Loading...
HomeMy WebLinkAboutDSD-21-005 - OPA/19/003/M/KA - ZBA/19/009/M/KA - 19-41 Mill Street - Polocorp Inc.,Staff Report Develo n7entServicesDgoartr7ent REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: February 8, 2021 www.kitchener. ca SUBMITTED BY: Bustamante, Rosa - Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: Bateman, Brian — Senior Planner, 519-741-2200 ext. 7869 Anderl, Katie — Senior Planner, 519-741-2200 ext. 7987 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: January 11, 2021 REPORT NO.: DSD -21-005 SUBJECT: Official Plan Amendment OPA/19/003/M/KA Zoning By-law Amendment ZBA/19/009/M/KA 19-41 Mill Street Polocorp Inc. RECOMMENDATION: That Official Plan Amendment Application OPA/19/003/M/KA for Polocorp Inc. requesting a change to the Land Use Designation be adopted in the form shown in the Official Plan Amendment attached to Report DSD -21-005 as Attachment "A", for the lands specified and illustrated as the "Area of Amendment" on Schedule "A", and accordingly forwarded to the Region of Waterloo for approval; and, That Zoning By-law Amendment Application ZBA19/009/M/KA for Polocorp Inc. be approved in the form shown in the "Proposed By-law", "Map No. 1", and "Map No. 2" attached to Report DSD -21-005 as Attachment "B"; and, That in accordance with Planning Act Section 45 (1.3 & 1.4) that applications for minor variances shall be permitted for lands subject to Zoning By-law Amendment Application ZBA 19/009/M/KA; and further, That the Urban Design Guidelines for 19 — 41 Mill Street, revised dated November 2020 and attached to Report DSD -21-005 as Attachment "C", be adopted, and that along with the Heritage Impact Assessment revised dated September 9, 2020 and associated addendums thereto, be used as principle guiding documents for site plan approval. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. 1-1 REPORT HIGHLIGHTS: • The purpose of this report is to evaluate and provide a planning recommendation for the proposed Official Plan Amendment and Zoning By-law Amendment applications for properties located at 19-41 Mill Street. • Community engagement included: o circulation of a preliminary notice letter to owners of property within 120m of the subject site, o installation of notice signage on the property, o Neighbourhood Information Meeting (December 4, 2019) o Working Group consisting of 5 neighbourhood representatives together with the applicant, Ward Councillor and City planning staff (January — March 2020), o preparation of Design Principles as a result of Working Group sessions o notice letter advising of the public meeting was circulated to all property owners within 120 metres of the subject site, those who responded to the preliminary circulation and those who attended the Neighbourhood Information Meeting, o notice of the public meeting was given in The Record on January 15, 2021. • This report supports the delivery of core services. EXECUTIVE SUMMARY: The owner of the properties addressed as 19 — 41 Mill Street is proposing to change the Official Plan designation from Low Rise Commercial Residential to High Rise Commercial Residential with a Special Policy Area and the zoning from Commercial Residential One Zone to Residential Eight Zone with Special Regulations. Staff recommend that the applications be approved. BACKGROUND: Polocorp Inc. has made application to the City of Kitchener for an Official Plan Amendment and Zoning By-law Amendment proposing to change the designation and zoning of the lands at 19 - 41 Mill Street to permit the lands to be developed with a multiple residential building with heights ranging from 3 to 12 storeys. The lands are in the Mill Courtland Woodside Park Secondary Plan and are currently designated Low Density Commercial Residential and zoned Commercial Residential One Zone (CR -1). The subject site is 106 metres wide, approximately 80 metres deep with an overall area of 0.72 hectares (1.8 acres). The subject site contains 6 dwellings, some of which are houses which have been converted to small multiple dwellings. These properties form part of a triangular shaped parcel of land that stretches from Queen Street to the CN rail tracks along Mill Street. The subject area backs onto the Iron Horse Trail, with the CN Railway beyond, and is generally across from Wagner Green, which is a linear park containing Schneider Creek and walking paths. Many of the adjacent houses on the east side of Queen Street South have been converted to commercial uses and lands on the west side of Queen Street South and on either side of the Iron Horse Trail crossing, have been developed or are planned to be developed with high rise (11 —15 storey) multiple dwellings. The subject lands are located adjacent to the Victoria Park Heritage Conservation District and properties within the district are designated under Part V of the Ontario Heritage Act. 45 Mill Street which is 1-2 located immediately east of the subject site is designated under Part IV of the Ontario Heritage Act. Figure 1 - Location Map: 19 — 41 Mill Street REPORT: Polocorp Inc. is proposing to develop the subject lands identified in Figure 1 with a multiple dwelling having a maximum height of 12 storeys and 176 dwelling units, with a parking structure wrapped by dwelling units. The applicant is proposing to provide five affordable units in a developer -led initiative to contribute to the affordable housing stock and assist with those residents to be displaced. The application was received and circulated for comment in the fall of 2019. The concept circulated in 2019 was for an 8 & 10 storey slab style building, with 3 storey stacked townhouse style units fronting Mill Street. Through the review process, the applicant has amended the building design to respond to comments of staff and the public with respect to achieving a building with greater setbacks, additional step -backs and terracing. This has resulted in changes to the building massing which helps to create better orientation of the tower, and better building articulation: minimizing shadow, wind and visual impacts from surrounding residential properties. To improve compatibility and articulation, the overall height has increased to 12 storeys at the northwest corner of the site nearest to Queen St S. and the Iron Horse Trail while a height reduction to 7 storeys on the southeast portion of the site. These measures, along with improved setbacks and step -backs, have been incorporated along other elevations. The building continues to maintain a low-rise height along Mill Street, with stacked townhouse style units with porches and pedestrian sidewalk connections. Figure 2 (below) is excerpted from the applicant's Urban Design Guidelines and demonstrates how the building massing has changed since the application was submitted. 1-3 FIGURE 5; GENERALIZED !MASSING REVISIONS PO ORIGINAL CONCEPT Figure 2 — Massing Revisions Removed Added Polocorp has worked with staff and has incorporated input from the community as the development concept has evolved. Following the Neighbourhood Information Meeting in early December 2019, a working group was formed consisting of five members of the public, Polocorp, Planning staff and the Ward Councillor to try and work through concerns expressed by residents and refine the development concept. The working group met on three occasions starting in early 2020. This led to the preparation of a set of Design Principles. These principles will inform and help to refine the built form and architectural characteristics and building materials. These are articulated in a detailed set of Urban Design Guidelines which is found in Attachment C. While the working group sessions fostered some good discussions and further refinements, consensus was not achieved, however. There are members of the working group who question the compatibility of the proposal and this has been consistent throughout the sessions. It is staff's opinion that further dialogue will unlikely change that outcome. Staff is supportive of the proposed development concept and Design Guidelines and recommend that they be adopted by Council and used as principle guiding documents throughout the site plan review process. The main Design Principles are depicted and described in detail in Appendix B of the Urban Design Guidelines in attachment C of this report. 1-4 Planning Analysis: Provincial Policy Statement, 2020: The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land -use planning and development. The PPS sets out policies to consider in order to sustain healthy, liveable and safe communities. The PPS promotes efficient development and land use patterns, as well as accommodating an appropriate mix of affordable and market-based residential dwelling types with other land uses, while supporting the environment, public health and safety. Provincial policies promote the integration of land use planning, growth management, transit -supportive development, intensification and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs. To support provincial policies relating to the optimization of infrastructure, transit and active transportation, the proposed designation and zoning facilitate a compact form of development which efficiently uses the lands, is in close proximity to transit options including bus and rapid transit, and makes efficient use of both existing roads and active transportation networks. The lands are serviced and are in proximity to parks, trails and other community uses. Provincial policies are in support of providing a broad range of housing including affordable housing. The proposed multiple dwelling represents an attainable form of market-based housing. In addition, the applicant has indicated that they are committed to providing 5 affordable rental units in an effort to contribute to the affordable housing stock within the community and facilitate the transition for existing tenants. With respect to provincial policies regarding public health and safety, the Grand River Conservation Authority (GRCA) has confirmed that the subject lands are located outside of the floodplain associated with Schneider's Creek, and safe access will be preserved. The lands are an appropriate distance from the nearby CN railway, and noise mitigating building materials and provision for air-conditioning are incorporated into the special regulation provision to ensure appropriate indoor noise levels will be achieved. Planning staff is of the opinion that the applications are consistent with the PPS for health and safety matters. The Provincial Policy Statement requires that significant built heritage resources be conserved and that development shall not be permitted on lands adjacent to heritage property except where the proposed development has been evaluated and demonstrates that the heritage attributes of the protected heritage property will not be impacted. A Heritage Impact Assessment was prepared for the subject proposal. The report demonstrates that the development proposal will not negatively affect adjacent properties having heritage attributes. Heritage staff concur with the report's assessment. Further details are discussed in the Cultural Heritage section of this report. Based on the forgoing, staff is of the opinion that this proposal is in conformity with the PPS. 1-5 A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 (Growth Plan): The Growth Plan supports the development of complete and compact communities that are designed to support healthy and active living, make efficient use of land and infrastructure, provide for a range and mix of housing types, jobs, and services, at densities and in locations which support transit viability and active transportation. Policies of the Growth Plan promote growth within strategic growth areas including major transit station areas, in order to provide a focus for investments in transit and other types of infrastructure. The Growth Plan supports planning for a range and mix of housing andincluding higher density housing options that can accommodate a range of household sizes in locations that can provide access to transit and other amenities. The subject lands are located within the City's delineated built up area, and within a Major Transit Station Area. The proposed development represents intensification and will help the City achieve density targets. The proposed designation and zoning will support a higher density housing option that will help make efficient use of existing infrastructure, parks, roads, trails and transit. The multiple dwelling is also proposed to include a range of 1 and 2 bedroom apartment units, and 2 -bedroom townhouse style units with direct access to Mill Street and the Iron Horse Trail, increasing the variety of housing options for future residents. In addition, the owner is committed to providing 5 affordable housing units. Planning staff is of the opinion that the applications conform to the Growth Plan. Regional Official Plan (ROP): Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the Urban Area. The subject lands are designated Built -Up Area in the ROP. This neighbourhood provides for the physical infrastructure and community infrastructure to support the proposed residential development, including transportation networks, municipal drinking -water supply and wastewater systems, and a broad range of social and public health services. Regional policies require Area Municipalities to plan for a range of housing in terms of form, tenure, density and affordability to satisfy the various physical, social, economic and personal support needs of current and future residents. Regional staff have indicated that they have no objections to the proposed applications (Attachment `E'). Planning Staff are of the opinion that the applications conform to the Regional Official Plan. City of Kitchener Official Plan and proposed Official Plan Amendment: The subject lands are within the Mill Courtland Woodside Park Secondary Plan. In accordance with s. 16 of the Official Plan, the land use policies and land use designations in the Secondary Plans contained in Part 3, Section 13 of the 1994 City of Kitchener Official Plan, as amended, continue to apply until such time as the Secondary Plans are reviewed and adopted as part of the 2014 Official Plan. Other policies in the Official Plan however apply to the lands. Amendment to the Mill Courtland Secondary Plan The subject lands are currently designated Low Density Commercial Residential, which permits a range of multiple residential and commercial uses having a maximum Floor Space Ratio of 1.0. The applicant is proposing to change the land use designation to High Density Commercial Residential. The High Density Commercial Residential designation permits redevelopment of office, multiple residential, institutional and limited commercial uses on Arterial and Collector Roads at higher intensities. Mill Street is classified as an Arterial Road in the Official Plan. The proposed land use category permits a maximum floor space ratio 1-6 of 4.0 and does not specify a maximum height. Staff recommend adding a Special Policy Area to limit the maximum height to 12 storeys and the maximum Floor Space Ratio to 3.5 to better align the policy with the development proposal. Major Transit Station Area The Official Plan establishes an Urban Structure for the City of Kitchener and provides policies for directing growth and development within this structure. Intensification Areas are targeted throughout the Built-up Area as key locations to accommodate and receive the majority of development or redevelopment for a variety of land uses. Primary Intensification Areas include the Urban Growth Centre, Major Transit Station Areas, Nodes and Corridors, in this hierarchy, according to Section 3.C.2.3 of the Official Plan. The subject lands are located within a Major Transit Station Area. The planned function of the Major Transit Station Areas is to provide densities that will support transit, and achieve a mix of residential, office, institutional and commercial uses. They are also intended to have streetscapes and a built form that is pedestrian -friendly and transit -oriented. Policies also require that development applications in Major Transit Station Areas consider the Transit -Oriented Development policies contained in section 13.C.3.12 of the Official Plan. Generally, the Transit -Oriented Development policies support a compact urban form, that supports walking, cycling and the use of transit, by providing a mix of land uses near transit stops, to support higher frequency transit service and optimize transit rider convenience. These policies also support developments which foster walkability by creating safe and comfortable pedestrian environments and a high-quality public realm. Staff is of the opinion that the proposed development will help to increase density in an area well served by transit and rapid transit while being context sensitive to surrounding lands and provides excellent access to off-road pedestrian and cycling facilities. Increasing the number of residents in the area supports the viability of commercial and other uses in the nearby Queen Street South mixed use corridor, and the proposed built form will contribute positively to the streetscape, creating a safe and comfortable pedestrian environment both on Mill Street and on the adjacent section of the Iron Horse Trail. Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment will support a development that not only complies with the policies for a Major Transit Station Area but also contributes to the vision for a sustainable and more environmentally friendly city. Neighbourhood Planning Review In accordance with Official Plan Policy the City is in the process of preparing Station Area Plans for each Major Transit Station Area. Until such time as Station Area Plans are completed, any development application submitted within a Major Transit Station Area will be reviewed generally in accordance with the Station Study Areas contained in the City's Planning Around Rapid Transit Station Areas (PARTS) Project Plan and Background Report. Located within the Focus Area of the Queen Station, the designation and zoning of the subject site is under review as part of the City led Neighbourhood Planning Review process. Work on the Secondary Plan is informed by the PARTS Central Plan, which provides a recommended direction to guide the future policies and zoning of the Major Transit Station Areas. The subject lands are proposed to be included in the new Cedar Hill and Schneider 1-7 Creek Secondary Plan and preliminary work recommends an increase to the permitted height and density for the subject lands. Both the PARTS Plan and the preliminary information contained in the draft policies of the Secondary Plan recommend a Medium Rise Residential land use designation which would include a maximum height of 8 storeys, and a maximum Floor Space Ratio of 2.0. The intent of the proposed Secondary Plan designation is to promote redevelopment of the subject lands at higher intensities given the context and deep lot fabric, and to transition height and density from the Queen Street corridor to low rise residential areas located east of CN rail tracks where it crosses Mill Street. While the applicant's proposed land use designation would permit development at a greater height and density than what is contemplated through the neighbourhood planning review, staff is of the opinion the intent of the new secondary plan designation is being achieved. The subject development has been designed to focus height/massing towards the Queen Street and Iron Horse Trail side while transitioning to lower building heights along Mill Street and towards properties located southeast of this development proposal. In support of the proposed land use designation and zoning the owner has submitted various site-specific studies which consider the site in detail, and has prepared site specific urban design guidelines to provide site specific design responses to ensure compatibility and appropriate design interventions. It is important to note that while this proposal represents change from what exists on the ground today, the as -of -right CR -1 zoning for the property would allow for a range of commercial and/or residential uses with building heights 6 plus storeys. Urban Design Policies: The City's urban design policies are outlined Section 11 of the City's OP. In the opinion of staff, the proposed development satisfies these policies including: Streetscape; Skyline; Safety; Universal Design; Public Art; Site Design; and Building Design, Massing and Scale Design. To address these policies, an Urban Design Guidelines report was submitted and has been reviewed by City staff and is recommended to be adopted by Council. The formulation of Urban Design Guidelines outlines the vision and principles guiding the site design, articulates design and built form expectations, and informs the proposed zoning regulations. The Urban Design Guidelines may be found in Attachment "C". Streetscape — A key design feature of the proposed development are stacked townhouse style units fronting onto Mill Street and the Iron Horse Trail. Ground floor units are proposed to incorporate patios on the trail side and porches along Mill Street. These units will have direct pedestrian connections to the sidewalk or trail which will help to animate both the street and trail. Ground floor units along Mill Street will be aligned at an angle to the street in order to maintain the established rhythm of houses in this area Skyline — The proposed tower will provide a new feature on the City's skyline. The proposed building is articulated with varying heights and will create visual interest from several different vantage points. 1 Safety —As with all developments that go through site plan approval, staff will ensure Crime Prevention through Environmental Design (CPTED) principles are achieved and that the site meets emergency services policies. Universal Design — The development will be designed to comply with Ontario Building Code and Accessibility for Ontarian's with Disabilities Act. Public Art & Culture — The applicant has indicated that they plan to incorporate interpretive and commemorative features into the lobby design and possibly into Wagner Green. Further consultation with the City will be required through the Site Plan Review process to refine details associated with the commemoration to acknowledge and pay homage to the area. Site Design, Building Design, Massing and Scale — The subject site has been designed to carefully consider surrounding land uses and to address all interfaces. The driveway access points to the building are centralized and located near Queen Street South. The service and loading area are proposed to be located on the west side of the property next to the parking lots of the buildings fronting on Queen Street. They are also proposed to be situated at a lower elevation than surrounding properties to screen service functions. Visual screening such as landscaping and fencing will be required where drives aisles are adjacent to low rise residential uses and public spaces. The proposed building has been designed to provide appropriate transitions in height from the street and existing low-rise houses. The building will incorporate step -backs in order to create a transition in height and break up the massing of the building. A combination of high-quality landscaping and physical screening such as fencing will be used to provide an attractive interface between building and adjacent dwellings. The tower is located near the Iron Horse Trail and Queen Street South, and both the location and tower orientation minimize the effects of shadows and visual impact on nearby homes and public spaces. The building podium fronting Mill Street and the Iron Horse Trail consists of stacked townhouse style units, which will have a direct relationship with the street and the trail. The building lobby fronts onto Mill Street, near Queen Street South, and a maximum building height of 3 storeys is proposed adjacent to the property at 15 Mill Street. The proposed bylaw permits the first step -back behind the rear lot line of 15 Mill Street. Rooftop terraces will provide for private and shared outdoor amenity space for future residents and will help to soften and green the building facades. Tall Buildings Guidelines The subject proposal has also been reviewed for compliance with the City's Tall Building guidelines. The objective of this document is to: • achieve a positive relationship between high-rise buildings and their existing and planned context; • create a built environment that respects and enhances the city's open space system, pedestrian and cyclist amenities and streetscapes; • create human -scaled pedestrian -friendly streets, and attractive public spaces that contribute to livable, safe and healthy communities; • promote tall buildings that contribute to the view of the skyline and enhance orientation, wayfinding and the image of the city; 1-9 • promote development that responds to the physical environment, microclimate and the natural environment including four season design and sustainability; and, • promote tall building design excellence to help create visually and functionally pleasing buildings of architectural significance. The proposed development has been designed with these objectives in mind. City staff has confirmed that the proposed tower is generally consistent with and meets the overall intent of the guidelines. Transportation The Official Plan provides for an integrated transportation system which incorporates active transportation, allows for the movement of people and goods and promotes a vibrant, healthy community using land use designations and urban design initiatives that make a wide range of transportation choices viable. The subject lands are located close to public transit routes, and within 800 metres (about a 10 -minute walk) of a rapid transit station. The building has excellent access to cycling networks, including existing on and off-street cycling facilities, including the Iron Horse Trail. The recently approved Cycling and Trails Master Plan also recommends the future installation of bike lanes/neighbourhood bikeway on Mill Street. The location of the subject lands in the context of the City's integrated transportation system supports the proposal for transit -oriented development on the subject lands. Cultural Heritage The subject property contains six residential buildings and does not contain protected cultural heritage resources. The subject lands are adjacent to 541, 551 and 561 Queen Street South, which are properties designated under Part V of the Ontario Heritage Act and located within the Victoria Park Area Heritage Conservation District. The subject lands are also adjacent to 45 Mill Street, which is an individually designated property under Part IV of the Ontario Heritage Act. Part of the subject lands municipally addressed as 19 and 25 Mill Street were previously on the Heritage Kitchener Inventory of Historic Buildings, however they were formally evaluated as part of the Council approved 4 -step listing process. The property located at 19 Mill Street was evaluated by a Sub -Committee made up of heritage planning staff and members of Heritage Kitchener and was not recommended for inclusion on the Municipal Heritage Register. The property at 25 Mill Street was evaluated, and in accordance with the Council Resolution was not included on the Municipal Heritage Register. As such, the properties municipally addressed as 19 and 25 Mill Street do not have status under the Ontario Heritage Act and do not require further evaluation. In accordance with cultural heritage policies of the Official Plan, a scoped Heritage Impact Assessment (HIA) was prepared by CHC Limited, dated August 14, 2019, revised October 10, 2019 and updated September 9, 2020. The development proposal assessed in October 2019 contemplated an 8 to 10 storey multiple residential dwelling, with a 3 -storey podium. The findings and recommendations of the scoped HIA were presented and discussed at the December 3, 2019 meeting of Heritage Kitchener. The revised development proposal, as assessed through the September 9, 2020 HIA, contemplates a 7 to 12 storey multiple residential dwelling, with a 3 -storey podium. The revised development proposal shifts the building mass and configuration, introduces greater stepping to the building height, building setbacks, and reconfigures the parking garage. In addition, the building height has been reduced and the building separation increased 1-10 between the proposed development and 45 Mill Street to the southeast to minimize impacts on the individually designated heritage property. The HIA evaluated the impact of the proposed development on the adjacent designated heritage properties and recommends the following mitigation strategies to avoid or reduce impacts: • Utilizing step -backs from Mill Street to reduce the sense of height; • Employing an angular plane of less than 60 degrees throughout the development; • Integrating a sawtooth pattern to orient the townhouses in the same manner as the existing neighbouring homes; • Selecting red or buff brick to be strategically used on the townhouse facades to reinforce the streetscape character, as well as design cues from the adjacent 19th century homes; • Blending building materials (i.e. red or buff brick and contrasting contemporary materials) to break up the building mass, creating a distinction between the building components; and, • Undertaking a pre -construction survey of 45 Mill Street to evaluate potential impacts of construction as a condition of Site Plan. The HIA concludes that while the proposed development is greater in height than the existing dwellings presently on site, no negative impacts on the heritage attributes of the Victoria Park Area Heritage Conservation District or the individually designated property at 45 Mill Street are expected if the recommended mitigation measures are implemented. Heritage Planning staff agree with the findings of the HIA that the proposed development is expected to have no negative impact on the heritage attributes of the Victoria Park Area Heritage Conservation District and adjacent property addressed as 45 Mill Street subject to the mitigation achieved through building design and placement. Heritage Planning staff agree that the proposed special regulation provision will implement appropriate setbacks and step -backs, and that implementation of the recommended Urban Design Guidelines will effectively guide the future site plan approval process. Regional Cultural Heritage staff have reviewed the HIA and have no concerns with respect to proximity to the Joseph Schneider Haus. Heritage Planning staff is of the opinion that the scoped HIA dated August 14, 2019, revised October 10, 2019 and updated September 9, 2020 has satisfied the subject scoped terms of reference. Further, Heritage Planning staff conclude that implementation of the recommendations made in the HIA will address the conservation of built heritage resources, in compliance with Policy 2.6.1 of the Provincial Policy Statement (2020). Accordingly, the HIA has been approved by the City's Director of Planning. Housing The City's primary objective with respect to housing is to provide for an appropriate range, variety and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing needs of our community through all stages of life. The proposed development increases the range of dwelling units available in the city. The development is contemplated to include a mix of one and two-bedroom units with and without dens. Two storey ground floor units will be designed to have direct access to the sidewalk or Iron Horse Trail, and the range of units will appeal to a variety of households. The multiple dwelling represents an attainable form of market-based housing and the applicant has indicated that they will promote Regional ownership grant programs to prospective purchasers. Polocorp has committed to providing 5 affordable housing units and will assist with those displaced as a result of the development. Conclusion The subject applications request that the land use designation as shown on Map 12 of the 1994 Official Plan (Mill Courtland Woodside Park Secondary Plan) be changed from Low Density Commercial Residential to High Density Commercial Residential and to add new Special Policy Area 13.4.4.16. Based on the above, staff is of the opinion that the proposed Official Plan Amendment represents good planning and recommend that the proposed Official Plan Amendment be approved in the form shown in Attachment "A". Proposed Zoning By-law Amendment: The subject property is zoned Low Density Commercial Residential Zone (CR -1), 1 R. The existing CR -1 zone permits a range of residential and commercial uses including multiple dwellings and other dwelling types, offices, personal services, health offices and clinics and other uses. The applicant has requested an amendment to Zoning By-law 85-1 to change the zoning on the lands to Residential Eight Zone (R-8) with Site-specific and Regulation Provisions 1R, 768R and Property Detail Schedule 44 Special Regulation 1R, which specifies that the lands are regulated by the GRCA, currently applies to portions of the lands and will continue to apply. The proposed R-8 zone permits multiple dwellings with a maximum height of 24.0 metres. This zoning category is in keeping with the RES -6 zone that is contemplated though the Neighbourhood Planning Review. The applicant is also seeking a form -based approach through site specific regulations with a maximum height of 12 storeys and a maximum floor space ratio of 3.5. The site-specific regulation has been prepared so that the increase in height is only permitted on specific parts of the lands and would only apply if the property is developed comprehensively. In other words, the zoning has been tailored specifically to the development proposal under consideration. If the property is not developed comprehensively, the base R-8 zoning, which aligns with the RES -6 zone, would then apply. Official Plan policies indicate that where special zoning regulations are requested for residential intensification or a redevelopment of lands, the overall impact of the site specific zoning regulations will consider compatibility with existing built form; appropriate massing and setbacks that support and maintain streetscape and community character, appropriate buffering to mitigate adverse impacts, particularly with respect to privacy, avoidance of unacceptable adverse impacts by providing appropriate number of parking spaces and an appropriate landscaped/amenity area. The recommended property detail schedule and special regulation 768R would implement site-specific zoning regulations to set parameters for site development in keeping with the Urban Design Guidelines such as maximum building heights, setbacks, step -backs and building massing 1-12 Staff offer the following comments with respect to the proposed Site -Specific Regulation Provision: a) That parking be provided at a rate of 1.0 space per unit plus 0.1 visitor spaces per unit. Bicycle and electric vehicle parking are to be provided in accordance with By- law 2019-051. The purpose of this regulation is to provide for a parking rate which is appropriate for the development. Zoning By-law 85-1 requires a parking rate of 1.25 spaces per unit (inclusive of visitor spaces). The proposed ratio results in a parking rate of 1.1 spaces per unit (inclusive of visitor spaces) and is consistent with the parking rates in the Zoning By-law 2019-051. The subject lands are in an MTSA, have good access to public transit and rapid transit, pedestrian and cycling facilities. Planning and Transportation Services staff is of the opinion that the parking rate is appropriate for the subject lands. b) Off-street parking spaces, except for drop-off and loading spaces, shall be located within a building. The purpose of this regulation is to require that parking generally be provided in a parking structure, either above or below grade, and not be in surface parking lots. c) Drive aisles may be located up to 1.5 metres from a street line. Any aisle set back less than 3.0 metres from a street line shall be screened with a visual barrier having a minimum height of 0.75 metres. The purpose of this regulation is to allow a drive aisle to be located up to 1.5 metres from the property line where a visual barrier is installed. Typically, drive aisles are required to be set back 3 metres from the street to allow space for landscaping. Transportation services staff has identified that road widening will be required along Mill Street at the time of Site Plan approval (approx. 3.4 metres), however there are no physical works planned and the roadway and the city sidewalk is not proposed to be relocated in the near future. This will result in a wide boulevard which will provide a physical setback, and together with a low visual barrier will successfully provide separation between the drive aisle and the sidewalk. d) In addition to the Home Business uses permitted to be in a multiple dwelling: i) Indirect Sales shall also be permitted. For the purposes of this regulation Indirect Sales shall be defined as "a home occupation which conducts the sale of goods via mail order, telephone, fax, or internet, but shall not include direct sales or the storage of inventory on site." ii) Artisan's establishment may include retail and instruction. iii) A home occupation may attract a maximum of one customer or client at any one time. The purpose of this regulation is to align home business regulations for the proposed multiple dwelling with the new Zoning By-law 2019-051. This will provide consistency to future residents who may wish to work from home until such time as Zoning Bylaw 2019-051 is applied to the lands. 1-13 e) A multiple dwelling shall have a central air conditioning system, and building components as identified in the Noise and Vibration Feasibility Study for 19- 41 Mill Street, dated June 19, 2019, prepared by HGC Engineering. The purpose of this regulation is to ensure that required noise mitigation measures are incorporated into the multiple dwelling when it is constructed. The Region is satisfied with the Noise Assessment and these measures must be incorporated to ensure indoor sound level criteria are achieved. f) For a lot having a minimum lot width of 100 metres and a minimum lot area of 0.7 hectares: a) The maximum floor space ratio shall be 3.5; b) The maximum height for a multiple dwelling: i) within Area A, as shown in Property Detail Schedule No. 43 of By-law 85-1, shall be 14.0 metres and 4 storeys, ii) within Area B, as shown in Property Detail Schedule No. 43 of By-law 85-1 shall be 25.0 metres and 7 storeys, iii) within Area C, as shown in Property Detail Schedule No. 43 of By-law 85-1 shall be 36.0 metres and 10 storeys, and iv) within Area D, shown in Property Detail Schedule No. 43 of By-law 85-1 shall be 42.0 metres and 12 storeys. The purpose of this regulation is to permit the built form as described in the development concept and as articulated in the Urban Design Guidelines. This regulation correlates to the areas shown on Property Detail Schedule 43 (Map 2 in Attachment `B') and only permits the maximum heights if the site is developed comprehensively. Should any portion of the site not be developed, the base R-8 zone, which aligns with the recommendations of the Neighbourhood Planning Review, would prevail. This regulation will ensure that the applicant is only permitted to develop a building in accordance with the justification and Urban Design Guidelines that staff recommend be adopted as part of this process. The proposed increase to the floor space ratio (FSR) is also required to support the proposed built form, which includes above grade structured parking. Due to engineering constraints and proximity to the floodplain of Schneider Creek, a fully below grade parking structure is not feasible. As such, an above grade parking structure is proposed. The parking structure is proposed to be wrapped with dwelling units along Mill Street and the Iron Horse Trail and therefore screened from view although still contributing to FSR. The parking structure by itself represents an FSR of about 1.1. The amount of floor space occupied by the multiple dwelling unit represents an FSR of about 2.3, which is only slightly above the FSR recommended in the PARTS plan (2.0 FSR). City policies support the construction of structured parking in transit station areas in order to maximize intensification opportunities and minimize surface parking. Subject to the site-specific setbacks, step -backs and implementation of the Urban Design Guidelines, staff is of the opinion that the proposed increase to the FSR is appropriate. 1-14 Staff is of the opinion that the proposed R-8 Zone together with Special Regulation Provisions 1 R and 768R will provide for a form of development that is compatible with the neighbourhood, which will add visual interest and enhanced landscaping that will contribute to the streetscape, which will appropriately accommodate on-site parking needs, and which represents good planning. Staff recommend that the proposed Zoning By-law amendment be approved as shown in Attachment "B". Department and Agency Comments: Preliminary circulation of the OPA and ZBA was undertaken on September 27, 2019 to applicable City departments and other review authorities. No concerns were identified by any commenting City department or agency. Copies of comments are found in Attachment "F" of this report. The following Reports and studies were considered as part of this proposed Official Plan Amendment and Zoning By-law Amendment: • Planning Justification Report Prepared by: Mat Vaughn, August 2019 • Urban Design Guidelines: 19, 25, 29, 33, 37 & 41 Mill Street Prepared by: Mat Vaughn, August 2019 (revised November 2020) • Pedestrian Wind Review Prepared by: RWDI Inc., June 18, 2019 • Functional Servicing and Preliminary Stormwater Management Design Report for 19-41 Mill Street Prepared by: BluePlan Engineering, August 2019 • Scoped Heritage Impact Assessment (19 — 41 Mill Street) Prepared by: CHC Limited, August 14, 2019 (revised October 10, 2019 & updated September 9, 2020) • Transportation Assessment (Mill Street Residential Development) Prepared by: Salvini Consulting, July 17, 2019 (addendum letter July 10, 2020) • Noise and Vibration Feasibility Study (19- 41 Mill Street) Prepared by: HGC Engineering, June 19, 2019 Community Input & Staff Responses Staff received written responses from 41 households with respect to the proposed development. These may be found in Attachment `F'. A Neighbourhood Information Meeting was held on December 4, 2019 and was attended by 47 residents. In addition, 5 neighbourhood representatives participated in a working group together with the applicant, ward Councillor and City planning staff. 1-15 Theme: Traffic & Safety What We Heard Staff Comment Mill Street is very busy and A Transportation Assessment was prepared in support additional traffic cannot be of the subject applications. This assessment found that accommodated at nearby the 176 units would generate about 40 to 45 trips in and intersections. out during each of the morning and afternoon peak Inventory of Historic Buildings. However, periods. While the intersection of Mill and Queen is busy, it is operating at acceptable levels and increases to exclude overtime will be largely due to increases in background them from the Municipal Heritage Register. traffic. The left turn from Mill Street onto Queen Street South can have delays in the peak period, but the volume turning left is low and the incremental increase due to the proposal is low. The right turn lane can back up about 20 m, however it is still operational. Busy traffic levels are a concern Transportation Services staff is evaluating several for pedestrian and cyclist safety, locations where the Iron Horse Trail crosses city especially at the Iron Horse Trail streets, including the Mill Street location, in order to crossing on Mill Street. Traffic comprehensively and consistently address safety calming measures should be concerns. installed to improve safety. A stop sign should be added at Transportation Services is committed to completing a the Mill Street and Spadina traffic count at the Mill Street/Spadina Road Road intersection intersection, to evaluate whether an all -way stop control is warranted at this intersection. Data collection was originally scheduled for the spring of 2020; however, such traffic counts were delayed due to the pandemic lockdown. In addition, Transportation staff have indicated that ongoing construction on Mill Street would further contribute to below average traffic levels, resulting in inaccuracies. Traffic counts will occur once traffic levels stabilize, and should additional stop controls be warranted they will be installed by the City. While identified through the consultation process associated with these application, installation of traffic controls at the Mill/Spadina intersection are not specifically related to this development proposal. Theme: Heritaqe What We Heard Staff Comment Concerns expressed with the The properties municipally addressed as 19 and 25 Mill proposed demolition of 19 and Street were previously on the Heritage Kitchener 25 Mill Street. Inventory of Historic Buildings. However, through a Council approved process, it was decided to exclude them from the Municipal Heritage Register. Therefore, 1-16 Theme: Building/Site Design What We Heard they do not have status under the Ontario Heritage Act. These buildings were determined not to require further analysis from a heritage perspective and are permitted to be demolished. Impacts to designated heritage Heritage Planning staff agree with the findings of the resources including 45 Mill Heritage Impact Assessment. The proposed Street, the Victoria Park development is not expected to have a negative Heritage Conservation District, impact on the heritage attributes of the Victoria Park and the Joseph Schneider Haus Area Heritage Conservation District and the adjacent property addressed as 45 Mill Street subject to the recommended mitigation measures achieved through building design and placement. Heritage Planning staff agree that the proposed special regulation provision will implement appropriate setbacks and step -backs, and that implementation of the recommended Urban Design Guidelines will achieve mitigation of impacts. Further, Region of Waterloo Cultural Heritage staff have reviewed the HIA and concur that the proposed development will not impact the Joseph Schneider Haus. Impacts to the heritage The proposed development is planned to be a character of the neighbourhood contemporary addition to a central neighbourhood. Staff will continue to review the building elevations with an emphasis on selecting building materials which will complement the traditional character of the surrounding streetscape. The developer has agreed that the design of the building, especially along Mill Street, will be inspired by the character of surrounding houses and will incorporate traditional materials such as red or buff brick, and architectural features such as front porches. The applicant has committed to commemorate the importance of heritage through various means that will be further explored through the site planprocess. Theme: Building/Site Design What We Heard Staff Comment Residents have expressed that As articulated in the Urban Design comments, staff is of the proposed development is the opinion that the proposed height, subject to the not compatible with the tower placement, setback and step -backs has been neighbourhood. demonstrated to be compatible with the surrounding land uses and buildings. The proposed development maintains a low-rise height along Mill Street, and using architectural features, including porches, and building materials, the proposal will positively contribute to the streetscape. 1-17 Shadow Impacts A Shadow Analysis was completed for the proposed Demolition of existing houses will development and while there will be some shadowing displace current tenants of adjacent buildings and lands, the building has been of nearby homes oriented so that much of the shadow fall across the site. Nearby property owners have The proposed building has been oriented so that most raised concerns with a loss of units will have views and windows towards Mill Street privacy due to units overlooking and the Iron Horse Trail, and towards Queen Street private amenity spaces. South. Effort has been made to orient buildings to proposal protect privacy of rear yard amenity spaces, by setting the tower back and away from adjacent single detached dwellings. Theme: Affordable Housing What We Heard Staff Comment Demolition of existing houses will Staff acknowledge that the existing homes on the displace current tenants subject site are currently rented. Staff cannot confirm of nearby homes whether these units currently qualify as affordable housing. Application should be required The applicant is proposing to include 5 affordable units to include affordable housing as within the subject development. They are exploring part of the development options to offer these in coordination with the Region of proposal Waterloo through the Rent Supplement Program and are also open to pursuing a partnership with a local not- for-profit housing provider. Details of this program cannot be formalized until closer to occupancy. Theme: Environment and Natural Hazards What We Heard Staff Comment Concern that the proposed A stormwater management plan is required to be development will cause flooding prepared, approved and implemented as part of the Site of nearby homes Plan process in order to ensure appropriate stormwater management. This plan will consider soil conditions, infiltration, run-off and retention in accordance with City policy and regulations. Further, the lands are regulated by the Grand River Conservation Authority (GRCA) due to proximity to Schneider Creek. While the site is located outside of the floodway, and safe access is confirmed, the site, building and parking garage must be designed with consideration given to the regulatory flood elevation. The proposed development will require a GRCA permit to be issued. Concern with loss of mature Staff acknowledge that development of the lands will vegetation on site and along necessitate the removal of trees and vegetation on the Iron Horse Trail subject lands. A Tree Preservation and Enhancement 1-18 Theme: Noise and Nuisance What We Heard Plan will be required as part of the Site Plan Approval Concerns with noise and process and the applicant will be required to identify nuisance during construction methods to protect and enhance vegetation which can and associated with a multiple be preserved, and to protect vegetation which may be residential development. on adjacent lands or in shared ownership. Through the detailed review, trees which are invasive and or in poor condition may be removed for safety, and new trees will be planted along Mill Street and the Iron Horse Trail and the perimeter of the site, in accordance with the tree planting requirements of the Urban Design Manual. Loss of Pollinator Habitat is a Special focus will be placed on incorporating pollinator concern habitat and using native and pollinator friendly plant Concern that construction species in the landscape design. This requirement has activities may cause damage to been captured in the Urban Design Guidelines. Theme: Noise and Nuisance What We Heard Staff Comment Concerns with noise and Staff acknowledge that during construction there may nuisance during construction be temporary disruptions and construction related and associated with a multiple nuisance such as noise and dust. The City will work residential development. with the developer through the construction period to ensure disruptions are kept to a minimum. Construction activity is typically limited to daytime hours (between 7 am and 7 pm) and Building, Engineering and/or Property Standards staff will be able to respond to concerns during the construction period and can work with the neighbourhood and the owner to mitigate these. Concern that construction The Heritage Impact Assessment recommends that a activities may cause damage to pre -construction survey of 45 Mill Street be completed houses. to evaluate potential impacts of construction as a condition of Site Plan. This will be included as a condition of Site Plan to ensure appropriate pre- emptive mitigation measures be undertaken. Staff also recommend that other property owners who may be concerned should reach out to staff or directly to the applicant to request the completion of such an assessment prior to construction commencing. Planning Conclusions In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and Zoning By-law Amendment to permit 19 — 41 Mill street to be developed with a 12 storey multiple dwelling. Staff is of the opinion that the subject applications are consistent with policies of the Provincial Policy Statement (2020), conform to Growth Plan for the Greater 1-19 Golden Horseshoe, the Regional Official Plan, and the City of Kitchener Official Plan and represent good planning. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendation of this report supports the achievement of the city's strategic vision through the delivery of core service. FINANCIAL IMPLICATIONS: There are no financial implications associated with this recommendation. CONCLUSION: The proposed Official Plan Amendment and Zoning By-law Amendment are appropriate and represent good planning and it is recommended that the applications be approved. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: Capital Budget — The recommendation has no impact on the Capital Budget. Operating Budget — The recommendation has no impact on the Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the council / committee meeting. Notice signs were posted on the property and information regarding the application posted to the City's website in the fall of 2019. A Courtesy Notice of the public meeting will be circulated to all property owners within 120 metres of the subject lands, those responding to the preliminary circulation and who attended the Neighbourhood Information Meeting, and Notice of the Public Meeting will be given in The Record on January 15, 2021 (a copy of the Notice may be found in Attachment C). CONSULT— The proposed Official Plan Amendment and Zoning By-law Amendment were originally circulated to property owners within 120 metres of the subject lands on September 27, 2019. In response to this circulation, staff received written responses from 41 households, which are summarized as part of this report and included in Attachment F. A Neighbourhood Information Meeting was held December 4, 2019 and was attended by 47 residents. COLLABORATE — A Working Group consisting of 5 neighbourhood representatives, the Ward Councillor, planning staff and the applicant, met between January and March 2020. The purpose of the working group meetings was to allow residents and the applicant to work through, and, where possible, to come to agreement, on changes to the proposed development plan in order to resolve concerns of the community. The input of this group has informed the Design Principles and Urban Design Guidelines. 1-20 PREVIOUS REPORTS/AUTHORITIES: • Heritage Kitchener (December 3, 2019) A draft of the Heritage Impact Assessment was discussed. • February 1, 2010 Council meeting where decision was made not to include 25 Mill on Register • Planning Act • Growth Plan, 2019 • Ontario Heritage Act APPROVED BY: Justin Readman - General Manager, Development Services ATTACHMENTS: Attachment A — Proposed Official Plan Amendment Attachment B — Proposed Zoning By-law Amendment Attachment C — Urban Design Guidelines Attachment D — Newspaper Notice Attachment E — Department and Agency Comments Attachment F — Public Comments 1-21 AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 19 - 41 Mill Street DSD -21-005 - Appendix A 1-22 DSD -21-005 - Appendix A AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER CITY OF KITCHENER 19 — 41 Mill Street mini=\/ SECTION 1 TITLE AND COMPONENTS SECTION 2 PURPOSE OF THE AMENDMENT SECTION 3 BASIS OF THE AMENDMENT SECTION 4 THE AMENDMENT APPPNnir,PQ APPENDIX 1 Notice of the Meeting of Planning & Strategic Initiatives Committee of February 8, 2021 APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives Committee APPENDIX 3 Minutes of the Meeting of City Council 1-23 DSD -21-005 - Appendix A AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER SECTION 1 —TITLE AND COMPONENTS This amendment shall be referred to as Amendment No. XX to the Official Plan of the City of Kitchener (1994). This amendment is comprised of Sections 1 to 4 inclusive. SECTION 2 — PURPOSE OF THE AMENDMENT The purpose of the Official Plan Amendment is amend: • Map 12 (Mill Courtland Woodside Park) by redesignating lands from Low Density Commercial Residential to High Density Commercial Residential and to add new Special Policy Area 16; • Section 13.4.4 to add new Policy 16 to permit a maximum floor space ratio of 3.5 and a maximum building height of 12 storeys. SECTION 3 — BASIS OF THE AMENDMENT The subject lands are designated Low Density Commercial Residential in the Mill Courtland Woodside Park Secondary Plan (Official Plan, 1994). Staff recommend that the application proposing to redesignate the lands High Density Commercial Residential, be approved, and that Special Policy 16 also be added to limit the maximum floor space ratio to 3.5 and the maximum building height to 12 storeys. The subject lands are located in a Major Transit Station Area (within the Focus Area of the Queen Street Station). The planned function of the Major Transit Station Areas is to provide densities that will support transit, and achieve a mix of residential and other uses. They are also intended to have streetscapes and a built form that is pedestrian -friendly and transit -oriented. Staff are of the opinion that the proposed Official Plan Amendment will support a development that complies with the policies for a Major Transit Station Area. In accordance with Official Plan policy, the City is in the process of preparing Station Area Plans for each Major Transit Station Area. Until such time as Station Area Plans are completed any development application submitted within a Major Transit Station Area will be reviewed generally in accordance with the Station Study Areas contained in the City's Planning Around Rapid Transit Station Areas (PARTS) Project Plan and Background Report. The subject lands are located in the PARTS Central Plan and are proposed to be include in the Cedar Hill and Schneider Creek Secondary Plan. Both the PARTS Plan and the preliminary information contained in the draft policies of the Secondary Plan recommend an increase to permitted height and density of the subject lands to 8 storeys, and a maximum floor space ratio of 2.0. While the proposed land use designation would permit development at a greater height and density than what is contemplated through the neighbourhood planning review, staff is of the opinion that the subject development has been designed in such a way that it is appropriate for the subject lands. The subject development proposal is tailored to the unique locational characteristics of this site, and responds to the surrounding neighbourhood. Through the associated Zoning By-law Amendment, site specific setbacks and stepbacks are recommended based on site specific Urban Design Gudielines, which staff also recommend by adopted by Council for implementation through the Site Plan process. The amendment as proposed herein is consistent with the objectives of the Provincial Policy Statement, conform with Policies of the Growth Plan for the Greater Golden Horseshoe, and conforms to the Regional Official Plan and policies of the City's Official Plan, as described in Report DSD -21-005. Staff are of the opinion that the proposed Official Plan Amendment represents good planning, and recommends that the proposed Official Plan Amendment be approved. 1-24 DSD -21-005 - Appendix A SECTION 4 — THE AMENDMENT The City of Kitchener Official Plan (1994) is hereby amended as follows: a) Amend Map No. 12 — Mill Courtland Woodside Park by: i) Designating Amendment Area 1 High Density Commercial Residential with Special Policy 16 instead of Low Density Commercial Residential, as shown on the attached Schedule "A"; and ii) Designating Amendment Area 2 High Density Commercial Residential with Special Policy 16 instead of former Rail Right -of -Way, as shown on the attached Schedule "A". b) Add new Policy 16 to Section 13.4.4 - Special Policies, as follows: 16. Notwithstanding the High Density Commercial Residential land use designation and policies of the lands located at 19 — 41 Mill Street: a) the maximum Floor Space Ratio shall be 3.5 b) the maximum number of storeys shall be 12. 1-25 DSD -21-005 - Appendix A APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee Meeting (February 8, 2021) PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS PROPOSED OFFICIAL PLAN & ZONING BY-LAW AMENDMENTS UNDER SECTIONS 17,22 & 34 OF THE PLANNING ACT 19-41 Mill Street Polocorp Inc. is proposing Official Plan and Zoning By-law Amendments to permit the lands at 19-41 Mill Street to be developed with a multiple dwelling, having a maximum height of 12 -storeys and a maximum floor space ratio of 3.5. In keeping with physical distancing measures recommended by Public Health due to COVID-19, an electronic public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals with planning matters, on: Monday, February 8, 2021 at 7:00 p.m. (live -stream video available at kitchener.ca/watchnow) If you wish to make written and/or verbal comments either in support of, or in opposition to, the above noted proposal you may register as a delegation at kitchener.ca/delegations or by contacting Legislated Services at 519-741-2200 ext. 2203 by no later than 4:00 p.m. on February 8, 2021. A confirmation email and instructions for participating in the meeting electronically with be provided once your registration is received. If a person or public body would otherwise have an ability to appeal the decision of the City of Kitchener to the Local Planning Appeal Tribunal, but the person or public body does not make oral submissions at a public meeting or make written submissions to the City of Kitchener prior to approval/refusal of this proposal, the person or public body is not entitled to appeal the decision. ADDITIONAL INFORMATION is available by contacting the staff person noted below or by viewing the report contained in the meeting agenda (posted 10 days before the meeting at www.kitchener.ca - click on the date in the Calendar of Events and select the appropriate committee). Brian Bateman, Senior Planner - brian.bate man a-kitchener.ca 1-26 DSD -21-005 - Appendix A APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting (February 8, 2021) 1-27 APPENDIX 3 - Minutes of the Meeting of City Council DSD -21-005 - Appendix A 1-28 DSD -21-005 - Appendix A J (6 Q N z Y Qc c J Li a LL a) a� \O/ O o J�LL� U � �� O 0 0 aaoa cu o Bayo L a, � 0 0 c w a� m a) c E a`) co a`)LL Q Q E cu o E E co � E co O m �0?y cu a o E o co cu o �U o>1 N o o> N 'e Lu co ?- E U E d E cu _U.� U.� Z H L m z o L Q L E ui >, o E o L U z a Q L 2�Q0 c U U U o cn o •2 -t o Q �'�a QE'�na W U D H 2 U ami ami U 0 a� Q c 0 c= D a H Z 0V5 0 c UUi a d Q o °� D °�CU D Z 0 1 >> cn a) E a) E 0 �° U) U J a a L U Z i C O O D D c� c cn a� U) U 0a J= o o o ami _� x a a E E oLL o� E o o Q �� F- J (9 J J J 2 2 2 U z O U) 11 U) Q Q LL z >Q Y .� . .. / WI I JE Q LU L.LzLL 0 o f! , / r - - - Lr �y. \ W" Lv a• a• :S i� Vit. ALU I f f - - _- jj t - •• �� . / / >�• ��..Lijr; .'i '� mowN/ f f -:.. In o O U .. Of o W o m LLIo w :. O Lu z W Y. ` Y. • V. 1. L L U) 0 46 mor, •'S..R• k�:�, Ld •_� •.a w Z U) U� = Q J ' Co / a DSD -21-005 - Appendix B PROPOSED BY — LAW 12021 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener — Polocorp I nc. — 19 — 41 M ill Street) WHEREAS it is deemed expedient to amend By-law 85-1; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1. Schedule Number 86 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Commercial Residential One Zone (CR -1) to Residential Eight Zone (R-8) with Special Regulation Provisions 1 R and 768R and Property Detail Schedule 44. 2. Schedule Number 86 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached hereto, from Commercial Residential One Zone (CR -1) with Special Regulation Provision 1R to Residential Eight Zone (R-8) with Special Regulation Provisions 1 R and 768R and Property Detail Schedule 44. 3. Schedule Number 86 of Appendix "A" to By-law Number 85-1 is hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 4. Appendix "B" to By-law 85-1 is hereby amended by adding Property Detail Schedule No. 44 thereto, as shown on Map No. 2 attached hereto. 5. Appendix "D" to By-law 85-1 is hereby amended by adding Section 768 thereto as follows: "768. Notwithstanding Sections 5.13, 6.1.1, 6.1.2 and 42.2 of this By-law within the lands zoned R-8 and shown as being affected by this subsection on Schedule Number 86 of Appendix `A' the following special regulation shall apply: a) parking shall be provided at a rate of 1.0 space per unit plus 0.1 visitor spaces per unit. b) Off-street parking spaces, except for drop-off and loading spaces, shall be located within a building. 1-30 DSD -21-005 - Appendix B c) Drive aisles may be located up to 1.5 metres from a street line. Any aisle setback less than 3.0 metres from a street line shall be screened with a visual barrier having a minimum height of 0.75 metres. d) Type A and B bicycle parking to be provided in accordance with Section 5.5 of By-law 2019-051. e) Electric Vehicle parking to be provided in accordance with Section 5.8 of By-law 2019-051. f) In addition to the Home Business uses permitted to be located in a multiple dwelling: i) Indirect Sales shall also be permitted. For the purposes of this regulation Indirect Sales shall be defined as "a home occupation which conducts the sale of goods via mail order, telephone, fax, or internet, but shall not include direct sales or the storage of inventory on site." ii) Artisan's establishment may include retail and instruction. iii) a home occupation may attract a maximum of one customer or client at any one time. g) A multiple dwelling shall have a central air conditioning system, and building components as identified in the Noise and Vibration Feasibility Study for 19- 41 Mill Street, dated June 19, 2019, prepared by HGC Engineering. h) For a lot having a minimum lot width of 100 metres and a minimum lot area of 0.7 hectares: a) The maximum floor space ratio shall be 3.5; b) The maximum building setbacks are 4.5 metres (front yard); 5.4 metres (interior side yard — south); 10.3 metres (interior side yard — north) and 7.6 metres (rear yard) as defined in Property Detail Schedule No. 44. c) The maximum height for a multiple dwelling: i) within Area A, as shown in Property Detail Schedule No. 44 of By-law 85-1, shall be 14.0 metres and 4 storeys, ii) within Area B, as shown in Property Detail Schedule No. 44 of By-law 85-1 shall be 25.0 metres and 7 storeys, iii) within Area C, as shown in Property Detail Schedule No. 44 of By-law 85-1 shall be 36.0 metres and 10 storeys, and 1-31 DSD -21-005 - Appendix B iii) within Area D, shown in Property Detail Schedule No. 44 of By-law 85-1 shall be 42.0 metres and 12 storeys." 7. This By-law shall become effective only if Official Plan Amendment No. '(19- 41 Mill Street) comes into effect, pursuant to Section 24(2) of The Planning Act, R.S.O. 1990, c. P.13, as amended. PASSED at the Council Chambers in the City of Kitchener this day of , 2021. Mayor Clerk 1-32 DSD -21-005 - Appendix B SCHEDULE No. 44 MAP NO. 2 DATE :NOVEMBR16,2020 DETAIL from SCHEDULE NO. 86 of APPENDIX 'A' 0 METRIC 6 L 10 �y �O / tk. �o 1R 768R o� A d� O� e� Maximum Height Area A 14.0 metres and 4 storeys Area B 25.0 metres and 7 storeys Area C 36.0 metres and 10 storeys Area D 42.0 metres and 12 storeys AN R_8 �y �O / tk. �o 1R 768R o� A d� O� e� Maximum Height Area A 14.0 metres and 4 storeys Area B 25.0 metres and 7 storeys Area C 36.0 metres and 10 storeys Area D 42.0 metres and 12 storeys AN R_8 z LU LUO 1 .0 0� �� N � (D N LU Oz z0 OZ (n Q� O> QOELO> Q aO �a-a0 W J LU a wzzza U m U)ON-Ov U)0000� W U Q aI— Q< ll = w0000- Z �(7DJ� �D(7D Z LU g w7o aw w7o W Q a wQ�a� ui wLU �a�a� 0�of U �w(�va �wwwUa �j W Z LU 0 LU NUa aw0 D uj m a�CL ��tana <� tea Z=QU LL H U) a°000 Qoooo �(noY HA Ur N fY w DSD -21-005 - Appendix B W Z Of Z Z U O O O N NNW ZU= o Z O F H U LLI Q Q Q Z U) Z Z Z W O= J LLI B Of O 2 Of Of Od' U w U W X O O 0 O U W U) = p W Z W O z Z N 0 QQ Y a a J o �x LLoE m N cooU X O ON C W W W W �' ���?� W W Z W W 2 zz0� >6 OON0 (n O O (G 0of U` z U w uX–iuw N i W � O -- Z Q Q Q W p Uv - U)?w H ? Z w Y J J J J J of <<QQQQ J w Q � Z La Of Of Of W WW (DQZ Z ddJZZ ZZZ 0 O m Q d �z F -w3 o = w uj uj uj uj 2��00000 N N a 0 OOO�wO U U U X uj = co uj U)U)U)U)� D d Q uj uj uj uj uj Z A=A++� W �N(7w��ZN d' d' d' N ZchZao=afafafafW O O O N (h V 9 (O I 00 Lu Z U UUuJ��N �NN dddaf afaf W W- Q w C � d }'W �0 W Z a LU `~ Of M LLI OU) > 04 1 Q 1Z Q1 J � Q LLI 1 ` V J- O Q > Z U o Z IL NN O CL 0 N O N o o _ U) m Nw o W 0 Z o J Lou U Q uj) 1-34 URBAN DESIGN GUIDELINES July 2020 Revised November 2020 19, 25, 29, 33, 37, and 41 Mill Street City of Kitchener, Ontario DSD -21-005 - Appendix C TABLE OF CONTENTS 1.0 INTRODUCTION..................................................................................................................................... 2 2.0 BACKGROUND.......................................................................................................................................4 2.1 Applications..................................................................................................................................4 2.2 Public Consultation.......................................................................................................................4 3.0 VISION...................................................................................................................................................6 4.0 DEVELOPMENT CONCEPT.....................................................................................................................7 4.0 DESIGN GUIDELINES............................................................................................................................12 4.1 Site Design 12 4.2 Building Design...........................................................................................................................14 1-36 DSD -21-005 - Appendix C 1.0 INTRODUCTION In August 2019, Polocorp Inc. ("Polocorp") submitted an Official Plan and Zoning By-law Amendment application package in support of a development proposal on the lands municipally addressed as 19, 25, 29, 33, 37, and 41 Mill Street within the City of Kitchener (the "Site"). Since that time, Polocorp has received extensive input from the public and City staff through a series of public consultation and focus group meetings. Written comments were also received. In response, Polocorp has taken the comments into consideration and has further refined the proposed development concept. The revised development proposal consists of approximately 180 residential units in a 12 - storey building, with stacked townhouse units fronting Mill Street and the Iron Horse Trail. While the unit count and building height are similar to the original proposal, the revised plan has introduced fundamental shifts to the building massing and configuration including significant stepping to the building height, increased building setbacks and a reconfigured parking garage and new garage entrance from Mill Street. FIGURE 1: SITE LOCATION AND SURROUNDING CONTEXT The revisions to the plan have been made based on a series of design principles that were prepared, in consultation with City staff, in response to the comments received. While the design principles provide the foundation to the development concept, more refined guidelines are required to inform the ultimate Site Plan design. The purpose of the Urban Design Guidelines - November 2020 12 1-37 DSD -21-005 - Appendix C following guidelines is to provide an overview of the works completed thus far, a summary of the design principles and outline the urban design guidelines that are to be used in the preparation of the final building and site designs. The enclosed Guidelines should be considered with, and are supplemental to, the Urban Design Brief submitted in August 2019. t'4 �"A -77 FIGURE 2: NORTHEAST CORNER OF THE SITE Urban Design Guidelines - November 2020 13 1-38 DSD -21-005 - Appendix C 2.0 BACKGROUND 2.1 APPLICATIONS Between 2011 and 2018, a series of Pre -consultation meetings were held with City staff for the properties located at 19-41 Mill Street with the final meeting held on November 20, 2018. On August 16, 2019, Polocorp submitted applications for Official Plan and Zoning By-law Amendments in support of the redevelopment of the lands as a multi - residential condominium building. The development concept, at that time, had considered comments that had been received from City staff including those pertaining to building height, massing, materials and siting. The proposed development consisted of approximately 176 residential units, in an eight and ten -storey mid -rise building along with a three -and -a -half storey podium comprised of townhomes fronting on both Mill Street and the Iron Horse Trail. Following the formal Official Plan and Zoning By-law Amendment submission, the application package was circulated for comment to City staff and stakeholder agencies. A Neighbourhood Information Meeting was scheduled at this time, initiating extensive consultation efforts with the surrounding community and City staff. 2.2 PUBLIC CONSULTATION Polocorp has made concerted efforts to work with, and have prioritized input from, the community to refine the development proposal. To do so, extensive community consultation was undertaken by Polocorp in cooperation with City staff. The required Neighbourhood Information Meeting (NIM) was held at the Victoria Park Pavilion and was well attended throughout the night. As a result of the NIM, it was determined that assembling a working group, comprised of residents, the Ward Councillor, City staff and Polocorp, would provide an opportunity to continue consultations and further refine the development concept. To date, a total of four community consultation meetings have been held: December 4, 2019 Neighbourhood Information Meeting January 15, 2020 Working Group Meeting #1 February 4, 2020 Working Group Meeting #2 March 4, 2020 Working Group Meeting #3 These meetings offered valuable commentary on the project from residents and City staff that were used to formulate the proposed design principles. In addition to these meetings, Polocorp received written comments from residents and community groups through letters and emails. Polocorp also actively followed social media and documented comments made in public community groups and discussion boards. The comments received through the public consultation process were valuable in identifying the priorities of the community and determining appropriate revisions to the development concept. Using this information, Polocorp prepared a series of design Urban Design Guidelines — November 2020 4 1-39 DSD -21-005 - Appendix C principles and guidelines that will be used to inform the ultimate development of the Site and final building design. Urban Design Guidelines - November 2020 15 1-40 DSD -21-005 - Appendix C 3.0 VISION The redevelopment of the Site is envisioned as a high-quality multi -residential development within central Kitchener. The proposed development will provide a mix of dwelling types within a Major Transit Station Area, within walking distance to Downtown Kitchener, and as well as open spaces and community amenities. The building will respect the existing built -form of the street by introducing compatible building heights and massing with particular consideration given to the properties immediately adjacent to the Site. The proposed development will be sensitive to the existing architectural character of the street by utilizing complementary building materials, architectural elements and details. It is intended that the proposed development will provide an opportunity to reside within, and contribute to the continued success of, the Schneider Creek community. The following goals and objectives have been identified for the proposed development: 1. Provide a building design that positively contributes to the active streetscape along Mill Street and the Iron Horse Trail; 2. Introduce an architectural design that is appropriate for the area that integrates complementary heights, massing, and orientation while utilizing architectural elements, details, and materials of a high quality to enhance the public realm; 3. Respect the existing neighbourhood character through compatible building massing (building height, scale and location), building design principles, and streetscape elements; 4. Introduce pedestrian entrances and connections that provide opportunities for future residents of the Site to utilize public transit and active transportation routes; 5. Design the Site to be compatible and sympathetic with the adjacent cultural heritage resources (45 Mill Street and the Victoria Park Area Heritage Conservation District); 6. Provide a compact built form that introduces a variety of housing sizes and types to the Schneider Creek neighbourhood and supports intensification within the City while conserving the character of the surrounding established low-density neighbourhoods; 7. Provide opportunities for future residents to access open spaces and parking with the area, including the Iron Horse Trail, Mike Wagner Greenway, and Victoria Park; 8. Explore opportunities to enhance the existing public outdoor amenity areas, including the Mike Wagner Greenway, in consultation with the City and other commenting agencies, as well as provide for new private outdoor amenity spaces through landscaping at ground level, rooftop terraces and introduction of porches; 9. Create a safe and lively public realm that integrates design elements that will minimize sun, wind and shadow impacts; and, 10. Provide a sustainable built form that is compact and incorporates elements to reduce energy and water consumption. Urban Design Guidelines - November 2020 I6 i�AFI DSD -21-005 - Appendix C 4.0 DEVELOPMENT CONCEPT The extensive public consultation that was undertaken between December 2019 and March 2020 produced a series of specific design recommendations. As a result, the original development concept that was submitted in August 2019 has been revised to reflect these comments. The revised Development Concept was prepared by ABA Architects and illustrates the proposed massing, heights, and general configuration of the proposed development. The Concept Plan is attached as Appendix A. It has been informed by the following design principles that have been prepared based on the specific direction provided during the consultation process: 1. Provide appropriate setback from 15 Mill Street: A. 10.5 metre setback from the northern property line, B. Building stepback above 3 -storeys in line with the rear lot line of 15 Mill Street, at minimum. Ensuring a compatible interface with adjacent uses was clearly communicated by residents and City staff. Compatibility with adjacent uses can be facilitated in a variety of ways, including ensuring sufficient building setbacks and maintaining appropriate building massing. As such, a minimum side yard setback of 10.5 metres from the northern lot line is proposed (ie. from Mill Street). The proposed setback will provide appropriate separation between uses while allowing for landscape detailing to further facilitate a compatible interface. In addition to the proposed setback, the building height will not exceed 3 storeys within the front portion of the property. The building is to step up in height no closer than the equivalent to the lot depth of 15 Mill Street. By doing so, the building's massing will be sufficiently set back from the existing house and avoid unreasonable impacts on the adjacent property. 2. Maximum height of 12 storeys to be limited to northwest portion of the Site, A maximum height of 12 -storeys is proposed; however, this height is to be situated only in the northwest portion of the Site. In doing so, the dimensions of the building tower would be reduced in size, thereby minimizing shadow, wind and visual impact on the surrounding properties. This building massing is in response to comments received indicating that the 'slab tower' proposed in the original submission was too imposing and inconsistent with the community. As such, the change in building massing, in combination with a mix of building materials as well as substantial terracing, the building is more compatible with the surrounding uses and allows for the character of the community to be maintained at the buildings' interfaces with adjacent uses. Urban Design Guidelines - November 2020 17 1-42 DSD -21-005 - Appendix C 3. Utilize a variety of building materials in order to break up the massing and articulate uses: A. Multi -residential building, including podium, building entrance and parking garage, to utilize contemporary building materials such as brick, stone and glass, B. Townhouse elevations to utilize traditional building materials including brick, stone and incorporate features such as porches and patios, where appropriate: Utilizing a mix of building materials is a method in which a building's massing can be broken up, while also creating a distinct character to building components. Mill Street is currently characterized by older, brick homes. Through the public consultation process, it was clear that maintaining a similar character was an important consideration. As such, utilizing brick and more 'traditional' building features on the ground -related townhomes would be appropriate. By utilizing a building style that is influenced by, and not mimicking, the traditional character of the street, the development can be integrated into the existing streetscape without overtly standing out. Similarly, the materials used on the upper storeys can influence the perception the building's massing and character. By utilizing more contemporary building materials, features and colour palettes, the multiple -dwelling component of the building will be differentiated from the ground -related units, and thus, visually break up the building's massing. When accompanied by the increased use of glass and a different colour palette, the upper storeys could also have an airy and lighter aesthetic to them and alleviate the perception of mass to them. Figure 3: Townhomes and apartment massing can be differentiated using materials Urban Design Guidelines - November 2020 18 1-43 DSD -21-005 - Appendix C 4. Explore opportunities to commemorate the community and celebrate the history of the area. Opportunity to utilize research from the Architectural Conservancy Ontario. The residents of Mill Street and the surrounding area have a strong sense of community, tied to a long history in the City. The redevelopment of the lands provides an opportunity to grow the community, while also providing an opportunity to commemorate and honour it. Polocorp is committed to exploring options to integrate a commemorative feature into the building, utilizing information found from the Architectural Conservancy Ontario, artifacts or suggestions from residents. 5. Terrace building and utilize building stepbacks as amenity areas; A. Building stepback from Mill St above 3 -storeys creates private terraces; B. Rooftop terrace to be provided on building podium; C. Building steps up in height The original development concept proposed a slab tower with little building articulation. Comments received through the consultation process indicated that stepping of the building height was preferred. With the introduction of additional terraces into the building design, an appropriate transition between the low-rise residential to the south and the higher portions of the building can be provided. An Angular Plane Analysis has been prepared and has been included as Appendix B. The terraces also provide an opportunity to integrate active uses, such as amenity areas, into the exterior of the building and increase the overall level of activity around the building. FIGURE 4: TERRACING OFFERS OPPORTUNITIES FOR OUTDOOR AMENITY AREAS Urban Design Guidelines - November 2020 19 DSD -21-005 - Appendix C 6. Utilize high-quality landscape design to provide an attractive interface between building and adjacent uses: The proposed development concept includes substantial setbacks on all sides of the property and provides opportunity for high quality at -grade landscape treatments throughout the Site. The Mill Street frontage is dominated by townhouse dwellings that include off-street parking within the internal parking structure. With the absence of individual driveways, there is ample opportunity to introduce high-quality landscaping along the Mill Street frontage and create a comfortable and attractive street edge. Similar treatments can be carried around the balance of the building to provide an attractive interface between the proposed development and the adjacent uses. The introduction of large setbacks allows for substantial vegetation to be planted, particularly on the north side from Mill Street, in order to soften the building edges at the pedestrian level. The south side of the building, fronting the Iron Horse Trail, offers a unique opportunity to create an active, and landscaped, building edge along the trail while also improving safety along this corridor through the use of lighting and increased visibility. 7. Landscape design to recognize connection with Wagner Green: A. Utilize common landscape features including plant species and building materials: B. Provide pedestrian crosswalk, if feasible and/or desirable: C. Introduce commemorative plaque or other community benefit within Wagner Green, if feasible, or off-site: Comments received through the consultation process often referred to Wagner Green as a communal meeting space and an appreciated community asset. The proposed development will provide ample landscaped areas around the entirety of the Site, including along Mill Street. Taking design cues from Wagner Green will provide a physical, and visual, connection between the greenspaces and, ultimately, increase the overall sense of space. Polocorp Inc will work with City staff, and the community, to determine whether a pedestrian connection to the park is feasible, or desired. 8. Access to parking garage to be centrally located along Mill Street frontage: A. Residential units to be located adjacent to 45 Mill Street: By re -locating the access to the parking garage from the east end of the building off of Mill Street to a more central location to the west within the building frontage, the north and south ends of the building can be utilized for only residential uses. Locating residential uses adjacent to existing residential uses allows for a direct social and visual connection between the new and existing dwellings, and facilitates a more compatible introduction of the development to the community. 9. Parking to be provided in above -grade garage: A. Garage is to be integrated into building podium and is not to exceed 3 - storey's in height: B. Garage is to be screened from view from Mill Street and Ironhorse Trail: Urban Design Guidelines - November 2020 1 10 1-45 DSD -21-005 - Appendix C Underground parking is not feasible on the Site and, as such, an above -grade parking structure is necessary. To mitigate the visual impact of the parking structure, it is proposed to be internal to the building podium and not to exceed 3 -storeys in height. The structure will be screened from view from Mill Street and the Iron Horse Trail by the townhomes that form the frontages of the building. Screening the parking structure improves the overall aesthetic of the building and maintains active frontages at -grade. 10. Provide appropriate setbacks from southern property line and 45 Mill Street: A. Side yard setback in excess of Zoning By-law requirements; B. Building stepback from southern property line above 3 -storeys; C. Building setback tapered away from adjacent lot. As with the north side of the development, ensuring compatibility with the adjacent uses is a primary design principle for the development. East of the Site is primarily comprised of low-density residential uses, including a heritage building at 45 Mill Street. Considering this, it is proposed that an oversized building setback and stepped building height be provided in order to provide an appropriate transition between the low- density character east of the Site and the higher building elements on the west side of the development. Such a transition is supported by the updated Heritage Impact Assessment prepared by CHC Limited, dated July 2020. - --------- f Removed ,Added FIGURE 5: GENERALIZED MASSING REVISIONS TO ORIGINAL CONCEPT Urban Design Guidelines - November 2020 1 11 1-46 DSD -21-005 - Appendix C 4.0 DESIGN GUIDELINES The following design guidelines have been prepared to inform the Site Plan Approval process and should be considered in the preparation of the final building plans, site plan, building elevations and other detail plans, however, they are intended to be flexible in nature and represent the general intent for the development. These guidelines have been informed by the City of Kitchener Official Plan and Urban Design Manual (UDM), including the Part B: Design for Tall Buildings, and input received through extensive public consultation with the community and City staff. Specific design recommendations described within Section 3.0 of this report have been reflected in the Design Guidelines. 4.1 SITE DESIGN Site Circulation and Parking • Create a comfortable and convenient pedestrian environment by avoiding physical and visual barriers around the Site; • Open spaces surrounding the building should prioritize pedestrian connectivity, comfort and safety; • Avoid the creation of entrapment areas; • Provide bicycle parking in convenient and visible locations; • Access to parking garage to be centrally located along Mill Street frontage and shall not be located adjacent to 45 Mill Street; • Provide direct pedestrian access to townhomes from Mill Street and Iron Horse Trail; • Parking to be provided in above -grade parking structure that is integrated into the building podium; • Parking structure is not to exceed 3 storeys in height; • Parking structure is to be screened from view from Mill Street and the Iron Horse Trail; • Locate barrier -free parking spaces in close proximity to building entrances; • Ensure pedestrian and cyclist safety by maximizing visibility; • Utilize contrasting materials for walkways over vehicular routes; Universal Design • Site and building are to be designed to be fully compliant with Ontario Building Code and accessibility standards; • Site should be designed for varying levels of mobility and provide ramps, handrails and other barrier free measures, where necessary; • Design should consider seasonal changes, including snow clearing and storage; Safety and Security • Site design is to avoid the creation of entrapment areas, including dead ends and hidden spaces; Urban Design Guidelines - November 2020 1 12 DSD -21-005 - Appendix C • Active spaces around the building should be sufficiently lit to avoid areas of reduced visibility; • Residential units should be designed with windows fronting the street and the Iron Horse Trail so as to encourage natural surveillance and 'eyes on the street'; Arts and Culture • Incorporate a commemoration to the community and the history of the area through the use of features such as interpretive glass or heritage furniture, if desired; • Introduce a commemorative plaque or other community benefit within Wagner Green, if feasible; Landscape Design • Introduce a high-level of landscape design that contributes to the character of Mill Street and further promotes a sense of place; • Utilize high-quality landscape design and materials to provide an attractive interface between building and adjacent uses; • Introduce a high-level of landscaping within the eastern side yard, along the building and property line to soften the building edge; • Provide visual screening between adjacent uses, such as opaque fencing, including board -on -board fencing or dense coniferous shrubbery; • Give preference to native pollinator species; • Explore opportunity to provide pedestrian crossing in consultation with City staff and neighbourhood residents; • Utilize creative landscape design to provide buffering between adjacent uses and soften the building edge along Mill Street and the Iron Horse Trail; • High-level of landscape design fronting along the Iron Horse Trail that maintains visibility to the trail and includes sufficient lighting; • Design to accommodate seasonal variation; • Utilize vegetation that is suitable for the context, including species that can tolerate urban conditions, such as road salt and heat; • Utilize a mix of vegetation to provide visual interest including colour and texture; Lighting • Lighting is to be compatible with existing character of the street; • Avoid light spillover and glare onto adjacent properties or living areas; • All on-site lighting is to be full cut-off (uplight zero or UO) and dark sky compliant; • Utilize energy efficient light fixtures and bulbs; • Consider the use of pedestrian scaled lighting along walkways, building entrances and amenity areas; • Where possible, utilize a higher number of fixtures at lower voltages, to provide uniform light distribution; • Site lighting should be designed such that active areas are sufficiently lit so as to avoid shadowed, and potentially unsafe, areas; • On-site lighting is to correlated colour temperature, with a maximum of 3000K; Urban Design Guidelines - November 2020 1 13 DSD -21-005 - Appendix C Sustainability • Introduce a mix of vegetation, including native and pollinator species; • Maximize permeable landscape features, where feasible; • Utilize low-energy, efficient LED lighting, where feasible; • Install efficient, energy -star appliances; • Utilize landscaped spaces for outdoor amenity and gather spaces; Heritage • Recognize the existing street -line and building setbacks to help maintain street character; • Consider materials and architectural features of existing building stock on Mill Street; • Minimize any impacts on the character of Queen Street caused as a result of view, shadow -cast or wind; • Transition building heights and massing to respect the existing character of Mill Street; • Integrate the surrounding landscape open space with Mike Wagner Greenway and Iron Horse Trail; Microclimate • Provide pedestrian refuges through the use of awnings, overhangs and other architectural elements; • Introduce trees within the landscaped open spaces to regulate on-site microclimates; • Consider seasonal variations in the design of outdoor amenity and pedestrian areas; • Provide indoor and outdoor bicycle parking; • Further recommendations to be provided through detailed Wind Study, to be completed as part of Site Plan Approval. 4.2 BUILDING DESIGN To// Building Design The portion of the building standing over 9 storeys in height has a total area that exceeds 850 sq. m (approximately 1,300 sq. m) and is configured in an "L" shape. Due to the buildings dimensions, it is considered a slab tower, as per the To// Building Urban Design Guidelines. As such, the following guidelines have been prepared to be consistent with the guidelines described for `Large Slab' towers. • Building height should be articulated across the building and contribute to a sense of identity; • Building base shall not exceed 4 storeys in height; • Building base is to be flanked by townhouse units to create active frontages on Mill Street and Iron Horse Trail; Urban Design Guidelines - November 2020 1 14 1-49 DSD -21-005 - Appendix C • Building height shall not exceed 12 storeys; • Maximum building height shall be isolated to the western end of the building; • Floors 4 to 10 are to step down from west to east toward 45 Mill Street; • Street -fronting townhomes shall not exceed 4 -storeys in height, including a step - back to provide a 3,d storey terrace; • Articulation in building height should contribute to a unique skyline and building top; • Building should be designed to ensure a human -scale interface with the public realm; Scale and Massing • The building is to be designed at a scale that is compatible with the existing and planned surroundings; • Massing is to be articulated to create visual interest and a sense of identity; • Maintain a human scale, particularly along Mill Street and the Iron Horse Trail • Differentiate the massing between the townhomes and the multi -residential building; • Utilize glazing and transparency on street facing facades to encourage a human scale at street level; • Massing should reflect the transition in scale between adjacent uses; • Provide articulation along the building face fronting onto Mill Street to create visual interest; Setbacks • Front yard setback is to be compatible with existing adjacent uses; • Provide a minimum 10.5 metre interior side yard setback on the west side of the property, adjacent 15 Mill Street; • Provide a minimum 5 metre interior side yard setback on the east side of the property, adjacent 45 Mill Street; • Taper building setback away from eastern lot line; • Setbacks are to be landscaped, where feasible. Stepbacks • Stepback upper floors to encourage a pedestrian scale along Mill Street and the Iron Horse Trail; • Stepback upper floors to create an appropriate transition from the adjacent uses; • Building to stepback from the front lot line above the 3rd storey, with the intent being that the building stepback, at minimum, aligns with the rear lot line of 15 Mill Street, at minimum; • Utilize building stepbacks as common amenity areas and private terraces to increase active outdoor spaces; • Building podium to stepback above 3 storeys to create townhouse rooftop terraces; Urban Design Guidelines - November 2020 1 15 1-50 DSD -21-005 - Appendix C • Rooftop terrace to be provided on building podium; • Building height to step up to maximum building height; • Floors 4 to 7 to stepback a minimum of 7 metres from eastern building face; • Floors 8 to 10 to stepback a minimum of 18 metres from floors 4 - 7 eastern building face; • Floors 1 1 and 12 to stepback a minimum of 32 metres from floors 8 - 10 eastern building face; Amenity Areas • Utilize amenity areas as a means of creating visual interest throughout the building exterior; • Include amenity areas on building rooftops, where feasible; • Amenity areas should be designed to be flexible in use; • Porches are to be provided on townhomes; • Consider seasonal changes in the design of amenity areas; • Ensure amenity areas allow for natural surveillance of Mill Street. Iron Horse Trail and shared amenity spaces; • Wind impacts to be mitigated in accordance with the detailed Wind Study; • Minimize overlook onto private spaces, where possible; Materials and Articulation • Materials should be compatible with those found throughout the existing neighbourhood, however, the intent is not to mimic but complement; • Respect the rhythm of design elements within the existing streetscape; • Utilize a variety of materials in order to break up the massing and articulate uses; • Create visual interest through the use of architectural details, use of colour, materials and textures, particularly at the pedestrian scale; • Multi -residential building, including podium, building entrance and parking garage, to utilize contemporary building materials such as brick, stone and glass; • Townhouse elevations to utilize traditional building materials including brick and stone as well as features such as porches and patios, where appropriate; Building Entrance • Primary building entrance should be prominent and visually distinct from the street; • Entrance should be visible and inviting. Urban Design Guidelines - November 2020 1 16 1-51 APPENDIX A Concept Plan DSD -21-005 - Appendix C 1-52 APPENDIX B Design Principles Summary DSD -21-005 - Appendix C 1-54 4C Q Ca C 3 O M O o a U Q O •c T E a Q L6 E .. ro o o ° Q -`m - N U 0 E� a N a , U -0 ,o a n N O_ ^ O s mamma > 3Nm ma- d D Q C O a O 3 w 3 DI ` 0LF- O Q h -0 N U a p 0 O O 0 c t N O_ U Z' 7 O � •• Q N c N " c -�, 2 ° 3 s a E� ? a° o m o•� —°° o o N O D 0 M .� � mC3 0 ° 0 ° �� 0 MH 0 ,c O_ .S .k c •'V O N O7 N Q -° O> U Q O7 '� 0 U 0 al N oma° N p p o Q m N o 4 c a Q m N U a :_� 7 Q a N() 0 �' ° E.s N o O_ O_ O O N O p o a a a �Q � � � � a viaoo� °' °mam° o m°om °c omsm E a •E o c ° m a o p a N ' d o m� 3 0 0 �m�m �a a� EQ o� 00.9 oQcd U a d m o 'v mdmU E oQ m NQ �Q m c O O O O O O O O O 4C Q Ca C 3 O M O o a U Q O •c T E a Q L6 E .. ro o o ° Q -`m - N U 0 E� a N a , U -0 ,o a n N O_ ^ O s mamma > 3Nm ma- d D Q C O a O 3 w 3 DI PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS PROPOSED OFFICIAL PLAN & ZONING BY-LAW AMENDMENTS UNDER SECTIONS 17,22 & 34 OF THE PLANNING ACT 19-41 Mill Street DSD -21-005 - Appendix D Polocorp Inc. is proposing Official Plan and Zoning By-law Amendments to permit the lands at 19-41 Mill Street to be developed with a multiple dwelling, having a maximum height of 12 -storeys and a maximum floor space ratio of 3.5. In keeping with physical distancing measures recommended by Public Health due to COVID-19, an electronic public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals with planning matters, on: Monday, February 8, 2021 at 7:00 p.m. (live -stream video available at kitchener.ca/watchnow) If you wish to make written and/or verbal comments either in support of, or in opposition to, the above noted proposal you may register as a delegation at kitchener.ca/delegations or by contacting Legislated Services at 519-741-2200 ext. 2203 by no later than 4:00 p.m. on February 8, 2021. A confirmation email and instructions for participating in the meeting electronically with be provided once your registration is received. If a person or public body would otherwise have an ability to appeal the decision of the City of Kitchener to the Local Planning Appeal Tribunal, but the person or public body does not make oral submissions at a public meeting or make written submissions to the City of Kitchener prior to approval/refusal of this proposal, the person or public body is not entitled to appeal the decision. ADDITIONAL INFORMATION is available by contacting the staff person noted below or by viewing the report contained in the meeting agenda (posted 10 days before the meeting at www.kitchener.ca - click on the date in the Calendar of Events and select the appropriate committee). Brian Bateman, Senior Planner - brian.bate man a-kitchener.ca 1-56 Internal memo Infrastructure Services Department Date: October 25, 2019 To: Katie Anderl, 519-741-2200, ext. 7987 From: Karen Leasa, Parks & Cemeteries, 519-741-2600 ext. 4176 cc: N/A Subject: COMMENTS for: OPA/ZBA Submission — 19-41 Mill St DSD -21-005 - Appendix E K R www.kitchener. ca The below comments are in response to the OPA/ZBA Submission for 19-41 Mill St. A more detailed response (if required) will be provided from Parks & Cemeteries at time of Site Plan submission. Park Dedication • Parkland Dedication will be required for the proposed development at the time of Site Plan Application in the form of cash -in -lieu. • Land appraisal for all proposed residential units will be assessed at the rate for Multiple Residential Apartment ($1,359,000/ha) since use areas for the two proposed residential types (multiple residential apartment and multiple residential townhouse) overlap. If the applicant feels there is a discrepancy with this approach, a land appraisal value can be submitted for consideration. • For the proposed development of 176 residential units on the net site area of 0.72ha, the dedication amount would be approximately $478,368. Any change to the development as proposed could change this amount. Access Trail(s) • Parks & Cemeteries is in agreement with the proposed paved connections to the Iron Horse Trail from the applicant's property. This connection is consistent with the Iron Horse Trial Improvement Strategy (2015). • Trail connection requirements shall include, but are not limited to the following: a) Vegetation planted along the trail edge, but should respect the character of the adjacent public land and/or the trail corridor with a preference for native material. b) No drainage from the site or snow clearance is permitted towards the trail or public lands. c) Alignment from the site to the Iron Horse Trail is to follow the shortest possible route from the property as allowed by proposed grading, with final approval required from Parks & Cemeteries staff. 1-57 Internal memo Infrastructure Services Department Street Tree Planting DSD -21-005 - Appendix E K R www.kitchener. ca • Street tree planting will be a requirement along Mill St as per Development Manual section M quantities and soil volume requirements, and in accordance with other considerations from Urban Design staff and review of Parks and Cemeteries. END OF COMMENTS 1-58 DSD -21-005 - Appendix E From: Christine Goulet Sent: Monday, September 30, 2019 12:12 PM To: Katie Anderl Cc: Angela Mick Subject: 19-41 Mill St OPA/ZC Hi Katie, I've reviewed the functional servicing report for sanitary only at this time. Engineering is ok with the proposed zone change and official plan amendment that produces a sanitary peak flow of 6.3L/s. I have not reviewed their storm water management approach, that will be reviewed at the time of a site plan application. Kitchener Utilities will provide comment on the water distribution portion. Thanks, Christine Goulet, C.E.T. Project Manager I Development Engineering I City of Kitchener 519-741-2200 Ext. 7820 1 TTY 1-866-969-9994 1 0000,000-0 1-59 DSD -21-005 - Appendix E Christine Kompter From: Christine Goulet Sent: Monday, September 30, 2019 12:12 PM To: Katie Anderl Cc: Angela Mick Subject: 19-41 Mill St OPA/ZC Hi Katie, I've reviewed the functional servicing report for sanitary only at this time. Engineering is ok with the proposed zone change and official plan amendment that produces a sanitary peak flow of 6.3L/s. I have not reviewed their storm water management approach, that will be reviewed at the time of a site plan application. Kitchener Utilities will provide comment on the water distribution portion. Thanks, Christine Goulet, C.E.T. Project Manager I Development Engineering I City of Kitchener 519-741-2200 Ext. 7820 1 TTY 1-866-969-9994 1 christine.goulet@kitchener.ca •I:ZfI+7vIoZ•ZoZe� 1-60 DSD -21-005 - Appendix E Christine Kompter From: Barbara Steiner Sent: Monday, February 3, 2020 3:37 PM To: Katie Anderl Subject: RE: EnvlPing Draft Comments Pre -submission Consultation - 19-41 Mill Street (ZBA) Katie: DRAFT Comments dated Nov 2018 ERA GVO, TP/EP to accompany ZBA I will attend the pre -sub meeting to: 1. Speak to Engineering and GRCA about water management on the site, and the possibility of the south end of the property being designed to contribute to an improved stream valley area along Shoemaker Creek. Would also be interested to know what—if any—plans exist re: trail(s) / parks on City land to the south. Is Parks staff circulated? I am copying Matt Wilson from the SWM Utility as they are just starting a study in this section of Shoemaker Creek, and he may wish to add some comments through Linda's group. I was incorrect in this assumption at the time. I will finalize my comments so they jive with everyone else's after the meeting for your PSC Record. Don't worry; they will not be this long J. I have put in the supporting OP policy so everyone knows where I am coming from. Final comments will be simpler. This is really about water management (SWM) and riparian planting as part of that and the Tree Management / Landscape Plans. 1. Ecological Restoration Area A portion of these properties is identified as an Ecological Restoration Area (ERA) in the Kitchener Official Plan (2014, under appeal). This area is located in the regulated floodway of a Two -Zone Floodplain area, and is considered **part of the potential riparian area of Schneider Creek. The applicable OP polices (7.C.2.35, 7.C.2.41, 7.C.2.42, and those in Section 17.E.11) are: 7. C. 2.35 Ecological Restoration Areas are identified by the City in order to enhance the diversity and connectivity of the Natural Heritage System and to provide habitat supportive of the overall sustainability of the System. 7.C.2.41 Development, redevelopment or site alteration will not be permitted on lands adjacent to an Ecological Restoration Area unless an Environmental Impact Study or other appropriate study evaluates the area's ecological functions in its optimal ecological state in accordance with Policy 7.C.2.42, and demonstrates to the satisfaction of the City, Region, Grand River Conservation Authority and/or Province, as appropriate, that there will be no adverse environmental impacts on the restored feature or the ecological functions of the feature in its optimal ecological state. 7.C.2.42 The optimal ecological state of an ecosystem may be determined through watershed studies, environmental assessments, or other similar master plans or studies. Where no such guidance exists, the optimal ecological state of an ecosystem will be determined by the appropriate agencies having jurisdiction in consultation with the owner/applicant. [Optimal ecological state is defined in the OP as: 1-61 DSD -21-005 - Appendix E An optimal ecological state for aquatic and/or terrestrial ecosystems is reflective of ecosystems that are characteristic of the particular area's natural heritage. Restoration to such an optimal state will attempt to return an ecosystem to its historic trajectory (e.g. a known prior state, or one that could develop within the bounds of the historic trajectory). However, such restoration recognizes that ecosystems may not necessarily recover their former states since contemporary constraints and conditions may cause them to develop along altered trajectories] Section 17.E.11 of the new Kitchener OP sets out the requirements for an Environmental Impact Study. The mapping and criteria for identifying individual natural heritage features including Ecological Restoration Areas is included in the Kitchener Natural Heritage System Technical Background Report (rev. June 2014). http://www.kitchener.ca/en/livinginkitchener/resources/PLAN NaturaIHeritageSystemsBackground Report. pdf A (scoped) Environmental Impact Study (EIS) will be required. The presence of an identified Ecological Restoration Areas may place limitations or conditions on these and adjacent lands related to development, redevelopment or site alteration --especially when drainage characteristics, site grading and/or stormwater management are being undertaken. A (scoped) Environmental Impact Study can determine whether/where (re)development is appropriate and how development should occur. 2. Tree Management Policy Any treed vegetation on / adjacent to the subject property will need to addressed as per: the requirements of the City's Council -adopted Tree Management Policy (Tree Management Policy - City of Kitchener) to the satisfaction of the Environmental Planner (ZC) and the Urban Designer (SP). Please find my comments pertaining to the Pre -Submission Consultation for the proposed development at 19-37 Mill Street below: • There are no natural heritage features of local, Regional, Provincial or Federal significance on or adjacent to the subject property; • Limited treed vegetation is present on the property, and is located immediately adjacent (east) to the Iron Horse Trail. The City (Planning) will require a Tree Preservation / Enhancement Plan that includes the requirements under the Council -adopted Tree Management Policy (rev. 2001); • Guiding documents with respect to the natural heritage features and functions on or near the property are as follows: o Tree Management Policy. Rev. Nov. 2001. City of Kitchener. • Please be advised that this property is within GRCA regulated floodplain limits. N.B.: We sometimes advise that a GVO / TPEP be submitted to aid in answering questions that arise out of the Public Consultation process. In this particular case, I do not see this as an issue that is likely to emerge from the public as part of the ZBA application. From: Christine Kompter Sent: Thursday, October 25, 2018 10:58 AM To: Barry Cronkite < Barry. Cron kite@kitchener.ca>; Bell - c/o WSP <circulations@wsp.com>; Carol Bacon <Carol.Bacon@kitchener.ca>; Cynthia Fletcher<Cynthia.Fletcher@kitchener.ca>; Dan Ritz <Dan.Ritz @kitchener.ca>; Dave Seller <Dave.Seller@kitchener.ca>; DSD - Planning Division <DSDPlanningDivision@kitchener.ca>; Faranak Hosseini <Faranak.Hosseini@kitchener.ca>; 'Feds' <vped@feds.ca>; GRCA -Trisha Hughes <thughes@grandriver.ca>; Greg Reitzel <Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; Jeff Wildfang <Jeff.Wil dfang@kitchener.ca>; Jonn Barton <jonn.Barton @kitchener.ca>; Joyce Evans <Joyce.Evans@kitchener.ca>; 'K- W Hydro - Greig Cameron' <gcameron@kwhydro.on.ca>; Larry Tansley <Larry.Tansley@kitchener.ca>; Linda Cooper 1-62 DSD -21-005 - Appendix E <Linda.Cooper@kitchener.ca>; Mark Parris <Mark.Parris@kitchener.ca>; Mayor's Office - Admin <MayorsOffice- Admin@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; MTO -John Morrisey <john.morrisey@ontario.ca>; 'Ontario Power Generation'<Executivevp.lawanddevelopment@opg.com>; Region - Amanda Kutler <akutler@regionofwaterloo.ca>; 'Region - Blair Allen' <ballen@regionofwaterloo.ca>; 'Region - Brenna MacKinnon' <bmackinnon@regio nofwaterloo.ca>; Region - Carolyn Crozier <CCrozier@regionofwaterloo.ca>; 'Region - Joginder Bhatia' <jbhatia@regionofwaterloo.ca>; Region - Shilling Yip <syip@regionofwaterloo.ca>; Richard Parent <rparent@regionofwaterloo.ca>; Rita Delaney <Rita.Delaney@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>; Tim O'Brien <Tim.OBrien@kitchener.ca>; 'UW - SA' <Steven.amirikah@uwaterloo.ca>; WCDSB - Planning <planning@wcdsb.ca>; WRDSB - Planning <planning@wrdsb.ca> Subject: Notice of Pre -submission Consultation - 19-41 Mill Street (ZBA) FYI - A pre -submission consultation meeting has been scheduled as detailed below. A meeting request and additional information will be circulated to those invited to attend. If you are not required to attend this meeting but have comments related to this proposal, please contact the staff person noted below. PLEASE NOTE: PRE -SUBMISSION CONSULTATION APPLICATIONS ARE TONFIDENTIAL'. COMMENTS DUE BY: Friday, November 16, 2018 MEETING DATE & TIME: Tuesday, November 20, 2018 - 1:00 - 2:30 p.m. (first % hour will be staff only) MEETING LOCATION: Schmalz Room, 2"d Floor, City Hall SITE: 19-41 Mill Street APPLICANT: Polocorp Inc. (Michael Puopolo) PROPOSAL: This pre -submission consultation is a follow-up to the consultation held in July 2018. Based on feedback received from staff, the applicant has amended their development proposal and refined the form of the building. The applicant is proposing a one -storey above grade (one -storey below grade) podium with a ten -storey slab tower atop. The podium is proposed to be wrapped in approximately nine townhouse dwellings and the multiple unit residential tower will consist of approximately 187 units. STAFF/AGENCIES INVITED TO ATTEND: Katie Anderl, Victoria Grohn, Adam Clark, Linda Cooper (or delegate), Barry Cronkite (or delegate), Carol Bacon, Brenna MacKinnon (or delegate) - Region, Trisha Hughes - GRCA. Comments or questions should be forwarded to Katie Anderl — Senior Planner (katie.anderl@kitchener.ca, 519-741- 2200 ext. 7987). Sincerely, Christine Kompter Administrative Assistant I Planning Division I City of Kitchener 200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7 519-741-2200 ext. 7425 1 TTY 1-866-969-9994 christine.kompter@kitchener.ca 000000000 1-63 DSD -21-005 - Appendix E Christine Kompter From: Trevor Heywood <theywood@grandriver.ca> Sent: Wednesday, November 4, 2020 3:01 PM To: Katie Anderl Subject: [EXTERNAL] RE: 0PA19-003-M-KA and ZBA19-009-M-KA 19-41 Mill St Hi Katie, Melissa forwarded this to me, as I cover this part of Kitchener now. We will ask for Special Regulation 1 R to remain, as part of the property are still going to be affected by floodplain after grading, and the works have not been undertaken to date. Thanks, Trevor Heywood Resource Planner Grand River Conservation Authority 519-621-2763 x2292 I theywood@grand river.ca From: Katie Anderl <Katie.Anderl@kitchener.ca> Sent: October 29, 2020 11:46 AM To: Melissa Larion <mlarion@grandriver.ca> Subject: FW: OPA19-003-M-KA and ZBA19-009-M-KA 19-41 Mill St Hi Melissa, Trisha had provided the attached comments about a year ago (GRCA has no objections). I am working on finalizing the by-law, I just wanted to confirm whether you require us to maintain Special Regulation 1R for all or a portion of the lands (indicating that GRCA Permit is required)? Thanks! Katie From: Trisha Hughes <thughes@grandriver. ca> Sent: Friday, November 01, 2019 3:12 PM To: Katie Anderl <Katie.Anderl@kitchener.ca> Subject: OPA19-003-M-KA and ZBA19-009-M-KA 19-41 Mill St Hi Katie, Please see attached GRCA's comments on the above noted Official Plan Amendment and Zoning By-law Amendment applications. If you have any questions, please let me know. Kind regards, Trisha Hughes I Resource Planner Grand River Conservation Authority 400 Clyde Road, Cambridge, ON NIR 5W6 P: (519) 621-2763 x2319 1-64 F: (519) 621-4844 www.grandriver. ca DSD -21-005 - Appendix E 1-65 DSD -21-005 - Appendix E Christine Kompter From: Susanne Glenn-Rigny <Susanne.Glenn-Rigny@cn.ca> Sent: Thursday, October 24, 2019 11:20 AM To: Katie Anderl Subject: Kitchener 19-41 Mill Street OPA 19/003/M/KA and ZBA19/009/M/KA - CN Comments Good morning Katie Thank you for circulating CN Rail on the application for a 10 -storey residential building at 19-41 Mill Street. This project is in proximity to Milepost 1.39 of the Huron Park Spur of the Guelph Spur. This line is a principle branch line. The edge of the property line is approximately 35 meters from the CN right-of-way. My comments: • The Noise and Vibration Feasibility study is acceptable to CN Rail. Two small corrections are requested o The line is owned by CN Rail and no longer leased to GEXR. References to the lease with GEXR should be removed. o Appendix A has the Principle Main Line requirements. This is a Principle Branch Line and the correct CN standards should be referenced. As a follow up to our conversation, here are two conditions that CN would request on this development: The Proponent shall grant CN an environmental easement over the property. This easement is to be registered by the Proponent and CN's costs for drafting this agreement are to be covered by the Proponent. • The following clause shall be inserted in all development agreements, offers to purchase, and agreements of Purchase and Sale or Lease of each dwelling unit within 300m of the railway right-of-way: "Warning: Canadian National Railway Company or its assigns or successors in interest has or have a rights-of-way within 300 metres from the land the subject hereof. There may be alterations to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwelling(s). CNR will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way." I will wait for your response as to where in the permitting process these conditions would be placed. Regards Susanne Susanne Glenn-Rigny Senior Officer, Community Planning and Development I Corporate Services T: 514-399-7844 1 C: 514-919-7844 Celebrating 100 years I Celebrons nos 100 ans 1-66 Development Engineering From: Sent: To: Cc: Subject Hi Kaye, Christine Goulet Monday, September 30, 2019 12:12 PM Katie Anders Angela Mick 19-41 Mill St OPAJ2C DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments I've reviewed the functional servicing report for san;tary only at this time. Engineering :s ok with the proposed zone change and official plan amendment that produces a sanitary peak flow of 6.3L/s. I have not reviewed their storm water management approach, that will be reviewed at the time of a site plan application. Kitchener Utilities wilt provide comment on the water distribution portion. Thanks, Christine Goulet, C.E.T. Project Manager I Development Engineering I City of Kitchener 519-741-2200 Ext. 7820 1 TTY 1-866-969-9994 1 chrostine-poulet(-n)kitchener.ca 000000000 From: Christine Goulet Sent: Monday, September 30, 2019 3:24 PM To: Katie Anderl Subject: FW: 19-41 Mill St Iii Katie, KU is o with the water distribution report. Thanks, Christine Goulet, C.E.T. Project Manager 1 Development Engineering 519-741-2200 Ext. 7820 1-67 Interna! memo DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments � 77yy 11i ; I� M2.Y'4 04"AwfFPSnf SarV1e-US 176partmSlrt WWW'kf'Chonar ce ------------------ - W6_------------------------------------------------------------------------------------------------ Date: ; � 6 vr~rnber �021f To: Katie Anderl, Kitchener Planning 1 1 1 ------------------*-------------------------------------------en-------------------------------------------------------------� From: ;Barbara Steiner, Seni�nr Enuirl�nrntal Planner ; , 1 � � ; 1 I ; I � 1 � , 1 1 � � , 1 I � 1 I � 1 � � 1 � � 1 � � 1 I � 1 f------------------J---------------------------------------------------------------------------__________________------------I Subject: ; Official Plan Amendment DPA191003&IIKA ; Zoning 6y -law Amendment ZBAI W009AAFKA I , I ;fig — 41 Mill Street Polocorp Inc. ------------------�-------------------------------------------------------------------------------------------------------- ; 1 1 , , 1 ---- ---------------- ------------------------------------------------------------------ — ' -- ErrArvnrnental Planning staff has re.-ewed the applications noled above We can advise that there are no natural heritage features orfunctions of local Regional, Provincial or naional significance on, o• it it iedialely adjacent to, the subject properties. Therefore 'Vie anti to no negative impact tc the Kitchener Natural Herilage System. However, bees subject ba the City of Kilcheners Council -adopted (200 1) Tree Management Po icir erg on and adjaceat to the s object ~ies, incl ud ing trees in shared 1mvnership, with neighbouring landowners. Therefore. in order to ensUre compliance with this policy, a Tree Preservalien i Enhancement Plan (Section 3.4 and Appendix C of the policy noted above) is required to ae suamtted a the iime of the future Site Plan Application as earl of a comioleie agolication. It should be rvviev ec by the Ct :s Urban Designer prior to approval -In -Principle of any fulure Site Plana DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments Internal memo Infra stro c to re Services Department Mate: October 25, 2019 To: Katie Anded, 519-741-2-200, ext. 7987 From: Karen Leasa, Parks & Cemeteries, 519-741-2600 ext_ 4176 cc: WA Subject: COMMENTS for. 0PA/ZBA Submission — 19-41 Mill St t;,I :{H_'%R www.kitchener.cs The below comments are in response to the QPA/ZBA Submission for 19-41 Mill St. A more detailed response (if required) will be provided from Parks & Cemeteries at time of Site Plan submission. Park Medication ■ Parkland Dedication will be required for the proposed development at the time of Site Plan Application in the form of cash -in -lieu. • Land appraisal for all proposed residential units will be assessed at the rate for Multiple Residential Apartment ($1,359,000/ha) since use areas for the two proposed residential types (multiple residential apartment and multiple residential townhouse) overlap. If the applicant feels there is a discrepancy with this approach, a land appraisal value can be submitted for consideration. • For the proposed development of 176 residential units on the net site area of 0.72ha, the dedication amount would be approximately $478,358. Any change to the development as proposed could change this amount. Access Trails) • Parks & Cemeteries is in agreement with the proposed paved connections to the Iron Horse Trail from the applicant's property. This connection is consistent with the Iron Horse Trial Improvement Strategy (2015). • Trail connection requirements shall include, but are not limited to the following: a) Vegetation planted along the trail edge, but should respect the character of the adjacent public land and/or the trail corridor with a preference for native material, b) No drainage from the site or snow clearance is permitted towards the trail or public lands. c) Alignment from the site to the Iron Horse Trail is to follow the shortest possible route from the property as allowed by proposed grading, with final approval required from Paries & Cemeteries staff. 1-69 DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments Street Tree Planting Street tree planting will be a requirement along Mill St as per Development Manual section M quantities and soil volume requirements, and in accordance with other considerations from Urban Design staff and review of iParks and Cemeteries. END OF COMMENTS Transportation Services From: Steven Ryder Sent: Thursday, December 10, 2020 4:03 PM To: Katie Anderl Cc: Brian Bateman Subject: 19-41 Mill Street - OPA/ZBA Submission Good afternoon Katie, I am emailing you to inform you that Transportation Services is supportive of the submission for an Official Plan Amendment and a Zoning By-law Amendment for 19-41 Mill Street in Kitchener. I have reviewed the proposed development plans for the site, as well as the Transportation Assessment completed by Salvini Consulting Inc. in July 2019 (including the updated letter submitted in July 2020). The proposed site will align with the new zoning by-law (2019-051) in terms of parking provided within the site. If you have any questions or concerns, please feel free to contact me. Regards, Steven Ryder, C.E.T. Traffic Planning Analyst I Transportation Services I City of Kitchener 519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven.Ryder@kitchener.ca 1-70 DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments Date: September 22, 2020 To: Katie Anderl, Senior Planner From: Victoria Grohn, Planner (Heritage) cc: Subject: OPA19/003/M/KA ZBA19/003/M/KA 19-41 Mill Street Heritage Planning Comments Heritage Planning staff has reviewed the Scoped Heritage Impact Assessment, Urban Design Guidelines, Site Plan, Shadow Impact Analysis and Angular Plane submitted in support of Official Plan Amendment application OPA19/003/M/KA and Zoning By-law Amendment application ZBA19/003/M/KA regarding 19-41 Mill Street. Current Heritage Status of Subject and Adjacent Properties The subject property contains six (6) residential buildings and does not contain cultural heritage resources. However, the properties municipally addressed as 19 and 25 Mill Street were previously on the Heritage Kitchener Inventory of Historic Buildings. These properties were re- evaluated in 2009-2010 as part of the Council -approved process to list properties on the Municipal Heritage Register. The Municipal Heritage Register Sub -Committee (a sub -committee of Heritage Kitchener) recommended that the property municipally addressed as 19 Mill Street not be included on the Municipal Heritage Register. Heritage Planning staff and the Municipal Heritage Register Sub -Committee recommended that the property municipally addressed as 25 Mill Street be listed on the Municipal Heritage Register. This recommendation was brought to Council for consideration. Council made a decision not to list 25 Mill Street on the Municipal Heritage Register. As such, the properties municipally addressed as 19 and 25 Mill Street do not have status under the Ontario Heritage Act. The subject lands are adjacent to 541, 551 and 561 Queen Street South, which are properties designated under Part V of the Ontario Heritage Act and located within the Victoria Park Area 1-71 DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments Heritage Conservation District. The subject lands are also adjacent to 45 Mill Street, which is a designated property under Part IV of the Ontario Heritage Act. Policy 2.6.3 of the Provincial Policy Statement (2020) states that authorities shall not permit development and site alteration on adjacent lands to protected heritage property except where the proposed development and site alteration has been evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved. Conclusions and Recommendations of the Scoped Heritage Impact Assessment A scoped HIA was prepared by CHC Limited, dated August 14, 2019, revised October 10, 2019 and updated September 9, 2020. The development proposal assessed in October 2019 contemplated an 8-10 storey multiple residential dwelling, with a 3 -storey podium. The revised development proposal, as assessed through the September 9, 2020 HIA, contemplates a 7-12 storey multiple residential dwelling, with a 3 -storey podium. The revised development proposal shifts the building mass and configuration, introduces greater stepping to the building height, building setbacks, and reconfigures the parking garage. In addition, the building height has been reduced and the building separation increased between the proposed development and 45 Mill Street as a means to minimize impacts on the individually designated heritage property. The HIA evaluated the impact of the proposed development on the adjacent designated heritage properties and recommends the following mitigation strategies to avoid or reduce impacts: • Utilizing stepbacks from Mill Street to reduce the sense of height; • Employing an angular plane of less than 60 degrees throughout the development; • Integrating a sawtooth pattern to orient the townhouses in the same manner as the existing neighbourhing homes; • Selecting red or buff brick to be strategically used on the townhouse facades to reinforce the streetscape character, as well as design cues from the adjacent 19th century homes; • Blending building materials (i.e. red or buff brick and contrasting contemporary materials) to break up the building mass, creating a distinct character between the building components; and • Undertaking a pre -construction survey of 45 Mill Street to evaluate potential impacts of construction as a condition of a Site Plan Application. The HIA concludes that while the proposed development is greater in height than the six residential dwellings presently on site, no negative impacts on the heritage attributes of the Victoria Park Area Heritage Conservation District or the individually designated property at 45 Mill Street are expected if the recommended mitigation measures are implemented. Heritage Planning Staff Comments The findings and recommendations of the scoped HIA were presented and discussed at the December 3, 2019 meeting of Heritage Kitchener. Some of the concerns heard from committee members were centred around the height of the proposed development, potential shadow impacts on the adjacent property at 45 Mill Street, and the required contents of the HIA. The 1-72 DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments Terms of Reference for the HIA were scoped to address potential impacts on the adjacent protected heritage property. The subject property does not contain protected heritage property as the existing dwellings were previously evaluated and addressed through a formal process. Heritage Planning staff agree that the anticipated impact of the proposed development and Official Plan and Zoning By-law amendments on the setting and character of the subject property is one of greater mass and height, but that the proposed development is expected to have minimal impact on the Victoria Park Area Heritage Conservation District and adjacent property addressed as 45 Mill Street. Further, Heritage Planning staff address that a degree of mitigation can be achieved through building design and placement. As such, Heritage Planning staff recommend the following tools be used to address the findings of the HIA to mitigate impact: • Add special regulation provisions to the Zoning By-law to implement various mitigative measures associated with the design and location of the proposed development including establishing maximum or minimum setbacks and/or stepbacks; and • Use Site Plan Control to implement urban design measures to achieve a design that complements the surrounding neighbourhood and adjacent designated heritage properties, as described in the HIA. Heritage Planning staff are of the opinion that the scoped Heritage Impact Assessment dated August 14, 2019, revised October 10, 2019 and updated September 9, 2020 and prepared by CHC Limited has satisfied the subject scoped terms of reference. Further, Heritage Planning staff conclude that implementation of the recommendations made in the Heritage Impact Assessment will address the conservation of built heritage resources, in compliance with Policy 2.6.1 of the Provincial Policy Statement (2020). 1-73 DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments CN Rail Comments Thank you for circulating CN Rail on the application for a 10 -storey residential building at 19-41 Mill Street. This project is in proximity to Milepost 1.39 of the Huron Park Spur of the Guelph Spur. This line is a principle branch line. The edge of the property line is approximately 35 meters from the CN right-of-way. My comments: • The Noise and Vibration Feasibility study is acceptable to CN Rail. Two small corrections are requested o The line is owned by CN Rail and no longer leased to GEXR. References to the lease with GEXR should be removed. o Appendix A has the Principle Main Line requirements. This is a Principle Branch Line and the correct CN standards should be referenced. As a follow up to our conversation, here are two conditions that CN would request on this development: • The Proponent shall grant CN an environmental easement over the property. This easement is to be registered by the Proponent and CN's costs for drafting this agreement are to be covered by the Proponent. The following clause shall be inserted in all development agreements, offers to purchase, and agreements of Purchase and Sale or Lease of each dwelling unit within 300m of the railway right-of-way: "Warning: Canadian National Railway Company or its assigns or successors in interest has or have a rights-of-way within 300 metres from the land the subject hereof. There may be alterations to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwelling(s). CNR will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid rights-of- way." I will wait for your response as to where in the permitting process these conditions would be placed. Regards Susanne Susanne Glenn-Rigny Senior Officer, Community Planning and Development I Corporate Services T: 514-399-7844 1 C: 514-919-7844 Celebrating 100 years I Celebrons nos 100 ans 1-74 N* Reginn of Waterloo Katie Anderl Senior Planner City of Kitchener 200 King Street West, 61' Floor P.O. Box 1 118. Kitchener. ON N2G 4G7 Dear Ms. Anderl, DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street Oth Floor Kitchener Ontario N20 U Canada Telephone. 519-575-4400 TTY: 519.57544608 Fax, 519.575-4466 +nww.teg ionofwa ter loo_ca Melissa r0ohr -1-226-752-8622 File'.D17/2/19003 C 1412119003 October 23, 2020 Re: Re -Circulation of Proposed Official Plan Amendment OPA 19-003 and Zoning By-law Amendment ZBA 19-003 19-41 Mill Street Polocorp Inc, CITY OF KITCHENER Polocorp Inc. has re -submitted an Official Flan Amendment and Zoning By-law Amendment for a development proposal at 19-41 Mill Street in the City of Kitchener The applicant originally submitted the proposal in 2019 to establish a 176 multi - residential building comprised of an 8-10 storey building having a three and -a -half storey podium consisting of townhouse units fronting onto Mill Street and the Iron Horse trail. Following public consultation and comments received on the 15c submission of the application. the applicant is now proposing to construct a 12 storey, 176 unit multi - residential building. One hundred and ninety eight (198) parking spaces with 113 bike parking spaces are proposed with two driveway access points from Mill Street. Landscaping is proposed around the periphery of the site and along the Mill Street frontage. The subject lands are designated Urban Area and Built -Up Area In the Regional Official Plan, located in the Major Transit Station ArealCentral PARTS Plan Area of Kitchener and is designated Low Density Commercial Residential. An Official Plan Amendment is required for the increase in density on site. The Zoning By-law Amendment is required to permit the added density, decreased parking and building setbacks and to facilitate the construction of the above noted proposal. Document Number: 3438483 Version: 1 1-75 DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments The Region has had the opportunity to review the recent proposal and offers the following: Regional Comments Consistency with Provincial Legislation and Regional Official Plan Conformity The subject lands are designated "Urban Area" and Built -Up Area" on Schedule 3a of the Regional Official Plan (ROP) and the site is located in the Central PARTS Plan Area of Kitchener and is designated Law Density Commercial Residential in the City of Kitchener Official Plan - The Urban Area designation of the ROP has the physical infrastructure and community infrastructure to support major growth and social and public health services (ROP Section 2-D). In addition to the Urban Area designation, the ROP supports a Planned Community Structure based on a system of Nodes, Corridors and other areas that are linked via an integrated transportation system (ROP objective 2-1 and 2 -2) - Components of the Planned Community Structure include the Urban Area, nodes, corridors and other development areas including Urban Growth Centres (U GC's) and Major Transit Station Areas (MTSA's)- This Planned Community Structure provides a framework for decision-making on a wide range of issues, including land use and transportation planning amonq others- Mostly all of the Region's future growth will occur within the Urban Area and Township Urban Area designations, with a substantial portion of this growth directed to the existing Built - Up Area of the Region through reurbanization_ Focal points for reurbanization include Urban Growth Centres, Township Urban Growth Centres, Major Transit Station Areas, Re u rb an 1 zation Condors and Major Local Nodes (ROP Section 2.B) - Regional staff understand that the proposal is for a mixed use, high-density development that exceeds the reurbanization target within the Built -Up Area. In addition, this site is located within 500-BDO metres of two ION stops (Victoria Park and Queen Street Station) and is. located within the City of Kitchener Central PARTS Area - Regional staff are supportive of higher density within the MTSA area and of the Region as the proposed development supports the Planned Community Function of the Regional Official Plan - The Region wishes to advise the applicant of the following technical comments related to the proposal: Corridor Planning Transportaffon Impact Assessmenf- There are no comments or concerns with the Transportation Assessment Report dated July 17, 2019 by Salvini Consulting- Enwronmenfaf Noise.: The NDise and Vibration Feasibility Study entitled "Proposed 10 -Storey Multi -Unit Residential development, 19-41 Mill Street, Kitchener, Ontario" dated June 19, 2019 Document Number 3438483 Version: 1 1-76 DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments prepared by HGC Engineering has been previously reviewed and found acceptable I}5, the Regional staff_ Comments have already been provided and are re -attached as Schedule `A' to this document. The building shall be constructed according to the recommendations of the noise and vibration report to avoid any retrofit to the building at a later application stage and the recommendations of the noise and vibration report shall be implemented through a registered agreement with the City of Kitchener, as a Regional condition for any future Condominium application for the proposed development. Stationary lVofse_ Stationary Noise comments gill fallow under separate cover. Hydrogeology and Source Water Protection The subject lands are within the Part IV area under the Clean Water Act and Grand River Source Protection Plan therefore a valid Notice of Source Protection Plan Compliance (Section 59 Notice) is required. A Risk Management Plan for salt application may be required for proposed parking areas greater than eight parking spaces on the property. A Risk Management Plan for storm water management may be required if any engineered infiltration features are proposed_ The Region of Waterloo does not support infiltration of salty runoff from parking lots in chloride contributing areas, and strongly encourages applicants to design the storm water management system to avoid this approach. Please see the Regions TAPS website: https:fitaps.regionofvraterloo.ca to determine all applicable Source Protection Plan requirements and contact the Risk Management Official Qinot regionofwaterloo_ca) as required_ In addition, please consider the timeframe to negotiate a Risk Management Plan, if required, as a Noti ce will not be issued until a signed Risk Management Plan is complete. Housing Services The Region supports the provision of a full range of housing options, including affordable housing. The Region's 10 -Year Housing and Homelessness Plan contains an affordable housing target forWaterloo aterloo Region. The target is for 30% of all new residential development between 2019 and 2041 to be affordable to low and moderate income households. Staff recommend that the applicant consider providing a number of affordable housing units on this site. For the purposes of evaluating the affordability of an ownership unit, based on the definition in the Regional Official Plan, the purchase price is compared to the least tALAIIIINVt" UI_ Housing for which the purchase price results in annual accommodation casts which do not exceed 30 percent of gross $357,200 annual household income for low and- moderate ndmoderate income households Document Number .34.38483 Version: 1 1-77 DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments Housing for which the purchase price is at least 1D percent below the average purchase price of a resale unit in the $456,D00 regional market area 'Based cn the most recent irfon=ion availaNe fnxn the PPS Housing TaNes (2019). In order for an owned unit to be deemed afford abler the maAmum affordable house price is $357,200 - FO F 357,200_ For the purposes of evaluating the affordability of a rental unit, based on the definition of affordable housing in the Regional Official Plan, the average rent is compared to the least expensive of: A unit for which the rent does not exceed 30 per cent of the gross annual $1,430 household income for low and moderate income households A unit for which the rent is at or below the Bachelor: 81 D average market rent (AMR) in the 1 -Bedroom: $1,D45 regional market area 2 -Bedroom: $1,231 3 -Bedroom: 51,300 4+ Bedroom: S1,300 'Based on the nxsl. recent irfannation availaNe from the PPS Housing TaNes (2010) In order fora unit to be deemed affordable, the average rent for the proposed units must be at or below the average market rent in the regional market area, as listed above. Water Services Water Services has no concerns regarding the above noted [official Plan and Zoning By-law Amendment applications, however, please be 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 mAL will require individual pressure reducing devices on each water service in accordance with Section B_.4.7 of the Design Guidelines and Supplemental Specifications for Municipal Services for January 2020. General comments Any future development on the lands subject to the above -noted application will be subject to the provisions of Regional Development Charge By-law 10-037 or any successor thereof. As indicated above, a valid Section 59 Notice shall be required. In addition, stationary noise comments are to follow under separate cover. It is recommended that the City receive this documentation prior to making a recommendation to Council. Document Number: 3438483 Version: 1 1-78 DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments Please accept this letter as our request for a copy of the decision pertaining to this application_ Should you have any questions, please do not hesitate to contact me. Yours truly, r 11elissa Mohr, MCIR RPP Principal Planner 1. Polocorp Inic- UO Mike Poupolo (Ovmer) Fo ocorp Inc. CIO Matthew Warzecha (Applicant) From: Melissa Mohr MMohr@regionofwaterloo.ca Sent: Wednesday, December 09, 2020 1:12 PM To: Katie Anderl; Brian Bateman Subject: [EXTERNAL] Review of Stationary Noise report for OPA 19-03 an ZBA 19-03 (19-41 Mill Street) Good Afternoon, Please note that Regional staff have reviewed the stationary noise component of the report entitled, "Noise and Vibration Feasibility Study, Proposed 10 -Storey Multi -Unit Residential Development, 19-41 Mill Street, Kitchener, Ontario" (HGC, June 19, 2019) in support of ORA 19-03 and ZBA 19-03. Section 2, paragraph 2 (p. 2) of the report notes that there are commercial facilities to the west and south of the railway tracks and that there was no noise audible on the day of site visit (February 2019). The report does recommend use of a warning clause, to be registered on title, to advise homeowners of potential noise from these nearby commercial facilities and that noise may at times be audible. The report also acknowledges that there are no significant sources of industrial (stationary) noise within 500m of the subject site. The recommended warning clause reads "Purchasers are advised that due to the proximity of nearby commercial land uses, sound levels from these facilities may at times be audible." Regional staff concur with the report conclusions and recommendation with respect to stationary noise. The above noise warning clause shall be implemented through an agreement and within the Condominium Declaration and offers of purchase and sale/lease/rental agreements associated with a future plan of condominium or consent application. I trust the above is of assistance. Please do not hesitate to ask should you have any future questions. Kind Regards, Melissa Melissa Mohr, MCIP, RPP Principal Planner Planning, Development and Legislative Services Region of Waterloo 150 Frederick Street, 8th Floor, Kitchener ON N2G 4J3 1-79 Grand River Conservation Authority Resource Managernent Division Tdsha Hughes, Resource Planner PLAN REVIEW REPORT: City of Kitchener Katie Anderl DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments 400 Clyde Road., P.0_ Box 729 Cambddge, Ontario NIR 5W6 Phone: (519) 621-2761 ext. 2319 Fax: (519) 621-4945 E-mail: thughes grarLdriver_ca DATE; rvovember 1. 201'1 YOUR FILE. 0 PA 1 910031MIKA and ZBA191003/MIKA GRCA FILE; 0PA'i9-003-M-KA and ZBA 19-0 09-Nl-KA 1941 Mill St RE: Official Plan Amendment OPA1910031MIKA and Zoning By-law Amendment ZBA19I003IM1KA Applications 19-41 Mill Street, City of Kitchener Polocorp Inc_ GRCA COMMENT": Grand River Conservation Authority (GRCA) staff have no objection to the above noted Official Plan Amendment and Zoning By-law Amendment appiications_ Please see our detailed comments below. BACKGROUND: 1. Resource Issues Information currently available at this office indicates that a portion of the subject lands are regulated due to the floodplain of Schneider Creek and the associated 5 metre allowance to the floodplain. 2. LegislativelPolicy Requirements and Implications This reach of Schneider Creep has been designated as a Two -Zone Floodplain Policy Area. In Two -Zone areas, the floodplain is comprised of two sections - the flDodway and the flood fringe. The floodway is the area of the floodplain required to pass the flows of greatest depth and velocity_ No new development is pennitted within the floodway_ The flood fringe lies between the floodway and the edge of the floodplain_ Depths and velocities of flooading in the flood fringe are much less than those in the floodway, allowing for limited development to occur if certain criteria are met_ Portions of the subject properties are located with 1n the flood fringe and a small portion (at the road frontage along hill Street) is within the floodway. We understand that the purpose of these applicatiDns is to allow for future construction of a multi -unit residential development, by re -designating the lands from Low Density Commercial Residential to High Density Commercial Residential and rezoning the Lands from Commercial Residential Zone (CR -1) to Residential Eight Zone (R-8). Rap ➢ a€3 DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments The development must conforrn to the Two Zone Floodplain Policy Area policies within the City of Kitchener official Plan and the GRCA's Policies for the Administration of Ontario Regulation '150106 - Our Engineer has advised that there are two Regulatory Flood Elevations (RFEs) applicable to the subject lands. The RFE is 323.1 metres between crass -sections 102280 and 102271 and 322-8 metres between cross-sections 102271 and 102260. GRCA staff have reviewed the following materials submitted with the applications: • Drawing SPA -01 - Site Plan ,prepared by aba Architects Inc., last revised August 8, 2010 • Drawing ZBA 2.1 - Parking Plan Level 1 (Ground Floor), prepared by aba Architects Inc-, dated August 27, 2019 • Drawing ZBA 2. - Parking Plan Level 2, prepared by aba Architects Inc., dated August 27, 2019 • Drawing ZBA 3.1 - Elevations, prepared by aba Architects Inc., dated August 7, 2019 • Drawing ZBA 3-2 - Elevations, prepared by aba Architects Inc-, dated August 7, 2019 • Drawing 1 — Existing Conditions Plan, prepared by GIVI BluePlan Engineering, last revised August '12, 2019 • Drawing 2 - Preliminary Servicing and Grading Plan, prepared by GM BluePlan Engineering, last revised August 12, 2019 Based on our review of the plans noted above and discussion with the applicant, we understand that all dwelling units, habitable floor space, electrical, mechanical and heating services will be located above the applicable RFEs noted above. We also understand that there will be some parking proposed below the RFEs, however, the entrance to the parking will be located above the applicable RFE. Please note we previously reviewed the Safe Access Investigation and Analysis for 1041 Mill Street, prepared by GM BluePlan (dated October 11, 2018). Based on our review, the analysis demonstrated that safe access is available to the property- As such, GRCA staff have no objection to the above noted Official Plan Amendment and Zoning By-law Amendment applications- VVhile we have no objection to the above noted applications, the following should be addressed during the site plan process: 1- The floodway line, as shown on GRCA mapping, should also be reflected on all plans- Development, including grading, should be located outside of the floodway portion of the floodplain. 2- Final Grading Plans showing existing and proposed grades on the properties should be provided. The existing and proposed floodplain should be illustrated on the grading plan based on the RFEs provided above- The floodway, as shown on GRCA mapping, should also be reflected on the grading plans and all grading works should be shown outside of the floodway portion of the floodplain- 3- The Floor plans and the Elevation plans should include geodetic elevations for finished floor levels, and clearly show that all dwelling units, habitable floor space and electricallmechanicallheating services will be located above the RFEs. If an elevator is proposed below the RFEs, please demonstrate how the elevator will respond if the below ground parking is flooded. We will require confirmation that the PaEe=o_3 1-81 DSD -21-005 - Appendix E Appendix "E" Department and Agency Comments elevator will not operate below the RFE in the event of flooding. This sh0uld be demonstrated in a letter signed and stamped by an Engineer. Provide final floor plans and elevation plans for any underground parking with geodetic elevations. As noted above, we understand that the entrance to the parking structure will be above the applicable RF E_ The elevation of the entrance should be reflected on final plans. Since there is parking proposed below the RFE, a structural engineer should review the underground parking in relation to the RFEs noted above and sign off that R can withstand hydrostatic pressure in the event of floods_ We trust the City will ensure appropriate starrnwater management measures are implemented where applicable - Du e pplicable_ Clue to the presence of the floodplain, a portion of these lands are regulated by the GRCA under Ontario Regulation 15D106_ As such, any development proposed within the regulated area will require prior written approval from the GRCA in the form of a permit pursuant to Ontario Regulation 1501136- 3. Plan Review Fees The GRCA applies Plan Review Fees for Planning Act appiications located within GROA areas of interest. This application is considered a'Minor Official Plan Amendment/Zoning By-law Amendment, with an applicable fee of $410 as perthe 2019 fee schedule_ W q a copy of this correspondence, the appiicant will be invoiced in the amount of 5410.00. A separate fee will be required for a GRGA permit application_ We trust this information is of assistance_ If you have any questions or require additional information please contact the undersigned. Sincerely, risha Hughes Resource Planner Grand River Conservation Authority c.c. Amanda Stellings, Polocorp, 379 Queen St S, Kitchener, ON N2G 11d1+S " These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Grand River Conservation Authority 1-82 DSD -21-005 - Appendix E Christine Kompter From: Shilling Yip <SYip@regionofwaterloo.ca> Sent: Tuesday, December 3, 2019 4:49 PM To: Katie Anderl Subject: RE: site screen questionnaire Hi Katie, Staff is OK on the site contamination issue, RSC not required. Here are some high-level comments. Water Services Serviced by Kitchener Zone 4. Any development with a finished road elevation below 327.8 mASL will require individual PRVs. No concerns with the FSR report prepared by GM BluePlan dated August 2019. No other concerns. Region Cultural Heritage Regional Cultural Heritage staff have reviewed the document titled: Scoped Heritage Impact Assessment (CHC, 14 August 2019) and have no further comment on the HIA or the above noted development applications. Source Water Protection Hydrogeology and Source Water staff did not identify any requirements at pre -submission. The proposed development does not appear to have changed much based on the pre -submission information provided. The property is not in a WPSA. Further, no surface parking is proposed so a Salt Management Plan is not warranted. Staff do not have any further requirements based on the proposed development concept submitted for this application. Corridor Planning Staff acknowledge receipt of the report "Noise and Vibration Feasibility Study Proposed 10 -Storey Multi -Unit Residential Development, 19-41 Mill Street, Kitchener, Ontario" (HGC, June 19, 2019). Review of the study is underway. Shilling (519) 575-4496 -----Original Message ----- From: Katie.Anderl@kitchener.ca [mailto:Katie.Anderl@kitchener.ca] Sent: Tuesday, December 03, 2019 1:38 PM To: Shilling Yip Subject: RE: site screen questionnaire Thanks - end of the week is fine. Just a verbal or informal indication of any highlevel comments would be helpful for tomorrow (in case there are questions). Thanks! Katie -----Original Message ----- From: Shilling Yip <SYip@regionofwaterloo.ca> Sent: Tuesday, December 03, 2019 1:14 PM To: Katie Anderl <Katie.Anderl@kitchener.ca> Subject: RE: site screen questionnaire 1-83 DSD -21-005 - Appendix E Thanks Katie. Will try to get an answer for you for tomorrow. Will formal comments at end of week be ok, or do you need something for tomorrow? -Shilling -----Original Message ----- From: Katie.Anderl@kitchener.ca [mailto:Katie.Anderl@kitchener.ca] Sent: Tuesday, December 03, 2019 12:58 PM To: Shilling Yip Subject: site screen questionnaire -----Original Message ----- From: eStudio@kitchener.ca <eStudio@kitchener.ca> Sent: Tuesday, December 03, 2019 12:57 PM To: Katie Anderl <Katie.Anderl@kitchener.ca> Subject: Send data from 6-PlanningCopyR Scanned from 6-PlanningCopyR Date:12/03/2019 12:57 Pages:1 Resolution:300x300 DPI 1 : E Internal memo DSD -21-005 - Appendix E Ki r�7\i k ®r-welnpmunt Servicas Opp artment wwwlitchell OrCa Date: 16 November 2020 To: Katie Anderl, Kitchener Planning From: Barbara Steiner, Senior Environmental Planner Subject: Official Plan Amendment OPA19/003/M/KA Zoning By-law Amendment ZBA19/009/M/KA 19 — 41 Mill Street Polocorp Inc. Environmental Planning staff has reviewed the applications noted above. We can advise that there are no natural heritage features or functions of local, Regional, Provincial or national significance on, or immediately adjacent to, the subject properties. Therefore, we anticipate no negative impact to the Kitchener Natural Heritage System. However, trees subject to the City of Kitchener's Council -adopted (2001) Tree Management Policy exist on and adjacent to the subject properties, including trees in shared ownership with neighbouring landowners. Therefore, in order to ensure compliance with this policy, a Tree Preservation / Enhancement Plan (Section 3.4 and Appendix C of the policy noted above) is required to be submitted at the time of the future Site Plan Application as part of a complete application. It should be reviewed by the City's Urban Designer prior to Approval -In -Principle of any future Site Plan. 1-85 DSD -21-005 - Appendix E Christine Kompter From: Steven Ryder Sent: Thursday, August 27, 2020 4:18 PM To: Katie Anderl Subject: RE: 19 - 41 Mill Street - OPA/ZBA resubmission Attachments: 19-41 Mill Street (2018).docx; 19-41 Mill Street OPA ZBA Transportation.docx; 19-41 Mill St - OPA ZBA Re -submission - Transportation.docx Hi Katie, I have attached some comments, and they are mostly based off of previous OPA/ZBA comments (which I have also attached just for reference). There are comments from Faranak in 2018, and myself in 2019 outlining the parking justification brief including the TDM checklist, and I know I spoke with Julia Salvini in early 2019 about some traffic data and the TDM Checklist based on saved emails. However, I cannot find any parking brief, but I am unsure if we have received one at this time — do you have any knowledge of that and can you provide a copy if you do? I can add some details regarding the parking justification that will be required, if needed, but if Julia worked on it than I trust it would be completed appropriately. Let me know when you have a chance, thanks! Regards, Steven Ryder, C.E.T. Traffic Planning Analyst I Transportation Services I City of Kitchener 519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven. Ryderkkitchener.ca APlease consider the environment before printing this e-mail. From: Katie Anderl <Katie.Anderl@kitchener.ca> Sent: Monday, August 10, 2020 11:34 AM To: Sandro Bassanese<Sandro.Bassa nese @kitchener.ca>; Steven Ryder <Steven. Ryder@ kitchener.ca>; Victoria Grohn <Victoria.Groh n@kitchener.ca> Cc: Barbara Steiner <Barbara.Steiner@kitchener.ca>; syip@regionofwaterloo.ca Subject: 19 - 41 Mill Street - OPA/ZBA resubmission Hi Everyone, The City has recently received an updated submission for the Polocorp project at 19 — 41 Mill Street. The building form and site layout have been refined based on preliminary comments provided to the applicant from the City, agencies and a resident working group. The files are available here: S:\General\Names\Katie A\CPA - ZBA\19-41 Mill St\submission package\August 2020 Shilling — I will send you a sharefile link. Please review and provide final comments to my attention by August 28t". If you have any questions or would like to arrange a follow up discussion, please let me know. 1 : • Thanks! Katie Katie Anderl Senior Planner I Planning Division I City of Kitchener 519-741-2200 x7987 I TTY 1-866-969-9994 1 katie.anderl@kitchener.ca *Working Remotely— Please Correspond By Email —Your Patience Is Appreciated* DSD -21-005 - Appendix E 1-87 From: Christine Goulet Sent: Monday, September 30, 2019 3:24 PM To: Katie Anderl Subject: FW: 19-41 Mill St Hi Katie, KU is ok with the water distribution report. Thanks, Christine Goulet, C.E.T. Project Manager I Development Engineering 519-741-2200 Ext. 7820 From: Angela Mick <Angela.Mick@kitchener.ca> Sent: Monday, September 30, 2019 2:46 PM To: Christine Goulet <Christine.Goulet@kitchener.ca> Subject: RE: 19-41 Mill St Hi Christine, It looks good Ang From: Christine Goulet <Christine.Goulet@kitchener.ca> Sent: Monday, September 30, 2019 1:10 PM To: Angela Mick <Angela.Mick@kitchener.ca> Subject: RE: 19-41 Mill St Yes, sorry it was in the back appendix. Christine Goulet, C.E.T. Project Manager I Development Engineering 519-741-2200 Ext. 7820 From: Angela Mick <Angela.Mick@kitchener.ca> Sent: Monday, September 30, 2019 12:58 PM To: Christine Goulet <Christine.Goulet@kitchener.ca> Subject: RE: 19-41 Mill St Was there a hydrant flow test? It referenced one but It wasn't attached DSD -21-005 - Appendix E 1 . . DSD -21-005 - Appendix E From: Christine Goulet <Christine.Goulet@kitchener.ca> Sent: Monday, September 30, 2019 12:05 PM To: Angela Mick <Angela.Mick@kitchener.ca> Subject: 19-41 Mill St Hi Angela, Attached is part of functional servicing report to support an OPA/ZC application. I only got one copy so I just scanned the applicable pages for you. If you need more pages let me know. Thanks, Christine Goulet, C.E.T. Project Manager I Development Engineering I City of Kitchener 519-741-2200 Ext. 7820 1 TTY 1-866-969-9994 1 christine.goulet@kitchener.ca DSD -21-005 - Appendix E Christine Kompter From: Steven Ryder Sent: Friday, September 18, 2020 11:53 AM To: Katie Anderl Subject: RE: 19 - 41 Mill Street - OPA/ZBA resubmission Hi Katie, I am sorry for the delay, I know I was late getting you a response, but I had an incorrect date for comments in my own tracker and am more late than I realized, my apologies. In regards to the proposed parking rate of 1.1 spaces per unit for the OPA/ZBA, we can support this rate as it will meet what is required under 2019-051, as well as including the proposed TDM measures. The one comment I have would be to include an filled out copy of the TDM Checklist as an appendix to the study completed by Salvini Consulting. I believe I had connected with Julia in the past abouting obtaining a blank version for the proponent, but I could be wrong and can always connect with her. When it comes to the proposed pedestrian crosswalk across Mill to connect to the existing trail system, that is something I will table with Dave/Aaron at our next Development Review meeting. Off the top of my head, we likely would not want to have a defined pedestrian crossing there without going through some studies to see if there is viability for a protected pedestrian crossover. It may also need to go through our 'Resident -led Traffic Calming' procedure, but I will get some more info and can provide you with a more specific response for the pedestrian crossing/mural proposal. If you have any questions or concerns, please let me know. Regards, Steven Ryder, C.E.T. Traffic Planning Analyst I Transportation Services I City of Kitchener 519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven. Ryderkkitchener.ca U-ioa� LM j Please consider the environment before printing this e-mail. From: Katie Anderl <Katie.Anderl@kitchener.ca> Sent: Friday, September 18, 2020 8:51 AM To: Steven Ryder <Steven.Ryder@kitchener.ca> Subject: RE: 19 - 41 Mill Street - OPA/ZBA resubmission Hi Steven, I wanted to follow up with you on the parking justification studies I recently forwarded on this proposed OPA/ZBA to see if you have had a chance to review, and if you are satisfied with the proposed rate of 1.1 spaces/unit (I would expect this is ok as its consistent with CROZBy rates). 1-90 DSD -21-005 - Appendix E Polocorp has also proposed installing a defined pedestrian cross-walk/mural on the street at their main driveway, connecting through to the park entrance across the street. Would you be open to them installing such a feature in this location? This would help to address traffic calming questions raised by applicants and also act as an art feature. It would likely be done as part of their site plan. Please let me know if you are satisfied with both the parking and the street mural/crossing. Thanks! Katie L COUR B� 2 1-91 DSD -21-005 - Appendix E From: Katie Anderl Sent: Tuesday, September 08, 2020 11:49 AM To: Steven Ryder <Steven.Ryder@kitchener.ca> Subject: RE: 19 - 41 Mill Street - OPA/ZBA resubmission Hi Steven, Here is the original and updated parking studies for this one. Thanks, Katie From: Steven Ryder <Steven.Ryder@kitchener.ca> Sent: Thursday, August 27, 2020 4:18 PM To: Katie Anderl <Katie.Anderl@kitchener.ca> Subject: RE: 19 - 41 Mill Street - OPA/ZBA resubmission Hi Katie, I have attached some comments, and they are mostly based off of previous OPA/ZBA comments (which I have also attached just for reference). There are comments from Faranak in 2018, and myself in 2019 outlining the parking justification brief including the TDM checklist, and I know I spoke with Julia Salvini in early 2019 about some traffic data and the TDM Checklist based on saved emails. However, I cannot find any parking brief, but I am unsure if we have received one at this time — do you have any knowledge of that and can you provide a copy if you do? I can add some details regarding the parking justification that will be required, if needed, but if Julia worked on it than I trust it would be completed appropriately. Let me know when you have a chance, thanks! Regards, Steven Ryder, C.E.T. Traffic Planning Analyst I Transportation Services I City of Kitchener 519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven. Ryderkkitchener.ca a ME sm ACOUsyco— , APlease consider the environment before printing this e-mail. From: Katie Anderl <Katie.Anderl@kitchener.ca> Sent: Monday, August 10, 2020 11:34 AM To: Sandro Bassanese<Sandro.Bassa nese @kitchener.ca>; Steven Ryder <Steven.Ryder@kitchen er.ca>; Victoria Grohn <Victoria.Groh n@kitchener.ca> Cc: Barbara Steiner <Barbara.Steiner@kitchener.ca>; syip@regionofwaterloo.ca Subject: 19 - 41 Mill Street - OPA/ZBA resubmission Hi Everyone, 1-92 DSD -21-005 - Appendix E The City has recently received an updated submission for the Polocorp project at 19 — 41 Mill Street. The building form and site layout have been refined based on preliminary comments provided to the applicant from the City, agencies and a resident working group. The files are available here: S:\General\Names\Katie A\CPA - ZBA\19-41 Mill St\submission package\August 2020 Shilling — I will send you a sharefile link. Please review and provide final comments to my attention by August 28t". If you have any questions or would like to arrange a follow up discussion, please let me know. Thanks! Katie Katie Anderl Senior Planner I Planning Division I City of Kitchener 519-741-2200 x7987 I TTY 1-866-969-9994 1 katie.anderl@kitchener.ca *Working Remotely— Please Correspond By Email —Your Patience Is Appreciated* 1-93 Pq Grand River Conservation Authority Resource Management Division Trisha Hughes, Resource Planner PLAN REVIEW REPORT: City of Kitchener Katie Anderl DSD -21-005 - Appendix E 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N1 R 5W6 Phone: (519) 621-2761 ext. 2319 Fax: (519) 621-4945 E-mail: thughes@grandriver.ca DATE: November 1, 2019 YOUR FILE: OPA19/003/M/KA and ZBA19/003/M/KA GRCA FILE: OPA19-003-M-KA and ZBA19-009-M-KA 19-41 Mill St RE: Official Plan Amendment OPA19/003/M/KA and Zoning By-law Amendment ZBA19/003/M/KA Applications 19-41 Mill Street, City of Kitchener Polocorp Inc. GRCA COMMENT*: Grand River Conservation Authority (GRCA) staff have no objection to the above noted Official Plan Amendment and Zoning By-law Amendment applications. Please see our detailed comments below. BACKGROUND: 1. Resource Issues Information currently available at this office indicates that a portion of the subject lands are regulated due to the floodplain of Schneider Creek and the associated 5 metre allowance to the floodplain. 2. Legislative/Policy Requirements and Implications This reach of Schneider Creek has been designated as a Two -Zone Floodplain Policy Area. In Two -Zone areas, the floodplain is comprised of two sections - the floodway and the flood fringe. The floodway is the area of the floodplain required to pass the flows of greatest depth and velocity. No new development is permitted within the floodway. The flood fringe lies between the floodway and the edge of the floodplain. Depths and velocities of flooding in the flood fringe are much less than those in the floodway, allowing for limited development to occur if certain criteria are met. Portions of the subject properties are located within the flood fringe and a small portion (at the road frontage along Mill Street) is within the floodway. We understand that the purpose of these applications is to allow for future construction of a multi -unit residential development, by re -designating the lands from Low Density Commercial Residential to High Density Commercial Residential and rezoning the lands from Commercial Residential Zone (CR -1) to Residential Eight Zone (R-8). Pagel of 3 1-94 DSD -21-005 - Appendix E The development must conform to the Two Zone Floodplain Policy Area policies within the City of Kitchener Official Plan and the GRCA's Policies for the Administration of Ontario Regulation 150/06. Our Engineer has advised that there are two Regulatory Flood Elevations (RFEs) applicable to the subject lands. The RFE is 323.1 metres between cross-sections 102280 and 102271 and 322.8 metres between cross-sections 102271 and 102260. GRCA staff have reviewed the following materials submitted with the applications: • Drawing SPA.01 - Site Plan prepared by aba Architects Inc., last revised August 8, 2019 • Drawing ZBA 2.1 - Parking Plan Level 1 (Ground Floor), prepared by aba Architects Inc., dated August 27, 2019 • Drawing ZBA 2.2 - Parking Plan Level 2, prepared by aba Architects Inc., dated August 27, 2019 • Drawing ZBA 3.1 - Elevations, prepared by aba Architects Inc., dated August 7, 2019 • Drawing ZBA 3.2 - Elevations, prepared by aba Architects Inc., dated August 7, 2019 • Drawing 1 — Existing Conditions Plan, prepared by GM BluePlan Engineering, last revised August 12, 2019 • Drawing 2 - Preliminary Servicing and Grading Plan, prepared by GM BluePlan Engineering, last revised August 12, 2019 Based on our review of the plans noted above and discussion with the applicant, we understand that all dwelling units, habitable floor space, electrical, mechanical and heating services will be located above the applicable RFEs noted above. We also understand that there will be some parking proposed below the RFEs, however, the entrance to the parking will be located above the applicable RFE. Please note we previously reviewed the Safe Access Investigation and Analysis for 19-41 Mill Street, prepared by GM BluePlan (dated October 11, 2018). Based on our review, the analysis demonstrated that safe access is available to the property. As such, GRCA staff have no objection to the above noted Official Plan Amendment and Zoning By-law Amendment applications. While we have no objection to the above noted applications, the following should be addressed during the site plan process - 1 . rocess:1. The floodway line, as shown on GRCA mapping, should also be reflected on all plans. Development, including grading, should be located outside of the floodway portion of the floodplain. 2. Final Grading Plans showing existing and proposed grades on the properties should be provided. The existing and proposed floodplain should be illustrated on the grading plan based on the RFEs provided above. The floodway, as shown on GRCA mapping, should also be reflected on the grading plans and all grading works should be shown outside of the floodway portion of the floodplain. 3. The Floor plans and the Elevation plans should include geodetic elevations for finished floor levels, and clearly show that all dwelling units, habitable floor space and electrical/mechanical/heating services will be located above the RFEs. If an elevator is proposed below the RFEs, please demonstrate how the elevator will respond if the below ground parking is flooded. We will require confirmation that the Page 2 of 3 1-95 DSD -21-005 - Appendix E elevator will not operate below the RFE in the event of flooding. This should be demonstrated in a letter signed and stamped by an Engineer. 4. Provide final floor plans and elevation plans for any underground parking with geodetic elevations. As noted above, we understand that the entrance to the parking structure will be above the applicable RFE. The elevation of the entrance should be reflected on final plans. Since there is parking proposed below the RFE, a structural engineer should review the underground parking in relation to the RFEs noted above and sign off that it can withstand hydrostatic pressure in the event of floods. We trust the City will ensure appropriate stormwater management measures are implemented where applicable. Due to the presence of the floodplain, a portion of these lands are regulated by the GRCA under Ontario Regulation 150/06. As such, any development proposed within the regulated area will require prior written approval from the GRCA in the form of a permit pursuant to Ontario Regulation 150/06. 3. Plan Review Fees The GRCA applies Plan Review Fees for Planning Act applications located within GRCA areas of interest. This application is considered a `Minor' Official Plan Amendment/Zoning By-law Amendment, with an applicable fee of $410 as per the 2019 fee schedule. With a copy of this correspondence, the applicant will be invoiced in the amount of $410.00. A separate fee will be required for a GRCA permit application. We trust this information is of assistance. If you have any questions or require additional information please contact the undersigned. Sincerely, //Ilet � ILII risha Hughes Resource Planner Grand River Conservation Authority C.C. Amanda Stellings, Polocorp, 379 Queen St S, Kitchener, ON N2G 1W8 * These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Grand River Conservation Authority. Page 3 of 3 1-96 DSD -21-005 - Appendix E Christine Kompter From: Christine Goulet Sent: Monday, September 30, 2019 3:24 PM To: Katie Anderl Subject: FW: 19-41 Mill St KU is ok with the water distribution report. Thanks, Christine Goulet, C.E.T. Project Manager I Development Engineering 519-741-2200 Ext. 7820 From: Angela Mick <Angela.Mick@kitchener.ca> Sent: Monday, September 30, 2019 2:46 PM To: Christine Goulet <Christine.Goulet@kitchener.ca> Subject: RE: 19-41 Mill St Hi Christine, It looks good Ang From: Christine Goulet <Christine.Goulet@kitchener.ca> Sent: Monday, September 30, 2019 1:10 PM To: Angela Mick <Angela.Mick@kitchener.ca> Subject: RE: 19-41 Mill St Yes, sorry it was in the back appendix. Christine Goulet, C.E.T. Project Manager I Development Engineering 519-741-2200 Ext. 7820 From: Angela Mick <Angela.Mick@kitchener.ca> Sent: Monday, September 30, 2019 12:58 PM To: Christine Goulet <Christine.Goulet@kitchener.ca> Subject: RE: 19-41 Mill St Was there a hydrant flow test? It referenced one but It wasn't attached i 1-97 DSD -21-005 - Appendix E From: Christine Goulet<Christine.Goulet(@kitchener.ca> Sent: Monday, September 30, 2019 12:05 PM To: Angela Mick <Angela.Mick@kitchener.ca> Subject: 19-41 Mill St Hi Angela, Attached is part of functional servicing report to support an CPA/ZC application. I only got one copy so I just scanned the applicable pages for you. If you need more pages let me know. Thanks, Christine Goulet, C.E.T. Project Manager I Development Engineering I City of Kitchener 519-741-2200 Ext. 7820 1 TTY 1-866-969-9994 1 christine.goulet@kitchener.ca Internal memo Development Services Department Date: September 22, 2020 To: Katie Anderl, Senior Planner From: Victoria Grohn, Planner (Heritage) cc: Subject: OPA19/003/M/KA ZBA19/003/M/KA 19-41 Mill Street Heritage Planning Comments DSD -21-005 - Appendix E L_ 1 KIl i i If \I R wwwkitchener.ca Heritage Planning staff has reviewed the Scoped Heritage Impact Assessment, Urban Design Guidelines, Site Plan, Shadow Impact Analysis and Angular Plane submitted in support of Official Plan Amendment application OPA19/003/M/KA and Zoning By-law Amendment application ZBA19/003/M/KA regarding 19-41 Mill Street. Current Heritage Status of Subject and Adjacent Properties The subject property contains six (6) residential buildings and does not contain cultural heritage resources. However, the properties municipally addressed as 19 and 25 Mill Street were previously on the Heritage Kitchener Inventory of Historic Buildings. These properties were re- evaluated in 2009-2010 as part of the Council -approved process to list properties on the Municipal Heritage Register. The Municipal Heritage Register Sub -Committee (a sub -committee of Heritage Kitchener) recommended that the property municipally addressed as 19 Mill Street not be included on the Municipal Heritage Register. Heritage Planning staff and the Municipal Heritage Register Sub -Committee recommended that the property municipally addressed as 25 Mill Street be listed on the Municipal Heritage Register. This recommendation was brought to Council for consideration. Council made a decision not to list 25 Mill Street on the Municipal Heritage Register. As such, the properties municipally addressed as 19 and 25 Mill Street do not have status under the Ontario Heritage Act. The subject lands are adjacent to 541, 551 and 561 Queen Street South, which are properties designated under Part V of the Ontario Heritage Act and located within the Victoria Park Area Heritage Conservation District. The subject lands are also adjacent to 45 Mill Street, which is a designated property under Part IV of the Ontario Heritage Act. Policy 2.6.3 of the Provincial Policy Statement (2020) states that authorities shall not permit development and site alteration on adjacent lands to protected heritage property except where the proposed development and site alteration has been evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved. 1-99 Internal memo Development Services Department DSD -21-005 - Appendix E L_ 1 KVI+ i If \I R wwwkitchener.ca Conclusions and Recommendations of the Scoped Heritage Impact Assessment A scoped HIA was prepared by CHC Limited, dated August 14, 2019, revised October 10, 2019 and updated September 9, 2020. The development proposal assessed in October 2019 contemplated an 8-10 storey multiple residential dwelling, with a 3 -storey podium. The revised development proposal, as assessed through the September 9, 2020 HIA, contemplates a 7-12 storey multiple residential dwelling, with a 3 -storey podium. The revised development proposal shifts the building mass and configuration, introduces greater stepping to the building height, building setbacks, and reconfigures the parking garage. In addition, the building height has been reduced and the building separation increased between the proposed development and 45 Mill Street as a means to minimize impacts on the individually designated heritage property. The HIA evaluated the impact of the proposed development on the adjacent designated heritage properties and recommends the following mitigation strategies to avoid or reduce impacts: • Utilizing stepbacks from Mill Street to reduce the sense of height; • Employing an angular plane of less than 60 degrees throughout the development; • Integrating a sawtooth pattern to orient the townhouses in the same manner as the existing neighbourhing homes; • Selecting red or buff brick to be strategically used on the townhouse facades to reinforce the streetscape character, as well as design cues from the adjacent 19th century homes; • Blending building materials (i.e. red or buff brick and contrasting contemporary materials) to break up the building mass, creating a distinct character between the building components; and • Undertaking a pre -construction survey of 45 Mill Street to evaluate potential impacts of construction as a condition of a Site Plan Application. The HIA concludes that while the proposed development is greater in height than the six residential dwellings presently on site, no negative impacts on the heritage attributes of the Victoria Park Area Heritage Conservation District or the individually designated property at 45 Mill Street are expected if the recommended mitigation measures are implemented. Heritage Planning Staff Comments The findings and recommendations of the scoped HIA were presented and discussed at the December 3, 2019 meeting of Heritage Kitchener. Some of the concerns heard from committee members were centred around the height of the proposed development, potential shadow impacts on the adjacent property at 45 Mill Street, and the required contents of the HIA. The Terms of Reference for the HIA were scoped to address potential impacts on the adjacent protected heritage property. The subject property does not contain protected heritage property as the existing dwellings were previously evaluated and addressed through a formal process. Heritage Planning staff agree that the anticipated impact of the proposed development and Official Plan and Zoning By-law amendments on the setting and character of the subject property is one of greater mass and height, but that the proposed development is expected to have minimal impact on the Victoria Park Area Heritage Conservation District and adjacent property addressed as 45 Mill Street. Further, Heritage Planning staff address that a degree of mitigation can be achieved through building design and placement. As such, Heritage Planning staff recommend the following tools be used to address the findings of the HIA to mitigate impact: 1-100 Internal memo Development Services Department DSD -21-005 - Appendix E L_ 1 KIl i i If \I R wwwkitchener.ca Add special regulation provisions to the Zoning By-law to implement various mitigative measures associated with the design and location of the proposed development including establishing maximum or minimum setbacks and/or stepbacks; and Use Site Plan Control to implement urban design measures to achieve a design that complements the surrounding neighbourhood and adjacent designated heritage properties, as described in the HIA. Heritage Planning staff are of the opinion that the scoped Heritage Impact Assessment dated August 14, 2019, revised October 10, 2019 and updated September 9, 2020 and prepared by CHC Limited has satisfied the subject scoped terms of reference. Further, Heritage Planning staff conclude that implementation of the recommendations made in the Heritage Impact Assessment will address the conservation of built heritage resources, in compliance with Policy 2.6.1 of the Provincial Policy Statement (2020). 1-101 From: Sent: To: Cc: Subject: Good afternoon Katie, Steven Ryder Thursday, December 10, 2020 4:03 PM Katie Anderl Brian Bateman 19-41 Mill Street - OPA/ZBA Submission DSD -21-005 - Appendix E I am emailing you to inform you that Transportation Services is supportive of the submission for an Official Plan Amendment and a Zoning By-law Amendment for 19-41 Mill Street in Kitchener. I have reviewed the proposed development plans for the site, as well as the Transportation Assessment completed by Salvini Consulting Inc. in July 2019 (including the updated letter submitted in July 2020). The proposed site will align with the new zoning by-law (2019-051) in terms of parking provided within the site. If you have any questions or concerns, please feel free to contact me. Regards, Steven Ryder, C.E.T. Traffic Planning Analyst I Transportation Services I City of Kitchener 519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven. Ryderkkitchener.ca 0611-IQ0 � «Z APlease consider the environment before printing this e-mail. 1-102 DSD -21-005 - Appendix E Ftom: Melissa Mohr <MMohrtllreg,onofAraterloo cEl> Sent Wednesday, Deoernbw 0R 2020 112 RVI To: Kale A xlert ®aen Ner non Subject LUQ ReA w d SPabOnal)' Nose report for CPA 19.03 an ZEA 19-03 (19-Q1 N Sheer) Good Mem000l. Please note II'lal Regocnel stall ha.e r89ewed the stallonal)' noose component d Ille report enbltecl, 'Noote and MlJrdm Feaslbity Study, Proposed lo.storey Muttl tlnil Residential Development, 19.41 Mil Stteel, Micheas, rid' (HGC. June 19, 2019) rnsopport-af OPA 19-03 and ZBA 19-M Sea,on 2 pala!18ph 2(p 2) afthe report motes thal there are commercial faakbes to the - s t and lAh q�lr!p trade; and that Illerewas no noise audible cn the day ofske vM (February 2019) The report does aGou,=-d !aa aha vvam,rg clause, to be registered cn titleb advise homeammrs d poW&I noise from these nearby and that nose may at t mms be audible. The report also adaiovvledges !hat !here are no significant IIOIICeS of lndu9lnat (slaUonary) noise within 500m of the subject site The reawimended warring clause reads 'P,imbas"s an adviled 11at due b the proxmly of nearby commercial land uses, 5000d 18M firm these faalll!es may at flares be audible.' Reg,cnal Slefl'' concur v411 the report aood. Mns and recommendation w!h respect D slallooary noise The abd19 warning clause shall be implemented Illrough an agreement and WMu, the CondOMUium Oedwabon a , d of%s of purchase and salgleasekertal agreements a,,soaated Wh a future plan d condominium o< consent appicaban I trust the above Sof assistance. Please do not hesitate b ask should you have ary fut..e questions Melissa Mohr, IIICIP, Rmel pal Planner Region of Waterloo RPP and IegiSJaIM! Sen„ces 150 Freded& SJaE# 811 Fbof, Madlener ON N2G dfi Cell. 1 -226 -752 -SM CorMetoal,ly' Noboa TNs ema0 com,spondenCe fa'rdudrag any tea)- ma, ” IIINde ill eonl!deooal ardO< elGllq)I from disclosure under appfieallle law, and B ! tle.lded a-r1J for .. U N c l the Z' -kJ a uS at reap,enl(s) listed above Any unauhortzed --4E�Yj < d 11 d o a n B ♦ prohbled. If Y(I - not .. w 1 Or Iled Illls"1aaage by wASMVP, pie-nol!ly llewldert -ae-nwl, a yo111b' you � { 0 ■ 2 Q) \ 0 § / 1-104 2 u \ 0 , 0 $ E � � \ \ & > _0 ut 6 k \ \ 2 § 5 o u / ( \ [ , \ { U \ \ _ = u _ $ 0 / E= E E 2� E o f± z E® E m \ / 7 % 8 8 � / 3 \ \ § k « o ƒ / E o § 0 \ @ / S % e o \ \ ®2 0 = L ® ° _ £ / G . _ {r-4 Lu ao \ ) { ` f \ \ \ { \ k \ \ ƒ� \-0®/ o 2= > E o (: G 5 f\ 7 2 ® u \ E _ 0 « % [ / \ ® % E 0 a \ = 4 = = = a > a 7 , 3 0 0 Q) � \ \ » 0 7 / , E®\ f E 2 o ®} [ 2/[ 2 b%\`§ f i e ` ® = 2 7 e & > = 2 0 2 § _ % , = a y g = 7 -0 \ / ° \ \ d / o o- E ; 3 \ \ \ 1E \ y e w 7 5 / 2 e 2 = _ E °— > ° _ ®u > S / \ (\ \ \ o / ~ § / ~ 2 2 2 \ 0 �) [ / { [ \ { 2 k \ 2 & % & 7 / % f m 2 \ % { / { E / \ z z 3 E E - - - - - u ) \ / & E / \ { § g & / 1-104 1-105 v ° 3 ° O v o + Y O° o ao vt E o°D v° o ° u 0u ° c •N ° > o v 3> c v E u ao7F Sao v° m c °U' 3 o N U O to C o O a, > O o o .� °' o ° o Y U°° c Q O E° v o c v m c Q v ° v Q o o v° vU c aJ U v o c m o W aJ aJ '� •� n7 i N> -o t N +0 O N - Y LD ' •� 3 Q—_ EoT c ° O v obD ° 3 3 v< UO fO o-0 c m o° 'N �_ o Q E a, v l7 3 Q a O ° .O v c > �' o v v v -FDU -O vNi d Q t ~ vi > E vii E= Q °J o C 3 .a-T� v E c i tOo p O o s a°o o a, o m o ° .� ° O o �° v o Q N m Q m .° v Q 'O 'O N- Q Q o- 2° N a 2 Z) o °— Q o `� Q o 3 N N ° 3 a N �n a0 N a0 O N a -- N O 'O +-- O U O �n O *' E ° N O N N °p a0 C N W O O ° N E '— N �n N° v O v O c i E O OJ _ U O v O 'O -O N O Q O Q O x .VI •a0 O _0v > o Q ,U v E m W ° O ° M1, c 0= o v> > C O �0 > N •in N N O -O C: O •� 'O + ao + 3 (nm t LA t C — Y N m •� N O N iJ N c c °' O o c °' ° E° Q o °' c m° E ° o ° O i O-° ° o u"o mO O O� OaO Q) °U °� O E O O2O O O U> m v Q O ao c m o O m-0 v a0 Q Q m c m i v° E o v° Q a, a, v c fl v v c> o o -03 to Q O U N I>Z Q t � EO •� i i to to '° O U �� E _ Q Q O oN +� O ra n• Q O +' +� N U u u •O c O O u •to N c N O O O v O -O t t e O t O tNo O O •E O O O U of +� t +� +� +� m +� — °- m +� U U N m � i --I M U +- C + t � N co OLU — cn m Q N O lzt -q 1-105 � c Cj c v o o i o a, v 0 v(a 0 v — N 3 U c Q o U 0 .L N m .N N v on c v c v m N O_ N v CL OCj a, " v Y c 3 0 0 > 0J 0- t U 0J -0 a--� -O 0J Q O c of T N •N c +- 0- >> O +� v) +� +� U Q O o 'O ._ c -O i LL Oo -0 N E c of 0J 7 m O O a..i ate-' 0J O 0J U Oo i 00.0 i� O 0 O t m Oo N N O O 3 x -0 LUO_ •— N O +, O_ O > U o f u Y Q) a ao N m O ao � N T •� - E ao o v v m o Q) 0 3 0 '� m Q= O = m = i c c >_ m w m=-0 O O �n 0J -O 2 o W U— U=° v o 3 '� i v o '> c O +� v c 0 0� LL c� 3�0 v m Q o N m Z O O m E +� N y .v N t— M U O cn '}n O N vvi E a) 0 v° o. n m Oo U O v > v E Q m LL m U c n n> v 3 aJ n m+ y> O o u O Oo CO o E E c 3 v-0 fl c o 'n Oo 0 3 O N �' 3 O_ E T v o O 0J in ab •N 0 U v 0J rl +0 p Ln -0 H m c> +>, 'O U t •— N- 0 -O m 0 •`n vci m o= O Q m 0J v� Q N 'O 'O N c +m O — O O +� >, LL t c c— m0 Oo v _ c + �n O O Q v) O O v) N U •0 +O m 0 O T— O m UO LL -O Z LL m ao � aO) ao Oo �, -0 v) v c O E c c o fO v c m i N Q) ois c Q v x m+ 'U v '� v o aJ v m o U m 0 3 c y m c v Q.E Q m Q O z => v E E o ao v + — ra ao 0J U 0 Oo 0 N 0 U U •� -O 0J 0J ao 0J t X NN 0J N O 0J O 3 O 0 N E a-- E 0J m a-' O_ � C c o U o O E .— N m N O-o .O O c O O Q j T �— O o o O_ 0J m m M1. 0J Q t of > 0 C w o N -0 0 OF-- m 0,0 N aO-� v 0J 0 0- vi ,n o m Oo Q) n m E ao n c —u 3 m o= .E 0 3 v E 0 m v-0 o + z= c aJ.3 O c > ._ co m o v O o u o co Q) o >-0 -0 Oo ao 3 fl U m O 0 0 O�� Q) o Q m +� +� N c 3 t•— � Oo = O O N c -0 t of m t 0J 0J _ c + c�to>,Ov>o 0 E 'aaJ om > o-ao x, Q m aJ m O .+>+�U c Cc: Zi m— — c � m E Q+ v 1-106 1-107 O O m v oo a, ao c ro -° m O 0 N ,� N O T °p U.o N C O Y ° v a, c °� o Q p O N N CvNi O i 'O to t 3 m U O 3: O> (O C O- mQ C + o to— O 'O C U +� ro 'C ° U v C 3> °�— 7 o N -O .r'uo 0O s C7 y ra U ° E 3 0 C 0 t `� 3 o ou v p H 7 c vO O o° m 'l10 v ° v N v a, u U +� N O t O N C >, 'p 7 N 'O p O C U N v CO N bn O C 'y O C °' ° >' 3 U i Ov 0 Q)Q '� N L Y �--i O w ro Uao ro vN> U C N 'p aU- a-- C N— bD .p C = Q N d Q N aO- ro a"i m ° to o -O O C O ro ro O ro N a, ro Q v U Q x v ,Q •hD 3> c U c aJ m – o aJ > v N o O o iJ °' N ro ° °C° o o ro > cu `°a m o v E o -o3 Oo Q Y m ON v no v o o v ro> a, 'N OO O C o u ro > 2 Q) � * > m = N r p4t N > � O -° Q N N t 'O O p C �J N > > + v t io U O E N N t +-- q0 c� c rTo ate-' OU '> o O -p p Q)O 'O p i ro i rTo ro — NO N Q N? = N N Q Q Co o •� O N N '> OC t .� °c° E E— N m C Q (O O Q o m o Q 3 o I O T aU-� N aU- ro i U 00--o ° O o ao > ao > t '° 3 T N .0 m °c° E Q� ° °°°� o°o c oo E— - O E p � .- u E E E m o O '- v y ° 2 0 ° O c E o c— fO `O LL +> Q c ro Q ro > ro U .'� N N N y 't Ln ri ri Q 1-107 1-108 § \ \` y \ � \ % 2 / � 2 }\ E , = 7 e 2 u 0- \ \ t & \ / , g u / u \_ I § \ - \ } > 0 , � \ Q) \ / E « f w G r m 7 u y m o w: o 2, e 6/ e: u 0- „ > «\e /=E% ®210 LU ®/ = 7 \ g \ D = a = -0/ § \§ƒ 2® o & 5 m` o m« t o R e§ e§ g R u 2 \®.- = e— R 2 u 7 o&§® >e $/2\au,2±// \ ° \ _ @ @ �� r E 2 / / ® , / 3 = @ y 0 ° ~ _ ® \ (/ 3 « 5 7 / t , \ ƒ \ \ \ ƒ { 2 f 2 ƒ \ / \ K� / K { \ ®\ E 7 u a E oUO § i/Suits»//z%fe=e ! , �— > 3 & § \ / Ery §\'U \2 §) \zzz� �\� /\~ / =E E £ t 2 & / 2 } 2 2§/ > S m % / } / _ 3 & u 5 5 = « 3 o a«§««_. 7 0\ 2 � e/ //{ e # 2 ® « e e \ k \ \ \ \ / % / _ e 5 >} 0 \\ o w f « `\ / G \ k § mea CL 0 > 0 ro ' � � 8 � \ \ -FD ® % \ \ / % \ \ { ( $&$/5&/& \ \ G / — o j \ _ cu q $ $ = 1-108 1-109 yO yO = N YO Y Q 1 (O •N o •'� •C N C Q_ y Q Q ° C O m y N O �--di m U O c0 a0N N O O 3 s °— — ' M N 3 y O — O u c° M u Q � �•Qi v v y oY• v 3 i� vN.E c Q1 Q_ f0 C Q + N + N + O m LL Q_ -O N Q O N of t m f0 i -O a-, m aO-� N a-, — a"' N C N N �' •� •� co (O N 7 a-' yO C i N N N N C C T C NN f u C +� C N W O *' O 0 C O 7 (O (Q Q O -° O a .y — > '° i +� Q (O O o a0 N y +� C C (O a v C ° m °° v v_> ^ Q O �o7 m UO yC W -O u j :iQ_ YO O3O1o v C: _0 °.° o _� v ° OC x ° vv aiQ o cu ui E m a,o y v 3 o U v v o c o TO: cm: c E v � v o ° � t OmW ao c E v v Q0 •Q oc Q�.N y a > o o vv E Yo go :3 �n °_=° vc> E o -0(O C N O E C O N Q _0 C Q O C O E di y C -6 n m U m y m> m J c ao Lr) v m OA C i O t y C O C .� vo O co 3 Ol E N ° N t O y °° 3 XOM1. — y v ^ 0 3 N u ' Q t LL O u > — •� O .o c c co o f0 a0 °y M .L v Q v 3 E .� Q v v° o v 3 E v fO c °° 3i E 0 u. E >= N O co T� v v c v •O t O N m v > Q) O �� oziuCL Q " aoaTi aoav ° c N O O ao Q N N 7 O •a-T� tUo *' 3 *�-' O OOo CO C 3 N c0 N � O +-—— `� N -O C O u •y T N i t N > N O > + N C 'Q N -O (yp a"' p � a0 M1• Y � *' c E u °J ao ° v> w m v o m U o' o .E �' Q Q Q v v v v + v N cn � Q � rn to N rl 1-109 1-110 0 a-- U 4 �O Un 0 3 v O °J ao 0 v 3 o m E o- + N ° E o m m D- ° a0 — O Q U UQ) N uo -0 v = ° O Q m CO Q N- U T E c m * O v o i v E v 'U 0 ra C: -0 v v o o > _0 o v m m E a o ao ° ro m m O O -0 �, U E Y 0J m m N E v o ° ao ou > O 0 - m Q m v C C m �' o o 0 ao ) a°o 00 rO -0 ao v m N m + O E o a-T� i— m N a O v o m m c ro >, 0 -0 v o m +� C = N a0 a0 c v ao c+ c 3+ v C) m v ao ap v cn T L1 m -p c am-� c c N a�--� } O -0 + v vUi x m +� O N .0 O y 0 T O N o0 t C ',; O 0 — m o O w O '0 -0 t v rp 1~ m> U in N N C O Z i O E o — N O C t O O 3= '^ C 0 �n ,in m N 0_ m + t v +_0-' Q) O 0 aC-0 ° +� -0 Q t O Y = t m a0 = i 0 t +� ,110 'vf aU-� ao 0 ra C C > 0 ro N .-' T of C °U �, O U N 3 N O t N m .— O t N C-0 O U C N C .= 0 C t .3 'U C ° >' C v O �° t m a0 .>_ a0 N ° .0 .aT� U O -°0 °U N N o + + U c m Q- •� .L t •� v ao m Q 2 = E v U + ° ° v i Q) ao W v `� ° O ° o v- ao o 'v c c '+ U m U v E v° v s a m m o + 'vf 0- m— U a0 - — T C .N 7 m c N C N a'' N 7E, -0 t O Q .0J ~ O C 0 C m +� U C ° 1+ C vi m CUO �, C °> i O of am-� °� of E .� °c° E° 3 O o-0 I - 0 v v U m e c v c c O o o Z, c 'i v a v v c ° i E v I Q ao v `-' .� Y 0 0 w 0- N 3 O v v o v m v .N °' m °� �° Q a C i N.� i v O o `° O v'v 0 c Sao C a0 N M C N c v c o v + o ro m un m c v v v m v C) v o v n v r -I - 0 �'In Gln 1-110 E E E E O 0 0 0 0 0 0 > Y Y C C H H N N E 0 _ y1 O 7 rO N NUO .N i N Q) 0 ao r� co O 0 •0 0- N O ro [o .p + h0 0 N U N v N N NO Q p UD ri 4— > N of .p *�'' y0 N = > t +aoO wC N 0 x v a — v v N c .y c� C s �M p �u N aro$ c w p ON S N .O N:.N te=a 'm 3 :` s.. o .= �. � G .. a s o 3 •,- o E '- m >;' p v o .a _ @ N0. 0 Y CL.. O Q' .2m S o m w. "Em a.E2 E om3�syoy'Oo - �"vim �y mo �aY�n omo.oc mFL-cE o °i - .:o Nin D o»- = o .T Y o ow. E - v ' w 3 m ana, m .LN.. m. o.N o m '�"m m `�n v a `v d c- s m o y o w o •m a y V •v.:s L N 3 p n p m v m 'G v £ -0 S O a ti b, N. t5 On E OS N 'C �• N- 0 3 N N Na �aai� "�E'�E-..Gv.�roc. m�3S'o o�ai"pwmo"m aarN"-oa'Em L Go. m o 'EC w N N. m L a o v .x 3, . `m v d .. N JT EL p4C o=>.a om._m.a c o -'"o acv NmN co.3R� O -rL+ C A❑ 'w f6 N N U m _so�EE'.,-tiy°aa + " .«c�.",Sc J,�a ao ;E°.�E.ccrn�v.La.vc sa�c .�+ic+o '..-- .�oLNmv.. 3s.N NLryo v'Cv�� NNmc.O�CN •vN3�oi , .�c=viam`v� "C C Z5 - 7E3. o 060 -ScN o th E :2 E o 2' o Na,N 0-m Nor4 2 ",pvticcs�w�A ,dLcav E o° E -2mvci ? o "..4�� oc''t°riJ -.valla cavTo�N ENccv gm cyj-6 Ny �ao,6.2 -ao ?i c 'IN m .vc 2. d rn -aa E) a m Fc E w s N H E 'oo m m v N o a 'r 's, LY 2� m rF-baa: 'm �u EU m 'S.m='N . ;\o (/ - �.ƒ � ! � \,\ - \})Z \� /)i. � \ \ �\ \ \- � . ;\o (/ . \})Z \� /)i. ' ()k)\\ 12 \ - - �af=.�>, . 2 . « {S )\t3-$ , f 2!. a] . 2E -2:/ f�|»/ ~g/: \{ . _ ®.2 }� 1-114 ° o v g— E 9E 3�aNt TR WO w Y Y } }• C0 9 } L R - m R 3« _ t -Z"'°° on c -; w r E �^ o, c > o h'-° me C - - lo Io >' R E E E y a m '221-0. -moo. o m o« E o- v.3 u y v v s 3 Z � c EE'- ° i vv{ c R "} H N o m u ! 2-5 17, L., 3 0 3 E o o o. c0 0 2. CI _o E J2 _,2 ai a 'o m is t c' FE 3xr —�0°0�ava=E o_ E � En ov�E5 �v1 v.E °Evwo -° :a v n 1-114 1-115 rgRg+ V VJ � ,�p3 0 2 O p yF A m F45 m �.p �• Kon .�ogmi m�o� i�.ya �� o� g oo .goo om 0 as Som o ma O q Ap D qq•� a A C O �•� � E ' a3 h � & CO a � a3' � W m }r. T� °� p. A w pG 'c 01 gb•g' y o .T. g. 0. Ar-�"•�3 �R`"' 'd'Ynia NI CT a u`. `1°U �� "��.�.��. .p �� 5�N.q� �G �•o .d Sob• n q ;h C S. � w�ro Oq �� Wo��i y .`•G d.� q. ?? � C � 'aEi aC w y.�C d 9 d A o`c s ,. E E � m cE o p1 ° 5 9 O C o.0 '..E ..� a c m o. m E m ro o h> `u m o oo 9 E .°p v E N N. 'pi-' +`. ° '� i O 28 voo O E. ry A .'o m v a E m W E A o N 3 00 E 'm s ' � o U= � E o `o rv'°s E:v ov u wv o ° y.A. .c m o o s s c o• o =. ° E "� U� 1-115 a E c 4 *' o p 10 b R " v ij p m i E E a o } s o" �.o E m as !E m om- G �. EC 3E v _ p 4mwm° Y. - .� o v c � - - o O w q � � 1 a N � S O G a O � O _ y y p v c - w O 00. E � v m _ � E o aar 3 E a. v p O N m m u ,'pYn •� m o H Ei m .°c ia E 1-116 H E v oo 1-117 (900 Vnm-O o >.Y .0 EZ.6 ° L' m ooh C, > m°� ;6 m o E e� E2M}M�a'E °o E (a a) �t6 'NIND 3 0 v mea o e m.E N 3 gam_ E cnmc o °•'y ° N 5. ° y,E E m � .0 O a) E m U C N O Ea) 0_ C Z l6 N'9 M_ } Q 'p m .a m o.ma° t2 2 oea oa Y08 32 fz 00 'E v o n e m'a E 3 m ° .a o ° m QE 0. °_ O n m� E C ° °m>, N N, O y C C m w 0 0 mC ID m N c w y.. .0 cc W— . i O V m m m- D 6 ..N, � O w C. E E 2 q) c 8 a o �-. .c as o E ...0. E 0cca`4w m.3m -�aa)> c Uh m.. SNA p•Ca .gym. G C -d .0 C C U m N D} >' N C U E .° m U N m 8 3 3 a 8 M._ ,_ m°16 T c m ai .N ° E m O C m m L .O�G� m LOGO '����'Gd L•mC �=L. O.N 0 � tl0 a ar m - O m 2.2 _ w c a m a .ac ° a E o m .oc 12 = o E ao E v a � s a'ami eo o n c a v m _ m .0 a 6- o- 'Uy N C q .' .E N S w E o o h0 c'3 •O 3 ' d o s > a o o- c O a m; $ a 0 .o m o. ❑ x o s at1 y o o aY 2 = � V1Y2O'OC Q rGE°mom a O ` a L08 -o soaEo�M.2 a. .- E.3 a m o c v osms., «foo E +? a= o « x._av3'L'.°c°v��to as.s .off u`.'VflO--Vol -S_u.-c0-o ac a: - 1-117 -E- 2 66 O r E, I 1-118 =1 o Y,n E Z1 t _ -A-3: 2 -I N ns j2 w v.Eo C C iF > ts Cf -7. 5— 2 .512I.o -m =a '.1 'o f 4, 2. 3": ti o o :E E lo I. E E I 1-118 K I R 2 0 0 ca a) E.— E 0 0 —cu N >0 w a) 0 E-- E 2 0 3: 0 0 0 M -Z E dm :E m "m �v (D E 2 A me cu M 2 0 0 a) — 2 2 0 0 0 E ID -6 CL E 2 E 2 (,D 0 -51 0 E�: , 0 m -20ma) CoCO 0 0 O:E 0 m E n - (WD Z 0 �O 0 .2 mw -a, V) 0 m Oj C14 -0 '6 eD -,4E a 0,; z 0-5 m 0 (D o ' z T,u E- E 0 -E > 0 16 '6 E >0 E :?dfE o 2 0 ,F 0 m 45 - 2 ca C , 0 CU U= a) o < 62 0 R 2 fD 2 IL 0 0 2 w -le C, a,ca E ° 0cn - . m 0 3 Of F- 1-119 ic -N J. E o I ow -5 7F 2 E o tp o o iz vo 3 E Ec 'E o o. j: E Sol G m s ta 6 -E =49 2 E lol > o 79 �m g . ig R o on o Zo 'm mw o o o lw f > E '1 72 E :5 E E E E :2 '2> -6 'z A 2 1-119 •� O. Q O x 'o .o o 0 o o c 00 o c d — E o d r A v vd o 9�'va v rro m +.c. d c a3v3�cE � -. __ 1 -120 ua wOw H y 5 = = o ,';; s«°. m o m - E vi •C .a n.�-o 3 o E a 9 w ` ° m a m a a o.' E w a y w cJ3° _ `m Ew�,m R - �.=msxu . Y. O Ew •u 3' n a end $ bp -d V C 3 pq-..0 y - •a� v o F - c N o a ro �. V y V v E 45 xv. V cbo o °�°It u '3� 0 1-122 rn m m r LA •= N y T .off=er -o E o o O �. m L .55 C Q w G 30 } N Al p pn:Z'.m LAJ E+ mms�w R N N •.; �. 9" q� c s m N S C 5 4 O m N m m Oi J�E E m .. Ejto 'E U .. a v > o a p m� —21 m w L m v Q= Z• n a n d � v o Q ° m d D; y W v o 0. m OE Z 3 � � m � m�mmE'��:� o w a o »- p m m E' o m m V "d =0 .•o Ew m N 0 3 .c'ZIx.mc R N Vi p 'C E w °o E Q .0 m IO w0 v Y d' Y upi 3 na°o m s s o o :2 m o o o' o .o o w c a a 3 0 ,r _ E vwmi °nom - _ _ o o 3 r Y w—� m N n 3� W� D 9 'm0 o C O No, 9 a- .y E 0 0 $r° o m °c u 3 E > _ c >== a>i v r m` 1-122 1-123 q m m O v v O lk " O O K v O p n v mo Y 4 Q c N m S cL GT N m £o H m d p i N i` p•o 'm �. _ �' aE�� Sid m u � ` 6 0 � 41. '^o � O � —-2m t I -" Vis. t" e O c o ti .+ O = � 1-123 m O v v O lk " O O K v mo 1-123 `m r u � 9 oo c'v > aYn c ,6 m � `o E, —Q - oan m o c y a m o o m ° _ y v a o Vis.. m a c N o w o r ° w m > i E = — u a° c =fib C@ h Ot9 � m•�o•a h o:c.,E, .aC v� c a � 'O `a m d 9 H yr QD a.� v T m M'o m m 4. m G Y as u � 9 ,6 m ° 3 v vo u c > i E = — u c m o v 10 T a 3 m G Y as N 9. a Fa.O Y c - o E m LLa '501 Y� _ 1-124 9� 7 c s — V n E E 3 � o c u o � u a u � o w a m s a u >� m E o m c s� v a�f J2°Z c � <r v,y ry ° p a•° � v m v O O y d va O - Y a E = Cl N tp Y °- E o O ° E q o m µ 0 � m E a ` � ae Qi C :'E t w •6 dm E ` 8 moo, v o a ov V,�vo z .. _ a ci v 1-125 — V n E E 3 � o c m c c o O - Y T = O ° E q H µ E a ` � vEi a � '� :'E t w •6 dm 91 i- .. y c a m .0 •a o m x a x 9. N b a COY C_ 66 O O U N w IE `m .. a _ m o 1-125 1-126 4 oa� oN a� L a a �3: Es osN .aa E O vo .vo E = �' m N p'- o.m COs �"R sem' y °;.`a°Cf p p E w 0 0 O 45 .azvnY'`6E N — y , 45 E OU 0 3 _ M o,o `^o o > o y ma �_ f. E = s 3 c o v x E s _o •+t` �zm a.: a'cca°y' `°LL m''''�- m z o ¢ a u S= ;5 a. ci 12 aw— 76 a a LL 1-126 oN a� L �3: Es osN .aa E O vo .vo E p'- o.m COs �"R sem' y °;.`a°Cf 0 0 O N° 3 .aro 0 3 _ M o,o `^o o > o y = s 3 c o v x E s _o S= 3 jj > a >_ 43 s � a•� u s �.o c `o � m -E °' y m hoc °".E � s w m "��a,. .� a .q 'y'.� y �3 n'£. •3 °�y E�Q��� Ey �.c o.� ami v o o E o a c f o 3 3a° o Q, o a E o 3 '6°'Za.�aw- E 30, '"� 3 •o � = o °y' 'ecu a syr s a y �. V E u`. Sc � .`�c $ '3 � 'c E v a s. a`p v � � •s•• � c a• N y m •O = q1 y `o o f y s a c y0 s u a — w - O a"Ca+ i o % S mp N _ - ' S O. L uai •p E Y £ •• Y a a� o. x o� _° E ,m, v o o c o m "�. 3 o o > a a m - �E 1-126 Q !9 u 2 OE lZ 45 kill u 2 Z 0 M Z 0 0 7E- 1-127 lZ �i Z 0 M Z 0 0 7E- 1-127 5.1=0 o o S5 V Ts 1-128 0 0 o o S5 1-128 b0 O O T. ti .c 3 _:2 v E o° os o .c o E E °' v a 3 .. :c m"L" T�Ys N c c o m a E a c E os aci 4I i N �n U m s E >z a o c o m o ° a-2 y > N v¢ O Y .c -E E ms. s ,,., a w v v. y o•. v, U \ �, L C Y N O ON E:U p p¢,� 02 E .. � �61. L i +°+. N •�. .. [p �. W .� m a...m tU y � .. :T' N � y o m s ms u v O 02 t4 t 0 00 O o >- o moa E3.. °�oawo� mvvo TC o"v mm c o c 0.3 s c 3 °•. _'15 : v s v s 0a�m-c3m y v v cin •' - N c m fJf�i.C"''"�. 'C '%4 C 0 s+o c� _n Tao o s ?.c c E E�vo o.� o:�.aEc'o m 'vc ao� m - o a �6n 0 Easo'vE .oao�G � c o >>z 5,c m Es 1-129 E e 9 4= �m m m o O ? a ° m. E ° o o m s E ov S a o. n T w. 0z � -g- 3 o. a« E dLL O a C r tO L a ..v a L £ v d -_= H a _ c a oot w u O O m a ro a a m i o. N 'O. E _ a3' a E t uv J o v v� o•E� 3 a wmss =c 7g !o ." 3'r' o na n c �i 3 0 �m m m o O ? a ° �m o O ? a ° E ° T w. 0z -g- 3 a EE�8 o. N a s Q a o. Eal ,a a v.snY 1-130 u bl E E o £ n •ti, °A •d.. P. yo`w u ..� C6 a co _ a O m N b� � VCtb •O °-K � mom' m .`�.� 'E o N Pi $ o C �i FV.KJ N ' £ O ED" u- 20 o a 42 'G m 'o o ` O °c° 3 0 " n. �a �o .n. b•d v ,t; A .O �.O D O C ..•�G '° £ . c .�. ° m a ° > °�' o a m D N Oi `° '° •m fl_ b0 ' v O m ,' g. 2,34 Z " N G T'6 L'1., G w .m a . o ° c :w .ty •ay V A. O � din"o T'.E o: o >. `. o� s .c .E C°i�:"o:y4«v��^rc b� m . G o•�a;. w _ Pn :: C > W m o � E E o £ n •ti, °A •d.. P. yo`w u ..� •," a co 41 � a O • � t c a O 'O o C �i FV.KJ N ' m Y v 4 m LO � c _ o y w AF E o 3 n9 4 a ou° c E«�� „'E wa� as o3 a'—_u�-43 1-131 ro ro"o ?r .O. •� 'ar-,v � �y u y e�+ r1"i � w a y� .. � o � O *SS � m •G.: °� �J ' 0!-. £i a to .GdO O H ti •�'' R G` ro M ? ,� ,� � GO p � ° '� � � y 9 #e � ° as' as ,� � a a o .� y " '� � .'u, � � •� 3 `°"'� y�;�. �' oro. � - «4 :p '�."� � �Ci x`44 •��G� �"o°w �� H , � .:` � art° .°�' i° w ... •e 3 ,. ",a, n, v '� �' q �, v •� G ° .'oc ° oa. a 5.oaa a a� v�aG.o to "a G v' 'NG o o u 9. a. a a v vv w en[ v o v'10- w a 3 C,42 c > o m nx o .. :❑^ 8 x, a' u ° Rt m a; - C1 n 'o 4 qq-G A Cw ' G a o p G o ,� o •9*l• p,, aC ° u g S O ro A• r: �+" o +x7 .w "S Rn "tJ roiG ,'G P. of .� �� a m C>} a T1 tiL' o . •cE' -o' 12 °c c o c v +°' m m $..•57 N.. vi - w tf a. o •O w. E o m3 0..3 o o ° m:Gd to� v�3ob �� a a o av �� a va >'c'o•O a¢aa.. to, 'a 'tch ', G G > 577y'� o .0 .-•� v E o ,,, L• 5i " o.>','-. .:' P,"v .. a. o ° aM n o'L a •3' °.v c5v b P, v v,�mov �0 3oE� c0 v:3 ¢ L o N o as a..y t o °o, w 'E •� . � � - "- � o � . a ° � � > > .° V W � E � -o a .° 'O � o� � G 3 '�. N 4 � �: u t5 o co 3 o a o s o a a:. v. a� .^E nG,o $ �:� y V 'r❑' �, � a ° a .0 t � C "6 ° w p>'R ,�,h. •� Ry ,p o `a �. �: Pg" C 4° •�, ON N o C L w ;at - � G P, ro "� �, •�: . c5 ,+'`y van°v.a o Ep, c'av°caoo oom v.Ea• up.•GS t Lm v.DEoo a °m o s. p, v ..o ,o'% O Nor a'G c ,no, ¢ � � .o o - Gd � �- �. � 3 w ° c o o ° ,° oe' r •E° o a o m o o GoG" cc `° a-�. �� ,n 5` ° �. .o .o . .° p , _ o 'o ¢ c: .a o o m v . P. ^ p..;b0 .� � o o •° A ,�: o qp:q: P• >. 3 ~ - .� o E E °qO �" v v ° o .., ° E o c a . ,.cj .cs _o .`° •�'' A, -0 Es c. ° c °=.o a'C a..w``� s o d v :e c ¢ .,a s m P •.G�. o � :G m ^o `� ao�'� o. o, �ri as y 'Q. E 3 m.�_a 3 ,� F��� vq v h 1-132 abo 40. Q0 O� � O � ., O 6q , ''�•'" .0 ate+ � G RS a �'p.: . s'fiOCW '+ '� �j.µ O t6 vo or o �o- � g-�� •�s w2°�. va. �dnro4a�� 5 m °:mom $ro orow tio:o� a o'm - •a��g � o .G Ti ' rd A.° ii'�°°qq^� ''.,.»� '� " $ moo{ •G'. ro T �obi � :. N .. : '�� � N�y:'td Ri� a+i .: N .. f+I q• u'� 'N �..C�.t6 w _ 'tea ro p�EH a mm 1 — 133 'I'n W N .0 >r "C '• .° ':'• ` E 75 W > c = w u °? i0 •O ° .0 acwo o.°_. a• Ev. .cc3 s-j6c .. �Yr y .p �' - z' - ' � •O Y v aci " 4 a c o c o. o .o p s3 a c °_' " c E a o> 3 > °.s EvC Fc"x•ca O 6 a •° 30 t O U ° wW �p ._ � N O. a •O. �-ap .0 +s+ �'G Y D^ C.°J 7Zj O p CO M 2 W >. G. O •II G Z> u •� .D p .° » O C m �+' U =O V _ m y p> y y ebb .QO=O'A0,.90S NL v��_6 U0. 'O �V O.°CC E A.y X T N N d ry' C �} -6-0 V O 4 9 O° a Q O .s 1 h Y m �= N. N Y((ro C O :Y C O Cg o N O G_ R , }, ++ a+ ° O . W =i. v » O C p• E t� 'to bq �.. a y E -O .p°C �' :. 9 o;Ei oas ,°, v o ca c zi ,cv°co vc3U,�c ay.°c .>coo O ' N C a g 'O "�' ?.> > .,C C C N ' V >• N C. N N o m a •°c'3 3.ov 3..-iE tSN _ c .c •-` ° 'm » a c v c m "o >' o a `c 3 c c b° " -2- °." m .o o f O �. p_ c o» w A , o >@. v c o» 0 L. L. E v c" . •� ..c o c v :a v •3 . o ,No•c vs. 'C _ s `° o.c'°Q�E,�or abo 40. Q0 O� � O � ., O 6q , ''�•'" .0 ate+ � G RS a �'p.: . s'fiOCW '+ '� �j.µ O t6 vo or o �o- � g-�� •�s w2°�. va. �dnro4a�� 5 m °:mom $ro orow tio:o� a o'm - •a��g � o .G Ti ' rd A.° ii'�°°qq^� ''.,.»� '� " $ moo{ •G'. ro T �obi � :. N .. : '�� � N�y:'td Ri� a+i .: N .. f+I q• u'� 'N �..C�.t6 w _ 'tea ro p�EH a mm 1 — 133 - U A ..o v. N a m ° ca m a V h v F •- u E o � v 75 F s > i p � N 0, o� c •. q v' u c � > V m •O q n .eo - s 3 x a°°. .m o s oaw .�o�'m pyo New -a ID '" m n o. •_ E q o a _ ° O O T G °O y "6 4 O N b➢ =" T s 3 OM u �v b0q E y c ai o G u a" o o -°w •� a a ,° m o 3 a o w. o 0 3 E P •a o '- E d L °.acgmv•ov °v o o s n` .ac Y `v $ Y c > E •� o v E E ��°, s ,"• � 'cua -. � 'y, d� m o c� m .n .v 3 a 1p a Gms v•-o�t E w o-°> c c o `s c'as sa., 1-5 w v �-°- °0 3 ° 'o w v.. ,.� 3 q +. S' � E � m s > � •m � ma � i ,,., Q �. a .. ,- •o .y a.o ^>' m E .6 m. .L o a c'' ,C 3 .Q.° ws" .° z 0 c �� o'_ a c 8-5 2-2 j.m ° 0 3 y o.os a c 1-134 > o > — E z v o. o m 0 Prbom o a0i a""i '* ai R, '� 'C c,.. %„ •tnf't p C p° v vi rb O O 9° w1� O m cd '° 9 `�.. � � '� a � � •�.. O..api o F" � ti � .m" cG �. Q1 T-i � 4 N ,�,� W +-� `5 "N ✓? '� F4 �+ C+. b v 8ai �•, 4 o a0i p .p ' 'w 4 v. bn'� ai CI >o cd 'O H O y v •+ 'd bll to v :w o o.O O m x'I+ O o U o,n. ° wo'" *'� •.G. Ot 'a d s, sp cd O "'� O ai �7 R. cn w °. b ' d Gam. 4-; Ora �M"o �'� N [�q'(�'—�.v"�� b ti o a o Q G nq3 :�.�0•i-.4:'..gyo." "000 0�'°° .`�R349:z 4. o ,tS. P� ~ .2 •�5. o "::1 >`a, o .� •�.ro °a '� b ro o'er N � Q,. w°O. aoi o G G A.A. �•���'+'�.H �,�m�s-y eta -,�., ��'�o�'<j.g3 p zn.� X . • E .v "cC� �'C� C4Gb`�� O.N 'm � �-:�. �y O y •�^ R o o �'' .° ° H.r•+'^.H <d r'4 N�—f b- •S H 1-135 A o a .r G C E � 30 @ m s p N E. A >i c o O m no g ,.. c o 0 �> v w E V a >o�9v t o N a o � ss m oy C a os `o. m Q .a. +• .� .Q vNi o c o 0 '�. n � � n .� m. N �Q V O o " - >v s •> mV „Q w `- O o° _ a o E o E m a tD O E•>. *'.c v y - ms s o w .o -o m o'- c •� o ..� o -- � _ c - m 'C •O ,� U +. w O y CN N= j fl O n v "S N D- C O C u vsv>� 136 is o zo o.'o a h H n`.�2 1-137 0 ' vis '. p E H� - m� o Y E .a m:.3 = v •o Ln Rt a . N U Y � s 2 opo C O m Cf rn mpa 'm if3 c u . c o H E _ O —",5 ami _ o E N O m G N O " � E � L -• `v u- o Oam o v° m N. 'mwgs `v �. �Z. E s m= -�£ V 2 1-137 '. p E N E .a m:.3 = v •o E" a o.o Y � m Cf _ " � E -• `v u- o v° m N. m `v " E oez E s m= tEE � �aar.E v y-... } � � a _ •oa a. .' � � ¢ ..:a s � s o _ o m � y w 613 Z5 6 V�� Wao•� o m3�co� s E' .v .c� .c a' Wv o a m .s ... _». vs=i 1-137 1-138 C o s v % ° fo z E m o« c o s- = o ,°. oc m °c c- c= n V °� m m > m W E N O C o u o m E E. sz .� S. 9 s IS v¢ v ry a 3.9 c a u v� �e u° m � •• 0 o a ° a 3 'u m o= Y d > N 72 E a= E a y C it 2 N C N O« u 6;t C V p. O:R .°'c n o _ 6�= - _FG s a H C -+mc. o o c z d c 1-138 C o s v ° fo z E m o« c o s- = o ,°. oc m °c c= n V t a p O m W E N O C 2n w_ m :5 ts E. sz .� S. 9 s IS v¢ v ry a N 6 1-138 _ yr o a� E9 m O E Z o o s E s '3 y _ 3 E N y3 w a v 3 2 9 C o M y 3= w E a o = y - E E m c c c H a m z m` > a c x Y xi a ° 3 - O w 0 m „ v'C n.E% °2 o o .Q 3 o a E- m o - > E a a F.§+. Z o a d. rG m 9 °1 om O } E Z o o s m Ec C a E N y3 w a v s o m y 3= w E y c Aw o 5 E a u a a m c c H a m m` > a c x Y xi m > N T E SP o v 2S, C w 0 m „ 1 - 139 LU LLJo LL LZN O In N uj uj IL ®. Sa{ N t d L69 CO 9< CO CL an. m �r I- co w o Ca O CL ,o 13 c � ti 0 'a Lb as m U r� c cm c LU -gi 1E LU w 0 UJ a C? c _ ® �• ° as o> _ 1 p . UJm uj v �.... d �- 0 � a c s 0 0 CD IM `- µ r .N uj IL m �r I- co w o ti m �r I- co w o c�uj UJ 3 UJ cn o L uj L M to t® t- C± 0 �a 0 a a � a� t g -a 4t � m c�uj UJ 3 UJ cn o L uj L M to t® t- C± �a a a � t g L M to t® t- C±