HomeMy WebLinkAboutDSD-2024-167 - 55 Trillium Park Pl - A 2024-032
Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: April 16, 2024
SUBMITTED BY: Tina Malone-Wright, Manager, Development Approvals
519-741-2200 ext. 7765
PREPARED BY: Arwa Alzoor, Planner, 519-741-2200 ext. 7847
WARD(S) INVOLVED: Ward 5
DATE OF REPORT: March 22, 2024
REPORT NO.: DSD-2024-167
SUBJECT: Minor Variance Application A2023-032
55 Trillium Park Place
RECOMMENDATION:
That Minor Variance Application A2023-032 for 55 Trillium Park Place requesting
relief from Section 10.3, Table 10-2, of Zoning By-law 2019-051 to facilitate the
construction of a one-storey addition having a rear yard setback of 2.7 metres
instead of the minimum required 7.5 metres, in accordance with Site Plan
Application SP24/004/T/AA, BE APPROVED.
REPORT HIGHLIGHTS:
The purpose of this report is to review a minor variance application to facilitate the
construction of a rear addition to the existing industrial building.
The key finding of this report is that the requested minor variance meets the four tests
of the Planning Act.
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
Committee of Adjustment meeting.
This report supports the delivery of core services.
BACKGROUND:
The subject property is located in the Trillium Industrial Park area north of Huron Road and
west of Homer Watson Boulevard.
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Figure 1 - The subject property in an aerial view.
Figure 2 - The subject property on the zoning map.
The subject property is identified as Urban
Land Use in the
ial Plan.
Service Business Park Employment Zone (EMP-4 in Zoning By-
law 2019-051.
The purpose of the application is to permit a rear addition to an existing industrial building
closer to the rear lot line than required.This addition will allow the use of more of the
property for industrial/ warehouse use.
The applicant has submitted a Site Plan Application, SP24/004/T/AA, which has been
subject to receiving approval of the minor variance for the reduced rear yard.
Figure 3 - The proposed Site Plan.
th,
Staff visited the subject property on March 28 2024.
Figure 4 Photo of the front of the building.
Figure 5 Photo of the east side of the property and of the parking area.
Figure 6 Photo of the adjacent property showing the rear lot line.
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 the Business Park Employment designation is to provide opportunities for a
diversified economic base by maintaining a range and choice of suitable sites for industrial
employment uses, supporting a wide range of economic activities. Redevelopment of
existing sites will contribute to a quality image of the Business Park Employment area by
incorporating quality building and landscape designs.
Staff are of the opinion that the proposed rear addition and requested variance meets the
general intent of the Official Plan.
General Intent of the Zoning By-law
The intent of the rear yard setback is to ensure that there is adequate separation between
buildings and that the buildings and uses do not negatively impact neighbouring
properties. The rear yard can also provide a landscape buffer and amenity space for
employees. The proposed rear yard setback of 2.7 meters will still provide a sufficient
separation, and be able to provide landscape barrier and appropriate space for building
maintenance. Additionally, the proposed addition will backs onto a property that contains a
Bell Canada Easement at the rear, maintaining the separation between the proposed
addition and the adjacent building.
Furthermore, the outdoor amenity space for the subject property is proposed to be situated
in the front yard. Considering the above considerations, staff are of the opinion that the
proposed setback meets the general intent of the Zoning By-law.
Is/Are the Effects of the Variance(s) Minor?
The effects of the minor variance will be minor given that the subject property abuts
another industrial property that has a Bell Canada easement that adds to the building
separation. There will still be sufficient separation from the rear lot line and the proposal
has been reviewed as part of a site plan application.
Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land,
Building and/or Structure?
The minor variance for a reduced rear yard is desirable and appropriate as it will facilitate
the construction of a rear addition, maximize the useability of the site and support the
continued industrial use of the subject property
Environmental Planning Comments:
No natural heritage or tree management concerns
Heritage Planning Comments:
No heritage comments.
Building Division Comments:
The Building Division has no objections to the proposed variance provided building permit
for the addition to the industrial building 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:
Transportation Services has no concerns with this application.
Grand River Conservation Authority Comments:
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 are not subject to Ontario Regulation 41/24 and,
therefore, a permission from GRCA is not required.
Should you have any questions, please contact me at aherreman@grandriver.ca or 519-
621-2763 ext. 2228
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)
Zoning By-law 2019-051
March 27, 2024
Connie Owen
City of Kitchener File No.: D20-20/
200 King Street West VAR KIT GEN
P.O. Box 1118 (2) VAR KIT/ 101 CLIVE ROAD 12134225 CANADA INC.
Kitchener, ON N2G 4G7 (3) 58 KIT/ 1187 FISCHER HALLMAN ROAD SCHLEGEL
URBAN DEVELOPMENT
(5) VAR KIT/ 610 WABANAKI DRIVE ELEMENTARY
TEACHERS FEDERATION OF ONTARIO
(10) VAR KIT / 55 TRILLIUM PARK PLACE
PATTERSON PLANNING CONSULTANTS
Subject: Committee of Adjustment Meeting April 16, 2024, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have the following comments:
1) A 2024 - 023 423 Edwin Street No concerns.
2) A 2024 - 024 101 Clive Road No concerns.
3) A 2024 - 025 1187 Fischer Hallman Road No concerns.
4) A 2024 - 026 58 & 60 Ellen St E and 115 Lancaster St E No concerns.
5) A 2024 - 027 610 Wabanaki Drive No concerns.
6) A 2024 - 028 54 Franklin St S No concerns.
7) A 2024 - 029 59 Van Camp Avenue No concerns.
8) A 2024 - 030 109 Ingleside Drive No concerns.
9) A 2024 - 031 172 Kehl Street No concerns.
10) A 2024 - 032 55 Trillium Park Place No concerns.
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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
April 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 April 16, 2024
Applications for Minor Variance
A 2024-023423 Edwin Street
A 2024-024101 Clive Road
A 2024-0251187 Fischer Hallman Road
A 2024-02658 & 60 Ellen Street East, 115 Lancaster Street East
A 2024-027610 Wabanaki Drive
A 2024-02854 Franklin Street South
A 2024-02959 Van Camp Avenue
A 2024-030109 Ingleside Drive
A 2024-031172 Kehl Street
A 2024-03255 Trillium Park Place
Applicationsfor Consent
B 2024-006103 & 105 Dalegrove Drive
B 2024-007137 QueenStreet South
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 41/24and,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