HomeMy WebLinkAboutDSD-19-282 - B 2019-074 & B 2019-075 - 32 Forwell RdStaff Report
Development Services Department
REPORT TO:
DATE OF MEETING:
SUBMITTED BY:
PREPARED BY:
WARD:
DATE OF REPORT:
REPORT #:
SUBJECT:
K R
www.kitchenerca
Committee of Adjustment
December 10, 2019
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
Katie Anderl, Senior Planner— 519-741-2200 ext. 7987
#1
December 2, 2019
DSD19-282
B2019-074 — B2019-075
32 Forwell Road
Owner — Gatekey Aggregates Inc
Defer
Map 1 — Location Map
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
REPORT
Planning Comments:
The subject lands are located at 32 Forwell Road. The lands are designated and zoned for industrial
uses and contain a ready -mix concrete plant, however large areas of the site are under-utilized. The
applicant is proposing to sever the lands into several individual parcels for future development, and as
a first step they are requesting Consent to convey two parcels of land as lot additions to adjoining
industrial lands at 36 and 80 Centennial Rd. The property is located adjacent to the Grand River,
contain steep embankments, and are regulated by the Grand River Conservation Authority (GRCA).
A number of documents were submitted in support of the consent application including a Vegetation
Management Plan, Geotechnical Slope Stability Investigation and an Environmental Constraints Plan.
The supporting documentation has been circulated to commenting City Divisions & Agencies. Through
review of the documentation, the GRCA, the Region, City Parks and City Planning Staff have
requested that the application be deferred so that the applicant may provide additional information
regarding the Erosion Hazard Limit and Slope Stability Setback. These limits are requested to be
shown on the supporting drawings in order to allow commenting authorities to complete their review.
This information will define the limit of development and the location of the proposed lot line for Lot
Addition 2.
Parks staff is also interested in securing a parkland dedication along the Grand River to allow for a
future extension of the Walter Bean Trail. The exact location of such a trail connection and the
associated land dedication relies on the GRCA's review and approval of the extent of slope and flood
erosion hazards. At the time of writing, the applicant is actively completing additional on-site
investigations, and staff anticipate that this information should be available and reviewed for a
Committee Meeting early in the winter.
Based on the foregoing, staff recommends that the applications be deferred for a period of up to
3 months (March 17, 2020), but that they be permitted to return sooner.
Operations (Design and Development) Comments:
Requests deferral of the application.
Building Comments:
The Building Division has no objections to the proposed consent applications.
Transportation Services Comments:
Transportation Services has no objections to the proposed consent applications.
Engineering Services Comments:
Engineering Services has no objections to the proposed consent applications.
Region of Waterloo Comments:
The subject lands at 32 Forwell Road are identified as a High Threat in the Region's Threats
Inventory Database. The adjacent lands at 80-88 and 20 & 36 Centennial Road are identified as
a High Threat and Known Threat in the Region's Threats Inventory Database. The threat
indicators are associated with the former and existing industrial uses on the property including
the storage of underground tanks.
Regional Staff acknowledges that the Environmental Screening Questionnaire submitted with the
subject application has indicated that environmental documents (i.e. a Phase I and II
Environmental Site Assessment) have been prepared or issued for the property. Regional Staff
has requested these studies from the owner/applicant.
Regional Staff requests deferral of the subject applications for 32 Forwell Drive to allow Regional
Staff to review any associated environmental documents to determine whether a Record of Site
Condition is warranted to assess potential contamination issues on the subject lands.
RECOMMENDATIONS:
That Applications B2019-074 and B2019-075 be deferred for a period of up to 3 months
(March 17, 2020), but that they be permitted to return sooner.
Katie Anderl, MICP, RPP Juliane von Westerholt, MCIP, RPP
Senior Planner Senior Planner
N*
Region of Waterloo
Holly Dyson
Committee of Adjustment
City of Kitchener
P.O. Box 1118
200 King Street East
Kitchener, ON N2G 4G7
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G U Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www. regionofwaterl oo.ca
Matthew Colley
575-4757 ext. 3210
D20-20/19 KIT
November 29, 2019
Re: Comments for Consent Application B2019-073 through
B2019-076
Committee of Adjustment Hearing December 10, 2019
CITY OF KITCHENER
B2019-073
56 Roos Street
James Kuntz and Laura Detzler
The owner/applicant is proposing to sever part of the existing residential lot to create a
new buildable lot.
Fee:
The owner/applicant must submit the consent review fee of $350.00 per new lot created
to the Region of Waterloo prior to final approval of the consent application.
Water Services:
Regional Staff advise that the subject property is located in Kitchener Zone 2 (W) with a
static hydraulic grade line of 361 mASL. Any development with a finished road elevation
below 304.8 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 2019.
Regional staff has no objection to the application, subject to the following
conditions of approval:
1) That prior to final approval, the owner/applicant submit payment to the Region of
Waterloo, the Consent Application Review Fee of $350.00.
Document Number: 3164310 Version: 1
B2019-074 and B2019-075
32 Forwell Road
Gatekey Aggregates Inc. c/o Justin Bischoff
The owner/applicant is proposing two severances from 32 Forwell Road to be added as
lot additions to existing abutting lots at 80-88 Centennial Road and 20 & 36 Centennial
Road.
Environmental Site Assessment:
The subject lands at 32 Forwell Road are identified as a High Threat in the Region's
Threats Inventory Database. The adjacent lands at 80-88 and 20 & 36 Centennial Road
are identified as a High Threat and Known Threat in the Region's Threats Inventory
Database. The threat indicators are associated with the former and existing industrial
uses on the property including the storage of underground tanks.
Regional Staff acknowledge that the Environmental Screening Questionnaire submitted
with the subject application has indicated that environmental documents (i.e. a Phase I
and II Environmental Site Assessment) have been prepared or issued for the property.
Regional Staff have requested these studies from the owner/applicant.
Regional Staff request deferral of the subject applications for 32 Forwell Drive to allow
Regional Staff to review any associated environmental documents to determine whether
a Record of Site Condition is warranted to assess potential contamination issues on the
subject lands.
Regional staff recommend deferral of the subject applications.
:YM PIOMI
295 Arnold Street/888 Guelph Street
Golden Windows Limited
The owner/applicant is proposing a severance to create a new lot for 295 Arnold Street,
which was previously a separate lot that has since merged with 888 Guelph Street. The
proposed severed and retained parcels currently operate as separate lots and the
severance would formalize the existing operations on two independent lots.
Regional staff has no objection to the application, subject to the following
conditions of approval:
1) That prior to final approval, the owner/applicant submit payment to the Region of
Waterloo, the Consent Application Review Fee of $350.00.
Document Number: 3164310 Version: 1
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 19-037 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,
Matthew Colley
Planner
Document Number: 3164310 Version: 1
Grand River Conservation Authority 400 Clyde Road, P.O. Box 729
Resource Management Division Cambridge, Ontario N 1 R 5W6
Melissa Larion, Supervisor of Resource Phone: (519) 621-2761 ext. 2247
Planning Fax: (519) 621-4945
E-mail: mlarion@grandriver.ca
PLAN REVIEW REPORT:
City of Kitchener
Holly Dyson
DATE: December 2, 2019 YOUR FILE: B 2019-074 & B 2019-075
GRCA FILE: B2019-074 & B2019-075 — 32 Forwell Road
RE: Applications for Consent B 2019-074 & B 2019-075
32 Forwell Road, City of Kitchener
Gatekey Aggregates Inc.
GRCA COMMENT:
The Grand River Conservation Authority (GRCA) recommends deferral of these consent
applications to allow the applicant to provide additional information outlined below.
BACKGROUND:
1. Resource Issues
Information currently available at this office indicates that the subject property contains the
erosion hazard, river valley and floodplain associated with the Grand River and Kolb Creek
as well as the regulated allowances adjacent to these features. The property also contains
the regulated allowance to wetlands located on adjacent properties.
Based on our review of Figure 1, prepared by IBI Group, dated October 15, 2019:
• The proposed lands to be severed and added to 36 Centennial Road are located
outside the GRCA regulated area.
• The proposed lands to be severed and added to 80 Centennial Road contain the
erosion hazard, the Grand River valley as well as the allowance to these feature and
the floodplain.
A copy of our resource mapping is attached.
2. Legislative/Policy Requirements and Implications
Due to the presence of the resource features noted above, a portion of the property is
regulated by the GRCA under Ontario Regulation 150/06 — Development, Interference with
Wetlands and Alterations to Shorelines and Watercourses Regulation.
In accordance with GRCA and Provincial Policy, new development, including the creation of
new lots, is not permitted in the floodplain or erosion hazards. Upon review of the submitted
materials, the proposed applications will not create any new lots as the severed portions are
to be added to existing lots.
It should also be noted that no new hazards will be added to 80 Centennial Road as both
properties already contain a portion of the hazards that are also on the lands to be severed.
Page 1 of 2
Based on our review of the Concept Plan, we note that a portion of the land to be added to
80 Centennial Road is within the regulated area. Our current mapping indicates that the
property is already developed and contains an area outside of the regulation limit on the
existing and proposed lot addition for potential future development.
Although GRCA staff do not object to the lot addition concept, we are recommending
deferral of these applications to allow the applicant to provide additional information that
may impact the lot lines associated with the lot additions. The requested information is listed
below:
• A Site Plan showing the top of stable slope and the applicable setback that was
identified in the submitted Slope Stability Assessment (prepared by Chung & Vander
Doelen Engineering Ltd., dated November 1, 2019)
We also understand that the City of Kitchener Multi -use Pathways and Trails Master Plan
(MMM Group and Ecoplans Limited, 2012) identified a proposed multi -use pathway along
the Grand River in this area. If a trail is planned in this location, we request that the trail be
included on the Site Plan noted above. The trail and associated grading should be located
outside of the identified erosion hazard and setback.
Once the additional information is submitted, GRCA staff will undertake a full review of the
application and provide further comments.
Any future development on the subject lands within the regulated area will require the prior
issuance of a GRCA permit pursuant to Ontario Regulation 150/06. The permit process
involves the submission of a permit application to this office, the review of the application by
Authority staff and the subsequent approval/refusal of the permit application by the GRCA.
3. Plan Review Fees
These consent applications will be reviewed together and will only require one plan review
fee. The applicable plan review fee is the major consent application review fee of
$1,060.00. The applicant will be invoiced in the amount of $1,060.00 by copy of this
correspondence.
We trust this information is of assistance. If you have any questions or require additional
information please contact the undersigned.
Sincerely,
Melissa Larion, MA, MCIP, RPP
Supervisor of Resource Planning
Grand River Conservation Authority
Encl.
* These comments are respectfully submitted as advice and reflect resource concerns
within the scope and mandate of the Grand River Conservation Authority.
Page 2 of 2
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