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HomeMy WebLinkAboutDSD-2025-308 - A 2025-063 - 55 Shoemaker StreetStaff Report r JR Development Services Department www.kitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: July 15, 2025 SUBMITTED BY: Tina Malone -Wright, Manager, Development Approvals 519-783-8913 PREPARED BY: Eric Schneider, Senior Planner, 519-783-8918 WARD(S) INVOLVED: Ward 5 DATE OF REPORT: July 2, 2025 REPORT NO.: DSD -2025-308 SUBJECT: Minor Variance Application A2025-063 — 55 Shoemaker Street RECOMMENDATION: That Minor Variance Application A2025-063 for 55 Shoemaker Street requesting relief from Section 5.6 a), Table 5-5, of Zoning By-law 2019-051 to permit a parking requirement of 44 parking spaces (1 parking space per 66 square metres of GFA) for a multi -unit building, with a maximum of 800 square metres to be used as a `Fitness Centre', instead of the minimum required 81 parking spaces (1 parking space per 35 square metres of GFA), to recognize the existing parking provision for the existing building, in accordance with Site Plan Application SPB25/027/S, BE APPROVED. REPORT HIGHLIGHTS: • The purpose of this report is to review a Minor Variance Application to recognize the existing parking provision for the existing building to allow for units to be occupied with various permitted uses. • The key finding of this report is that the requested variance meets the 4 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 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. BACKGROUND: The subject property is located on the south side of Shoemaker Street and is within the City's Trillium Industrial Park. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 44 of 182 Figure 1: Location Map The subject property is identified as `Industrial Employment Area' on Map 2 — Urban Structure and is designated `Business Park Employment' on Map 3 — Land Use in the City's 2014 Official Plan. The property is zoned `Service Business Park Employment Zone (EMP -4)' in Zoning By- law 2019-051. There are no physical changes to the existing building and site. The purpose of the application is to facilitate the tenancy of vacant units within the existing building with various permitted uses of the EMP -4 zone. The existing building contains 14 units with a variety of uses. The turnover of units and the aggregate calculation of the parking requirement based on different parking rates applied to each use results in a variable required parking rate for the site in total. The applicant is seeking relief from the multi -use parking rate to establish a parking requirement for the existing building and parking area. The applicant has submitted Site Plan Application SPB25/027/S which is under review. Should the Minor Variance application be approved, Staff can finalize the Site Plan Application process (Stamp Plan B). Page 45 of 182 Figure 2: View of Existing Building and Parking Area (June 27, 2025) r r LANDSCAPED UNIT UNIT UNR UNIT UNIT 2 3 4 5 35, RA G RD) UNIT 13 � J I I � 111 �j �- I' � � I � �@] I * . � m UNIT e EX. 1 • S1 6R INDUSTRIAL 14 VN IT UNIT BUI ING UNIT t1 10 UNIT UNIT 7 9 8 ' 1014.00 N11° 42` 5W W y 9 9, Figure 3: Site Plan Drawing (Urban Solutions Planning & Land Development) Page 46 of 182 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 land use designation is to protect and preserve industrial employment areas for current and future uses and to provide opportunities for a diversified economic base by maintaining a range and choice of suitable sites for industrial employment uses which support a wide range of economic activities and ancillary uses and take into account market trends and the needs of existing and future businesses. The requested variance meets the general intent of the Official Plan by allowing for the continued use of the site, building, and parking area by allowing a wide range of permitted uses to locate within the existing vacant units. In the opinion of Staff, the requested variance meets the general intent of the Official Plan. General Intent of the Zoning By-law The intent of the regulation that requires 1 parking space per 35 square metres of gross floor area for multi -unit buildings is to ensure that there is adequate storage for motor vehicles on site. The applicant has submitted a Parking Study prepared by Paradigm Transportation Solutions Limited (attached as Attachment 2) that estimates the site's future parking demand and recommends measures to support the parking supply. A parking survey was completed to evaluate current demand, and industry standard ITE Parking generation data was analysed as part of the parking study. The study recommends limiting a Fitness Centre use of the building to 800 square metres, which has been included in this report's recommendation section. Transportation Services Staff have reviewed the study and find it satisfactory. Staff are of the opinion that the current parking supply is sufficient to provide for adequate storage for motor vehicles on site, and therefore the requested variance meets the general intent of the Zoning By-law. Is/Are the Effects of the Variance(s) Minor? The site is expected to accommodate parking needs on site. Should parking demand exceed available supply, on -street parking is available on Shoemaker Street within a short walking distance. The effects of the requested variance are considered minor in the opinion of Planning Staff. Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land, Building and/or Structure? No physical changes are proposed to the existing building and parking area. The requested variance will facilitate the use of vacant units within the existing building and is considered appropriate for the use of the building and lands in the opinion of Planning Staff. Page 47 of 182 Environmental Planning Comments: No natural heritage features/functions, or Tree Management Policy compliance issues on site. No site development proposed. No concerns. Heritage Planning Comments: No Heritage comments or concerns. Building Division Comments: The Building Division has no objections to the proposed variance. Engineering Division Comments: Engineering has no concerns. Parks and Cemeteries/Forestry Division Comments: No concerns, no requirements. Transportation Planning Comments: Transportation Services have no concerns with this application. City Staff agree with the conclusions of the provided Parking Study, which indicates that the existing parking lot is expected to continue accommodating the parking demand generated by the site, even with the future uses proposed in Unit 14. 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 Planning Statement (PPS 2024) Regional Official Plan Page 48 of 182 • Official Plan (2014) • Zoning By-law 2019-051 ATTACHMENTS: Attachment A — Site Plan Attachment B — Parking Study (Paradigm Transportation Solutions, May 22, 2025) Page 49 of 182 F, EE vo 0 V N N .� E U m m o° E d) W X o E � N O of w (7 N N E U_ w ¢ ¢ z Z m¢ D z cn o ¢ ° z Q ¢. E ° ¢. J ¢_ Z o 0 Sz (7 W S W' ¢ W =�� ti O o � � m u'=m w o ❑ _ ¢ O UN .n N c v ds H v m m U)m �. �n m X 12— -LD m J R � zw N U X QLL m w E Eo w ? ¢❑OW co z o¢ mm O b3 b3`a7U Emo Z COU dLu6' y -o o w ) E E E ` O: p: co o CO ME o N H N Y a W m m Q Nw Ha 0 wm 0O LiCn = z U) w r Z a 2 z co U) a% � O D m _ = w (] 00 C� L0 FLU - � ¢ s j W — a Lu M 1p° os � ��^ 55 5171 N� ��+ssm CN v > O��as�,+a Z U O w N LL1 o o J ze z� o o Z v U E� pec I ¢ Lu CIL �PNOSGP F - Q O Q Z � 4= � � F- o Z Q CXR ti w *0 o � a F- W z c.i © I ~ J o 0 < I �o oa�z r z a N ❑ Z 7 X Z m 03dVOSONb'-1 .A6 .99 AZN O � + a�GSaN� E6'96l =b lows IlaW�oHs 0 Q U2 / Z LU Lo /- (n j 1 � � Lo w O ON W E n O o � � O N � Q N 0 N C Z r LL il O U co w O U X QLL a F co z � o yU O o y a o w Q -I M - V W m H N Y a W m m Q Nw Ha L I_ i N U) w r Z a 2 z ❑� U) O D m _ = w w i j W — a o 0 < I �o oa�z r z a N ❑ Z 7 X Z m 03dVOSONb'-1 .A6 .99 AZN O � + a�GSaN� E6'96l =b lows IlaW�oHs 0 Q U2 / Z LU Lo /- (n j 1 � � Lo 0 LUco W of O V xt O o � � O N � Q Z r � O U co Q ❑ F- F z� � o yU J -I Q V Lu � F- I ❑ W L I_ i Q U) Z � D r Z a 2 ❑� 0� O w = Q o os �m Z X LL1 o o F - ze z� o o Z v ❑ pec F - Z � F- o Z M � F- o 0 < I �o oa�z r z a N ❑ Z 7 X Z m 03dVOSONb'-1 .A6 .99 AZN O � + a�GSaN� E6'96l =b lows IlaW�oHs 0 Q U2 / Z LU Lo /- (n j 1 � � Lo (w 0.oz +) U 0 LUco W of O V xt O o � � O N � Q w � O U co Q ❑ F W yU Z WLu Lu Z L I_ / Q 2 LLJ 0� O w = Q (w 0.oz +) U paradiam 5A-150 Pinebush Road Cambridge ON N1R 8J8 p: 519.896.3163 905.381.2229 416.479.9684 www.ptsl.com 2025-05-22 Project: (250318) Matthew Nisker Bellair (Shoemaker) Inc. RE: 55 SHOEMAKER STREET, KITCHENER, ON PARKING STUDY Paradigm Transportation Solutions Limited (Paradigm) was retained to conduct this Parking Study (PS) for an existing multi -unit commercial building located at 55 Shoemaker Street in the City of Kitchener, Ontario. Figure 1 (attached) illustrates the site location. Propose and Scope The scope of this parking study includes: Reviewing Zoning By -Law requirements in the City of Kitchener; Estimating the site's future parking demand based on the existing parking demand and industry publications; and Recommending preferred measures (if any) to support the parking supply. Development Description The property owner is proposing no physical changes to the existing multi -unit commercial building with a Gross Floor Area (GFA) of 2,880.06 m2. The plaza is currently operating with units 1-12 occupied by a range of permitted uses, including manufacturing and warehouse uses. Unit 10 is proposed to host a pet aquamation business. Unit 13 is occupied by a fitness studio and Unit 14 is currently vacant and is proposed to host a fitness studio. No changes are proposed to the remaining occupied units. Vehicle access is provided via an existing all -moves driveway connection to Shoemaker Street. Figure 2 (attached) illustrates the site plan. Proposed Parking Supply A total parking supply of 44 spaces is provided. The supply does not meet City of Kitchener zoning requirements as currently planned. Iii F:30� Zoning By -Law Requirements The proposed development is subject to Zoning By-law (ZBL) 2019-051 for the City of Kitchener. Under ZBL 2019-0511, every 35 m2 of GFA for a multi -unit commercial building needs 1 parking space. Therefore, a total of 83 spaces would be required on-site representing a shortfall of 39 spaces. The proposed minor variance for the site is to permit a minimum Multi -Unit Parking Rate of 1 space per 66 m2 of GFA inclusive of Manufacturing and Warehouse uses, provided a maximum of 800 m2 is occupied by a Fitness Centre. Estimated Parking Demand Existing Parking Survey To better understand the actual parking demand that can be expected for the occupied units on-site, a parking demand survey has been completed for the existing uses. Appendix A contains the existing parking demand survey data. The parking demand survey was completed on Tuesday, May 13th, 2025, from 12:00 AM to 12:00 AM and summarized in 15 -minute intervals. The survey results show a peak demand of 30 spaces at 2:15 PM. With an existing parking supply of 44 spaces, this represents a surplus of 14 parking spaces. This reflects the parking demand for 2,081 m2 of manufacturing and warehouse uses (units 1- 12) and 353 m2 fitness studio (Unit 13), and Unit 14 vacant. ITE Parking Generation The ITE Parking Generation Manual (6th Edition) 2 provides data on surveys across the USA and Canada of peak parking demand of different land uses. The forecast parking demand has been estimated using Land Use Code (LUC) 492 (Health/Fitness Club). Appendix B contains the ITE parking generation data. Table 1 summarizes the ITE forecast maximum parking demand for the proposed fitness studio in unit 14. 'City of Kitchener Zoning By-law 2019-051, Section 5— Parking, Loading, and Stacking 2 Institute of Transportation Engineers. Parking Generation Manual, 6th ed., (Washington, DC: ITE, 2023). Paradigm Transportation Solutions Limited TABLE 1: ESTIMATED PARKING DEMAND — ITE RATES Based on ITE rates, a maximum parking demand of 25 parking spaces is forecast for the proposed fitness centre in unit 14. Based on an existing parking supply of 14 spaces left over from existing uses, this results in a potential shortfall of 11 spaces. As indicated by the ITE time of day parking distribution (hourly data) for LUC 492, the parking demand peaks at 6:00 PM, which does not align with the peak of the existing occupied units (2:00 PM). At 6:00 PM the existing occupied units have a demand of 17 spaces, leaving 27 spaces available for the new fitness studio. Based on information provided by the future tenant of Unit 14, fitness classes are proposed to be offered in the evening, after 6:00 PM with a maximum of 30 attendees on the busiest evening (once a week). The observed parking demand shows excess capacity in the range of 27 to 44 spaces between 6:00 PM and 11:00 PM Shared Parking Demand Shared parking is a form of parking management that can allow parking spaces to be shared by more than one user group. As indicated by the times of day for peak parking noted in the existing parking demand survey and the ITE parking generation data, there could be opportunities to share parking spaces between the proposed unit 14 fitness studio and the existing uses without exceeding the existing parking supply of 44 spaces. Figure 3 (attached) illustrates the shared parking demand profile between the proposed unit 14 fitness studio (Added Demand) and the existing uses (Existing Demand) at 55 Shoemaker Street. It's noted that Unit 10 (pet aquamation) is not yet operating. Based on information provided by the owner is not anticipated to operate in the evenings and will compliment the demand of the other units. Based on the existing parking demand survey at 55 Shoemaker Street and the ITE parking generation data for LUC 492 (average parking rate used), a maximum shared parking demand of 43 spaces at 4:00 PM is forecast. Based on an existing parking supply of 44 spaces, this represents a surplus of 1 space. It is noted that the hourly parking demand for the existing uses at 55 Shoemaker Street considered the maximum 15 -minute parking demand in each hour. The peak at 4:00 PM is likely conservative given information provided by the future tenant and proposed schedule for classes. Paradigm Transportation Solutions Limited I FRfKje 53 olk 182 Conclusions and Recommendations The findings of this Parking Study are as follows: Existing Parking Survey: The parking demand survey from May 13th, 2025, at 55 Shoemaker Street (the site) indicates a peak parking demand of 30 spaces at 2:15 PM for the existing. The existing demand reduces in the evening to 17 vehicles or less after 6:00 PM (27 vacant parking spaces minimum) Future Tenant: the future tenant of Unit 14 is a fitness studio, operating evening classes after 6:00 PM with a maximum of 30 attendees. ITE Parking Rates: The ITE Parking Generation Manual indicates a maximum parking demand of 25 (average rate) spaces at 6:00 PM for the proposed Unit 14 fitness studio. Shared Parking Demand: Based on the existing parking demand survey at 55 Shoemaker Street and the ITE parking generation data for LUC 492 (average parking rate used), a maximum shared parking demand of 43 spaces at 4:00 PM is forecast. Future Demand: The parking supply at the plaza is forecast is supporting the demand of 2,081 m2 of warehouse and manufacturing uses and up to 800 m2 fitness studio uses. Based on the findings of this study, the existing parking supply of 44 spaces is forecast to accommodate the future uses proposed in Unit 14 and the existing uses already operating. Yours very truly, PARADIGM TRANSPORTATION SOLUTIONS LIMITED Erica Bayley P.Eng. Senior Project Manager, Associate RO-ESSIO/V OQ � m E. R. BAYLEY 100150934 zozs-os-9 11 90 Orr N�O Paradigm Transportation Solutions Limited I FROW 54 olk 182 Attachments Paradigm Transportation Solutions Limited I FROKie 55M1 82 L . I { Strasburg Creek Forth Branch NTSs Image Source: "OnPoint Map Viewer," City of Kitchener, https://maps.kitchener.ca/OnPointExternal/RMap/Default.aspx#. aJ— ° TRILLR k Subject Site paradigm Site Location 55 Shoemaker Street, Kitchener PS 250318 Page 56 of 182 p" LO m �o LO LO � N Page 57 of 182 co 0- ^& O Z5 a: Z5 0-01 L a G° � CO m E p" LO m �o LO LO � N Page 57 of 182 1 LO co Om N N LO pueua94 bulIJed paJBgS ^^L- m E 0 i i s cn E o Go LQ v E E O 02 LO 0 LO LO LO N co O co LO N O1 Appendix A Existing Parking Demand Survey Data Paradigm Transportation Solutions Limited I FRfKje 59 OI` 182 N 35 00 N N O O V O M N O V N O O M O O N M O 0�/� N O i) . 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O f�✓ Q LL E LO O 0 C 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 U)aDC, m a U-)M� LO LO D NNO a m zN O$ F 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � U'C N Y o m z oL- am 0 U(A(Aa L 0I O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O N d O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ Q N N O O V O M N O O M O O N O O O O O O O O . O) N N Q C�C ODC C 00 C O O O ': O O O O O O. O. N O C J �0 c Q o ZN S-C) cr (n t N N (D $ F 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 G o� o a s .° G `� 2 (A 0 0 F N N O O V O - M N- O O M - - O O N O O O O O O O. O.. V O) N N MyC 0)(6 s C 2 0 • 0) Q L O) U Lo m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0. 0 0. 0 (6 a O ~ Q 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O O N M V N V N V O Q Q N N 0 F 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 E A O W 0I O O O O O O O O O O O O O O O O O O O O O O O O. O O O. O O O. O O O O O. O O O O O. O O O N O M O V O O N O O O N N O O F N O F tf Q O Q Q Q FO TT Q Q Q Q FO Q N Q N Q N Q N FO 0 Q M Q M Q M Q M FO 0 Q V Q V Q V Q V FO 0 Q Q Q Q FO 0 Q O Q O Q O Q O F 0 Q 1 N co O r f� �2- V N N S /'�/ P� r r I� O of of of of O O O O) O O O O O O O- — —- O- - -- O O N N N N O M M M M O V V V V O LL1 i+1 i+1 a N a 0 ON of I� W V M M N O of I� V M N O V - N O V O (O W O 0 O (O O 0 LL. 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It typically provides exercise classes, fitness equipment, a weight room, spa, lockers rooms, and a small restaurant or snack bar. This land use may also include ancillary facilities, such as a swimming pool, whirlpool, sauna, limited retail, and tennis, pickleball, racquetball, or handball courts. These facilities are membership clubs that may allow access to the general public for a fee. Time -of -Day Distribution for Parking Demand The following table presents a time -of -day distribution of parking demand on a weekday (five study sites) and a Saturday (four study sites) in a general urban/suburban setting. • = - • Percent of Peak Demand Weekday Saturday 12:00-4:00 a.m. — — 5:00 a.m. — — 6:00 a.m. — — 7:00 a.m. — — 8:00 a.m. — 76 9:00 a.m. — 99 10:00 a.m. 65 100 11:00 a.m. 56 92 12:00 p.m. 48 78 1:00 P.M. 47 79 2:00 p.m. 43 71 3:00 p.m. 50 70 4:00 p.m. 72 67 5:00 P.M. 93 60 6:00 p.m. 100 56 7:00 p.m. 88 — 8:00 p.m. — — 9:00 P.M. — — 10:00 P.M. — — 11:00 P.M. — — 290 Parking Generation Manual, 6th Edition P078 of 182 Additional Data The average parking supply ratio forth five study sites with parking supply information is 8.1 spaces per 1,000 square feet GFA. The average peak parking occupancy at these five sites is 72 percent. The sites were surveyed in the 1990s, the 2000s, the 2010s, and the 2020s in Arizona, California, New Jersey, New York, Oregon, and Virginia. Source Numbers 164, 275, 430, 433, 435, 543, 606, 622 1t1Land Use Descriptions andR@9q&P of 1891 Health/Fitness Club (492) Peak Period Parking Demand vs: 1000 Sq. Ft. GFA On a: Weekday (Monday - Friday) Setting/Location: General Urban/Suburban Number of Studies: 15 Avg. 1000 Sq. Ft. GFA: 33 Peak Period Parking Demand per 1000 Sq. Ft. GFA Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence Interval Standard Deviation (Coeff. of Variation) 5.20 2.19-9.10 4.45/8.49 *** 1.90(37%) Data Plot and Equation d 292 300 200 M/ 0 0 20 40 X = 1000 Sq. Ft. GFA X Study Site Fitted Curve Fitted Curve Equation: Ln(P) = 0.74 Ln(X) + 2.53 Parking Generation Manual, 6th Edition 60 80 -- - - - -- Average Rate R2= 0.69 Ppb of 182 ♦ X ♦ X ' X X ' ' ?C ♦ ' X ' X X♦' ♦ ♦ ♦ ♦ X X x [' X X♦' 0 0 20 40 X = 1000 Sq. Ft. GFA X Study Site Fitted Curve Fitted Curve Equation: Ln(P) = 0.74 Ln(X) + 2.53 Parking Generation Manual, 6th Edition 60 80 -- - - - -- Average Rate R2= 0.69 Ppb of 182 Health/Fitness Club (492) Peak Period Parking Demand vs: 1000 Sq. Ft. GFA On a: Saturday Setting/Location: General Urban/Suburban Number of Studies: 9 Avg. 1000 Sq. Ft. GFA: 30 Peak Period Parking Demand per 1000 Sq. Ft. GFA Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence Interval Standard Deviation (Coeff. of Variation) 3.48 2.34-7.25 2.96/6.52 *** 1.38(40%) Data Plot and Equation a - 200 d 300 200 M/ 0 0 20 40 X = 1000 Sq. Ft. GFA X Study Site Fitted Curve Fitted Curve Equation: Ln(P) = 0.80 Ln(X) + 1.92 60 ------- Average Rate R2= 0.84 80 WFr Land Use Descriptions andRA1901aJ of 18 3 X X X X '.. X X '.. 'XI i X '.. 0 0 20 40 X = 1000 Sq. Ft. GFA X Study Site Fitted Curve Fitted Curve Equation: Ln(P) = 0.80 Ln(X) + 1.92 60 ------- Average Rate R2= 0.84 80 WFr Land Use Descriptions andRA1901aJ of 18 3 Health/Fitness Club (492) Peak Period Parking Demand vs: Members (100s) On a: Weekday (Monday - Friday) Setting/Location: General Urban/Suburban Number of Studies: 2 Avg. Num. of Members (100s): 30 Peak Period Parking Demand per 100 Members Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence Interval Standard Deviation (Coeff. of Variation) 8.97 8.63-9.30 Uaia F'loi ana tquailon Caution- Small Sample Size 300 X X 200 U) a- 11 a 100 0 0 10 20 30 40 X = Number of Members (100s) X Study Site - - - - - - - Average Rate Fitted Curve Equation: *** R2= *** 294 Parking Generation Manual, 6th Edition P of 182 June 24, 2025 Connie Owen City of Kitchener 200 King Street West P.O. Box 1118 Kitchener, ON N2G 4G7 File No.: D20-20/ VAR KIT GEN PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES 150 Frederick Street, 8th Floor Kitchener ON N2G U Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4449 www. reg i o n ofwate r l o o. ca Subject: Committee of Adjustment Meeting June 15, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have the following comments: 1) A 2025 — 062 — 124 Tupper Cresent — No Concerns 2) A 2025 — 063 — 55 Shoemaker Street — No Concerns 3) A 2025 — 064 — 82 Brunswick Avenue (Future Severed) — No Concerns 4) A 2025 — 065 — 82 Brunswick Aveune (Future Retained) — No Concerns 5) A 2025 — 066 — 508 New Dundee Road — No Concerns 6) A 2025 — 067 — 38 Fifth Aveune (Side A) — No Concerns 7) A 2025 — 068 — 38 Fifth Aveune (Side B) — No Concerns 8) A 2025 — 069 — 439 Alice Aveune (Side A) — No Concerns 9) A 2025 — 070 — 439 Alice Aveune (Side B) — 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. Document Number: 5014252 5014252 Page 73 of 182 Yours Truly, Joshua Beech Falshaw Transportation Planner jbeechfalshaw@regionofwaterloo.ca Document Number: 5014252 Page 74 of 182 June 30, 2025 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 Marilyn Mills Secretary -Treasurer Committee of Adjustment City of Kitchener 200 King Street West Kitchener, ON, N2G 4G7 Dear Marilyn Mills, Re: Committee of Adjustment Meeting — July 15, 2025 Applications for Minor Variance A 2025-062 124 Tupper Crescent A 2025-063 55 Shoemaker Street A 2025-064 & A 2025-065 82 Brunswick Avenue A 2025-066 508 New Dundee Road A 2025-067 & A 2025-068 38 Fifth Avenue A 2025-069 & A 2025-070 439 Alice Avenue Applications for Consent B 2024-031 829 Stirling Avenue South via email Grand River Conservation Authority (GRCA) staff have 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 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 aherremana-g- rand river. ca or 519- 621-2763 ext. 2228. Sincerely, Andrew Herreman, CPT Resource Planning Technician Grand River Conservation Authority Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River Page 75 of 182 From: Jenna Auger To: Committee of Adjustment (SM); Committee of Adjustment (SM) Subject: RE: ACTION REQUIRED - Committee of Adjustment Application Review - July 15, 2025 Meeting Date: Monday, June 23, 2025 10:07:35 AM Attachments: image001.ong Good morning, Metrolinx is in receipt of the following Committee of Adjustment agenda for Kitchener. Upon review, we note that no applications fall within the Metrolinx review zone. As such, Metrolinx issues no comments for this agenda. Best Regards, Jenna Auger (She/Her) Project Analyst, Adjacent Construction Review (ACR) Development & Real Estate Management T: (416)-881-0579 20 Bay Street I Toronto I Ontario I M5J 2W3 =0C= MET OLI X **Adjacent Construction Review (ACR) was formerly Third -Party Projects Review (IPPR)** From: Committee of Adjustment (SM) <CommitteeofAdjustment@kitchen er.ca> Sent: June 19, 2025 12:20 PM To: Committee of Adjustment (SM) <CommitteeofAdjustment@kitchener.ca> Subject: ACTION REQUIRED - Committee of Adjustment Application Review - July 15, 2025 Meeting EXTERNAL SENDER: Do not click any links or open any attachments unless you trust the sender and know the content is safe. EXPEDITEUR EXTERNE: Ne cliquez sur aucun lien et n'ouvrez aucune piece jointe a moins qu'ils ne proviennent d'un expediteur liable, ou que vous ayez I'assurance que le contenu provient d'une source sure. Hello, Please be advised the applications for the City of Kitchener Committee of Adjustment meeting scheduled for Tuesday, July 15, 2025, have been loaded and circulated through ShareFile. You should have already received the necessary link. If you wish to make comments, provide advice, or request the imposition of any conditions on any of these applications, please provide the Committee with a written report. Please note: If you have comments, your written report must be sent to C:ofA►&kitchener.ca no later than 12 noon on Monday, June 30, 2025. Page 76 of 182 If you have no comments for the Committee's consideration, you do not need to respond. Connie Owen. Administrative Clerk I Legislated Services I City of Kitchener 519-741-2203 1 TTY 1-866-969-9994 1 cofana kitchener.ca This e-mail is intended only for the person or entity to which it is addressed. If you received this in error, please contact the sender and delete all copies of the e-mail together with any attachments. Page 77 of 182 From: Nembhard, O"Neil (MTO) To: Committee of Adiustment (SM) Subject: Committee of Adjustment Application Review - July 15, 2025 Meeting Date: Wednesday, June 25, 2025 2:15:43 PM Attachments: imaoe001.pno Good day, Please see MTO comments related to the Committee of Adjustment Application Review - July 15, 2025, Meeting: MTO has no objection to these applications. The subject properties are located beyond MTO Permit Control Area (PCA) and therefore MTO review, approval and permits will not be required. 1. A 2025-062 Variance Application — 124 Tupper Crescent 2. A 2025-063 Minor Variance (Zoning) - 55 Shoemaker Street 3. A 2025-064 Minor Variance (Zoning) - 82 Brunswick Avenue 4. A 2025-065 Minor Variance (Zoning) - 82 Brunswick Avenue 5. A 2025-066 Minor Variance (Zoning) — 508 New Dundee Rd 6. A 2025-0669 Minor Variance (zoning) — 439- A Alice Ave 7. A 2025-0670 Minor Variance (zoning) — 439- B Alice Ave 8. B 2025-021 — Consent — 546 Courtland Ave E 9. A 2025-067 and A 2025-068 - 38 Fifth Ave. Side A and Side B. The subject property does fall within MTO permit control area, however based on the modifications to site proposed, MTO permits, approval, review will not be required. Thank you for the opportunity to review and provide comments. Regards, O'Neil Nembhard Corridor Management Planner I Operation West I Operations Division Ministry of Transportation Ontario I Ontario Public Service 548-388-2571 1 o'neil.nembhard Qontario.ca Ontario Taking pride in strengthening Ontario, its places and its people Please note the Ministry no longer accepts Land Development review requests though its email system. All Land Development Review requests to the Ministry must be submitted to the Ministry of Transportation through the Highway Corridor Management Online portal at: htt�sWwww.hcros.mto.gov.on.ca/landdev/en/land-development The Land Development Review module is designed to better serve stakeholders through streamlining all land development planning approvals by the Ministry. Page 78 of 182