAR KIT GEN P.O. Box 1118 Kitchener, ONN2G 4G7(8)VAR KIT/ 16 TO 20 QUEEN STREET NORTH MOMENTUM DEVELOPMENTS (11)/28, 120 BULLOCK STREET HOMER WATSON BUSINESS PARK (12)/15 KIT/SEC WESTMOUNT AND BLOCK LINE WINSTON HALL NURSING HOME Dear Ms. Hilborn: Re:Committee of Adjustment Applications Meeting September,2021, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: A 2021-084(Amended)210 Tartan Avenue No Concerns. A 2021-09221 Nne Pines Road No Concerns. A 2021-0931248 Ottawa Street South There are no concernstotheminor variance application inthe existing conditions.However, the applicantsmust be advisedthata future road dedicationofapproximately1.2mmayberequired from the above propertyincase of anypotentialfuture development application, to complywiththe designated road width of30.48m for the Ottawa Street South(RR #04). At such times in future, the parking spots would have0.8mclearancefrom theOttawa Street propertyline. A2021-09450 Valleybrook Drive No Concerns. A 2021-0951791 Glasgow Street No Concerns. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌБЉВВЎБ tğŭĻ Њ ƚŅ Ћ 6)A 2021-09661 Warren RoadNo Concerns. 7) A 2021-097 17-19 Peter Street No Concerns. 8) A 2021-098 16-20 Queen Street North No Concerns. 9) A 2021-099 111 Gay Crescent No Concerns. 10) A 2021-100 (Updated) 932 Eaglecrest Court No Concerns. 11) A 2021-101 20 Pearson Street & 160 Bullock Street No Concerns. 12) A 2021-102 695 Block Line Road No Concerns. 13) A 2021-103 to 104 331 & 341 Hesh Crescent 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 September 9, 2021 Dianna Saunderson Via email only City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Saunderson, Re:September 21, 2021Committee of Adjustment Meeting ______________________________________________________________________ Applications for Minor Variance A 2021-084210 Tartan Avenue A 2021-09221 Nine Pines Road A 2021-0931248 Ottawa Street South A 2021-09450 Valleybrook Drive A 2021-0951791 Glasgow Street A 2021-09661 Warren Road A 2021-09717-19 Peter Street A 2021-09816-20 Queen Street North A 2021-099111 Gay Crescent A 2021-100932 Eaglecrest Court A 2021-10120 Pearson Street & 160 Bullock Street A 2021-102695 Block Line Road A 2021-103 to 104331 & 341 Hesh Crescent Application for Consent B 2021-043303 Park Street 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 *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.