HomeMy WebLinkAboutDSD-2024-085 - 962 Guelph Street - A 2024-016
Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: February 20, 2024
SUBMITTED BY: Tina Malone-Wright, Manager, Development Approvals
519-741-2200 ext. 7765
PREPARED BY: Craig Dumart, Senior Planner, 519-741-2200 ext. 7073
WARD(S) INVOLVED: Ward 1
DATE OF REPORT: February 7, 2024
REPORT NO.: DSD-2024-085
SUBJECT: Minor Variance Application A2024-016 962 Guelph Street
RECOMMENDATION:
That Minor Variance Application A2024-016 for 962 Guelph Street requesting relief
from Section 20.1 of Zoning By-law 85-1 to permit a "Pet Aquamation" use as a
permitted use in the 'General Industrial Zone (M-2)' to facilitate the reuse of the
existing building for a use not currently permitted in the 'M-2' Zone and Zoning By-
law 85-1, BE APPROVED.
REPORT HIGHLIGHTS:
The purpose of this report is to review an application for a minor variance to permit the
existing building to be used for a Pet Aquamation use.
There are no financial 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 poste
Committee of Adjustment meeting.
This report supports the delivery of core services.
BACKGROUND:
The subject property is located near the intersection of Guelph Street and Spring Valley
Road and currently developed with a vacant industrial building. The subject property is
Industrial Employment Areas Urban Structure and is designated
General Industrial on Map 19- North Ward Neighbourhood Secondary Plan in the City of
.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
The General Industrial Zone (M-2-law 85-1 which permits
a wide range of industrial and commercial uses such as manufacturing, Research and
Development Establishment, Veterinary Services, and Laboratoriesamong otheruses.
The purpose of the application is to recommend the approval of a variance to
as the use is currently not permitted in the 'M-2'
Zone and Zoning By-law 85-1.
Pet Aquamation is the eco-friendly alternative to cremations and burials which uses water
to return the pet back to nature (the process of hydrolysis).
City Planning staff conducted a site inspection of the property on February 1, 2024.
Figure 1: Location Map 962 Guelph Street
Figure 2: Existing Building at 962 Guelph Street
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 subject property Urban
- North Ward Neighbourhood
The General Industrial designation allows provides for opportunities for a wide range of
manufacturing and industrial business uses; technical/scientific businesses; transportation
depots; truck transport terminals; veterinary services; and warehouses.
Staff is of the opinion that the minor variance to add use as a permitted
use is consistent with the General Industrial land use designation and meets the general
intent of the Official Plan.
General Intent of the Zoning By-law
The subject property is zoned - in Zoning By-law 85-1 which
permits a wide range of commercial and industrial uses such as manufacturing, Research
and Development Establishment, Veterinary Services, and Laboratories among others.
is not a permitted use in Zoning By-law 85-1 but is similar
in use to a Laboratory and has similar operations to a Research and Development
Establishment, and components of the operation of a Veterinary Services all which are
permitted in the M-2 zone. Staff is of the opinion that a Pet Aquamation operation in the
existing building on the subject property would meet the intent of the Zoning By-law.
Is/Are the Effects of the Variance(s) Minor?
All Other Uses Not Otherwise Listed Above in the By-law is 1
parking space for each 40.0 square metres of gross floor area which accommodates such
use., with a building which is 116 square metres in gross floor area,
would need to provide 3 parking spaces and 3 parking spaces can easily be accommodated
on the subject property.
The requested variance is considered minor as the Zoning By-law currently allows for similar
uses. The effects of adding Pet Aquamation as a permitted use will be minor and staff are
of the opinion the new use will not have any negative impacts on the adjacent or surrounding
properties and will not negatively impact the functioning of the industrial employment area.
Is/Are the Variance(s) Desirable for The Appropriate Development or Use of the Land, Building
and/or Structure?
Staff is of the opinion that the proposed variance is desirable and appropriate, as it will allow
the applicant to operate a new unique business in the existing vacant building.
Environmental Planning Comments:
No Concerns.
Heritage Planning Comments:
No concerns.
Building Division Comments:
The Building Division has no objections to the proposed variance provided building permit for
the for any interior renovations is obtained prior to construction. Please contact the Building
Division at building@kitchener.ca with any questions.
Engineering Division Comments:
No concerns.
Parks/Operations Division Comments:
No concerns.
Transportation Planning Comments:
No 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
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
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)
North Ward Secondary Plan
Zoning By-law 85-1
January 29, 2024
Connie Owen
City of Kitchener File No.: D20-20/
200 King Street West VAR KIT GEN
P.O. Box 1118 (1) 12/ 628 NEW DUNDEE ROAD FUSION HOMES
Kitchener, ON N2G 4G7
Subject: Committee of Adjustment Meeting February 20, 2024, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have the following comments:
1) A 2024 - 012 628 New Dundee Road No Concerns.
2) A 2024 013 49 Madison Avenue North There are no concerns/conditions for
this application. However, the applicants are advised that the existing and the
proposed dwellings would have impacts from environmental noise from
environmental noise (transportation & stationary) in the vicinity, and the owners
are responsible for ensuring that the proposed development does not have any
impacts from the environmental noise in the vicinity.
3) A 2024 014 132 Merner Avenue There are no concerns/conditions for this
application. However, the applicants are advised that the existing and the
proposed dwellings may have impacts from environmental noise from
environmental noise from the local municipal street system in the vicinity, and the
owners are responsible for ensuring that the proposed development does not
have any impacts from the environmental noise in the vicinity.
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4) A 2024 - 015 50 Mountain Mint Crescent No concerns.
5) A 2024 - 016 962 Guelph Street No concerns.
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 19-037 or any successor
thereof and may require 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. If a site
is subject to more than one application, additional comments may apply.
Please forward any decisions on the above-mentioned Application numbers to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
C (226) 753-0368
CC:
Mariah Blake, City of Kitchener
CofA@Kitchener.ca
2
February 2, 2024via email
Mariah Blake
Secretary-Treasurer
Committee of Adjustment
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
DearMs.Blake,
Re:Committee of Adjustment Meeting February 20, 2024
Applications for Minor Variance
A 2024-012628 New Dundee Road
A 2024-01349 Madison Avenue North
A 2024-014132 Merner Avenue
A 2024-01550 Mountain Mint Crescent
A 2024-016962Guelph Street
Applicationfor Consent
B 2024-003140 Highland Road East
Grand River Conservation Authority (GRCA) staff has reviewed the above-noted
applications.
GRCA has no objection to the approval of the above applications.The subject
properties do not contain any natural hazards such as watercourses, floodplains,
shorelines, wetlands, or valley slopes.The properties arenot subject to Ontario
Regulation 150/06 and,therefore,a permission from GRCA is not required.
Should you haveany questions, please contact meataherreman@grandriver.caor
519-621-2763 ext. 2228.
Sincerely,
Andrew Herreman,CPT
Resource Planning Technician
Grand River Conservation Authority