HomeMy WebLinkAboutDSD-2021-201 - A 2021-113 - 1421 Victoria St. NStaff Report
Develo n7ent Services Deoartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: October 19, 2021
www. kitchener ca
SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Rice Menezes, Sheryl, Planning Technician (Zoning)
519-741-2200 ext. 7844
WARD(S) INVOLVED: Ward 1
DATE OF REPORT: October 11, 2021
REPORT NO.: DSD -2021-201
SUBJECT: Minor Variance Application A2021-113
1421 Victoria Street North
Owner — Alkier Motor Sport Group
Applicant — Kristen Barisdale / GSP Group Inc.
RECOMMENDATION:
That application A2021-113 requesting permission for a commercial use to operate in an
existing commercial building having 19 parking spaces rather than the required 29 spaces,
be approved, subject to the following conditions:
a. That a Zoning (Occupancy) Certificate is submitted to the Planning Division;
b. That the Owner applies for a building permit prior to construction to the
satisfaction of the Building Division;
c. That the variance is for the proposed craftsman shop, office and retail use only;
and,
d. That variances noted above be completed by May 1, 2022. Any request for a time
extension must be approved in writing by the Manager of Development Review (or
designate) prior to completion date set out in this decision. Failure to complete
the conditions will result in this approval becoming null and void.
*** 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 as Commercial in the City's Official Plan and identified as Urban Corridor
on the Urban Structure Map.
The property is zoned as COM -2 (109) (General Commercial) in Zoning By-law 2019-051.
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:
View of property from corner of Victoria St N and Smetana Dr
General Intent of the Official Plan
The intent of the Commercial designation is to serve a city or community commercial function in an
auto -oriented area. The Urban Corridor designation in the Urban Structure map is to provide a range
of retail and commercial uses that should be transit -supportive and functions as a `spine of the
community' as well as a destination for surrounding neighbourhoods. The proposed parking variance
will provide sufficient parking for customers and staff and there is also transit available on this Regional
road. Staff are of the opinion that the intent of the Official Plan is met.
General Intent of the Zoning By-law
The intent of the Zoning By-law is to ensure that there is sufficient parking for a use. The proposed
business will occupy the existing building with approximately 25% floor area for retail, 25% office space
and 50% craftsman shop (including storage). There are to be four full-time employees and two seasonal
employees. The applicant has advised that the business would require a total of 13 spaces to
accommodate their employees and the retail component of the business. As well, it is noted that Victoria
Street is well supported with public transit as an option to visit the site. Staff are of the opinion that the
general intent of the by-law is met.
Is the Variance Minor?
As there is sufficient parking onsite and the surrounding area will not be impacted, staff are of the opinion
that the variance is minor.
Is the Variance Appropriate?
As noted above, the parking provided is sufficient for the proposed use and there is sufficient bus
transportation on the street. There would be no negative impact on the surrounding street or
neighbourhood. In addition, Transportation Planning staff have no concerns with the variance. Staff
are of the opinion that the variance is appropriate.
Building Comments:
The Building Division has no objections to the proposed variance provided building permit for the
renovations is obtained prior to construction. Please contact the Building Division at
building@kitchener.ca with any questions.
Transportation Comments:
After reviewing the rational provided within the application to reduce the parking rate, Transportation
Services can support the requested parking reduction to 19 parking spaces from the required 29
parking spaces, based on their business model of number of employees and expected customers.
Heritage Comments: No comments.
Engineering Comments: No comments.
Environmental Planning Comments: No comments.
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
Committee of Adjustment meeting. A notice sign 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.
October 07, 2021
Kristen Hilborn
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
150 Frederick Street, Sth Floor
Kitchener ON N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4449
www. reg i o n ofwate r l o o. ca
City of Kitchener File No.: D20-20/
200 King Street West VAR KIT GEN
P.O. Box 1118
Kitchener, ON N2G 4G7 (5) VAR KIT/ 388 TO 400 KING STREET EAST
MIXED USE DEVELOPMENT
(8) /VAR KIT, 133 WELLINGTON STREET NORTH
1001235 ONTARIO LIMITED
(10,11) /VAR KIT, 75 79 LOUISA STREET
RANDALL MASYK
(14) /VAR KIT 134 WOOLWICH STREET 124
WOOLWICH STREET JAMES & SUE ROBERTS
(15)/52, 300 BRIDGE STREET EAST COLDPOINT
HOLDINGS
Dear Ms. Hilborn:
Re: Committee of Adjustment Applications Meeting October 19, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have following comments:
1) A 2021-105 — 25 Courtland Avenue East — No concerns to the application
provided the parking spots/vehicles are located within the private property.
Imagery shows that currently the vehicles are being parked just abutting the
sidewalk. The staff note that this property abuts a high traffic Regional road, and
is in close proximity of a high volume Regional road intersection. Therefore, it is
strongly recommended that the City's traffic staff make sure the vehicles can
manoeuvers safely without impacting the road traffic. Also, the owners must be
advised that a dedicated widening of 4.Om approximately would be required on
Document Number: 3844309
Page 1 of 3
any future development application(s) e.g. Site Plan, Consent. At such times in
future, the parking spots would be impacted accordingly.
2) A 2021-106 — 37 Highland Road West —The applicant is proposing an additional
house at the back of the property. There are no concerns to this application.
However, the owners are advised that a dedicated widening of 4.Om
approximately would be required on any future development application(s) e.g.
Site Plan, Consent.
3) A 2021-107 — 26-28 Ellen Street West —No concerns.
4) A 2021-108 — 102 Fenwick Court — No Concerns.
5) A 2021-109 — 388 King Street East — No Concerns.
6) A 2021-110 — 125 Seabrook Drive — No Concerns to the application. However,
staff note that an education institution is considered as a noise sensitive land use
and may have impacts from the environmental noise sources in the vicinity.
7) A 2021-111 — 52 Anvil Street — No Concerns.
8) A 2021-112 — 135 Wellington Street North — No Concerns.
9) A 2021-113 — 1421 Victoria Street North — No Concerns.
10)A 2021-114 — 75 Louisa Street — No Concerns.
11)A 2021-115 — 79 Louisa Street — No Concerns.
12)A 2021-116 — 74 Rutherford Drive (Retained) — No Concerns.
13)A 2021-117 — 74 Rutherford Drive (Severed) — No Concerns.
14)A 2021-118 — 134 Woolwich Street — No Concerns.
15)A 2021-119 — 300 Bridge 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
KA
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
CofNo-� Kitchener. ca
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Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
PLAN REVIEW REPORT: City of Kitchener
Sarah Goldrup
DATE: October 5, 2021 YOUR FILE: A2021-113
GRCA FILE: A2021-113 — 1421 Victoria Street North
RE: Application for Minor Variance A2021-113
1421 Victoria Street North, City of Kitchener
Rick Willms
GRCA COMMENT*:
The Grand River Conservation Authority (GRCA) has no objection to the above -noted
minor variance application.
BACKGROUND:
1. Resource Issues:
Information currently available at this office indicates that the subject property is
adjacent to Kolb Creek and contains the regulated allowance adjacent to the
watercourse and floodplain. A copy of our resource mapping is attached.
2. Legislative/Policy Requirements and Implications:
It is our understanding that the applicant is requesting a reduction in the number of
required parking spaces to facilitate a new business within the existing building.
GRCA staff have no objections to the intent of the application and we do not
anticipate any impacts to the adjacent watercourse or floodplain as a result of this
application.
Due to the features noted above, a portion of the property is regulated by the GRCA
under Ontario Regulation 150/06 — Development, Interference with Wetlands and
Alterations to Shorelines and Watercourses Regulation.
Any future development within the regulated area on the subject lands will require
the prior issuance of a permit pursuant to Ontario Regulation 150/06. The permit
process involves the submission of a permit application to this office, the review of
the application by Authority staff and the subsequent approval/refusal of the permit
application by the GRCA.
NAResource Management Division\Resource Planning\Waterloo Region\KITCHENER\2021\Minor Variance\A2021-113 - Page 1 of 2
1421 Victoria Street North\A2021-113 - 1421 Victoria Street North.docx
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
3. Plan Review Fees:
This application is considered a `minor' minor variance and in accordance with the
GRCA's 2021 Plan Review Fee Schedule, the applicable fee is $280.00. The
applicant will be invoiced in the amount of $280.00 under separate cover.
Should you have any questions or require further information, please do not hesitate to
contact me at 519-621-2763 ext. 2228.
Sincerely,
Andrew Herreman, C T
Resource Planning Technician
Grand River Conservation Authority
Encl.
* These comments are respectfully submitted as advice and reflect resource concerns
within the scope and mandate of the Grand River Conservation Authority
cc: Rick Willms (via email only)
Kristen Barisdale, GSP Group Inc. (via email only)
NAResource Management Division\Resource Planning\Waterloo Region\KITCHENER\2021\Minor Variance\A2021-113 - Page 2 of 2
1421 Victoria Street North\A2021-113 - 1421 Victoria Street North.docx
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