HomeMy WebLinkAboutDSD-2024-030 - A2024-011 - 1955 Fischer Hallman RoadREPORT TO:Committeeof Adjustment
DATE OF MEETING:January 16, 2024
SUBMITTED BY:Tina Malone-Wright, Manager,Development Approvals
519-741-2200ext. 7765
PREPARED BY:Katie Anderl,Project Manager –Planning
519-741-2200ext. 7987
WARD(S) INVOLVED:Ward5
DATE OF REPORT:January 3, 2024
REPORT NO.:DSD-2024-030
SUBJECT:Minor Variance Application A2024-011
1955 Fischer Hallman Road
RECOMMENDATION:
That Minor Variance Application A2024-011for 1955 Fischer Hallman Road
requesting relief from Section 5, Table 5-5,of Zoning By-law 2019-051, topermit a
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minimumparking rate of 1parking space per 30 mof Gross Floor Area (GFA)for a
Community Facility instead of theminimum parking rate of 1 parking space per 23
2
mof Gross Floor Area (GFA),generally in accordance with drawings submitted in
support of this application dated December 5, 2023, BE APPROVED, subject to the
following condition:
1.That the Applicant preparea Parking Management Planfor Special Events, to
the satisfaction of the City’s Director of Sport,in consultation with the City’s
Director of Transportation, prior to final Site Plan Approval.
REPORT HIGHLIGHTS:
The purpose of this report isto review a minor variance application to facilitate the
construction of a recreational complex and sports facility.
The key finding of this report isthat the requested variance meets the 4 testsof the
Planning Act.
There are nofinancial implications.
Community engagement included a notice sign being placed on the property advising
that a Committee of Adjustment application has been received, notice of the
application was mailed to all property owners within 30 metres of the subject property
and this report was posted to the City’s website with the agenda in advance of the
Committee of Adjustment meeting.
This report supports the delivery of core services.
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BACKGROUND:
The subject property is locatedat 1955 Fischer Hallman Road andis being developed by
the City of Kitchener as a district park(see Figure 1). Phases 1 and 2 included
construction of outdoor facilities including a splash pad and playground, playing fields and
courts, an operational/maintenance building and washroom/change room building.
Detailed planning for Phase 3 is now underway and includes an indoor recreation complex
with an aquatic facility, FIFA sized fieldhouse and future gymnasium space(Development
Concept Figure 2).
Subject lands
Figure 1 –Location Map
The subject property is identified as ‘Protected Countryside’ on Map 1 -City Urban Area
andCountryside andis designated ‘Prime Agriculture’ on Map 3 –Land Use in the City’s
2014 Official Plan. In accordance with Map 1,Policy 3.C.1.22 applies to the lands which
permits the lands to be used for the development of a municipal park (active or passive),
athletic/community centre and associated facilities.
The property is zoned ‘Prime Agricultural (AGR-1) Zone’ in Zoning By-law 2019-051 andis
subject to regulation 4.15.7 (Public Uses and Utilities) which permits public uses in any
zone subject to compliance with the regulations.
The purpose of the minor variance application is to permit a reduced parking rate for the
proposed athletic complex. The range of uses proposedin Phase 3all fall within the
Community Facility land use in the Zoning By-law. This category encompasses a very
broad range of indoor recreational, cultural and community uses including libraries,
arenas, sports facilities, and community centres. AParking Justification Study, prepared
by AECOM, was submitted in support of the proposed development andevaluates and
recommends an appropriate parking rate for the range of sport and athletic facilities
proposed.The final detailed design of this facility remains in flux, and the gross floor area
may change slightly, therefore, the applicant has requested a variance to the parking ratio,
rather than a specific reduction to the number of spaces. This approach allows the design
to proceed with greater certainty with respect to the relationshipbetween gross floor area
and parking lot area. Planning staff is supportive of this approach.Staff note that amount
of parking required by the by-law will be provided for the outdoor facilities including the
courts and sports fields, and the reduction is to the rate for the community facility. The
approximate parking rates(required and proposed)forthe complexare outlined in Table
1.The proposed parking rate will likely result in a reduction of about 200 spaces.
Figure 2 –Development Concept (Phase 3)
UseMinimum RequiredMinimum Proposed
Outdoor Active Recreation
20 x 4 = 8020 x 4 = 80
Sports field (20/field)
2 x 7 = 142 x 7 = 14
Court (2/court)
222
Community Facility @ approx. 20,000 m1 / 23m1 / 30m
~20,000/23= 870~20,000/30 = 667
Total Required964761(approx. 774
available)
Table 1 –Approximate Parking Calculations
REPORT:
Planning Comments:
In considering the four tests for the 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 intent of Official Plan with respect to parking isto ensure adequate parking is provided
for proposed uses and to reduce parking demand in support of active transportation and
transit. The Parking Justification Study prepared in support of the applicationconsiders the
proposed range of uses on the site, peak occupancies, seasonal variation, access to
transit and other transportation demand management measures which aim to reduce
single vehicle tripsand encourage sustainable modes of transportation, and special one-
off events (such as sports tournaments or other large gatherings) where parking demand
may exceed supply.
Transportation Services and Community Services -Sportstaff have reviewed the Parking
Justification Studysubmitted in support of the application and support the findings and
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recommendations.Staff isof the opinion that the proposed rate of 1 space per 30mwill
provide an appropriate amount of parking to support the regular dailyoperations of the
facility across all seasons. Staff do however recommend that a Parking Management Plan
is developed for Special Events and a condition has been included in this regard.This plan
could include off-site parking arrangements, shuttles, enhanced bussing, on-site traffic and
parking management, and other strategies. Such events are one-off occurrences and staff is
of the opinion that it is not a good use of lands, to build hundreds of additional spaces which
may be vacant most times.
General Intent of the Zoning By-law
The intent of parking regulations is to provide an appropriate amount of parking for
proposed uses. The proposed sports complex falls under the category of Community
Facility which encompasses a very broad range ofuses includinglibraries, arenas,
community centres and indoor sports facilities of varying sizes. The proposed sports
facility shares parking with outdoor seasonal sports fields and courts.
The parking study provides an in-depth analysis of the multi-use facility and recommends
a parking rate that is tailored to the anticipated building occupancies, size of facilities, and
seasonalrange of uses planned for this location. Further,a substantial area of the
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proposed building consists of a FIFA sized indoor sports field(approximately8671m
).
This space alone requiresabout 377 parking spaces. When not used at its full size, this
field will likely be split into 4 quadrants each facilitatingteam practices. Staff is of the
opinion that this orientation will function much like outdoor sports fieldswhich has a
parking rate of 20 spaces per field –representing 80 spacesgenerated by the 4 quadrants
–a substantially lower requirement than when calculated based on gross floor area.
The proposed parking rate is further supported by various Transportation Demand
Management measures including access to transitand provision of Class A and B cycling
facilities. While located at the outskirts of the City,Grand River Transit has confirmed that
a bus transfer station will be located on Fisher Hallman Road south of Huron Road in
close proximity to the subject lands. Further, as surrounding subdivisions are developed,
additional bus routes may be added,or existing routesadjusted to respond to demands.
Provision will be made in the RBJ Schlegel Parkroadway design so thata bus route can
be accommodated through the park for enhanced convenience and to support transit
usage. Further,thesite plan will provide for both Class A and Class B bicycle parking to
support cyclists. Staff note that through the Fischer Hallman Road reconstruction
(ongoing) and the planned Huron Road reconstruction (approx.2026) off-road multi-use
pathways will beaddedto adjacent arterial roadswhich will furthersupport cycling to the
RBJ Schlegel Park.Staff recommend that ride-share and carpool be promoted by the City
for this facility and material be provided to sports teams and clubs operating from this
facility to reduce the number of single occupancy vehicle trips.Staff also support the
recommendation that a Parking Management Plan be developed for special one-off events
and a condition has been includedin this regard.
Is the Effects of the Variance Minor?
Staff is of the opinion that the effect of the variance is minor. The proposed parking rate will
provide for an appropriate amount of parking to meet the ongoing daily needs of the park and
recreational facility users. Reduced parking ratesare facilitated by the mix of uses on the
site, and the seasonality of these uses, availability of transit and cycling facilities, and
requirement for parking management for special one-off events that may drive a higher than
usual demand.
Is the Variance Desirable forthe Appropriate Development or Use of the Land, Building
and/or Structure?
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Staff is of the opinion that the proposed parking rate of 1 space per 30mis appropriate
for the development and use of the lands. The planned sports facilities provide amuch
needed amenity in this fast growing part of the City and will service a city wide population.
Staff is of the opinion that the proposed parking rate is appropriate for theongoingdaily
needs of the parkandsports facility, as demonstrated by the Parking Justification Study,
while efficiently using lands, and does not createasubstantialover-supply of parking.
Based on the foregoing, staff is of the opinion that the proposed parking rate meets the
intentof the Official Plan and Zoning By-law, the effect of the variance is minor and is
desirable for the development and use of the land.
Environmental Planning Comments:
No natural heritage or tree management concerns.
Heritage Planning Comments:
The subject property is currently listed as a non-designated property of cultural heritage value
or interest on the Municipal Heritage Register. The proposed variance is not anticipated to
impact identified heritage attributes of the property. As such there are no heritage concerns.
BuildingDivisionComments:
No comments.
Engineering Division Comments:
No comments.
Parks/Operations Division Comments:
No concerns or requirements.
Transportation Planning Comments:
A Parking Justification Study was submitted (dated December 6, 2023) by AECOM
Canada Ltd. in support of the proposed parking rate of 1 space per 30m2, where the
current zoning by-law for a Community Facility requires a minimum of 1 parking space per
23m2 GFA to a maximum of 1 parking space per 17m2 GFA.
Staff recognize the unique complexities that come with a large sporting complex of this
size and scope. It is acknowledged that the required parking rate does not necessarily
reflect the parking generated by this type of facility on a day-to-day basis. Transportation
Services staff support the recommendations within the Parking Justification Study based
on the expertise provided by the City of Kitchener’s Parksand Sportdivisions.
Transportation Services will support a condition that a Parking Management Plan for
Special Events be developed and submitted to the satisfaction of the City’s Director of
Sport in consultation with the City’s Director of Transportation Services.
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:
Planning Act
Provincial Policy Statement (PPS 2020)
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020
Regional Official Plan
Official Plan (2014)
Zoning By-law 2019-051