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Home My WebLink AboutDSD-2021-236 - A 2021-135 - 1572 Highland Road West REPORT TO: Committee of Adjustment DATE OF MEETING: December 14, 2021 SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869 PREPARED BY: Thompson, Lisa, Planning Technician 519-741-2200 Ext. 7847 WARD(S) INVOLVED: Ward 7 DATE OF REPORT: December 1, 2021 REPORT NO.: DSD-2021-236 SUBJECT: Minor Variance Application A2021-135 1572 Highland Road West Owner - Tim Bezner, Greenbrook Development Corporation Applicant - Ryan Hicks, SRM Architects RECOMMENDATION: That application A2021-135 requesting permission to provide 43 parking spaces for a new development of a Printing and Publishing Establishment rather than the permitted maximum of 27 spaces under By-law 2019-051, be approved subject to the following condition: 1. That a maximum of 43 parking spaces shall be permitted for Site Plan application SP21/124/H/LT for a printing and publishing establishment. REPORT HIGHLIGHTS: The application is requesting permission to provide 43 parking spaces for a new printing and publishing establishment to be constructed on the property, rather than the permitted maximum of 27 spaces. Location Map *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. BACKGROUND: The property is designated as General Industrial Employment and identified as Industrial Employment Area Map. The property is zoned EMP-1 in Zoning By-law 2019-051. REPORT: Planning Comments: The subject property is located at the intersection of Highland Road West and Glasgow Street. The site is presently vacant, and staff have been working with the owner on a site plan application to develop the property with a new printing and publishing establishment. The owner has indicated that the requested 43 parking spaces are required to support the employees and provide space for customers that will attend the property. 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 Official Plan designation of General Industrial Employment is being maintained as the use of the property will be an industrial use consisting of a printing and publishing establishment along with associated warehouse and office space. This use of the property meets the general intent of the Official Plan. General Intent of the Zoning By-law The subject property is zoned EMP-1 in By-law 2019-051. This zoning by-law has implemented new parking requirements for uses in the City of Kitchener. For industrial uses, the City has imposed minimum and maximum parking requirements to ensure properties do not it is not necessary. This industrial use will employ a number of staff and will also have customers attending the property. It is the opinion of staff that the modest increase in parking spaces is appropriate to support the use on site. The proposed increase in parking spaces to 43, meets the general intent of the zoning by-law. Is the Variance Minor? The proposed 43 parking spaces will provide adequate area for both employees and customers to the site without compromising any other features of the property, such as landscaping. Staff consider a maximum of 43 parking spaces rather than 27 to be minor. Is the Variance Appropriate? The development of a printing and publishing establishment on the property is permitted pursuant to By-law 2019-051 and complies with all other zoning regulations. The increased supply of parking spaces on the site is considered appropriate by staff as the number of spaces will support the employees and visitors to the property without impacting any other features of the site or surrounding properties. Staff also note that the subject property is not on a major bus route so employees and customers must drive to the site. Building Comments: The Building Division has no objections to the proposed variance. Transportation Comments: After reviewing SRM Architects Inc. Parking Justification (November 5, 2021) letter that was submitted as part of this application, Transportation Services offer the following comments. The information provided by SRM Architects Inc. notes, the site will operate in the design, manufacturing and installation of interior and exterior signs and graphics, with employees driving to/from the site, fleet vehicle parking, sufficient customer parking and expected growth. Therefore, based on the parking needs of this development and the information provided by SRM, Transportation Services can support the requested parking increase to the proposed 43 spaces from the required 27 parking spaces. Engineering Comments: Engineering has no comments. Region of Waterloo 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 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 A notice of the application was mailed to all property owners within 30 metres of the subject property. PREVIOUS REPORTS/AUTHORITIES: A Site Plan application has been filed for this property and is under review. November 30, 2021 Kristen Hilborn City of Kitchener File No.: D20-20/ 200 King Street West VAR KIT GEN P.O. Box 1118 Kitchener, ON N2G 4G7 (7) /06 HIGHLAND, 1572 HIGHLAND ROAD WEST 1863342 ONTARIO INCORPORATED (10) /55, 945 VICTORIA STREET NORTH PURELAND INVESTMENTS INCORPORATED (12)/04 URBAN, TRUSSLER NORTH SUBDIVISION 30T 08204 ACTIVA HOLDINGS OTTAWA TRUSSLER HWY 7 AND 8 (13)/06 BENTON, 120 BENTON STREET ARROW LOFTS INC (14, 15)/64, 45 TO 75 CHARLES STREET EAST HOUSE OF FRIENDSHIP (16, 17)/VAR KIT, 86 WHITNEY PLACE VLAD KNEZEVIC Subject: Committee of Adjustment Meeting November 16, 2021, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have following comments: 1) A 2021-120 12 Hilda Place No Concerns. 2) A 2021-130 878 Frederick Street No concerns. 3) A 2021-131 95 Maitland Street No Concerns. 4) A 2021-132 26 Monteagle Crescent No Concerns. 5) A 2021-133 12 East Landsowne No Concerns. 6) A 2021-134 715 Frederick Street No Concerns. 7) A 2021-135 1572 Highland Road West No Concerns. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЌББАЍЏЋ tğŭĻ Њ ƚŅ Ћ 8) A 2021-136 888 Trillium Drive No Concerns. 9) A 2021-137 29 Hurst Avenue No Concerns. 10) A 2021-138 945 Victoria Street North No Concerns. 11) A 2021-139 938 Strasburg Road No Concerns. 12) A 2021-140 630 Benninger Road No Concerns. 13) A 2021-141 120 Benton Street No Concerns. 14) A 2021-142 47-63 Charles Street East No Concerns. 15) A 2021-143 75 Charles Street East No Concerns. 16) A 2021-144 86 Whitney Place (Retained) No Concerns. 17) A 2021-145 86 Whitney Place (Severed) 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: Sarah Goldrup CofA@Kitchener.ca 2 December 2, 2021 Sarah Goldrup Via email only City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Ms. Goldrup, Re: Committee of Adjustment Meeting December 14, 2021 ______________________________________________________________________ Applications for Minor Variance A 2021-116 74 Rutherford Drive A 2021-117 74 Rutherford Drive A 2021-130 878 Frederick Street A 2021-131 95 Maitland Street A 2021-132 26 Monteagle Crescent A 2021-133 12 East Lansdowne A 2021-134 715 Frederick Street A 2021-135 1572 Highland Road West A 2021-138 945 Victoria Street North A 2021-139 938 Strasburg Road A 2021-140 630 Benninger Road A 2021-141 120 Benton Street A 2021-142 to 143 47-75 Charles Street East & 40-42, 50 Eby Street A 2021-144 to 145 86 Whitney Place Applications for Consent B 2021-054 74 Rutherford Drive B 2021-063 11 East Avenue B 2021-064 500 Karn Street B 2021-065 156 Strange Street B 2021-066 120 Benton Street B 2021-067 to 068 47-75 Charles Street East & 40-42, 50 Eby Street B 2021-069 86 Whitney Place 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. *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 *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 2of 2 the Grand River Conservation Authority.