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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. 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