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HomeMy WebLinkAboutCSD-17-093 - Draft Plan of Subdivision - Zone Change - 731 Huron RdREPORT TO: Planning & Strategic Initiatives Committee DATE OF MEETING: December 4, 2017 SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: Garett Stevenson, Planner, 519-741-2200 ext. 7070 WARD(S) INVOLVED: Ward 5 DATE OF REPORT: November 7, 2017 REPORT NO.: CSD-17-093 SUBJECT: DRAFT PLAN OF SUBDIVISION 30T-17201 ZONE CHANGE APPLICATION ZC17/004/H/GS 731 HURON ROAD HURON GARDENS INC. RECOMMENDATIONS: A.That the City of Kitchener, pursuant to Section 51 (31) of the Planning Act R.S.O. 1990, Chapter P 13 as amended, and delegation by-law 2002-64, grant draft approval to Plan of Subdivision Application 30T-17201in the City of Kitchener, for Huron Gardens Inc., subject to the conditions attached to Report CSD-17-093as Appendix FURTHER, B.That Zone Change Application ZC17/004/H/GS for Huron Gardens Inc. for the purpose of changing the zoning from Residential Three Zone(R-3)with Holding Provision 17HSRtoResidential Six Zone (R-6),andPublic Park Zone (P-1)with site specific special provisions be approved By-October 25, 2017attached to Report CDS-17-093 BACKGROUND: The applications filed by Huron Gardens Inc. are seeking approval of a Draft Plan of Subdivision and a Zone Change to allow the subject lands to be developed with a residential subdivision which includes 18 street fronting townhouses, a public park, and a multiple dwelling block with a maximum of 124 units. Planning staff recommend approval of the applications subject to the conditions outlined in the report. The development proposal represents good planning and will allow for the completion of the east portion of the Huron Village community. REPORT: The subject property is owned by Huron Gardens Inc. and is located at 731 Huron Road in the Huron Village c vacant. The subject lands are 2.60 hectares in size and are proposed to be developed with up to 142 residential dwellings, a public street and a public park. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. 5 - 1 Policy Conformity Provincial Policy Statement (PPS) The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest cient development patterns that optimize the use of land, resources, and public investment in infrastructure and public service facilities. Further, the PPS directs the development of new housing to locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs and promotes densities for new housing which efficiently uses land, resources, infrastructure and public service facilities. Planning staff is of the opinion that the proposed applications are consistent with the PPS. The lands are designated for residential development and the proposed plan of subdivision establishes an efficient development pattern that will utilize existing servicing in the community. The proposed park location, adjacent to the existing Rochefort Park, will increase the size of this community amenity. 2006 Growth Plan for the Greater Golden Horseshoe (Growth Plan) The subject lands are within the Designated Greenfield Area. New development taking place in designated greenfield areas must be planned, designated, andzoned in a manner that supports the achievement of complete communities,supports active transportation, and encourages the integration and sustained viability of transit services. 5 - 2 Planning staff are of the opinion that the proposed applications conform to the Growth Plan. The lands have been designated to permit residential and associated uses, including community scaled parks. The applications propose a variety of multiple dwelling types including street- fronting townhouses and stacked townhouse dwellings. The extension of Rochefort Street will complete the intended road network for this portion of the Huron Village community. The east side of Rochefort Street will feature limited access driveways, resulting in a pedestrian-oriented sidewalk connection for the community to Rochefort Park andthe existing transit stops along Huron Road. Regional Official Plan The subject lands are within the Urban Designated Greenfield Area established in the Regional Official Plan. The ROP requires that the Designated Greenfield Area (all lands outside of the built boundary that are inside of the Countryside Line) achieve an overall density of 55 residents andjobs per hectare. The ROP policies require new communities to have sidewalks, community trails and bicycle pathways that provide linkages within the neighbourhood and to other neighbourhoods, transit stops, employment areas, school sites, food destinations, and community facilities. Regional Planning have provided comment of the proposed applications, including subdivision approval conditions, but overall have no objections to the proposed applications. The proposed density of the lands is 107.3 residents and jobs per hectare. The proposed draft plan of subdivision completes the easterly portion of the Huron Village community and includes the extension of Rochefort Street to Maitland Street and increasing the size of Rochefort Park. Rochefort Street will serve as an important pedestrian connection to transit stops along Huron Road for the approval conditions, will ensure that the lands are appropriately developed to City and Regional standards. Kitchener Growth Management Plan (KGMP) The subject lands (Parcel 124 on KGMP Map) are identified as A consideration of applications for development of these lands.ent applications are given highest priority as they complete the community and require no additional major infrastructure. Official Plan Housing objectives include planning for for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The list of permitted uses contained in the 2014 Official Plan is under appeal, however this policy has a direct co-relation to similar policies of the 1994 Official Plan which are therefore considered to be in effect. Low Rise Residential Designation accommodates a full range of housing types at an overall low intensity of use and the City favours a land use pattern which mixes and disperses a full range of housing types and styles both across the city as a whole and within neighbourhoods. The City encourages and supports the mixing and integrating of innovative and different forms of housing to achieve and maintain a low-rise built form. 5 - 3 The proposed subdivision and zoning conform to the Low Rise Residential designation and to other policies of the Official Plan. Housing planning objectives by providing a variety of residential building types for a variety of people. Huron Community Plan The lands are shown as Low Density Residential in the Huron Community Plan. The proposed subdivision complies with the policies of the plan, and will help to achieve policies supporting a mix and integration of different forms of housing and expanding Rochefort Park.The overall vision outlined in the Huron Community Plan has been implemented through subdivision design and draft approval conditions, land use designations, and zoning regulations. Proposed Zone Change The subject lands are zoned Residential Three Zone (R-3) with Holding Provision 17HSR. The R-3 zone current permits single detached and duplex dwellings and 17HSR prohibits the issuance of any building permits until such time that there are adequate roads and services available to the lands. With the development of the adjacent lands within the Huron Village community, adequate roads and services are now available and it is appropriate to remove 17HSR from the zoning of the lands. As a condition of draft approval, the developer will be required to service the lands and all future residential dwellings. Planning staff are recommending the following zoning for the subject lands as follows: Area 1: Public Park Zone (P-1) to permit the expansion of the City-owned Rochefort Park. Area 2: Residential Six (R-6) with Special Provision 704R to permit a maximum building height of 13.6 metres for multiple dwellings within Block 19 along Huron Road. Area 3: Residential Six (R-6) to permit multiple dwellings within Block 19 and street fronting townhouses along Rochefort Street. Staff have considered the proposed zoning categories and are of the opinion that they are appropriate for the proposed subdivision.The proposed P-1 zone is consistent with the existing zoning of Rochefort Park. These lands (Block 20) will be dedicated to the City and developed as park by the Developer in accordance with the draft approval conditions attached. The proposed R-6zone permits street-fronting townhouses (Lots 1-18) and multiple dwellings (Block 19) with a maximum height of 10.5 metres.The R-6 zone also allows single detached dwellings, semi-detached dwellings, duplexes, home businesses, private home daycare, small residential care facilities and low-rise multiple dwellings.The proposed R-6 zoning is the same zoning as the adjacent street fronting townhouses on Maitland Avenue and Machado Street. The zoning of the properties on the opposite side of Huron Road varies; the property opposite the proposed park is developed with a single detached dwelling is zoned as R-3 17HSR, and opposite the majority of Block 19 is a recently approved undeveloped multiple block that is zoned as R-6. Special Regulation Provision 704R allows for increased height only for multiple dwellings within Block 19 closest to Huron Road. Many of the main floor units within Block 19 will be VisitAble units, meaning the units will be constructed on grade without a stepped entry, feature larger 5 - 4 doorways and passage ways, and larger accessible main floor bathrooms. These units will provide an inclusive and barrier-free housing option in the community. Due to the nature of the on-grade construction (no basements) with no stepped entry, the height of the stacked products are a full thee storeys above grade. The buildings along Huron Road will be four storeys in height, with a pitched roof, resulting in a need for Special Regulation Provision 704R, to permit a total height of 13.6 metres. Subdivision Design The Subdivision will provide for the extension of Rochefort Street from its current terminus to Maitland Street which has been contemplated with the overall Huron Village community design. The west side of Rochefort Street is planned for 18 street fronting townhouses, lands adjacent to Rochefort Park are to be dedicated to the City for the expansion of the park, and the remaining lands will feature a multiple dwelling development that will be developed under site plan control.Planning staff recommend the attached draft plan be approved which proposes a maximum of 142 residential units, a 0.14 hectare park, and an overall density of 107.3 residents and jobs per hectare. The proposed subdivision achieves many of Brief for Suburban Development. While this is a small subdivision, many of the primary design objectives are achieved.These lands are the final phase of development for this area of the Huron Village community. Connecting Rochefort Street from its current terminus to Maitland Avenue will add a more direct pedestrian connection to the transit stops along Huron Road. The sidewalk on the east side of the street, adjacent to the multiple block, will have limited driveway crossings and will be a safe pedestrian connection to Rochefort Park for residents. This plan provides for a variety of unit types, including street fronting townhouses, condominium units, and VisitAble barrier-free residential units. The variety of unit types will offer more options and will help to accommodate a greater range of housing needs. The proposed density of the plan exceeds mandatory density targets and is a compatible and efficient use of the land. The multiple block will feature buildings that are oriented towards the street with parking in the center of the site, making an attractive streetscape with ample room for street trees and on-street visitor parking on the east side of Rochefort Street. Environment The lands are not regulated by the Grand River Conservation Authority andCity Environmental Planning staff have no concerns with the proposed applications. Stormwater Management The stormwater management plan for the subject lands involves directing storm water towards existing facilities that were built in previous phases of development that have been sized to accommodate these lands. Engineering Services is satisfied with the proposed draft plan and conditions of draft approval have been included to address matters such as groundwater infiltration and maintenance/monitoring of stormwater management facilities. Sanitary/Water Servicing All lots will be serviced with municipal sanitary sewers and municipal water servicing in accordance with City standards. Engineering Services staff have confirmed that there is sufficient servicing capacity. Conditions of approval have been included to ensure that services are constructed at the appropriate timeframes. 5 - 5 Utility Servicing and Telecommunications Comments from the appropriate utility and telecommunications companies are addressed through the draft approval conditions. Noise Huron Road is considered a source of traffic noise, and noise mitigation will be required. The Regional draft approval conditions require the developer to enter into an agreement to implement the requirements of the noise study that was completed in support of the applications. Noise mitigation measures include noise warning clauses for future owners and tenants, as well as fitting some units with appropriate HVAC equipment to allow for the future easy installation of air conditioning. Department and Agency Comments All requirements have been addressed or are included as conditions of approval. Community Input Staff received comments from 8 households and held a focused Neighbourhood Information Meeting on August 10, 2017 with four residents in attendance. A summary of the comments received to how the comment was addressed. Multiple Block Planning staff received comments and questions about the future multiple dwellings for Block 19. Respondents were concerned about the height of the future buildings and expressed concern about privacy and overlook into their yards.There were also questions about the existing and proposed grades and what the overall height of the proposed buildings would be. Following the Neighbourhood Information Meeting, Planning Staff requested additional information from the Developer on the proposed grading for the multiple block. While the ultimate design will be subject to site plan control, Planning Staff wanted to understand the relationship of the proposed buildings on Block 19 with the existing street-fronting townhouses on Maitland Street. The cross section shown on the next page illustrates the built form and proposed grading for the multiple block in relation to the existing street-fronting townhouses on Maitland Street. The grading on the multiple block is proposed to feature a storm water swale and catch basin along the shared property line. The existing mound on the multiple block will be removed and the grade will be lowered by 1.5 storeys. While there may be some overlook from the third storey of each building into each adjacent rear yard, the overall scale and height of the buildings are relatively equal. The overlook from the third story balconies into the rear yard of the Maitland Street rear yards will be further mitigated with landscaping, trees, and a privacy fence. 5 - 6 Cross Section Sketch Maitland Rear Yard and Multiple Block Street-fronting townhouses and stacked multiple dwellings are found throughout the Huron Village community. There are many instances where buildings with height differentials of 1 storey are positioned across the street, or backing onto, each other.The zoning by-law limits the building height in the R-6 zone to 10.5 metres, or 3 stories, which is the same as adjacent residential uses. The area of the multiple block closest to Huron Road is proposed to be development with 13.6 metres, 4 storey, stacked townhouses that feature VisitAble barrier-free units on the main floor. The tallest blocks are located away from other existing residential units and are similar to other recently developed residential buildings on the west side of the Huron Village community. The ultimate design and configuration of the multiple dwelling block will be required to be in lighting, parking and accessibility. The previously discussed subdivision requirements and zoning by-law regulations, together with the design requirements of the Urban Design Manual implemented through Site Plan approval, are effective at ensuring good quality elevations and a built form that is compatible with surrounding land uses. The proposed plan of subdivision has indicated a maximum of 124 units for any form of multiple Parking Planning staff also heard concerns about the current supply and demand of on-street parking spaces in the community. The road design has been designed to accommodate increased on- street parking and the multiple block site will be designed to accommodate sufficient off-street visitor parking. As previously mentioned, the multiple block site will be designed with only two driveway accesses from Rochefort Street, resulting in a significant uninterrupted street edge on the east side of Rochefort Street for on-street parking. The multiple block will have to house the required off- By-law. The street fronting townhouses houses will each feature a garage parking space and a driveway that can accommodate one additional vehicle. Traffic and RoadDesign Respondents were concerned about the current traffic in the community as well as an additional traffic that this development may create. Staff were also made aware of some visibility concerns and some steep sections of Maitland Avenue that are problematic in winter. 5 - 7 Transportation Services staff have no concerns with the proposed application and are satisfied that the amount of traffic generated by the proposed subdivision can be appropriately handled by the proposed street. The extension of Rochefort Street and the development of these lands was contemplated as part of the Huron Community Plan. Sidewalks will be provided on both sides of Rochefort Street which will connect to the multi-use pathway on Huron Road through potential traffic calming mitigation measures; however those improvements are not yet warranted based on established thresholds. School Accommodations One respondent expressed concerns that Jean Steckle Public School cannot accommodate any additional students. The Waterloo Region District School Board and the Waterloo Catholic District School Board have reviewed the applications and has no concerns.The location of elementary school sites were determined as part of the Huron Community Plan, however not all schools have been constructed to date, but all students are accommodated. Property Value One property owner questioned whether the proposed development would have an impact on property values. The proposed subdivision is a low rise residential subdivision consistent with other subdivisions in this vicinity. It is difficult for planning staff to comment accurately on the impact that a proposed development may have on the value of nearby homes. Staff understand that MPAC assesses homes based on as many as 200 different factors ranging from the size of the house/lot, and their location, to the number of bathrooms and quality of the construction. Market values depend on a host of different factors including the state of the economy and the an important consideration for some individual residents, it is not a land use planning matter. Planning staff focus on whether the development is good planning with respect to the community as a whole. Density Planning staff received a couple of comments about the proposed density of the plan area from residents that expressed a preference for single detached dwellings at this location. Planning staff support the proposed density and find the proposed street fronting townhouses and stacked townhouses in the multiple block to be compatible with the surrounding community. The subdivision design accommodates similar residential uses that are found throughout the community. The multiple dwelling block will provide a variety of housing options for the community and will help to achieve prescribed density targets. Parks and Parkland Many respondents were in favour of additional parkland and open spaces. In this case, Operations staff are requiring the maximum parkland dedication to be provided in the form of land, for the expansion of Rochefort Park. Draft approval conditions are included for the design and construction of the park. The City is also progressing with the City South District Park. The South District Park will help fulfil the identified need for a large community facility in the southwest part of the City. 5 - 8 Planning Analysis: Planning staff are recommending approval of the attached draft plan of subdivision, draft approval conditions, and amending zoning by-law. The proposed development completes this section of the Huron Village community and provides a pedestrian and vehicle connection through the community with the extension of Rochefort Street. The land dedication for parkland willincrease the size of Rochefort Park. The proposed residential uses are compatible with the existing community and will provide an additional residential housing option for residents. Planning staff have worked to address community concerns and all departmental and agency comments have been addressed or will be addressed through draft approval conditions. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: through the delivery of core service. FINANCIAL IMPLICATIONS: Upon registration, there will be ongoing operations costs for the maintenance of the park, walkways, streets, street trees, underground services, and other infrastructure which is being dedicated to the City. In the long term, there will be repair and replacement costs for streets, sidewalks and services.Also following registration, there will ongoing revenue in the form of residential property tax revenue.Development Charges will be paid to the City, the Region, and school boards at the time of building permit issuance. COMMUNITY ENGAGEMENT: INFORM - The proposed draft plan of subdivision was circulated to property owners within 120 metres of the subject lands and notice signs erected in April 2017. In response to this circulation staff received responses from 8 households. Copies of all comments are included in Appendix Property Owner Comments. agenda in advance of the council / committee meeting. Subdivision signs are posted on the property. CONSULT A focused Neighbourhood Information Meeting was held in August 2017 which was attended by 4 residents. A courtesy notice advising of the Statutory Public Meeting will be circulated to all those residents who participated in the process, and notice of the public meeting will appear in The Record on November 10, 2017. Staff invited all respondents to a Neighbourhood Information Meeting in August 2017, which was attended by 4 residents. Responses to comments received are included in this report. CONCLUSION: Based on the foregoing, the Draft Plan of Subdivision and Zone Change applications are appropriate and represent good planning. The issues identified through the preliminary circulation have been included as conditions of approval, as necessary. The lands are identified in the Kitchener Growth Management Plan for consideration of draft approval, the plan represents proper and orderly development of the City and considers the criteria identified in Section 51(24) of the Planning Act for the subdivision of land. The development of these lands 5 - 9 will complete the east end of the Huron Village community. Planning staff recommend that the applications be approved subject to conditions outlined in this report. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Michael May, Deputy CAO (Community Services) Appendices: Draft Plan and Conditions of Draft Approval Zoning By-law and Map 1 Newspaper Notice Department/Agency Comments Property Owner Comments Preliminary Site Plan (Multiple Block) For Conceptual Illustration Only 5 - 10 CSD-17-093 1. That this approval applies to Plan of Subdivision 30T-17201 for Huron Gardens Inc. as shown on the attached Plan of Subdivision prepared by the City of Kitchener dated October 25, 2017,which shows the following: Lots 1-18 Street Townhouse 18 units Block 19 Multiple Residential 124 units maximum Block 20 Park Blocks 21, 22 0.3m Reserves Total Units: 142 units 2.1 That the Subdivider shall enter into a City Standard Residential Subdivision Agreement, as approved by City Council, respecting those lands shown outlined on the attached Plan of Subdivision dated October 25, 2017. Standard conditions2.6, 3.2, 3.9, 3.10,3.17, 4.8, 4.12, 4.13, 4.15, 4.16, 4.17, 6.6, 6.8, 6.9, 6.11, & 6.12 shall be deleted from the City Standard Residential Subdivision Agreement. The following special conditions shall be added to the City Standard Residential Subdivision Agreement: Part 2 Prior to Grading 2.16 Prior to commencing any grading, the SUBDIVIDER shall sign a CITY Standard Residential Subdivision Agreement and the agreement shall be registered against title of the subdivision lands. 2.17 The SUBDIVIDER agrees to submit construction details for the proposed retaining walls to 2.18 The SUBDIVIDER shall provide confirmation that any existing private wells and septic systems within the lands proposed to be graded that are required to be decommissioned have been in accordance with the Ministry of the Environment and Climate Change Engineering Services. Part 3 Prior to Servicing 3.18 Prior to Servicing or Registration which ever shall occur first, the SUBDIVIDER shall prepare a detailed engineering design for Storm Water Management including any requisite monitoring and obtain approva Services in consultation with the Director of Planning, the Grand River Conservation Authority and the Regional Municipality of Waterloo. The Stormwater Management design shall be in accordance with the Huron Village Subdivision, South Basin Final SWM Report Prepared by Stantec (April 2006). The approved engineering design for Storm Water Management will include a maintenance program for a period of 2 years post full build out of the subdivision, which will ensure stormwater management facilities function as designed to the satisfaction of the to the municipality assuming the facilities, shall be at the sole expense of the SUBDIVIDER. 5 - 11 CSD-17-093 3.19 Prior to Servicing the SUBDIVIDER agrees to undertake a 2 year monitoring program of groundwater elevations to demonstrate the difference in elevation between the seasonally high groundwater table and the underside of footings to the satisfaction of the 3.20 Prior to Servicing the SUBDIVIDER agrees to provide a maintenance security that will standards as this site will outlet into an existing pond. The amount will be 100% of the lean out the pond a total of two (2) times, proportionately reduced by a percentage which equals the contributing volume of the subject lands compared to the total Director of Engineering Services. Also, the SUBDIVIDER will be required to add the estimated cost to flush the storm sewers up to the SWM pond one (1) time. This estimated cost will be based on the , to the satisfaction of the Director of Engineering Services. 3.21 Prior to Servicing, the SUBDIVIDER shall provide a letter of credit based on 60% of the estimated cost of the approved infiltration facilities, and 100% of the estimated cost of any contingency infiltration facilit Engineering Services. The Letter of Credit will be released two years after 95% of the catchment area is stabilized (meaning buildings are constructed and lot/blocks are sodded/vegetated) and the SUBDIVID Engineering Services. 3.22 Prior to Servicing or Registration, whichever comes first, the SUBDIVIDER must deed to the CITY servicing easements that have a minimum 5.0m width, or twice the depth of the service, for rearyard catchbasins and leads. The minimum width of the required Service Corridor easement is to be dimensioned to enable the full excavation of the proposed storm connection via conventional 1:1 sloped sides of the excavation and without the requirement for trench boxing or other special means, to the satisfaction of the Director of Engineering. Detailed grading design of the Service Corridor easement will conform to Development Manual requirements for City maintenance vehicle access. 3.23 Prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER shall confirm that the servicing drawings are coordinated with the On-Street Parking Plan, Streetscape Plan and Master Tree Planting Plan required by this agreement to the of Planning, Director of Transportation Services and Director of Operations. Part 4 Prior to Application Being Made for Any Building Permit 4.18 The SUBDIVIDER agrees to undertake any measures required to ensure proper water pressure to all lots and blocks within the proposed plan of subdivision to the satisfaction of 5 - 12 CSD-17-093 4.19 The SUBDIVIDIER agrees that all dwellings shall be designed in accordance with garage and driveway widths shown on the approved On-Street Parking Plan to the satisfaction of Director of Planning and Director of Transportation Services. Part 6 Other Time Frames 6.15 Prior to occupancy, the SUBDIVIDER agrees to construct at source infiltration galleries, and convey any required easements, Engineering Services. Installation of infiltration galleries shall be supervised and certified by a qualified Geotechnical and or Engineering Consultant, at the Services. 6.16 The SUBDIVIDER agrees to include the following clause in the registered subdivision agreement: Purchasers/tenants are advised that a retaining wall is located on the subject property. The owner of this property also owns his/her section of the retaining wall. The retaining wall is not in public ownership. Monitoring, maintenance, inspection, repair and replacement of this retaining wall, including any associated costs, are the sole responsibility of the property owner. The City of Kitchener is in no way responsible for to repair or replace his/her section of the retaining wall, at his/her cost.This condition shall apply to any original owner(s), as well as any subsequent owner(s). 6.17 The SUBDIVIDER agrees to include the following clause in applicable offers of purchase and sale and tenancy agreements, which shall be registered on the title of the lands immediately upon registration for all lots with rear yard continuous linear infiltration galleries: property. The owner of this property also owns his/her section of the infiltration gallery. The infiltration gallery is not in public ownership. Monitoring, maintenance, inspection, repair and replacement of this infiltration gallery, including any associated costs, are the sole responsibility of the property owner. The City of Kitchener is in no way responsible 6.18 The SUBDIVIDER agrees that construction traffic to and from the proposed subdivision shall be restricted to using Huron Road, as appropriate. The SUBDIVIDER agrees to advise all relevant contractors, builders and other persons of this requirement with the SUBDIVIDER being responsible for any required signage, all to the satisfaction of the 6.19 Prior to occupancy of the first unit being granted, the SUBDIVIDER shall determine the locations of all centralized mail receiving facilities to the satisfaction of Canada Post, in 5 - 13 CSD-17-093 provide temporary suitable centralized mailbox locations that may be utilized by Canada Post until curbs, boulevards and sidewalks are constructed for the plan of subdivision. The SUBDIVIDER agrees to provide the City of Kitchener with evidence that satisfactory arrangements, financial and otherwise, have been made with Canada Post Corporation for the installation of Community Mail Boxed (CMB) as required by Canada Post Corporation, at the time of sidewalk and/or curb installation. 6.20 That the SUBDIVIDER or subsequent Owner agrees to include the following clauses in all Agreement of Purchase and Sale with home buyers, and/or Rental Agreements, which advise: a) that the home/business mail delivery will be from a designated Community Mail Box; b) that identifies the exact Community Mail Box locations. The SUBDIVIDER further agrees that the location of all Community Mail Box facilities willbe shown on maps, information boards and plans, including maps displayed in the sales office. 6.21 The SUBDIVIDER agrees to include a clause in allAgreements of Purchase and Sale with home buyers, and/or Rental Agreements,that providesthe contact information for the four (4) School Boards in the Region to ensure that purchasers have contacts at the respective Boards for school boundary and other related school accommodation inquiries. 6.22 The SUBDIVIDER agrees that during the construction and installation of the Rochefort Street, and/or area grading, and/or servicing, that any existing peat and marl layers be sub-excavated and replaced with native or imported pit run sand and gravel or granular 2.2 That prior to the final approval of the plan to be registered, the SUBDIVIDER shall fulfill the following: 1. That the City Standard Residential Subdivision be registered on title. 2. Director of Planning and to obtain approval thereof. 3. The SUBDIVIDER agrees to commute all local improvement charges outstanding on any part of the land and to pay all outstanding taxes on the land. 4. The SUBDIVIDER shall install within the subdivision any required geodetic monuments under the direction of th co-ordinate values and elevations thereon and submit for registration the plans showing the location of monuments, their co-ordinate values, elevations and code numbers as prescribed by the Surveyor General of Ontario. 5 - 14 CSD-17-093 5. The SUBDIVIDER shall make satisfactory arrangements with KITCHENER-WILMOT HYDRO for the provisions of permanent electrical services to the subdivision and/or the relocation of the existing services. Further, the Subdivider acknowledges that this may include the payment of all costs associated with the provisions of temporary services and the removal of such services when permanent installations are possible. 6. The SUBDIVIDER shall make satisfactory arrangements for the provisions of permanent telecommunications services to the subdivision and/or the relocation of the existing services. Further the SUBDIVIDER acknowledges that this may include the payment of all costs associated with the provision of temporary services and the removal of such services when permanent installations are possible. 7. The SUBDIVIDER shall make arrangements for the granting of any easements required for utilities and municipal services. The SUBDIVIDER agrees to comply with the following easement procedure: a)to provide copies of the subdivision plan proposed for registration and reference plan(s) showing the easements to the Kitchener-Wilmot Hydro, Planning. b) to ensure that there are no conflicts between the desired locations for utility easements and those easement locations required by the CITY'S Director of Engineering Services for municipal services; c) to ensure that there are no conflicts between utility or municipal service easement locations and any approved Tree Preservation/ Enhancement Plan; d) if utility easement locations are proposed within lands to be conveyed to, or presently owned by the CITY, the SUBDIVIDER shall obtain prior written approval from the CITY'S Director of Pla Director of Engineering Services, or, in the case of parkland, the CITY'S Director of Operations; and e) to provide to the CITY'S Director of Planning, a clearance letter from Kitchener-Wilmot Hydro, and telecommunication companies. Such letters shall state that the respective utility company has received all required grants of easement, or alternatively, no easements are required. 8. The SUBDIVIDER shall dedicate all roads, road widenings and public walkways to the appropriate authority, by the registration of the Plan of Subdivision. 9. The SUBDIVIDER agrees to convey, at no cost and free of encumbrance, the following lands for the purposes set out below: To the CITY: a) Block 20 for park; b) Blocks 21, 22 for 0.3 metre reserves. 5 - 15 CSD-17-093 10. The SUBDIVIDER shall erect and maintain a subdivision billboard sign at each major Director of Planning. The SUBDIVIDER acknowledges that a Sign Permit is required for the subdivision billboard sign and that the sign shall be erected and designed in accordance with the following criteria: a) The sign shall be located outside the required yard setbacks of the applicable zone and outside the corner visibility triangle, with the specific, b) The sign shall have a minimum clearance of 1.5 metres, a maximum height of 6 metres, and a maximum area of 13 square metres; c) Graphics shall depict the features within the limits of the subdivision including, without limiting the generality of the foregoing, approved street layout, including emergency access roads, zoning, lotting and specific land uses, types of parks, storm water management areas, trail links and walkways, potential or planned transit routes and bus stop locations, centralized mail facility locations, notification regarding contacts for school sites and which advises prospective residents that students may be directed to schools outside the neighbourhood, noise attenuation measures, environmentally sensitive areas, tree protection areas, special buffer/landscaping areas, water courses, flood plain areas, railway lines and hazard areas and shall also make general reference to land uses on adjacent lands including references to any formal development d) Approved subdivision billboard locations shall be conveniently accessible to the public for viewing. Low maintenance landscaping is required around the sign and suitable parking and pedestrian access may be required between the sign location and public roadway in order to provide convenient accessibility for viewing; e) The SUBDIVIDER shall ensure that the information is current as of the date the sign is erected. Notice shall be posted on the subdivision billboard signs advising that information may not be current and, to obtain Services Department Planning Division or the appropriate School Board for school accommodation information; and f) The sign shall also advise prospective residents that students from the subdivision may be directed to schools outside the neighbourhood. 11. The SUBDIVIDER shall satisfy the total 5% parkland dedication for the entire subdivision, which dedication is 0.14 hectares, by the conveyance of Block 20 to the CITY, at no cost and free of encumbrance, which will satisfy the entire parkland dedication. 12. The SUBDIVIDER agrees that all streets shall be named as shown on the Draft Plan. 5 - 16 CSD-17-093 13. (3.18) Prior to Servicing or Registration which ever shall occur first, the SUBDIVIDER shall prepare a detailed engineering design for Storm Water Management including any ring Services in consultation with the Director of Planning, the Grand River Conservation Authority and the Regional Municipality of Waterloo. The Stormwater Management design shall be in accordance with the Huron Village Subdivision, South Basin Final SWM Report Prepared by Stantec (April 2006). The approved engineering design for Storm Water Management will include a maintenance program for a period of 2 years post full build out of the subdivision, which will ensure stormwater management facilities function as designed to the satisfaction of to the municipality assuming the facilities, shall be at the sole expense of the SUBDIVIDER. 14. (3.22) Prior to Servicing or Registration, whichever comes first, the SUBDIVIDER must deed to the CITY servicing easements that have a minimum 5.0m width for rearyard catchbasins and leads. The minimum width of the required Service Corridor easement is to be dimensioned to enable the full excavation of the proposed storm connection via conventional 1:1 sloped sides of the excavation and without the requirement for trench boxing or other special means, to the satisfaction of the Director of Engineering. Detailed grading design of the Service Corridor easement will conform to Development Manual requirements for City maintenance vehicle access. 15. (3.23) Prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER shall confirm that the servicing drawings are coordinated with the On-Street Parking Plan, Streetscape Plan and Master Tree Planting Plan required by this agreement to the of Planning, Director of Transportation Services and Director of Operations. 16.To expedite the approval for registration, the SUBDIVIDER shall submit to the CITY'S Director of Planning, a detailed written submission documenting how all conditions imposed by this approval that require completion prior to registration of the subdivision plan(s), have been satisfied. 3.0 REGIONAL MUNICIPALITY OF WATERLOO CONDITIONS: 1. That this approval applies to Plan of Subdivision 30T-17201 for Huron Creek Developments, in the City of Kitchener, CAD File No. dp16207a.DWG by City of Kitchener Community Services Department, Planning dated January 31, 2017. 2. That the SUBDIVIDER agrees to stage the development for this subdivision in a manner satisfactory to the Regional Commissioner ofPlanning, Development and Legislative Services; 3. That the plan submitted for final approval shall incorporate a lot pattern for all blocks to be lotted at a density not exceeding the unit density identified in the land use schedule on the draft approved plan of subdivision in Condition 3.1. 5 - 17 CSD-17-093 4. That the subdivision agreement be registered by the City of Kitchener against the lands to which it applies and a copy of the registered agreement be forwarded to the Regional Commissioner of Planning, Development and Legislative Services prior to final approval of the subdivision plan. 5. a. That the SUBDIVIDER enter into an Agreement for Servicing with the Regional Municipality of Waterloo to preserve access to municipal water supply and municipal wastewater treatment services prior to final approval or any agreement for the installation of underground services, whichever comes first. Where the SUBDIVIDER has already entered into an agreement for the installation of underground servicing with the area municipality, such agreement shall be amended to provide for a Regional Agreement for Servicing prior to registration of any part of the plan. The Regional Commissioner of Transportation and Environmental Services shall advise prior to an Agreement for Servicing that sufficient water supplies and wastewater treatment capacity is available for this plan, or the portion of the plan to be registered. b. That the SUBDIVIDER include the following statement in all agreements of lease or purchase and sale that may be entered into pursuant to Section 52 of the Planning Act, prior to the registration of this plan: The lot, lots, block or blocks which are the subject of this agreement of lease or purchase and sale are not yet registered as a plan of subdivision. Thefulfillment of all conditions of draft plan approval, including the commitment of water supply and sewage treatment services thereto by the Region and other authorities, has not yet been completed to permit registration of the plan. Accordingly, the purchaser should be aware that the vendor is making no representation or warranty that the lot, lots, block or blocks which are the subject of this agreement or lease or purchase and sale will have all conditions of draft plan approval satisfied, including the 6. That prior to final site plan approval of multiple residential Block 19, the SUBDIVIDER shall submit a Salt Management Plan for approval by the Regional Municipality of Waterloo, and implementation secured through appropriate agreements with the Region and/or condominium declarations. 7. That prior to final approval of all or any part of this plan of subdivision, a detailed stormwater management plan be submitted for the entire plan of subdivision to the satisfaction of the Regional Municipality of Waterloo. 8. That prior to final approval, any existing private wells, monitoring wells (not used for long term monitoring purposes) and septic systems be decommissioned in accordance with applicable laws and regulations to the satisfaction of the Regional Commissioner of Planning, Development and Legislative Services. Furthermore, that the SUBDIVIDER enter into an agreement with the City of Kitchener to provide for decommissioning any long term monitoring wells no longer used for such purpose, in accordance applicable laws and regulations. 9.a. That prior to final approval of all or any part of this plan of subdivision, the SUBDIVIDER shall enter into an agreement with the City of Kitchener to 5 - 18 CSD-17-093 ed June 02, 2017 as prepared by Development Engineering. b. That the SUBDIVIDER enter into an agreement with the Regional Municipality of Waterloo and the City of Kitchener units 1-76 (inclusive) as identified on the site plan drawing for Huron Creek Developments, in the City of Kitchener, CAD File No. sp16207a.DWG by City of Kitchener Community Services Department, Planning dated May 1, 2017, stating that such units: i. Will be installed with forced air-ducted heating system suitably sized and designed with provision of adding central air conditioning; and, ii. Will include the following noise warning clause which will be required to be included on all offers of purchase, deeds and rental agreements for the building: advised sound levels due to increasing traffic on Huron Road may occasionally interfere with some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Region of Waterloo and the Ministry of the Environment and Climate Change. Moreover, this dwelling has been designed with the Installation of central air conditioning by the occupant in low and medium density developments will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Region of Waterloo and the Ministry of the c. That the SUBDIVIDER enter into an agreement with the Regional Municipality of Waterloo and the City of Kitchener units 77-124 (inclusive) as identified on the site plan drawing for Huron Creek Developments, in the City of Kitchener, CAD File No. sp16207a.DWG by City of Kitchener Community Services Department, Planning dated May 1, 2017, stating that such units: i. Will include the following noise warning clause which will be required to be included on all offers of purchase, deeds and rental agreements for the building: traffic on Huron Road may occasionally interfere with some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Region of Waterloo and the Ministry of the Environment and d. Notwithstanding Conditions 9a., 9b., and 9C., the Regional Commissioner of Planning, Development and Legislative Services may require an updated noise study, and any new recommendation from such updated noise study must be implemented prior to final site plan approval of Block 19, to the satisfaction of the Regional Commissioner of Planning, Development and Legislative Services. Further, where changes to the development concept of Block 19 result 5 - 19 CSD-17-093 in unit numbering changes as noted above, an amending agreement may be required to the satisfaction of the Regional Commissioner of Planning, Development and Legislative Services. I am fine with this also. 10. That prior to any grading, construction or other site disturbance, and final approval of all or any part of the draft plan of subdivision, the Ministry of Tourism, Culture and Sport issue a clearance for the following archaeological assessment reports, to the satisfaction of the Regional Commissioner of Planning, Development and Legislative Services: i. Stage 1 & 2 Archaeological Assessment Heathshore Homes Limited, 731 oo, City ofKitchener, Regional 11-1154-0027-R01), dated June 2011; and, ii. Stage 3 Archaeological Assessment Heathshore Homes Ltd., Location 1 (AIGw- Associates (Report no. 11-1154-0027-3000-R01), dated June 2011. 4.0 CLEARANCE CONDITIONS 1. That prior to the signing of the final plan by the CITY's Director of Planning, the Director shall be advised by the Regional Commissioner of Planning, Development andLegislative Services that Conditions 3.1 to 3.10 have been carried out to the satisfaction of the Regional Municipality of Waterloo. The clearance letter from the Region shall include a brief statement detailing how each condition has been satisfied. 2.That p shall be advised by Kitchener-Wilmot Hydro that Condition 2.2.5 and 2.2.7 have been carried out satisfactorily. The clearance letter shall include a brief statement detailing how each condition has been satisfied. 3. shall be advised by the telecommunication companies (Bell, Rogers) that Conditions 2.2.6 and 2.2.7 have been carriedout satisfactorily. The clearance letter shall include a brief statement detailing how each condition has been satisfied. 5.0 NOTES 1. The owner/developer is advised that the provisions of the Regional Development Charge By-law 14-046 are applicable. 2. The final plans for Registration must be in conformity with Ontario Regulation 43/96, as amended, under The Registry Act. 3. It is the responsibility of the Owner of this plan to advise the Regional Municipality of Waterloo and the City of Kitchener Planning Departments of any changes in ownership, agent, address, phone and fax numbers. 5 - 20 CSD-17-093 4. The owner/developer is advised that the Regional Municipality of Waterloo has adopted By-Law 17-001, pursuant to Section 69 of the Planning Act, R.S.O. 1990 c. P.13, as amended, to prescribe a tariff of fees for application, recirculation, draft approval, modification to draft approval and registration release of plans of subdivision. 5.The owner/developer is advised that pursuant to Regional By-Law 17-001, the current fee for review of a road traffic noise study is $250.00, payable to the Regional Municipality of Waterloo upon submission of the study for review. 6.This draft plan was received on or after January 1, 2007 and shall be processed and finally disposed of under the Planning Act, R.S.O. 1990, c. P.13, as amended by S.O. 2006, c. 23 (Bill 51). 7. The Owner is advised that draft approval is not a commitment by the Regional Municipality of Waterloo to water and wastewater servicing capacity. To secure this commitment the owner/developer must enter into an "Agreement for Servicing" with the Regional Municipality of Waterloo by requesting that the Region's Planning, Development and Legislative Services Department initiate preparation of the agreement. When sufficient capacity is confirmed by the Region's Commissioner of Transportation and Environmental Services to service the density as defined by the plan to be registered, the owner/developer will be offered an "Agreement for Servicing". This agreement will be time limited and define the servicing commitment by density and use. Should the "Agreement for Servicing" expire prior to plan registration, a new agreement will be required. The owner/developer is to provide the Regional Municipality of Waterloo with two print copies of the proposed plan to be registered along with the written request for a servicing agreement 8. To ensure that a Regional Release is issued by the Regional Commissioner of Planning, Development and Legislative Servicesto the City of Kitchener prior to year end, it is the responsibility of the Owner to ensure that all fees have been paid, that all Regional conditions have been satisfied and the required clearance letters, agreements, prints of plan to be registered, and any other required information or approvals have been deposited with the Regional Planner responsible for thefile, no later than December 15th. Regional staff cannot ensure that a Regional Release would be issued prior to year-end where the Owner has failed to submit the appropriate documentation by this date. 9. When the survey has been completed and the final plan prepared to satisfy the requirements of the Registry Act, they should be forwarded to the City of Kitchener. If the plans comply with the terms of approval, and we have received an assurance from the Regional Municipality of Waterloo and the applicable clearance agencies that the necessary arrangements have been made, the Manager of Development Review's signature will be endorsed on the plan and it will be forwarded to the Registry Office for registration. The following is required for registra purposes: 5 - 21 CSD-17-093 One (1) original mylar Three (3) mylar copies Four (4) white paper prints One (1) AutoCAD (.dwg) file 5 - 22 5 - 23 Appendix "B" CSD-17-093 PROPOSED BY LAW October 25, 2017 BY-LAW NUMBER ___ OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener Huron Gardens Inc. 731 Huron Road) WHEREAS it is deemed expedient to amend By-law 85-1; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1. Schedule Number 153o-law Number 85-1is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Residential Three Zone (R-3) with Holding Provision 17HSR toPublic Park Zone (P-1). 2. Schedule Number -law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached hereto, from Residential Three Zone (R-3) with Holding Provision 17HSR to Residential Six Zone (R-6) with Special Regulation Provision 704R. 3. Schedule Number 153-law Number 85-1is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 3 on Map No. 1, in the City of Kitchener, attached hereto, from Residential Three Zone (R-3) with Holding Provision 17HSR to Residential Six Zone (R-6). 4.-law Number 85-1 is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 5 - 24 Appendix "B" CSD-17-093 5.-law 85-1 is hereby amended by adding Section 704Rthereto as follows: 704. Notwithstanding Section 40.2.6,the maximum height of a multiple dwelling shall PASSED at the Council Chambers in the City of Kitchener this day of ,2017. _____________________________ Mayor _____________________________ Clerk 5 - 25 8 5 07 11 TT 1 RR A PA P5 4 9 2 K T 1 R2 4 A 9 C T PR 6 16A 2P 3 1 T T O 1K 2 R RA P C A 9L P O 7 L B 9 6 7 5 B 2 2 0T K 6 1 R 3 1A -C P 7 9 R T8 7 8 O 2 R 5AT L PR 4 1 A B P 1 9 3 4 2 2 T 1- 9 R T 0 A 9P R T 1 A R P M A P 5 0 83 8 9 T 2 T 9 R6 R A TA 5 PP R A P 7 8 4 6N 3 3 94 1 7 T A- R 6 A P LM 38 78 8 P 5 6 9 2 4 4 4 -N 1 G 1 T 8 M R A - A E 9 8 5 P L 4 4 5 T RP R R A P N 4 98 5 G A 3 1 5 9 T TRT 5E L RAR A 3 P A P P P 5R 2 T 2 R 9 G A 5 2 P 3 0 0 6 E 61 1T -0 R R R 1 1 A 8T P 5R 8 1 A P 6 2 1 4 3 - 7 1 M T R 8 A P 7 5 0 1 N 3 3 1 T8 6 A 5 R1 1 6 A T P 2 L R 1 K A P P LT 8 B 9 5R 4 G 2 A 85 E P 26 R K 5 L 2 4B 8 44 6 2 9 2 K L B 3 3 9 6 4 4 1 2 7 K T 9 0 R L 2 5 A 2 3 P B 2 1 6 2 K 4 L 2 1 11 B2 T 36 R 3 6 A P K K 2 L 1 3 C 4B O 2 2 1L 3 3 3 8 B K 2 5 0C 4 4O 1 - L 0 3 2 B 3 T M 1R 1 8 A T P 9 R 5 9 A 3 P 2 4 N K 0 3 1 C T A R O A L L 9P 82 T 2 8 2 TR B RAP AP P 3 5 2 3 3 6 KC G O LB 2 E 3 T 1 R R 5 9A 5P 003 6 6T 1-RA RP 3 8 5 5 7 1 9 3 0 9 T 1 7 6 R 7 A P 2 2 1 4 4 - - 4 4 6 5 5 1 3 M 2 1 K R 5 8 L B 2 8 5 1 5 4 5 N 2 1 3 A 3 L 3 P 2 0 G 2 E 76 R 51 1 2 8 2 T R A 9 P 1 7 8 1 5 1 7 0 T R A 8 2 P 4 2 1 T 9 R 9 A P 1 2 5 T R A 1 7 P 2 8 4 71 -3 3 2 9 T 4 M R 1 A 8 P 5 0 6 N 3 6 8A 4 L 1 1 2 P 2 T 5 R A P 3 G E R 1 2 T R A 0P 2 T 6 6 RT 1 R A A PP 5 9 1 1 T R T A P 4 1 A 3 E 1 F 2 1 9 5 0 6 1 - R 8 1 5 T R A P 8 T 1 R PA 9 6 T 1 17 R 8 RT PAPA 7 5 T 1 R PA 6 6 3 5 T 1 R PA 4 T 4 T 1 3 R PA6 59T 0 2 R R 16PA - 8R2 5 1 T 1 5 RRT PAA P A 4 T R 1PA T 1 P R PA 3 RT A P 2 T R PA3 5 5 7 1-1 T R R8 PA5 3 9 9 T R 1 A P 0 1 T R A P K 1 1 T R 3AP 5 C 52 71 T 1R - AP R 8 53 1 O T R AP 4 L 1 T R AP B 7 T 8 RT AR PA P 5 1 T TR R A AP P 2 T R A P 3 T R A P 3 54 T 5R A 7P 1 - 5 RT R A 8P 5 7 6 T 4 R A P 1 7 7 T R A P T R 4 4 A T R 8A P T PT R A P R 9 T A R A P 6 P 0 1 T 4 R A 1 P 5 1 1 T 3R 5A T P 5 5 7 2 11 4- T R R 1 R A 8P 4 5 T R A 3 A 1 P T R 5 4 P A P T R A 4 4 P 1 T 1 R A P 6 3 T 4 1 R A 2 4 P 1 3 5 5 3 7 8 1 - 4R 2 T 8 3 T T R 5 9 A P 9 R 3 0 2 R T 6 R A 11 P 71 A 8 A 3- 7 2 1 1 2 - T RR 8 PP R12 5 A 8 T PT R A P 5 1 T T 0R 12 A R 2TP TR R RA P A P A 9 A 9RT 1PA P T 0 RT 8 P PAR A 6 4 P7 RT PA 0 8 1 T 7 T 6 PAR R1 T A 17 P 8 -73 9 1 T- 7 R 11 R8 2 R 5 1 R T3 1 RT 5 8 AATR T PT 5A 5P 5 PARP R A 7 T 4 1RT -APA R 0 31 P RPRT T PA 8 8R R 2A 5RT P A PA 3 A P 7 8 73 1 3- R P 8 5 3 - 21 T RT 6AR 1 P SCHEDULE 153SCHEDULE 154 TA P R A3 P M T AR P 4 4 5 1 1T 8 TR R 4A 2 TP AR PA P 5 4 5 1 1 T R 5A P N T AR1 K P T T R A SCHEDULE 109SCHEDULE 108 P A C R 6 L T6 ART 1 PR A 7 PA O 8 3 P 7 P 1 - L R 7 T 8 R A 5 P B G E 8 T R A P7 1 0T R R 1A P T R 8 0 A1 T PR A P 1 9 T R A P 4 T 8 9 1 0 T 8R R 2 7 TA P R A 1 P A - 2 P R 7T 2R 8 TA RP 5 A P 6 20 2T TPAR R A P 5 2 K T R A P 1 7 8 4 C 3 RT 2 7 PA 1 2 - R 8 5 3T 72 O 1 3PAR 4 2 TT RT 71R PAR AA P L P T 70 PAR T 69 PAR 8 B 5 RT 6 8 PA 9 R RT 2 PA7 -RT 62 1 T 30PA 2 4 7 PART 1 8 9 3 31R 2 R 7 T 6A 5 1 PART 6P 4 3-PA 4 R 3 8 T 32 TP 5 AR5 RRT 6 7PA A P4 1RT 6 -PA 5 5 7 4R 8 3 T 7 R8 1 5- A R 3 P5T 63 8 PAR 5 7 34AP 5 2 RT T 62 7 TR 8PAPART 231 T 3ARR T 7 35P 8 RT A R 73 PAP A 1 T 61 4 P-PAR R T 36 8 PAR 5 37 RT 1 PAT 60 PAR 3 -7 93 RT 5 6 PAT 39R 7RT T 58 4 4PAPARA TP 7 R R 8 T 40 A 3 PAR P 7 1 82-T 41 8 R PAR 3 8 4 5 427 7 T RT RT 5 PAPA 4 7 R 5 A 34 6P 8T 43RT 5 4PARPA T R5 ART 5 3 PPA T 3 T -3 R K AT 54 7 PPAR 8 5 R T 53 8 PAR R 1- T 2 4 PART 52 9 MC PAR 2 3 A 7 381 3 8 74-17 5 82RT P 7 -158R O 8RPA R9 5 E T 1 E 5 PART 49T 50 ARPAR G P L 9 RT 4 PA P V0 3 L 8 A B 0 5 N T N3 R R A 5 P 8 4 M A -E 3 38 8 6 3 T L 1 8 R 3 A SK P 3 P2 E 3C T 3 7 -4 8 T 2 R S R A P GO M K L E E 0 8 E C N B 3 0 R5 8 8 I T 3 R V1 A 3 P O E . 3 R N L L 4 0 4 R3 E 68 AE E B 6 9 G4 T R D A P P L 6 S K L2 A A 9 N3 T 25 2 PAR 8 PE 40 5 RT 21 C PA 5 86 T M 5 R M 8 6A R RT 2P -PA R-T 23 3 1 T 27PAR O 2 4 PAR 33 G 9 T 22 8 2 PAR 8 3 6 L 0 E 8 RT 2 PA T 21 9PAR B RT 2 0 PA T 20 3 0PAR R RT 3 8 PA T 19 7 PAR 3 1 .RT 3 PA T 18 5 PAR 8 2 RT 3 R PA 3 0 0 T 17 -T 33PAR 8 1 1 PAR 4 1 T 16 8 1 9 PAR 2 T R 38 3 7 A 8 P 4 5 RT 3 PA 3 82 T 15 55 5PAR 8 2 2 RT 3 1 PA4T RT 1 9 9 8 6PAR 0 RT 3A 4 PAP 5 2 T 13 52 1 PAR -3 R 8 T 37 5 2 PAR 2 RT 1 PA 2 T 38 PAR 5 1 3 RT 1 T 39PA 9 3 PAR1 0 RT 1 0 T PAR 2 2 A T P R A P T 40 PAR 1ART 9 RT 4P PA ART 8 T 42P PAR 3 T 7 PAR 9 4 1 1 1 T 3 T RT 4 5 R R PAA P A ART 6 P 85 T 44P PAR 8 R 5ART 5 RT 4P 34 -PA 31 T 4 PAR 4 9 3 2 9 5 3 42 1 3 2 T 6R RT 4 -PAA T 3P 47PAR PART 2 T 2 PAR R3 48 E9 M PART 6 ART 1 G3 1 P 7 T R P A 8 P L A 3 53 N 5 9 T 54 328 M S 9 - 3 N 23 2 83 Y 9 5 A4 L L L I 3 7 1 9 7 T 6 R P T A P 2 N 3 4 9 G 8 A 7 1 T 9 R K A R P H E E0 G C 0 C P R 3 1 L19 9 1 A8 T 2 O N R 2 A P 1 5 2 8 L K M 3 1 - 2 3 34 B 8 C 1 2 58 1 P A O 2 R 3 67 T 9 10 5 9 9 2 L 8 7 6 10 22 5 8 3 8 R B 5 1- 1 4 0 8 7 922 6 3 9P 4 A G 01 R -85 0 T 2 6 0 5 2 1 13 N T 0 22 2 I M TR 24 220 R 20 A 2 8 320 1 N AP 00 2 5 P 22 42 2E 0 9 02 5 2 8 2 2 2 D N 2 9 62 4 24 I 90 7 21 A 7 1 26 2 91 W KL 82 5 29 1 CP 22 9 1 O 2 1 G L E D B R A O R 5 - 26 CSD-17-093 PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS A PROPOSED PLAN OF SUBDIVISION AND AMENDMENT TO THE KITCHENER ZONING BY-LAW UNDER THE SECTIONS 34 AND 51 OF THE PLANNING ACT 731 Huron Road The City of Kitchener has received applications for Draft Plan of Subdivision and a Zone Change to permit the lands to be developed with a low rise residential subdivision which includes 18street-fronting townhouses, a multiple block with 124 units, and a park. The lands are proposed to be rezoned to Residential Six (R-6) with special regulation provisions and Public Park (P-1) Zone. The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals with planning matters on: MONDAY, DECEMBER 4, 2017 at 7:00 P.M. nd COUNCIL CHAMBERS, 2 FLOOR, CITY HALL 200 KING STREET WEST, KITCHENER Any person may attend the public meeting and make written and/or verbal representation either in support of, or in opposition to, the above noted proposals. If a person or public body does not make oral submissions at this public meeting or make a written submission prior to approval/refusal of these proposals, the person or public body is not entitled to appeal the decision to the Ontario Municipal Board, and may not be added as a party to the hearing of an appeal unless there are reasonable grounds in the opinion of the Board. ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the staff report which will be available approximately 10 days before the meeting (https://calendar.kitchener.ca/council - click on the meeting date in the th calendar, scroll down & select meeting), or in person at the Planning Division, 6 Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Garett Stevenson, Planner - 519-741-2200 ext. 7070 (TTY: 1-866-969-9994), garett.stevenson@kitchener.ca 5 - 27 5 - 28 5 - 29 5 - 30 5 - 31 5 - 32 5 - 33 5 - 34 5 - 35 5 - 36 5 - 37 5 - 38 5 - 39 5 - 40 5 - 41 5 - 42 5 - 43 5 - 44 5 - 45 5 - 46 5 - 47 5 - 48 5 - 49 5 - 50 5 - 51 5 - 52 5 - 53 5 - 54 5 - 55 5 - 56 5 - 57 5 - 58 5 - 59 5 - 60 5 - 61 5 - 62 5 - 63 5 - 64 5 - 65 5 - 66 5 - 67 Appendix "F" CSD-17-093 5 - 68