HomeMy WebLinkAboutCA Agenda - 2018-03-20
THE CITY OF KITCHENER
Kitchener City Hall
200 King St W
COMMITTEE OF ADJUSTMENT
Box 1118
NOTICE OF HEARING
Kitchener ON N2G 4G7
519-741-2200 ext. 7594
Pursuant to the Planning Act, R.S.O. 1990, c. P. 13,
holly.dyson@kitchener.ca
As amended and Ontario Regulations 197/96 and 200/96, as amended.
TAKE NOTICE THAT the Committee of Adjustment for the City of Kitchener will meet on TUESDAY,
nd
March 20, 2018, commencing at 10:00 a.m., in the Council Chamber, 2 Floor,Kitchener City
Hall, 200 King Street West, Kitchener for the purpose of hearing the following applications for Minor
Variance and/or Consent. Applicants must attend this meeting in person or by agent or solicitor. You
have received this notice pertaining to the application number referenced on the front of your
envelope as a courtesy. Anyone having an interest in any of these applications may attend this
meeting.Please note this meeting is open to the public and may be recorded.
Copies of written submissions and public agencies’ comments are available on Friday afternoon prior
to the meeting on the City of Kitchener website www.kitchener.ca. Comments will be available using
the calendar of events, see the meeting date for more details.
APPLICATIONS FOR MINOR VARIANCE – CHAPTERS 680 (SIGNS) & 630 (FENCES) OF THE
MUNICIPAL CODE
The recommendations of the Committee of Adjustment on Minor Variances to Chapters 680 (Signs) and 630 (Fences) of the
Municipal Code will be forwarded to City Council for final approval.
SG 2018-004 - 8 Bridge Street East
Permission to install a ground-supported sign with automatic changing copy to be located 29m from
another ground-supported sign on the subject property, rather than the required 50m distance separation;
to have a clearance from grade of 1m rather than the required 2.44m when located within a lot line visibility
triangle; and, to permit non-accessory third-party advertising whereas the By-law does not permit non-
accessory third-party advertising.
SG 2018-005 - 54 Queen Street North
Permission to install a ground-supported sign having an area of 4 sq.m. rather than the permitted
maximum area of 3 sq.m.; to have a clearance from grade of 0.9m rather than the required 2.44m when
located within the Corner Visibility Triangle (CVT); and, for a sign containing automatic changing copy to be
located within 3.8m of an intersection rather than the required setback of 23m.
APPLICATIONS FOR MINOR VARIANCE AND / OR CONSENT PURSUANT TO THE PLANNING ACT
A 2018-022 - 205 West Oak Trail
Permission to construct a multi-residential development containing 92-units having a side-yard abutting
West Oak Trail of 1.5m rather than the required 4.5m; a minimum rear yard setback of 2m rather than the
required 7.5m; and, a minimum side yard abutting a residentially zoned property of 6m rather than the
required 7.5m. For more information on Site Plan Application SP17/009/W/GS please call: 519-741-2426.
A 2018-023 - 51 Simeon Street
Permission to reconstruct an attached garage on an existing single detached dwelling having a northerly
side yard setback of 0.29m rather than the required 1.2m.
A 2018-024 - 2 Crossbridge Avenue
Permission to construct a single detached dwelling having a side yard setback of 4m abutting Rivertrail
Avenue rather than the required 4.5m; a rear yard setback of 6.15m rather than the required 7.5m; and, a
driveway located 8.7m from the intersection of Rivertrail Avenue and Crossbridge Avenue rather than the
required 9m setback.
Page 1 of 4
A 2018-025 - 500 Rivertrail Avenue
Permission to construct a single detached dwelling having a rear yard setback of 5.95 rather than the
required 7.5m; and, a driveway located 8.87m from the intersection of Rivertrail Avenue rather than the
required 9m setback.
A 2018-026 - 70 Castlebay Street
Permission to construct a single detached dwelling having driveway located 7.353m from the intersection
of Castlebay Street and Renfrew Street rather than the required 9m setback.
A 2018-027 - 156 Rockcliffe Drive
Permission to construct a single detached dwelling having driveway located 7.075m from the intersection
of Rockcliffe Drive and Tartan Avenue rather than the required 9m setback.
A 2018-028 - 66 West Avenue
Permission to construct a single detached dwelling having a rear yard setback of 3.56m rather than the
required 7.5m; and, a front yard setback of 1.9m rather than the required 4.5m.
A 2018-029 - 110, 130 & 136 Fergus Avenue
Permission to construct a multi-residential development on the severed land referenced in Consent
Application B 2017-040 having a 102 unit, four-storey residential apartment building and 35 townhouse
units on lands designated under the City’s Official Plan as Institutional and Low Rise Residential having a
maximum building height for the apartment building of 12.5m rather than the permitted maximum height of
10.5m; easterly and westerly side yard setbacks of 6m rather than the required 6.25m; a maximum Floor
Space Ratio (FSR) of 0.853 rather than the permitted FSR of 0.6; to permit 171 off-street parking spaces
(1.25 spaces/per unit) rather than the required 206 off-street parking spaces (1.5 spaces/per unit); and, to
provide 34 visitor parking spaces (17% of the required parking) rather than the required 41 visitor parking
spaces (20% of the required parking).
B 2018-016 - 3 Chapel Hill Drive
Permission to sever a parcel of land having a width of 30.734m, a depth of 40.931m and an area of 1206
sq.m. The retained land will have a width of 45.669m, a depth of 25m and an area of 1094 sq.m.
Permission is also being requested to grant an easement over the severed land having a width of 5m, a
length of 21m and an area of 105 sq.m. in favour of the retained lands for sanitary services. Both lots will
continue to be a residential use.
B 2018-017 to B 2018-019 - 83 Elmsdale Drive
Permission to sever 2 parcels of land for residential development and retain 1 parcel for future commercial
mixed-use development. Severed Parcel ‘A' identified on the plan submitted with the application will have a
width on Elmsdale Drive of 46.7m, a northerly depth of 180.7m and an area of 0.96 ha, which will require a
4m wide easement at the rear of the property in favour of Parcel ‘B’ for servicing; and, a 5.05m wide
easement on the southerly side yard property line in favour of Parcels ‘B’ and ‘C’ for mutual access, fire
routing and servicing. Severed Parcel ‘B' identified on the plan submitted with the application will have a
width on Elmsdale Drive of 52.6m, a southerly depth of 164.6m and an area of 1.19 ha, which will require a
5.05m wide easement on the northerly property line in favour of Parcels ‘A’ and ‘C’ for mutual access, fire
routing and services. The retained land identified as Parcel ‘C’ on the plan submitted with the application
will be irregular in shape having a width on Ottawa Street South of 265.4m and an area of 2.66 ha, which
will require a 10.1m wide ‘L’ shaped easement having a width on Ottawa Street South in favour of Parcels
‘A’ and ‘B’ for mutual access, fire routing and servicing.
Page 2 of 4
B 2018-020 & A 2018-032 - 334-400 King Street West
Permission to sever a parcel of land having a width on King Street West of 30.1m, a depth of 43.6m and an
area of 1303.5 sq.m. The retained land will have a width of 39.5m, a depth of 43.6m and an area of 1872.6
sq.m. Permission is also being requested for minor variances on the retained land to have ground floor
façade openings equivalent to 35% of the ground floor façade area rather than the required 50%; and,
having 11.5m between ground floor openings rather than the permitted maximum 4m. The use of the
properties will continue to be Retail, Restaurant and Residential. For more information on Site Plan
Application SP17/130/K/AP please call: 519-741-2426.
B 2018-021 to B 2018-023 - 37 & 45 Heiman Street
Permission to grant 1 lot addition and 2 severances resulting in 4 lots for residential development:
B 2018-021 - 37 Heiman Street
Permission to sever a parcel of land having a lot width on Heiman Street of 8.25m, a depth of 36.42m and
an area of 307.6 sq.m. to be conveyed as a lot addition to 45 Heiman Street. The retained land will have a
width of 15m, a depth of 96.57m and an area of 1362 sq.m. The proposed lots will continue to have a
residential use.
B 2018-022 - 45 Heiman Street
Permission to sever a parcel of land identified as ‘Parcel 1’ on the severance sketch submitted with the
application having a width on Kehl Street of 9.18m, a depth of 32.06m and an area of 288 sq.m. The
retained land will have a width of 31.38m, a depth of 27.32m and an area of 847.6 sq.m. The proposed lot
is intended for a single detached dwelling.
B 2018-023 - 45 Heiman Street
Permission to sever a parcel of land identified as ‘Parcel 2’ on the severance sketch submitted with the
application having a width on Heiman Street of 9.15m, a depth of 27.26m and an area of 245 sq.m. The
retained land will have width of 22.23m, a depth of 27.32m and an area of 602.2 sq.m. The proposed use
of the severed lot is a single detached dwelling and the retained lot is intended to have a semi-detached
dwelling.
additional information is available at the Legislated Services Department, 2nd Floor, City Hall, 200 King
Street West, Kitchener (519-741-2200 ext.7594).
copies of written submissions/public agencies' comments are available on Friday afternoon prior to the
meeting on the City of Kitchener website www.kitchener.ca in the calendar of events, see the meeting
date for more details.
anyone having an interest in any of these applications may attend this meeting.
a person or public body that files an appeal of a consent decision of the Committee of Adjustment must
make written submissions to the Committee before the Committee gives or refuses to give a Provisional
Consent otherwise the Ontario Municipal Board may dismiss the appeal.
any personal information received in relation to this meeting is collected under the authority s. 28(2) of
the Planning Act, R.S.O. 1990, c. P.13, and will be used by the City of Kitchener to process Committee
of Adjustment applications. Questions about the collection of information should be directed to Holly
Dyson at holly.dyson@kitchener.ca.
if you wish to be notified of a decision you must make a written request to the Secretary-Treasurer,
Committee of Adjustment, City Hall, 200 King St. W., Kitchener ON, N2G 4G7; this request also entitles
you to be advised of a possible Ontario Municipal Board hearing; even if you are the successful party
you should make this request as the decision could be appealed by the applicant or another party.
Page 3 of 4
Dated the 2nd day of March, 2018.
Dianna Saunderson
Secretary-Treasurer
Committee of Adjustment
THIS NOTICE OF HEARING IS BEING SENT TO YOU AS A COURTESY. THE PRESCRIBED NOTICE
OF HEARING FOR THIS COMMITTEE OF ADJUSTMENT MEETING WAS PUBLISHED IN THE
RECORD ON MARCH 2, 2018.
Page 4 of 4
March 06, 2018
Holly Dyson
City of Kitchener
200 King Street West File: D20-20/
P.O. Box 1118 VAR KIT GEN
Kitchener, ON N2G 4G7 (3)/58 KIT, Bromberg, Garry, 1415 Huron Road
(5, 6)/53 Fairway, Fusion Homes
(7, 8) /VAR KIT, Freure North Subdivision
(10)/VAR KIT, Emmanuel Bible College
70-136 Fergus Avenue
Dear Ms. Dyson:
Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However,
the owner should be made aware that any redevelopment application for these
lands may require dedicated road widening up to 13.107 metres from Bridge
Street centreline. Therefore, it is strongly recommended that the sign be located
accordingly. Otherwise, an encroachment agreement with the Region; or actual
relocation of the sign would be required at the , at such times in
future.
2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private
property and should comply with City of Kitchener Sign By-law.
3. 205 West Oak Trail (A 2018-022): No concerns.
4. 51 Simeon Street (A 2018-023): No concerns.
5. 2 Crossbridge Avenue (A 2018-024): No concerns.
6. 500 Rivertrail Avenue (A 2018-025): No concerns.
7. 70 Castlebay Street (A 2018-026): No concerns.
8. 150 Rockcliffe Drive (A 2018-027: No concerns.
9. 66 West Avenue (A 2018-028): No concerns.
10. 110, 130 and 136 Fergus Avenue (A 2018-029): No concerns.
11. 356-420 King Street West (A 2018-032): No concerns.
DOCS: 2670864
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4757 ext 3867
Holly Dyson
From:Mustafa, Shevan <SMustafa@kwhydro.ca>
Sent:02 March, 2018 8:43 AM
To:Holly Dyson
Subject:Committee of Adjustments
Hello Holly,
“The Applicant/Authorized Agent should be aware that KWHI has overhead distribution lines below applications
to ensure compliance with all applicable standards and regulations, a minimum horizontal distance (setback) of
4.5m is required from the projection of the outermost powerline or 5.5m from the centre line of each pole”.
SG 2018-004
B 2018-016
B 2018-017 to B 2018-19
B 2018-021
B 2018-022
B 2018-023
Note
The values takes into consideration:
The maximum distance a KWHI typical powerline may swing (1.5m) during windy condition.
3.0m minimum working distance per OHSA
Framing on 7’-6” cross-arm. Outer wire is attached approximately 3’-6” (~1m) from centre of pole.
If pole line is framed using 9’-6” cross-arm, the distance from centre of pole should be adjusted
accordingly. That is, 6.0m from centre line of pole.
Regards,
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5źƭƷƩźĬǒƷźƚƓ9ƓŭźƓĻĻƩ
YźƷĭŷĻƓĻƩźƌƒƚƷIǤķƩƚLƓĭ͵
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1
Ontario Heritage Act
March 06, 2018
Holly Dyson
City of Kitchener
200 King Street West File: D20-20/
P.O. Box 1118 VAR KIT GEN
Kitchener, ON N2G 4G7 (3)/58 KIT, Bromberg, Garry, 1415 Huron Road
(5, 6)/53 Fairway, Fusion Homes
(7, 8) /VAR KIT, Freure North Subdivision
(10)/VAR KIT, Emmanuel Bible College
70-136 Fergus Avenue
Dear Ms. Dyson:
Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However,
the owner should be made aware that any redevelopment application for these
lands may require dedicated road widening up to 13.107 metres from Bridge
Street centreline. Therefore, it is strongly recommended that the sign be located
accordingly. Otherwise, an encroachment agreement with the Region; or actual
relocation of the sign would be required at the , at such times in
future.
2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private
property and should comply with City of Kitchener Sign By-law.
3. 205 West Oak Trail (A 2018-022): No concerns.
4. 51 Simeon Street (A 2018-023): No concerns.
5. 2 Crossbridge Avenue (A 2018-024): No concerns.
6. 500 Rivertrail Avenue (A 2018-025): No concerns.
7. 70 Castlebay Street (A 2018-026): No concerns.
8. 150 Rockcliffe Drive (A 2018-027: No concerns.
9. 66 West Avenue (A 2018-028): No concerns.
10. 110, 130 and 136 Fergus Avenue (A 2018-029): No concerns.
11. 356-420 King Street West (A 2018-032): No concerns.
DOCS: 2670864
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4757 ext 3867
March 06, 2018
Holly Dyson
City of Kitchener
200 King Street West File: D20-20/
P.O. Box 1118 VAR KIT GEN
Kitchener, ON N2G 4G7 (3)/58 KIT, Bromberg, Garry, 1415 Huron Road
(5, 6)/53 Fairway, Fusion Homes
(7, 8) /VAR KIT, Freure North Subdivision
(10)/VAR KIT, Emmanuel Bible College
70-136 Fergus Avenue
Dear Ms. Dyson:
Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However,
the owner should be made aware that any redevelopment application for these
lands may require dedicated road widening up to 13.107 metres from Bridge
Street centreline. Therefore, it is strongly recommended that the sign be located
accordingly. Otherwise, an encroachment agreement with the Region; or actual
relocation of the sign would be required at the , at such times in
future.
2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private
property and should comply with City of Kitchener Sign By-law.
3. 205 West Oak Trail (A 2018-022): No concerns.
4. 51 Simeon Street (A 2018-023): No concerns.
5. 2 Crossbridge Avenue (A 2018-024): No concerns.
6. 500 Rivertrail Avenue (A 2018-025): No concerns.
7. 70 Castlebay Street (A 2018-026): No concerns.
8. 150 Rockcliffe Drive (A 2018-027: No concerns.
9. 66 West Avenue (A 2018-028): No concerns.
10. 110, 130 and 136 Fergus Avenue (A 2018-029): No concerns.
11. 356-420 King Street West (A 2018-032): No concerns.
DOCS: 2670864
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4757 ext 3867
March 06, 2018
Holly Dyson
City of Kitchener
200 King Street West File: D20-20/
P.O. Box 1118 VAR KIT GEN
Kitchener, ON N2G 4G7 (3)/58 KIT, Bromberg, Garry, 1415 Huron Road
(5, 6)/53 Fairway, Fusion Homes
(7, 8) /VAR KIT, Freure North Subdivision
(10)/VAR KIT, Emmanuel Bible College
70-136 Fergus Avenue
Dear Ms. Dyson:
Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However,
the owner should be made aware that any redevelopment application for these
lands may require dedicated road widening up to 13.107 metres from Bridge
Street centreline. Therefore, it is strongly recommended that the sign be located
accordingly. Otherwise, an encroachment agreement with the Region; or actual
relocation of the sign would be required at the , at such times in
future.
2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private
property and should comply with City of Kitchener Sign By-law.
3. 205 West Oak Trail (A 2018-022): No concerns.
4. 51 Simeon Street (A 2018-023): No concerns.
5. 2 Crossbridge Avenue (A 2018-024): No concerns.
6. 500 Rivertrail Avenue (A 2018-025): No concerns.
7. 70 Castlebay Street (A 2018-026): No concerns.
8. 150 Rockcliffe Drive (A 2018-027: No concerns.
9. 66 West Avenue (A 2018-028): No concerns.
10. 110, 130 and 136 Fergus Avenue (A 2018-029): No concerns.
11. 356-420 King Street West (A 2018-032): No concerns.
DOCS: 2670864
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4757 ext 3867
March 06, 2018
Holly Dyson
City of Kitchener
200 King Street West File: D20-20/
P.O. Box 1118 VAR KIT GEN
Kitchener, ON N2G 4G7 (3)/58 KIT, Bromberg, Garry, 1415 Huron Road
(5, 6)/53 Fairway, Fusion Homes
(7, 8) /VAR KIT, Freure North Subdivision
(10)/VAR KIT, Emmanuel Bible College
70-136 Fergus Avenue
Dear Ms. Dyson:
Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However,
the owner should be made aware that any redevelopment application for these
lands may require dedicated road widening up to 13.107 metres from Bridge
Street centreline. Therefore, it is strongly recommended that the sign be located
accordingly. Otherwise, an encroachment agreement with the Region; or actual
relocation of the sign would be required at the , at such times in
future.
2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private
property and should comply with City of Kitchener Sign By-law.
3. 205 West Oak Trail (A 2018-022): No concerns.
4. 51 Simeon Street (A 2018-023): No concerns.
5. 2 Crossbridge Avenue (A 2018-024): No concerns.
6. 500 Rivertrail Avenue (A 2018-025): No concerns.
7. 70 Castlebay Street (A 2018-026): No concerns.
8. 150 Rockcliffe Drive (A 2018-027: No concerns.
9. 66 West Avenue (A 2018-028): No concerns.
10. 110, 130 and 136 Fergus Avenue (A 2018-029): No concerns.
11. 356-420 King Street West (A 2018-032): No concerns.
DOCS: 2670864
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4757 ext 3867
March 06, 2018
Holly Dyson
City of Kitchener
200 King Street West File: D20-20/
P.O. Box 1118 VAR KIT GEN
Kitchener, ON N2G 4G7 (3)/58 KIT, Bromberg, Garry, 1415 Huron Road
(5, 6)/53 Fairway, Fusion Homes
(7, 8) /VAR KIT, Freure North Subdivision
(10)/VAR KIT, Emmanuel Bible College
70-136 Fergus Avenue
Dear Ms. Dyson:
Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However,
the owner should be made aware that any redevelopment application for these
lands may require dedicated road widening up to 13.107 metres from Bridge
Street centreline. Therefore, it is strongly recommended that the sign be located
accordingly. Otherwise, an encroachment agreement with the Region; or actual
relocation of the sign would be required at the , at such times in
future.
2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private
property and should comply with City of Kitchener Sign By-law.
3. 205 West Oak Trail (A 2018-022): No concerns.
4. 51 Simeon Street (A 2018-023): No concerns.
5. 2 Crossbridge Avenue (A 2018-024): No concerns.
6. 500 Rivertrail Avenue (A 2018-025): No concerns.
7. 70 Castlebay Street (A 2018-026): No concerns.
8. 150 Rockcliffe Drive (A 2018-027: No concerns.
9. 66 West Avenue (A 2018-028): No concerns.
10. 110, 130 and 136 Fergus Avenue (A 2018-029): No concerns.
11. 356-420 King Street West (A 2018-032): No concerns.
DOCS: 2670864
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4757 ext 3867
REPORT TO: Committee of Adjustment
DATE OF MEETING: March 20, 2018
SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY: Siobhan Kelly Student Planner – 519-741-2200 ext.7074
WARD: 5
DATE OF REPORT: March 12, 2018
REPORT #: CSD-18-058
SUBJECT: A2018-026 – 70 Castlebay Street
Applicant – MHBC Planning Limited.
Approved
Subject Lands
Location Map: 70 Castlebay Street
RECOMMENDATION
That Application A2018-026 requesting relief from Section 6.1.1.1 b) iv) of the Zoning By-
law to permit a driveway on a corner lot to be located 7.075 metres to the intersection
rather than the required 9.0 metres, be approved subject to the following conditions:
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
1. That the owner shall enter into an agreement with the City of Kitchener to be
prepared by the City Solicitor and registered on title of the subject lands,
acknowledging that the driveway and driveway apron must be setback 1.5 metres
from the fire hydrant.
2. That the Owner obtains a building permit to the satisfaction of the Chief Building
Official.
REPORT
Planning Comments:
The subject property located at 70 Castlebay Street is zoned Residential Four (R-4) in the
Zoning By-law 85-1 and designated Low Rise Residential in the City’s Official Plan. The subject
property is located at of the intersection of Castlebay Street and Renfrew Street and the
property currently contains no structures. The applicant is requesting relief from Section 6.1.1.1
b) iv) of the Zoning By-law for a driveway to be located 7.075 metres from the intersection of the
street lines abutting a lot for a single detached dwelling on a corner lot, whereas the By-law
requires 9.0 metres.
City Planning staff conducted a site inspection of the property on February 28, 2018,
70 Castlebay Street
70 Castlebay Street Proposed Driveway
In considering the four tests for minor variances as outlined in Section 45(1) of the Planning Act,
R.S.O., 1990 Chap. P. 13, as amended, Planning staff offer the following comments.
1. The subject property is designated Low Rise Residential in both the City’s 2014 Official
Plan and 1994 Official Plan. The 2014 Official Plan Designation is in effect however, a
significant number of Low Rise Residential policies from the 2014 Official Plan are under
appeal and therefore, are not being relied upon for this report. Instead, Low Rise
Residential Policy 3.1.2.1 from the 1994 Official Plan which allows for low density forms of
housing such as single detached dwellings is being relied upon to determine whether the
proposed variance meets the general intent of the Official Plan. The proposed variance
meets the general intent of the designation, which encourages a range of different forms of
housing to achieve a low density neighbourhood. The requested variance to permit a
reduced driveway setback for a corner lot continues to maintain the low density character of
the property and surrounding neighbourhood.The proposed variance meets the general
intent to the Official Plan designation and it is the opinion of staff that the requested
variance is appropriate.
2. The Applicant has requested a variance to permit a driveway setback of 7.075 metres
rather than 9.0 metres from the intersection. The intent of the 9.0 metre driveway
separation requirement is to ensure pedestrian and vehicular safety. It is the opinion of
staff that the driveway separation requirement of the Zoning By-law was developed to
ensure that corner lots maintain appropriate visibility to and from an intersection so as to
ensure safe ingress/egress. The proposed driveway is located to lead directly to a street,
respects the minimum 0.6 metres setback to the side lot line, and maintains appropriate
DVT (4.57 metres) and CVT (7.5 meters). In addition, the proposed driveway apron has
been tapered to account for the required minimum clearance of 1.5 metre from the
existing fire hydrant. It is the opinion of staff, that the 1.925 metre reduction meets the
general intent of the By-law with respect to safety and visibility. Transportation Planning
staff has also indicated that they have no concerns with the requested reduction of 9.0
metres to 7.075 metres.
3. The variance is appropriate for the development and use of the land. The requested
variance should not impact the character of the surrounding neighbourhood. It is the
opinion of staff that the proposed 7.075 metre separation allows for sufficient separation
from the driveway and ensures that vehicles waiting to turn at a stop sign will not block the
driveway and drivers will have sufficient visibility to back out and turn onto the street. The
proposed variance is a result of the site’s unique size and shape, which limits the
configuration of a driveway. Consequently, it is the opinion of staff that the proposed
variance will not impact the subject or adjacent properties.
4. The variance is minor for the following reasons. The proposed reduction would not
impact the functionality or visual appearance of the driveway since it would maintain: the
same width as the parking space, the corner visibility triangle, and driveway visibility
triangle. Additionally, the proposed driveway would continue to respect the character of
the neighbourhood and the surrounding corner properties as it provides the same width
as the attached garage and is located to lead to the municipally addressed street. It is
the opinion of staff that a 7.075 metre driveway setback from the intersecting street lines
would not impact access to the intersection for vehicular and pedestrian traffic and could
be appropriately applied to the dwelling without compromising safety in the
neighbourhood.
Based on the foregoing, Planning staff recommends that the application be approved subject to
the conditions outlined in the Recommendation section of this report.
Building Comments:
The Building Division has no objections to the proposed variance provided a building permit be
obtained for the single detached dwelling. Please contact the Building Division @ 519-741-2433
with permit requirements and any questions.
Transportation Services Comments:
For intersecting roadways classified as Local (Castlebay Street)/Local (Renfrew Street),
Transportation Services have no concerns with a 1.647 metre reduction from the required 9.0
metre intersection setback to a driveway, to provide an 7.353 metre setback.
Engineering Comments:
No concerns with the proposed application.
Operations Comments:
No concerns with the proposed application.
Environmental Planning Comments:
No concerns with the proposed application.
Heritage Planning Comments:
No concerns with the proposed application.
______________________________
Juliane von Westerholt, MCIP, RPP
Senior Planner
March 06, 2018
Holly Dyson
City of Kitchener
200 King Street West File: D20-20/
P.O. Box 1118 VAR KIT GEN
Kitchener, ON N2G 4G7 (3)/58 KIT, Bromberg, Garry, 1415 Huron Road
(5, 6)/53 Fairway, Fusion Homes
(7, 8) /VAR KIT, Freure North Subdivision
(10)/VAR KIT, Emmanuel Bible College
70-136 Fergus Avenue
Dear Ms. Dyson:
Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However,
the owner should be made aware that any redevelopment application for these
lands may require dedicated road widening up to 13.107 metres from Bridge
Street centreline. Therefore, it is strongly recommended that the sign be located
accordingly. Otherwise, an encroachment agreement with the Region; or actual
relocation of the sign would be required at the , at such times in
future.
2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private
property and should comply with City of Kitchener Sign By-law.
3. 205 West Oak Trail (A 2018-022): No concerns.
4. 51 Simeon Street (A 2018-023): No concerns.
5. 2 Crossbridge Avenue (A 2018-024): No concerns.
6. 500 Rivertrail Avenue (A 2018-025): No concerns.
7. 70 Castlebay Street (A 2018-026): No concerns.
8. 150 Rockcliffe Drive (A 2018-027: No concerns.
9. 66 West Avenue (A 2018-028): No concerns.
10. 110, 130 and 136 Fergus Avenue (A 2018-029): No concerns.
11. 356-420 King Street West (A 2018-032): No concerns.
DOCS: 2670864
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4757 ext 3867
March 06, 2018
Holly Dyson
City of Kitchener
200 King Street West File: D20-20/
P.O. Box 1118 VAR KIT GEN
Kitchener, ON N2G 4G7 (3)/58 KIT, Bromberg, Garry, 1415 Huron Road
(5, 6)/53 Fairway, Fusion Homes
(7, 8) /VAR KIT, Freure North Subdivision
(10)/VAR KIT, Emmanuel Bible College
70-136 Fergus Avenue
Dear Ms. Dyson:
Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However,
the owner should be made aware that any redevelopment application for these
lands may require dedicated road widening up to 13.107 metres from Bridge
Street centreline. Therefore, it is strongly recommended that the sign be located
accordingly. Otherwise, an encroachment agreement with the Region; or actual
relocation of the sign would be required at the , at such times in
future.
2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private
property and should comply with City of Kitchener Sign By-law.
3. 205 West Oak Trail (A 2018-022): No concerns.
4. 51 Simeon Street (A 2018-023): No concerns.
5. 2 Crossbridge Avenue (A 2018-024): No concerns.
6. 500 Rivertrail Avenue (A 2018-025): No concerns.
7. 70 Castlebay Street (A 2018-026): No concerns.
8. 150 Rockcliffe Drive (A 2018-027: No concerns.
9. 66 West Avenue (A 2018-028): No concerns.
10. 110, 130 and 136 Fergus Avenue (A 2018-029): No concerns.
11. 356-420 King Street West (A 2018-032): No concerns.
DOCS: 2670864
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4757 ext 3867
March 06, 2018
Holly Dyson
City of Kitchener
200 King Street West File: D20-20/
P.O. Box 1118 VAR KIT GEN
Kitchener, ON N2G 4G7 (3)/58 KIT, Bromberg, Garry, 1415 Huron Road
(5, 6)/53 Fairway, Fusion Homes
(7, 8) /VAR KIT, Freure North Subdivision
(10)/VAR KIT, Emmanuel Bible College
70-136 Fergus Avenue
Dear Ms. Dyson:
Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However,
the owner should be made aware that any redevelopment application for these
lands may require dedicated road widening up to 13.107 metres from Bridge
Street centreline. Therefore, it is strongly recommended that the sign be located
accordingly. Otherwise, an encroachment agreement with the Region; or actual
relocation of the sign would be required at the , at such times in
future.
2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private
property and should comply with City of Kitchener Sign By-law.
3. 205 West Oak Trail (A 2018-022): No concerns.
4. 51 Simeon Street (A 2018-023): No concerns.
5. 2 Crossbridge Avenue (A 2018-024): No concerns.
6. 500 Rivertrail Avenue (A 2018-025): No concerns.
7. 70 Castlebay Street (A 2018-026): No concerns.
8. 150 Rockcliffe Drive (A 2018-027: No concerns.
9. 66 West Avenue (A 2018-028): No concerns.
10. 110, 130 and 136 Fergus Avenue (A 2018-029): No concerns.
11. 356-420 King Street West (A 2018-032): No concerns.
DOCS: 2670864
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4757 ext 3867
March 06, 2018
Holly Dyson
City of Kitchener
200 King Street West File: D20-20/
P.O. Box 1118 VAR KIT GEN
Kitchener, ON N2G 4G7 (3)/58 KIT, Bromberg, Garry, 1415 Huron Road
(5, 6)/53 Fairway, Fusion Homes
(7, 8) /VAR KIT, Freure North Subdivision
(10)/VAR KIT, Emmanuel Bible College
70-136 Fergus Avenue
Dear Ms. Dyson:
Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However,
the owner should be made aware that any redevelopment application for these
lands may require dedicated road widening up to 13.107 metres from Bridge
Street centreline. Therefore, it is strongly recommended that the sign be located
accordingly. Otherwise, an encroachment agreement with the Region; or actual
relocation of the sign would be required at the , at such times in
future.
2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private
property and should comply with City of Kitchener Sign By-law.
3. 205 West Oak Trail (A 2018-022): No concerns.
4. 51 Simeon Street (A 2018-023): No concerns.
5. 2 Crossbridge Avenue (A 2018-024): No concerns.
6. 500 Rivertrail Avenue (A 2018-025): No concerns.
7. 70 Castlebay Street (A 2018-026): No concerns.
8. 150 Rockcliffe Drive (A 2018-027: No concerns.
9. 66 West Avenue (A 2018-028): No concerns.
10. 110, 130 and 136 Fergus Avenue (A 2018-029): No concerns.
11. 356-420 King Street West (A 2018-032): No concerns.
DOCS: 2670864
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4757 ext 3867
Holly Dyson
From:Mike Nielsen <artech@rogers.com>
Sent:12 March, 2018 12:42 PM
To:Andrew Pinnell
Cc:Brian Bateman; Dianna Saunderson; Holly Dyson; Juliane vonWesterholt; Jason Brule;
Linda Cooper
Subject:RE: 3 Chapel Hill Drive - Consent Application B2018-016
HiAndrew,
AsperourdiscussionIwouldliketorequestthedeferralwithregardtotheeasementrevisionsneededtosatisfy
commentsprovidedbytheengineeringdepartment.Therevisionswillincludetherelocationoftheproposedsanitary
servicesandlocatingtheeasementwhollyontheprivateproperty.
thankyouforyourcommentsandIlookforwardtotheresubmission
MikeNielsen
5197290516
From: Andrew.Pinnell@kitchener.ca \[mailto:Andrew.Pinnell@kitchener.ca\]
Sent: March 12, 2018 10:18 AM
To: artech@rogers.com
Cc: Brian.Bateman@kitchener.ca; Dianna.Saunderson@kitchener.ca; Holly.Dyson@kitchener.ca;
Juliane.vonWesterholt@kitchener.ca; Jason.Brule@kitchener.ca; Linda.Cooper@kitchener.ca
Subject: 3 Chapel Hill Drive - Consent Application B2018-016
Importance: High
Hi Mike,
Please note that the below matter is time-sensitive.
Further to our phone conversation and Jason Brule’s below comments, Engineering Services staff
is not able to support the sanitary sewer easement as proposed because it is not located wholly
on private property, but rather is located partly on the City’s right-of-way.
One recommendation option is for you to request a deferral of the application to a subsequent
meeting with the intention of revising the easement request. I understand from Jason that the
easement should be located wholly on the severed lands and be a minimum width of 5.0 metres,
with 2.5 metres of easement on either side of the sanitary pipe. This may mean that the
sanitary pipe would have to be relocated, which in turn may mean that the easement would
have to be relocated and the that the dimensions would have to be revised. Consequently, the
proposed house and driveway location may need to be changed. I strongly suggest that before
you re-submit, you meet with Engineering Services staff to confirm that the proposed servicing
and easement are supportable. Jason is copied and his phone number is 519-741-2200 ext.
7419.
Should you request a deferral, you will need to submit the deferral fee along with a new full
package of consent applications and drawings. The deadlines for complete submission for
thth
subsequent meetings are today (March 12) for an April 17meeting. A more realistic option is
thth
for a May 15 meeting. Any questions in this
to submit for the subsequent deadline of April 9
regard should be directed to Dianna Saunderson, Committee Administrator (copied; 519-741-
2200 ext.7277) or Holly Dyson (copied; ext. 7594).
1
Alternatively, we would be looking at a refusal recommendation.
Please advise this morning how you wish to proceed.
Sincerely,
Andrew Pinnell, MCIP, RPP
Planner | Planning Division | City of Kitchener
519-741-2200 x7668 | TTY 1-866-969-9994 | andrew.pinnell@kitchener.ca
B2018-016, 3 Chapel Hill Drive
Severance of any blocks within the subject lands will require separate, individual service connections
for sanitary, storm, and water, in accordance with City policies. The sump pump should be connected
to a service lateral going to the municipal storm sewer.
The owner is required to make satisfactory financial arrangements with the Engineering Division for the
installation of new ones that may be required to service this property, all prior to severance
approval. Our records indicate sanitary, storm and water municipal services are currently available to
service this property. Any further enquiries in this regard should be directed to Jason Brule (519-741-
2200 ext. 7419).
Any new driveways are to be built to City of Kitchener standards. All works is at the owner’s expense
and all work needs to be completed prior to occupancy of the building.
A servicing plan showing outlets to the municipal servicing system and proposed easements will be
required to the satisfaction of the Engineering Division prior to severance approval. The sanitary
service being installed for the retained property will be a private service with easement through the
severed property. The City of Kitchener will not be party to this easement. Also the easement should
be shown wholly on private property.
As per the Public Sector Accounting Board (PSAB) S. 3150 the Development and Reconstruction As-
Recorded Tracking Form is required to be filled out and submitted along with a digital submission of all
AutoCAD drawings required for the site (Grading, Servicing etc.) with the corresponding correct layer
names and numbering system to the satisfaction of the Engineering Division prior to severance
approval.
The owner must ensure that the basement elevation of the building can be drained by gravity to the
street sewers. If this is not the case, then the owner would have to pump the sewage via a pump and
forcemain to the property line and have a gravity sewer from the property line to the street.
Virus-free.www.avg.com
2
Attach:
CITY OF KITCHENER
KIT-1021-
PL-16632
KIT-1021-
PL-16632
Holly Dyson
From:Mustafa, Shevan <SMustafa@kwhydro.ca>
Sent:02 March, 2018 8:43 AM
To:Holly Dyson
Subject:Committee of Adjustments
Hello Holly,
“The Applicant/Authorized Agent should be aware that KWHI has overhead distribution lines below applications
to ensure compliance with all applicable standards and regulations, a minimum horizontal distance (setback) of
4.5m is required from the projection of the outermost powerline or 5.5m from the centre line of each pole”.
SG 2018-004
B 2018-016
B 2018-017 to B 2018-19
B 2018-021
B 2018-022
B 2018-023
Note
The values takes into consideration:
The maximum distance a KWHI typical powerline may swing (1.5m) during windy condition.
3.0m minimum working distance per OHSA
Framing on 7’-6” cross-arm. Outer wire is attached approximately 3’-6” (~1m) from centre of pole.
If pole line is framed using 9’-6” cross-arm, the distance from centre of pole should be adjusted
accordingly. That is, 6.0m from centre line of pole.
Regards,
{ŷĻǝğƓaǒƭƷğŅğͲ t͵9Ɠŭ
5źƭƷƩźĬǒƷźƚƓ9ƓŭźƓĻĻƩ
YźƷĭŷĻƓĻƩźƌƒƚƷIǤķƩƚLƓĭ͵
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tŷƚƓĻʹΛЎЊВΜАЍЎЍААЊ9͵ЏЌВВ
CğǣʹΛЎЊВΜАЍЎЉЏЍЌ
9ƒğźƌʹƭƒǒƭƷğŅğθƉǞŷǤķƩƚ͵ĭğ
This email has been scanned
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1
Carolyn Crozier
575-4757 ext. 3657
File No. D20-20/18 KIT
March 12, 2018
Holly Dyson
Committee of Adjustment
City of Kitchener
P.O. Box 1118
200 King Street East
Kitchener, ON N2G 4G7
Re:Comments for Consent Applications
B2018-016 to B2018-023
Committee of Adjustment Hearing March 20, 2018
CITY OF KITCHENER
B 2018-016
3 Chapel Hill
Roy and Murielle Stewart
The purpose of the application is to create a new lot for residential development.
Community Planning
Fee
Pursuant to Region Fee By-law 17-076, the applicant is required to submit the Region’s
Consent Application Fee of $350.00 per new lot prior to final approval of the consent.
Corridor Planning
Noise
The subject lands will be impacted by transportation noise from Caryndale Drive. The
applicant is required to enter into a registered development agreement with the City of
Kitchener to provide a forced air-ducted heating system suitably sized and designed to
permit the future installation of central air conditioning, as well as include the following
noise warning clauses in all Agreements of Purchase and Sale and/or Rental
Agreements for the severed lot:
DocumentNumber:2677353
“Purchasers / tenants are advised that sound levels due to increasing road traffic on
Caryndale Drive may occasionally interfere with some activities of the dwelling
occupants as the sound levels may exceed the sound level limits of the Regional of
Waterloo and the Ministry of the Environment and Climate change.”
“This dwelling unit has been designed with the provision for adding central air
conditioning at the occupant’s discretion. 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 noise levels are
within the sound level limits of the Region of Waterloo and the Ministry of the
Environment and Climate Change.”
Regional staff has no objection to the application subject to the following
condition of approval for the consent:
1) That prior to final approval, the applicant submit payment to the Region of
Waterloo, the Consent Application Review Fee of $350.00.
2) That prior to final approval, the applicant the applicant enter into a Registered
Development Agreement with the City of Kitchener to secure the following noise
attenuation measures and noise warning clauses in all offers of purchase/sale or
rental agreements for the residential units on the severed lot:
A. The dwellings will be fitted with a forced air-ducted heating system suitably
sized and designed to permit the future installation of a central air
conditioning system by the occupants.
B. The following noise warning clause will be registered on title and required
to be included on all offers of purchase, deeds and rental agreements for
the severed lot:
i. “Purchasers / tenants are advised that sound levels due to increasing
road traffic on Caryndale Drive may occasionally interfere with some
activities of the dwelling occupants as the sound levels may exceed
the sound level limits of the Regional of Waterloo and the Ministry of
the Environment and Climate change.”
ii. “This dwelling unit has been designed with the provision for adding
central air conditioning at the occupant’s discretion. 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 noise levels are within the sound
level limits of the Region of Waterloo and the Ministry of the
Environment and Climate Change.”
DocumentNumber:2677353
B 2018-017 to B 2018-019
83 Elmsdale Drive
Novacore Communities Corporation
The purpose of the applications is to sever 83 Elmsdale Drive into three parcels of land
under different ownership to permit redevelopment of the lands.
Transportation Planning
Regional Road Dedication
A Regional Road widening and daylight triangle dedication will be required along the
subject property frontage with Ottawa Street South. A depositing Reference Plan was
completed and the dedication process was started in 2017. The completion of the
dedication process will be required prior to final approval of these consent applications.
Traffic Site Circulation & Access
The subject property has no existing vehicular access directly onto Ottawa Street South.
Region of Waterloo staff and the applicant/owner have agreed to a new access from the
subject property (Parcel C/retained parcel) to Ottawa Street South directly across from
the MacLennan Park entrance. A secondary access to the subject property is located on
Elmsdale Drive. A Transportation Impact Study (TIS) was submitted to the Region of
Waterloo for review under the OPA/ZCA applications for this property and Regional staff
concurred with the conclusions and recommendations of the TIS which included: an
eastbound left turn lane on Ottawa Street South at Elmsdale Drive, an eastbound left
turn lane on Ottawa Street South at the proposed access, and a pedestrian refuge
island on Ottawa Street South at Elmsdale Drive. The TIS found that traffic signals were
not warranted at either the Elmsdale Road/Ottawa Street South intersection or the
proposed access from the development onto Ottawa Street South. A Regional Road
Access Permit will be required for the proposed access onto Ottawa Street and can be
deferred to site plan approval.
Stormwater Management
Region of Waterloo staff have received copies of the “Functional Servicing Plan”
completed by WalterFedy and dated June 15, 2015. Recently, updated Engineering
Plans and a Functional Servicing Report were completed by WalterFedy in association
with the Parcel B townhouse development. Formal comments will be provided to
WalterFedy under separate cover and prior to site plan approval.
Transit Planning
Grand River Transit (GRT) will be implementing a new iXpress route along this section
of Ottawa Street South. There will be a designated transit stop for this new iXpress
route immediately in front of the proposed development, close to the Ottawa/Elmsdale
intersection. An easement for the future transit facilities is being acquired through a
separate Site Plan process for the Parcel B townhouse development.
DocumentNumber:2677353
Under this Consent application, GRT staff will require the developer/owner to provide
funds for the bus landing pad and shelter pad for the proposed iXpress facilities on
Ottawa Street South. The future transit facilities will provide improved rider amenities
which will directly service the site. The approximate cost of the bus landing pad will be
$6,600 and the approximate cost of the shelter pad will be $2,400, for a total of $9,000.
The funds can be provided directly to the Region of Waterloo and will be required prior
to final approval of the Consent application.
Noise
The lands municipally addressed as 83 Elmsdale are subject to a holding provision that
requires submission, to the Region’s satisfaction, of a detailed stationary and traffic
noise study, based on the proposed site plan, to address compatibility.
As such, the application will be required, prior to final approval, to enter into a
Registered Development Agreement for each of the parcels created, that will require the
owner of the parcel to provide a detailed stationary and traffic noise study, prior to site
plan approval, and, if required, enter into a Registered Development Agreement with
the Regional Municipality of Waterloo and/or City of Kitchener for implementation of the
study’s recommendations.
Other
Please note that this section of Ottawa Street South is identified in the Region
Transportation Capital Program as up for major re-construction and re-habilitation in the
year 2020. For more information regarding this project please contact Mr. William
Gilbert (519-575-4603).
Any work required in the Ottawa Street South right-of-way will require Municipal
Consent and a Regional Road Work Permit. In this regard the applicant/owner will be
required to submit 6 copies of the plans illustrating all the proposed grading, servicing,
sidewalk and landscaping on the Regional Road to the Region’s Transportation
Engineering Services Division (Mr. Mike Jones, 519-575-4069).
Fees
Staff acknowledge receipt of the required Consent Application Review Fees.
Regional staff has no objections to the proposed applications subject to the
following conditions:
B2018-017 (Parcel “A”)
1. That prior to final approval, the applicant enter into a Registered Development
Agreement that will require the owner of the parcel to provide a detailed
stationary and traffic noise study, prior to site plan approval, and, if required,
enter into a Registered Development Agreement with the Regional Municipality
DocumentNumber:2677353
of Waterloo and/or City of Kitchener for implementation of the study’s
recommendations.
B2018-018 (Parcel “B”) and B2019-019 (Parcel “C”)
1. That the City of Kitchener grants the Regional Municipality of Waterloo a
temporary easement, satisfactory to the Regional Solicitor, to the easterly
monitoring well nests for ongoing access and monitoring until such time as the
easterly well nests are moved offsite and the well nests decommissioned subject
to terms and conditions satisfactory to the Regional Municipality of Waterloo.
2. That the applicant/owner grants a permanent easement to the Regional
Municipality of Waterloo, satisfactory to the Regional Solicitor, for the purposes of
ongoing access and monitoring for the monitoring wells adjacent to the Ottawa
Street South road allowance on Parcel B as generally illustrated on “Sketch
showing Proposed Severance of Part of Lots 3 and 4, Municipal Compiled Plan
1021 and Part of Lot 1, Municipal Compiled Plan 1022 and Part of Lot 3,
Municipal Compiled Plan 1026 in the City of Kitchener” File Number KIT-1021-
PL-16632 by ACI Survey Consultants dated June 15, 2015.
3. That the applicant/owner grants a permanent easement to the Regional
Municipality of Waterloo, satisfactory to the Regional Solicitor, for the purposes of
ongoing access and monitoring for the monitoring wells adjacent to the Ottawa
Street South road allowance on Parcel C as generally illustrated on “Sketch
showing Proposed Severance of Part of Lots 3 and 4, Municipal Compiled Plan
1021 and Part of Lot 1, Municipal Compiled Plan 1022 and Part of Lot 3,
Municipal Compiled Plan 1026 in the City of Kitchener” File Number KIT-1021-
PL-16632 by ACI Survey Consultants dated June 15, 2015.
4. That prior to final approval, the applicant/owner complete the required road
widening dedication.
5. That prior to final approval, the applicant enter into a Registered Development
Agreement for both Parcel “B” and Parcel “C” that will require the owner of the
parcel to provide a detailed stationary and traffic noise study, prior to site plan
approval, and, if required, enter into a Registered Development Agreement with
the Regional Municipality of Waterloo and/or City of Kitchener for implementation
of the study’s recommendations.
6. That prior to final approval, the applicant make appropriate arrangements with
Grand River Transit staff to provide funds for the bus landing pad and shelter pad
for the proposed iXpress facilities on Ottawa Street South.
DocumentNumber:2677353
B2018-020
334-400 King Street West
2040799 Ontario Limited
The purpose of the application is to create a new parcel for mixed use development.
Community Planning
Fee
Pursuant to Region Fee By-law 17-076, the applicant is required to submit the Region’s
Consent Application Fee of $350.00 per new lot prior to final approval of the consent.
Regional staff has no objection to the application subject to the following
condition of approval for the consent:
1) That prior to final approval, the applicant submit payment to the Region of
Waterloo, the Consent Application Review Fee of $350.00.
B2018-021 to B2018-023
37 and 45 Heiman Street
2466457 Ontario Incorporated
The purpose of these applications is to permit a lot addition (-021) and create two new
lots for residential development (-022 and -023).
Community Planning
Fee
Pursuant to Region Fee By-law 17-076, the applicant is required to submit the consent
application fee of $350 per each new lot created, for a total of $700 prior to final
approval.
Water Services
The applicant is advised that the subject property is located in Kitchener Zone 4 with a
static hydraulic grade line of 384 mASL. Any development with a finished road elevation
below 327.8 mASL will require individual pressure reducing devices on each water
service in accordance with Section B.2.4.7 of the Design Guidelines and Supplemental
Specifications for Municipal Services for January 2018.
Regional staff has no objection to the applications, subject to the following
condition:
DocumentNumber:2677353
1) That prior to final approval, the applicant submit payment to the Region of
Waterloo, the Consent Application Review Fee of $350 per lot created, for a total
of $700.
General Comments
Any future development on the lands subject to the above-noted consent application(s)
will be subject to the provisions of Regional Development Charge By-law 14-046 or any
successor thereof.
Please accept this letter as our request for a copy of the staff reports, decisions and
minutes pertaining to each of the consent applications noted above.
Should you require Regional Staff to be in attendance at the meeting or have any
questions, please do not hesitate to contact the undersigned.
Yours truly,
Carolyn Crozier M.Sc.Pl, MCIP, RPP
Principal Planner
DocumentNumber:2677353
Holly Dyson
From:Mustafa, Shevan <SMustafa@kwhydro.ca>
Sent:02 March, 2018 8:43 AM
To:Holly Dyson
Subject:Committee of Adjustments
Hello Holly,
“The Applicant/Authorized Agent should be aware that KWHI has overhead distribution lines below applications
to ensure compliance with all applicable standards and regulations, a minimum horizontal distance (setback) of
4.5m is required from the projection of the outermost powerline or 5.5m from the centre line of each pole”.
SG 2018-004
B 2018-016
B 2018-017 to B 2018-19
B 2018-021
B 2018-022
B 2018-023
Note
The values takes into consideration:
The maximum distance a KWHI typical powerline may swing (1.5m) during windy condition.
3.0m minimum working distance per OHSA
Framing on 7’-6” cross-arm. Outer wire is attached approximately 3’-6” (~1m) from centre of pole.
If pole line is framed using 9’-6” cross-arm, the distance from centre of pole should be adjusted
accordingly. That is, 6.0m from centre line of pole.
Regards,
{ŷĻǝğƓaǒƭƷğŅğͲ t͵9Ɠŭ
5źƭƷƩźĬǒƷźƚƓ9ƓŭźƓĻĻƩ
YźƷĭŷĻƓĻƩźƌƒƚƷIǤķƩƚLƓĭ͵
ЌЉЊźĭƷƚƩźğ{Ʒ͵{ƚǒƷŷ
YźƷĭŷĻƓĻƩͲhbbЋDЍ\[Ћ
tŷƚƓĻʹΛЎЊВΜАЍЎЍААЊ9͵ЏЌВВ
CğǣʹΛЎЊВΜАЍЎЉЏЍЌ
9ƒğźƌʹƭƒǒƭƷğŅğθƉǞŷǤķƩƚ͵ĭğ
This email has been scanned
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1
be approved, subject to the following conditions:
the Block that Rocks
be approved,
subject to the conditions
Attach
CITY OF KITCHENER
KIT-1021-
PL-16632
KIT-1021-
PL-16632
March 06, 2018
Holly Dyson
City of Kitchener
200 King Street West File: D20-20/
P.O. Box 1118 VAR KIT GEN
Kitchener, ON N2G 4G7 (3)/58 KIT, Bromberg, Garry, 1415 Huron Road
(5, 6)/53 Fairway, Fusion Homes
(7, 8) /VAR KIT, Freure North Subdivision
(10)/VAR KIT, Emmanuel Bible College
70-136 Fergus Avenue
Dear Ms. Dyson:
Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However,
the owner should be made aware that any redevelopment application for these
lands may require dedicated road widening up to 13.107 metres from Bridge
Street centreline. Therefore, it is strongly recommended that the sign be located
accordingly. Otherwise, an encroachment agreement with the Region; or actual
relocation of the sign would be required at the , at such times in
future.
2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private
property and should comply with City of Kitchener Sign By-law.
3. 205 West Oak Trail (A 2018-022): No concerns.
4. 51 Simeon Street (A 2018-023): No concerns.
5. 2 Crossbridge Avenue (A 2018-024): No concerns.
6. 500 Rivertrail Avenue (A 2018-025): No concerns.
7. 70 Castlebay Street (A 2018-026): No concerns.
8. 150 Rockcliffe Drive (A 2018-027: No concerns.
9. 66 West Avenue (A 2018-028): No concerns.
10. 110, 130 and 136 Fergus Avenue (A 2018-029): No concerns.
11. 356-420 King Street West (A 2018-032): No concerns.
DOCS: 2670864
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4757 ext 3867
CITY OF KITCHENER
KIT-1021-
PL-16632
KIT-1021-
PL-16632
Holly Dyson
From:Mustafa, Shevan <SMustafa@kwhydro.ca>
Sent:02 March, 2018 8:43 AM
To:Holly Dyson
Subject:Committee of Adjustments
Hello Holly,
“The Applicant/Authorized Agent should be aware that KWHI has overhead distribution lines below applications
to ensure compliance with all applicable standards and regulations, a minimum horizontal distance (setback) of
4.5m is required from the projection of the outermost powerline or 5.5m from the centre line of each pole”.
SG 2018-004
B 2018-016
B 2018-017 to B 2018-19
B 2018-021
B 2018-022
B 2018-023
Note
The values takes into consideration:
The maximum distance a KWHI typical powerline may swing (1.5m) during windy condition.
3.0m minimum working distance per OHSA
Framing on 7’-6” cross-arm. Outer wire is attached approximately 3’-6” (~1m) from centre of pole.
If pole line is framed using 9’-6” cross-arm, the distance from centre of pole should be adjusted
accordingly. That is, 6.0m from centre line of pole.
Regards,
{ŷĻǝğƓaǒƭƷğŅğͲ t͵9Ɠŭ
5źƭƷƩźĬǒƷźƚƓ9ƓŭźƓĻĻƩ
YźƷĭŷĻƓĻƩźƌƒƚƷIǤķƩƚLƓĭ͵
ЌЉЊźĭƷƚƩźğ{Ʒ͵{ƚǒƷŷ
YźƷĭŷĻƓĻƩͲhbbЋDЍ\[Ћ
tŷƚƓĻʹΛЎЊВΜАЍЎЍААЊ9͵ЏЌВВ
CğǣʹΛЎЊВΜАЍЎЉЏЍЌ
9ƒğźƌʹƭƒǒƭƷğŅğθƉǞŷǤķƩƚ͵ĭğ
This email has been scanned
CONFIDENTIALITY NOTICE: This message is intended solely for the use of the individual or entity to whom
it is addressed, and may contain privileged or confidential information. If you are not the intended recipient or
the person responsible for delivering the material to the intended recipient, you are hereby notified that any
dissemination, disclosure, copying or distribution of this communication is strictly prohibited. If you received
this communication in error, please notify me immediately by return e-mail and delete this material from your
system.
1