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HomeMy WebLinkAboutCSD-11-111 - 342 Mill Street - Report & AttachmentsS~a~F Re opt I~TC~~nT~~ CommunrtyServicesDepar~men~ www.kitchenerca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: September 12, 2011 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Katie Anderl, Senior Planner - 519-741-2987 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: August 23, 2011 REPORT NO.: CSD-11-111 SUBJECT: DRAFT PLAN OF SUBDIVISION 30T-11201 DRAFT PLAN OF CONDOMINIUM 30CDM-11207 2066592 ONTARIO INC 342 MILL STREET SU6JECT Figure 1: Subject Site - 342 Mill Street EXECUTIVE SUMMARY: The Planning Division has received applications for a plan of subdivision consisting of 75 lots and a common element block, and a common elements plan of condominium comprised of a road with visitor parking spaces, a parkette, hazard lands and a noise and derailment berm. The subject site is located at 342 Mill Street as shown on Figure 1 above. The applicant is proposing to construct 75 townhouse units which will have freehold ownership. The proposed draft plan of subdivision is required to create the future common element blocks and the lots which will be tied to the common elements. This site was rezoned in 2007 to permit the proposed uses, and a site plan has been approved in principle for this site (SP11/040/M/KA). 1- 1 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca RECOMMENDATIONS: A. That the City of Kitchener pursuant to Section 51(31) of the Planning Act R.S.O 1990, Chapter P 13 as amended, and delegation by-law 2002-64, grant draft approval to Plan of Subdivision Application 30T-11201, in the City of Kitchener, for 2066592 Ontario Inc., subject to the following conditions: That this approval applies to Plan of Subdivision 30T-11201 as shown on the plan prepared by Weston Consulting Group (last revised August 23, 2011) and as shown on the attached Plan of Subdivision prepared by the City of Kitchener dated August 23, 2011, which shows the following: Lots 1 to 75 -townhouses (75 units) Block 76 -driveway, parking and open space (common element condominium) Block 77 to 78 -parkland and open space (to be dedicated to the City of Kitchener) Block 79 -road widening Total - 75 units 2. CITY OF KITCHENER CONDITIONS: 2.1 That the SUBDIVIDER shall enter into a Standard City Residential Subdivision Agreement which shall include PART 1, PART 5 and PART 6 as approved by City Council, respecting those lands shown outlined on the attached Plan of Subdivision prepared by the City of Kitchener, dated August 16, 2011 and which shall contain the following special conditions: Part 6 -Other Time Frames 6.10 That the SUBDIVIDER irrevocably direct its solicitors and surveyors to register Plan of Condominium 30CDM-11207 immediately after registration of Plan of Subdivision 30T-11201 and prior to any interest in any lot created by the plan of subdivision being conveyed or the subject of a charge to third parties. Any conveyance of charge/mortgage of any interest therein made after the registration (other than may have existed prior to the registration of the Plan of Subdivision) of Plan of Subdivision 30T-11201 and prior to the registration of Plan of Condominium 30CDM-11207 is null and void and of no effect. Anyone who purports to acquire any interest in any one or more of the said lots after registration of Plan of Subdivision 30T-11201 and prior to the registration of Plan of Condominium 30CDM-11207 is bound as successor in title to the Subdivider to convey, free and clear of encumbrance, the same to the City of Kitchener or to a person including the Subdivider as directed in writing by the City of Kitchener. 6.11 The SUBDIVIDER agrees to include a statement in all Offers to Purchase and Sale Agreements that advises: i. that the home/business mail delivery will be from one or more designated Centralized Mail Boxes. 1-2 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca ii. that the subdivider be responsible for officially notifying the purchasers of the exact Centralized Mailbox locations prior to the closing of any home sales iii that the location of all centralized mail receiving facilities shall be shown on maps, information boards and plans, including maps displayed in the sales office(s). 6.12 The SUBDIVIDER agrees to include a clause in Offers to Purchase and Sale Agreements for Lots 1 - 23 that indicates that the private amenity space area for these units is strictly limited by the boundary of the Floodway. The clause shall specifically indicate the depth of the private amenity space for each affected lot and shall state that buildings, structures, decks, fences, pools, hot tubs, sheds, etc, must conform to zoning by-law regulations and in no case may be located beyond the property boundary within the common element (foodway). Wording of the proposed clause shall be submitted to the satisfaction of the City Solicitor. Further, the SUBDIVIDER agrees to provide all purchasers with a copy of the approved site plan for the subject lands (SP11/040/M/KA) to illustrate the setback limitations, and a copy of the Floodway Delineation Plan. 6.13 a) The SUBDIVDER agrees that no building permits shall be applied for or issued until satisfactory arrangements are made with the CITY'S Chief Building Official to install adirect-to-fire alarm monitoring system for each and every dwelling unit. Satisfactory arrangements shall be the submission of drawings showing the hardwiring in each dwelling. b) Occupancy of each dwelling shall not be permitted until the CITY'S Chief Building Official has confirmed that such system is operational. c) Such system shall be maintained and remain operational in perpetuity as a responsibility of the homeowner and this condition shall not be released from title unless and until the CITY Solicitor is notified by the CITY'S Fire Chief that adequate protection is otherwise provided and the maintenance of the system is no longer mandatory. 6.14 a) The SUBDIVIDER agrees that no building permits shall be applied for or issued until satisfactory arrangements are made with the CITY'S Chief Building Official to install abuilt-in sprinkler system for each unit to be constructed beyond the maximum 150 metre fire route length as calculated in the Emergency Service Policy, as a further fire protection measure. Satisfactory arrangements shall be the submission of drawings showing the built-in sprinkler system in each dwelling. b) Occupancy of each dwelling shall not be permitted until the CITY'S Chief Building Official has confirmed that such built-in sprinkler system is operational. c) Such built-in sprinkler system shall be maintained and remain operational in perpetuity as a responsibility of the homeowner and this condition shall not be released from title unless and until the CITY Solicitor is notified by the 1-3 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca CITY'S Fire Chief that adequate protection is otherwise provided and the maintenance of the built-in sprinkler system is no longer mandatory. 6.15 The SUBDIVIDER agrees to include a clause in all Offers to Purchase and Sale Agreements that identifies the presence of direct-to-fire alarm monitoring systems and built-in residential sprinkler systems (as applicable) and the requirement that these systems must be maintained, and must remain operational in perpetuity as a responsibility of the homeowner. The working of the statement shall be to the satisfaction of the CITY's Chief Building Official in consultation with the CITY's Fire Chief. 2.2 That prior to final approval of the plan to be registered, the SUBDIVIDER shall fulfill the following conditions: The City Standard Residential Subdivision Agreement be registered on title. 2. The SUBDIVIDER shall submit copies of the final plan for registration to the CITY'S Director of Planning and shall obtain approval therefrom. 3. That the Plan of Subdivision not be released for registration until such time as all of the conditions of draft approval of Plan of Condominium 30CDM-11207 have been met to the satisfaction of the CITY's Director of Planning. 4. That the Plan of Subdivision shall not be released for registration until such time as the Site Plan Application SP11/040/M/KA has received final approval and building foundation walls have been constructed to the satisfaction of the CITY's Director of Planning and the CITY's Chief Building Official. 5. The SUBDIVIDER agrees to commute all local improvement charges outstanding on any part of the lands and to pay all outstanding taxes on the lands. 6. The SUBDIVIDER shall install within the subdivision any required geodetic monuments under the direction of the CITY'S Director of Engineering, with co-ordinate values and elevations thereon and submit for registration the plans showing the location of the monuments, their co-ordinate values, elevations and code numbers as prescribed by the Surveyor General of Ontario. 7. The SUBDIVIDER shall make satisfactory arrangements with Kitchener Wilmot Hydro for the provision of permanent electrical services to the subdivision and/or the relocation of the existing services. Further, the SUBDIVIDER acknowledges that this may include the payment of all costs associated with the provision of temporary services and the removal of such services when permanent installations are possible. 8. The SUBDIVIDER shall make satisfactory arrangements for the provision of permanent telecommunication services to the subdivision and/or the relocation of the existing services. Further, the SUBDIVIDER acknowledges that this may include the payment of all costs associated with the provision of temporary services and the removal of such services when permanent installations are possible. 1-4 S~a~F Re opt I~ITCH~NE~ ~Q1I1PT]u111t~'SEP~I[~SD~pQ~'~~T?~Q"~' www.kitchenerca 9. The SUBDIVIDER shall make arrangements for the granting of any easements required for utilities and municipal services. The SUBDIVIDER agrees to comply with the following easement procedure: (a) to provide copies of the subdivision plan proposed for registration and reference plan(s) showing the easements to HYDRO, and telephone companies and the City, to the CITY'S Director of Planning. (b) to ensure that there are no conflicts between the desired locations for utility easements and those easement locations required by the CITY'S Director of Engineering Services for municipal services; (c) to ensure that there are no conflicts between utility or municipal service easement locations and any approved Tree Preservation/Enhancement Plan; (d) if utility easement locations are proposed within lands to be conveyed to, or presently owned by the CITY, the SUBDIVIDER shall obtain prior written approval from the CITY'S Director of Planning or, in the case of parkland, the CITY'S General Manager of Community Services; and (e) to provide to the CITY'S Director of Planning, a clearance letter from each of HYDRO and telephone companies. Such letter shall state that the respective utility company has received all required grants of easement, or alternatively, no easements are required. 10. The SUBDIVIDER shall erect and maintain a subdivision billboard sign to the satisfaction of the CITY'S Director of Planning. 11. That an irrevocable undertaking irrevocably authorized by the SUBDIVIDER has been obtained from the SUBDIVIDER's solicitor and surveyor to register Plan of Condominium 30CDM-11207 immediately after registration of Plan of Subdivision 30T-11201 and prior to any interest in any lot created by the plan of subdivision being conveyed or the subject of a charge to third parties. Any conveyance of charge/mortgage of any interest therein made after the registration (other than may have existed prior to the registration of the Plan of Subdivision) of Plan of Subdivision 30T-11201 and prior to the registration of Plan of Condominium 30CDM-11207 is null and void and of no effect. Anyone who purports to acquire any interest in any one or more of the said lots after registration of Plan of Subdivision 30T-11201 and prior to the registration of Plan of Condominium 30CDM-11207 is bound as successor in title to the Subdivider to convey, free and clear of encumbrance, the same to the City of Kitchener or to a person including the Subdivider as directed in writing by the City of Kitchener. 12. To expedite the approval for registration, the SUBDIVIDER shall submit to the CITY's Director of Planning, a detailed written submission documenting how all conditions imposed by this approval that require completion prior to registration of the subdivision plan(s), have been satisfied. 13. The SUBDIVIDER shall dedicate Blocks 77 & 78 as parkland and open space and Block 79 as road widening to the CITY by registration of the Plan of Subdivision, if not already done through the approval of Site Plan SP11/040/M/KA. 1-5 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca 3. REGIONAL MUNICIPALITY OF WATERLOO CONDITIONS That the SUBDIVIDER satisfy the following conditions to the satisfaction of the Regional Municipality of Waterloo: 1) That the Developer agrees to stage the development for this subdivision in a manner satisfactory to the Regional Commissioner of Planning, Housing and Community Services. 2) That the subdivision agreement be registered by the City of Kitchener against the lands to which it applies and a copy of the registered agreement be forwarded to the Regional Commissioner of Planning, Housing and Community Services prior to final approval of the subdivision plan. 3) a) That the Developer enter into an Agreement for Servicing with the Regional Municipality of Waterloo to preserve access to municipal water supply and municipal wastewater treatment services prior to final approval or any agreement for the installation of underground services, whichever comes first. Where the Developer has already entered into an agreement for the installation of underground servicing with the area municipality, such agreement shall be amended to provide for a Regional Agreement for Servicing prior to registration of any part of the plan. The Regional Commissioner of Transportation and Environmental Services shall advise prior to an Agreement for Servicing that sufficient water supplies and wastewater treatment capacity is available for this plan, or the portion of the plan to be registered; b) That the Developer include the following statement in all agreements of lease or purchase and sale that may be entered into pursuant to Section 52 of the Planning Act, prior to the registration of this plan: "The lot, lots, block or blocks which are the subject of this agreement of lease or purchase and sale are not yet registered as a plan of subdivision. The fulfillment of all conditions of draft plan approval, including the commitment of water supply and sewage treatment services thereto by the Region and other authorities, has not yet been completed to permit registration of the plan. Accordingly, the purchaser should be aware that the vendor is making no representation or warranty that the lot, lots, block or blocks which are the subject of this agreement or lease or purchase and sale will have all conditions of draft plan approval satisfied, including the availability of servicing until the plan is registered." 4) That prior to final approval, the Developer provides the Regional Municipality of Waterloo the necessary funds in the amount of $600 for a new transit shelter pad, $1,500 for a transit landing pad and $6,266 for a new transit shelter on Mill Street. 5) That the Developer enters into an agreement with the City of Kitchener that the Developer is required to ensure that all Units shall be fitted with a forced air-ducted heating system suitably sized and designed to permit the future installation of a central air conditioning system by the occupants. 1-6 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca 6) That the Developer enters into an agreement with the City of Kitchener that the Developer is required to comply with all of the vibration mitigation measures for Units 17- 23 inclusive and Units 46-55 inclusive as identified in Appendix `C' of the Rail Noise and Vibration Assessment entitled "Environmental Noise and Vibration Impact Study- 342 Mill Street Subdivision City of Kitchener", prepared by dba Environmental Services, dated August 2011. 7) That the Developer enters into an agreement with the City of Kitchener that the Developer is required to construct all first floor bedrooms and living rooms in Units 1-5 inclusive, Units 17-23 inclusive and Units 46-55 inclusive with special window glazing as indicated in Table 11 of the Rail Noise and Vibration Assessment entitled "Environmental Noise and Vibration Impact Study- 342 Mill Street Subdivision City of Kitchener", prepared by dba Environmental Services, dated August 2011. 8) That the Developer enters into an agreement with the City of Kitchener that the Developer is required to construct all exterior walls facing the rail line for Units 17-28 inclusive and Units 41-62 inclusive with an EW-5 construction brick veneer or masonry equivalent. 9) That the Developer enters into an agreement with the City of Kitchener that the Developer is required to ensure that the following warning clause be included in all offers of purchase and sale, and/or rental agreements for Units 17-28 inclusive and Units 41-55 inclusive: "Due to its proximity to the Canadian National Railway, projected noise levels on this property exceed the Noise Level Objectives approved by the Regional Municipality of Waterloo and the Ministry of the Environment and may cause concern to some individuals. Moreover, this dwelling has been fitted with a forced air-ducted heating system suitably sized to accommodate the future installation of air conditioning that will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the noise criteria of the Regional Municipality of Waterloo. (Note: The location and installation of the outdoor air conditioning device should be done so as to minimize the noise impacts and comply with criteria of MOE publication NPC-216, Residential Air Conditioning Devices.) 10) That the Developer enters into an agreement with the City of Kitchener that the Developer is required to ensure that the following warning clauses be included in all offers of purchase and sale, and/or rental agreements for all Units: Warning: Purchasers or tenants are to be advised that Canadian National Railway or its successors or assigns have an operating right-of--way within 300 metres from the land subject hereof and there may be alterations to the right-of--way, including the possibility that the Railway may expand its operations, which expansion may affect the living environment of the residents notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the subdivision and individual Units, and that the Railway will not be responsible for complaints or claims arising from use of its facilities and/or operations. 1-7 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca Purchasers or tenants are to be advised that that Light Rail Transit may be utilizing the adjacent Canadian National Railway". 11) That the Developer enters into an agreement with the City of Kitchener that the Developer is required to ensure the following relating to the safety berm and noise barrier combination: (a) The Developer shall design and construct a 4.0 metre noise attenuation safety berm and barrier combination (2.0 metre safety berm and 2.0 metre noise barrier), at its own cost in accordance with the Rail Noise and Vibration Assessment entitled "Environmental Noise and Vibration Impact Study- 342 Mill Street Subdivision City of Kitchener", prepared by dba Environmental Services, dated August 2011, the Canadian National Railway Requirements for a Principal Branch Line, dated June 2008 and The Regional Municipality of Waterloo Implementation Guideline for Noise Policies, dated July 1999 to attenuate noise for Units 17-28 inclusive and Units 41-55 inclusive. (b) Prior to commencing construction of the noise attenuation barrier, the Developer shall prepare and submit a Noise Barrier Design Report, in accordance with Section 7.2 of The Regional Municipality of Waterloo's Implementation Guideline for Noise Policies, dated July 1999 to the satisfaction of the Region. (c) The Developer agrees that construction of the noise attenuation barrier shall be completed within one (1) year of the issuance of the first building permit for Units 17-28 inclusive and Units 41-55 inclusive. Upon completion, the Developer shall submit an Engineer's Report certifying the noise attenuation barrier has been constructed in accordance with the approved design and all applicable Regional standards, to the satisfaction of the Region. (d) Upon receipt and approval of the Engineer's Report received by the Region, the condition in this Section may be released by the City of Kitchener. (e) That the Developer or Successor Condominium Corporation agrees to preserve the function of and to maintain the noise attenuation barrier constructed upon the lands. Pursuant to this Section herein, the purpose of the noise attenuation barrier is to attenuate noise from the CN rail line. The Developer or Successor Condominium Corporation agrees that the City, through its employees and agents has the right to enter onto the lands to inspect the noise attenuation barrier. The Developer or Successor Condominium Corporation agrees to repair or, if necessary replace the noise attenuation barrier. Should the Developer or Successor Condominium Corporation fail to repair or replace the noise attenuation barrier upon receipt of a written notice from the City, as the City deems necessary, the Developer or Successor Condominium Corporation agrees that the City may undertake such work upon the expiration of the time set out in the notice. If such work is undertaken by the City, the Developer or Successor Condominium Corporation hereby agrees to permit entry upon the lands for this purpose and agrees to reimburse the City fully for all costs of undertaking such work. 1-8 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca 4. OTHER AGENCY CONDITIONS 4.1 That prior to any grading or construction on the site and prior to registration of the plan, the owners or their agents submit the following plans and reports to the satisfaction of the Grand River Conservation Authority. a) A detailed stormwater management plan in accordance with the 2003 Ministry of the Environment Report entitled "stormwater Management Planning and Design Manual" and in keeping with the Site Grading and SWM Plan (revised August 12, 2011, prepared by MTE). b) A detailed Lot Grading, Servicing and Storm Drainage Plan in keeping with the Site Grading and SWM Plan (revised August 12, 2011, prepared by MTE). c) An Erosion and Siltation Control Plan in accordance with the Grand River Conservation Authority's Guidelines for sediment and erosion control, indicating the means whereby erosion will be minimized and silt maintained on-site throughout all phases of grading and construction. d) The submission and approval of a Development, Interference with Wetlands and Alterations to Shorelines and Watercourses permit from the GRCA prior to any grading or construction within the regulated area. 5. CLEARANCE CONDITIONS That prior to the signing of the final plan by the CITY's Director of Planning, the Director shall be advised by the Regional Commissioner of Planning, Housing and Community Services conditions 3.1 through 3.11 have been carried out to the satisfaction of the Regional Municipality of Waterloo. The clearance letter from the Region shall include a brief statement detailing how each condition has been satisfied. 2. That prior to the signing of the final plan by the CITY's Director of Planning, the Director, shall be advised by the communication company that Conditions 2.2.8 and 2.2.9 have been carried out satisfactorily. The clearance letter should contain a brief statement as to how the conditions were satisfied. 3. That prior to the signing of the final plan by the CITY's Director of Planning, the Director shall be advised by Kitchener Wilmot Hydro that Conditions 2.2.7 and 2.2.9 have been carried out satisfactorily. The clearance letter should contain a brief statement as to how the conditions were satisfied. 4. That prior to the signing of the final plan by the CITY's Director of Planning, the Director shall be advised by Grand River Conservation Authority that Condition 4.1 has been carried out satisfactorily. The clearance letter should contain a brief statement as to how the condition was satisfied. 1-9 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca 6. NOTES The owner is advised that the provisions of the Development Charge By-laws of the City of Kitchener and Development Charge By-law 04-049 of the Regional Municipality of Waterloo are applicable. 2. The final plan for Registration must be in conformity with Ontario Regulation 43/96 as amended, under the Registry Act. 3. Draft approval will be reviewed by Kitchener Council from time to time to determine whether draft approval should be maintained. 4. It is the responsibility of the owner of this draft plan to advise the Regional Municipality of Waterloo -Planning, Housing and Community Services and the City of Kitchener - Community Services Department of any changes in ownership, agent, address and phone number. 5. The owner is advised that the Regional Municipality of Waterloo has adopted By-law 05- 080, pursuant to Section 69 of the Planning Act, R.S.O. 1990, c.P. 13, to prescribe a tariff of fees for application, recirculation, draft approval, modification to draft approval and registration release of plans of condominium. 6. The owner/developer is advised that draft approval is not a commitment by The Regional Municipality of Waterloo to water and wastewater servicing capacity. To secure this commitment the owner/developer must enter into an "Agreement for Servicing" with The Regional Municipality of Waterloo by requesting that the Region's Planning and Culture Department initiate preparation of the agreement. When sufficient capacity is confirmed by the Region's Commissioner of Transportation and Environmental Services to service the density as defined by the plan to be registered, the owner/developer will be offered an "Agreement for Servicing". This agreement will be time limited, define the servicing commitment by density and use. Should the "Agreement for Servicing" expire prior to plan registration, a new agreement will be required. 7. This draft plan application was received on June 3, 2011 and shall be processed and finally disposed of under the Planning Act, R.S.O. 1990, c. P.13, as amended by S.O. 2006, c.23 (Bill 51). 8. To ensure that a Regional Release is issued by the Region's Commissioner of Planning, Housing and Community Services to the City of Kitchener prior to year end, it is the responsibility of the owner to ensure that all fees have been paid, that all Regional conditions have been satisfied and the required clearance letters, agreements, prints of plan to be registered, and any other required information or approvals have been deposited with the Regional Planner responsible for the file, no later than December 15th. Regional staff can not ensure that a Regional Release would be issued prior to year end where the owner has failed to submit the appropriate documentation by this date. 9. When the survey has been completed and the final plan prepared, to satisfy the requirements of the Registry Act, they should be forwarded to the City of Kitchener. If 1-10 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca the plans comply with the terms of approval, and we have received an assurance from the Regional Municipality of Waterloo and applicable clearance agencies that the necessary arrangements have been made, the [enter title of person(s) authorized to sign plan], signature will be endorsed on the plan and it will be forwarded to the Registry Office for registration. The following is required for registration and under The Registry Act and for our use: One (1) original mylar four (4) mylar copies four (4) white paper prints B. That the City of Kitchener, pursuant to Section 51(31) of the Planning Act R.S.O. 1990 c.P.13, as amended, and By-law 2002-64 as amended, of the City of Kitchener, herby grants draft approval to Condominium Application 30CDM-11207 for 342 Mill Street in the City of Kitchener, subject to the following conditions: That this approval applies to Draft Condominium 30CDM-11207 for 2066592 Ontario Inc. prepared by Weston Consulting, dated August 23, 2011, and as shown on the attached Plan of Condominium prepared by the City of Kitchener, dated August 16, 2011 proposing a common element plan of condominium for 0.6867 hectares of land comprised of the road with parking spaces, noise and derailment berm and open space hazard lands. 2. That the final plan shall be prepared in general accordance with the above noted plan, with a copy of the final plan being approved by the City's Manager of Development Review. 3. That the owner submit a draft Condominium Declaration, for approval by the City's Manager of Development Review, containing the following provisions: i) That common element walkways, sidewalk, driveways and parking areas be maintained in a snow free condition and void of any obstruction 12 months of the year. ii) That the Condominium Corporation agrees to maintain the common elements in compliance with the site plan approved by the City's Supervisor of Site Development, for the life of the development on the common elements. iii) That the common elements may be subject to water, stormwater and sanitary easement agreement with utility suppliers and the City of Kitchener for access and/or maintenance purposes. iv) That home mail delivery will be from a designated Community Mail Box located within the common element portion of the plan. v) That a private contractor will pickup and dispose of all recyclables and other waste material from the common element portion of the plan. vi) That the Condominium Corporation agrees to maintain Common Element Block 1 in compliance with the Landscape Plan and Floodway Delineation Plan approved by the City's Supervisor of Site Development, for the life of the development. Further, the Condominium Corporation acknowledges that no alterations or 1-11 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca obstructions of any kind are permitted within these lands, including alterations to landscaping and grading, or construction of fences, decks and structures of any kind. vii) That the owner implement the recommendations outlined in the approved Salt Management and Reduction Plan with respect to the Common Elements. viii) that Units 17-23 inclusive and Units 46-55 inclusive include vibration mitigation measures as identified in Appendix `C' of the Rail Noise and Vibration Assessment entitled "Environmental Noise and Vibration Impact Study- 342 Mill Street Subdivision City of Kitchener", prepared by dba Environmental Services, dated August 2011. ix) that all exterior walls facing the rail line for Units 17-28 inclusive and Units 41-62 inclusive be constructed with an EW-5 construction brick veneer or masonry equivalent. x) that the following warning clause be included in all offers of purchase and sale, and/or rental agreements for Units 17-28 inclusive and Units 41-55 inclusive: "Due to its proximity to the Canadian National Railway, projected noise levels on this property exceed the Noise Level Objectives approved by the Regional Municipality of Waterloo and the Ministry of the Environment and may cause concern to some individuals. Moreover, this dwelling has been fitted with a forced air-ducted heating system suitably sized to accommodate the future installation of air conditioning that will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the noise criteria of the Regional Municipality of Waterloo. (Note: The location and installation of the outdoor air conditioning device should be done so as to minimize the noise impacts and comply with criteria of MOE publication NPC-216, Residential Air Conditioning Devices. " xi) that the following warning clauses be included in all offers of purchase and sale, and/or rental agreements for all Units: "Warning: Purchasers or tenants are to be advised that Canadian National Railway or its successors or assigns have an operating right-of--way within 300 metres from the land subject hereof and there may be alterations to the right-of- way, including the possibility that the Railway may expand its operations, which expansion may affect the living environment of the residents notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the subdivision and individual Units, and that the Railway will not be responsible for complaints or claims arising from use of its facilities and/or operations. Purchasers or tenants are to be advised that that Light Rail Transit may be utilizing the adjacent Canadian National Railway". xii) that the Developer is required to ensure the following relating to the safety berm and noise barrier combination: 1-12 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca (a) The Developer shall design and construct a 4.0 metre noise attenuation safety berm and barrier combination (2.0 metre safety berm and 2.0 metre noise barrier), at its own cost in accordance with the Rail Noise and Vibration Assessment entitled "Environmental Noise and Vibration Impact Study- 342 Mill Street Subdivision City of Kitchener", prepared by dba Environmental Services, dated August 2011, the Canadian National Railway Requirements for a Principal Branch Line, dated June 2008 and in accordance with The Regional Municipality of Waterloo Implementation Guideline for Noise Policies, dated July 1999, to attenuate noise for Units 17-28 inclusive and Units 41-55 inclusive. (b) Prior to commencing construction of the noise attenuation barrier, the Developer shall prepare and submit a Noise Barrier Design Report, in accordance with Section 7.2 of The Regional Municipality of Waterloo's Implementation Guideline for Noise Policies, dated July 1999 to the satisfaction of the Region. (c) The Developer agrees that construction of the noise attenuation barrier shall be completed within one (1) year of the issuance of the first building permit for Units 17-28 inclusive and Units 41-55 inclusive. Upon completion, the Developer shall submit an Engineer's Report certifying the noise attenuation barrier has been constructed in accordance with the approved design and all applicable Regional standards, to the satisfaction of the Region. (d) Upon receipt and approval of the Engineer's Report received by the Region, the condition in this Section may be released by the City of Kitchener. (e) That the Developer or Successor Condominium Corporation agrees to preserve the function of and to maintain the noise attenuation barrier constructed upon the lands. Pursuant to this Section herein, the purpose of the noise attenuation barrier is to attenuate noise from the CN rail line. The Developer or Successor Condominium Corporation agrees that the City, through its employees and agents has the right to enter onto the lands to inspect the noise attenuation barrier. The Developer or Successor Condominium Corporation agrees to repair or, if necessary replace the noise attenuation barrier. Should the Developer or Successor Condominium Corporation fail to repair or replace the noise attenuation barrier upon receipt of a written notice from the City, as the City deems necessary, the Developer or Successor Condominium Corporation agrees that the City may undertake such work upon the expiration of the time set out in the notice. If such work is undertaken by the City, the Developer or Successor Condominium Corporation hereby agrees to permit entry upon the lands for this purpose and agrees to reimburse the City fully for all costs of undertaking such work. 1-13 S~a~F Re opt I~ITCH~NE~ ~Q1I1PT]u111t~'SEP~I[~SD~pQ~'~~T?~Q"~' www.kitchenerca 4. That the Owner submit a draft of the executed declaration, with the provisions as required in condition 3 hereof, for approval by the City's Manager of Development Review. 5. That satisfactory arrangements be made with the City of Kitchener for the payment of any outstanding Municipal property taxes, utility accounts, and/or local improvement charges. 6. That the owner shall submit to the City of Kitchener a Letter(s) of Credit to cover 100 percent of the remaining cost of all outstanding and/or uncertified site development works to the satisfaction of the City's Manager of Development Review. The Letter(s) of Credit shall be kept in force until the completion and certification of the required site development works in conformity with their approved designs. If a Letter(s) of Credit is about to expire without renewal thereof and the site works have not been complete and certified in conformity with the approved design, the City may draw all of the funds so secured and hold them as security to guarantee completion and/or certification, unless the City Solicitor is provide with a renewal of the Letter(s) of Credit forthwith. ii) In the event that the Owner fails to complete the required site development works, to the satisfaction of the City's Manager of Development Review, then it is agreed by the Owner that the City, it's employees, agents of contractors may enter on the lands and so complete and/or certify the required site development works to the extent of the monies received under the Letter(s) of Credit. The cost of completion of such works shall be deducted from the monies obtained from the Letter(s) of Credit. In the event that there are required site development works remaining to be completed, the City may by By-law exercise it's authority under Section 326 of the Municipal Act to have such works completed and to recover expense incurred in doing so in like manner as municipal taxes. iii) Other forms of performance security may be substituted for a Letter(s) of Credit at the request of the Owner, provided that the approval is obtained from the City Treasurer and City Solicitor. 7. That the project surveyors have provided their unqualified certification that the proposed declaration for the proposed Common Elements Condominium have been approved by the Registry Office and all signatures and certification required to permit its registration have been included thereon, other than on the behalf of the City of Kitchener. 8. That the project solicitors has provided their unqualified certification that the proposed declaration for the proposed Common Elements Condominium have been approved by the Registry Office and all signatures and certification required to permit its registration have been included thereon, other than on the behalf of the City of Kitchener 9. That the City of Kitchener has been provided with the deposited reference plan that will describe the proposed Parcels of Tied Lands and that said reference plan reflects the approved Site Plan and engineering drawings. 10. That a certificate has been received by the City of Kitchener form an Ontario Land Surveyor confirming that all proposed foundation walls for the site have been constructed and that the boundaries of the parts of the deposited reference plan insofar as the same relate to dividing one proposed Parcel of Tied Land from another within the 1-14 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca confines of the building envelop lie on or within the actual party wall foundation wall so as to ensure that no part of any proposed Parcel of Pied Land lies beyond a party wall foundation wall, or the deposited reference plan describing the Parcels of Tied Lands must show the location of the foundation walls to the satisfaction of the City of Kitchener. 11. That an irrevocable undertaking irrevocably authorized by the proposed Declarant has been obtained from the proposed Declarant's solicitor and surveyor to register the declaration and description plans for the proposed Plan of Condominium forthwith upon: the registration of Plan of Subdivision 30T-11201; and ii) signing of the description plan approval or exemption box on the description plans by the City of Kitchener and that the proposed Declarant undertakes to the City of Kitchener that there shall be no conveyance of Parcels of Tied Land until such time as the Plan of Condominium description and declaration have been registered on title. The City of Kitchener may withhold registration of Plan of Subdivision 30T-11201 pending the City of Kitchener solicitor making escrow arrangements with the solicitor of the proposed Declarant that are satisfactory to the City of Kitchener solicitor to ensure the proposed declaration is registered immediately following the registration of Plan of Subdivision 30T-11201. Region of Waterloo Conditions: 12. That the condominium agreement (if necessary) be registered by the City of Kitchener against the land to which it applies and a copy of the registered agreement be forwarded to the Commissioner of Planning, Housing and Community Services for the Regional Municipality of Waterloo prior to final approval of the condominium plan. 14. That the Condominium Declaration be forwarded to the Commissioner of Planning, Housing and Community Services for the Regional Municipality of Waterloo prior to final approval of the condominium plan. 15. That the Owner agrees to stage development of this condominium in a manner satisfactory to the Commissioner of Planning, Housing and Community Services and the City of Kitchener, including and easements or other requirements as a result of staging. 16. That the Owner prepare a Salt Management and Reduction Plan to indication to the Regional Municipality of waterloo, methods to be used to reduce the application of road salt to driveways and parking areas. 17. That the Developer includes in the Condominium Declaration that Units 17-23 inclusive and Units 46-55 inclusive include vibration mitigation measures as identified in Appendix `C' of the Rail Noise and Vibration Assessment entitled "Environmental Noise and Vibration Impact Study- 342 Mill Street Subdivision City of Kitchener", prepared by dba Environmental Services, dated August 2011. 18. That the Developer includes in the Condominium Declaration that all first floor bedrooms and living rooms in Units 1-5 inclusive, Units 17-23 inclusive and Units 46-55 inclusive have been constructed with special window glazing as indicated in Table 11 of the Rail Noise and Vibration Assessment entitled "Environmental Noise and Vibration Impact Study- 342 Mill Street Subdivision City of Kitchener", prepared by dba Environmental Services, dated August 2011. 1-15 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca 19. That the Developer includes in the Condominium Declaration that all exterior walls facing the rail line for Units 17-28 inclusive and Units 41-62 inclusive be constructed with an EW-5 construction brick veneer or masonry equivalent. 20. That the Developer includes in the Condominium Declaration that the Developer is required to ensure that the following warning clause be included in all offers of purchase and sale, and/or rental agreements for Units 17-28 inclusive and Units 41-55 inclusive: "Due to its proximity to the Canadian National Railway, projected noise levels on this property exceed the Noise Level Objectives approved by the Regional Municipality of Waterloo and the Ministry of the Environment and may cause concern to some individuals. Moreover, this dwelling has been fitted with a forced air-ducted heating system suitably sized to accommodate the future installation of air conditioning that will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the noise criteria of the Regional Municipality of Waterloo. (Note: The location and installation of the outdoor air conditioning device should be done so as to minimize the noise impacts and comply with criteria of MOE publication NPC-216, Residential Air Conditioning Devices.) 20. That the Developer includes in the Condominium Declaration that the Developer is required to ensure the following warning clauses be included in all offers of purchase and sale, and/or rental agreements for all Units: Warning: Purchasers or tenants are to be advised that Canadian National Railway or its successors or assigns have an operating right-of--way within 300 metres from the land subject hereof and there may be alterations to the right-of--way, including the possibility that the Railway may expand its operations, which expansion may affect the living environment of the residents notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the subdivision and individual Units, and that the Railway will not be responsible for complaints or claims arising from use of its facilities and/or operations. Purchasers or tenants are to be advised that that Light Rail Transit may be utilizing the adjacent Canadian National Railway". 21. That the Developer includes in the Condominium Declaration that the Developer is required to ensure the following relating to the safety berm and noise barrier combination: (a) The Developer shall design and construct a 4.0 metre noise attenuation safety berm and barrier combination (2.0 metre safety berm and 2.0 metre noise barrier), at its own cost in accordance with the Rail Noise and Vibration Assessment entitled "Environmental Noise and Vibration Impact Study- 342 Mill Street Subdivision City of Kitchener", prepared by dba Environmental Services, dated August 2011, the Canadian National Railway Requirements for a Principal Branch Line, dated June 2008 and in accordance with The Regional Municipality of Waterloo Implementation Guideline for Noise Policies, dated July 1999, to attenuate noise for Units 17-28 inclusive and Units 41-55 inclusive. 1-16 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca (b) Prior to commencing construction of the noise attenuation barrier, the Developer shall prepare and submit a Noise Barrier Design Report, in accordance with Section 7.2 of The Regional Municipality of Waterloo's Implementation Guideline for Noise Policies, dated July 1999 to the satisfaction of the Region. (c) The Developer agrees that construction of the noise attenuation barrier shall be completed within one (1) year of the issuance of the first building permit for Units 17-28 inclusive and Units 41-55 inclusive. Upon completion, the Developer shall submit an Engineer's Report certifying the noise attenuation barrier has been constructed in accordance with the approved design and all applicable Regional standards, to the satisfaction of the Region. (d) Upon receipt and approval of the Engineer's Report received by the Region, the condition in this Section may be released by the City of Kitchener. (e) That the Developer or Successor Condominium Corporation agrees to preserve the function of and to maintain the noise attenuation barrier constructed upon the lands. Pursuant to this Section herein, the purpose of the noise attenuation barrier is to attenuate noise from the CN rail line. The Developer or Successor Condominium Corporation agrees that the City, through its employees and agents has the right to enter onto the lands to inspect the noise attenuation barrier. The Developer or Successor Condominium Corporation agrees to repair or, if necessary replace the noise attenuation barrier. Should the Developer or Successor Condominium Corporation fail to repair or replace the noise attenuation barrier upon receipt of a written notice from the City, as the City deems necessary, the Developer or Successor Condominium Corporation agrees that the City may undertake such work upon the expiration of the time set out in the notice. If such work is undertaken by the City, the Developer or Successor Condominium Corporation hereby agrees to permit entry upon the lands for this purpose and agrees to reimburse the City fully for all costs of undertaking such work. CLEARANCES: 1. That prior to the signing of the final plan by the City's Manger of Development Review, the Owner shall submit a detailed written submission outlining and documenting how conditions 3 through 11 inclusive have been met. The submission shall include a brief but complete statement detailing how each condition has been satisfied. 2. That prior to the signing of the final plan by the City's Manager of Development Review, the City of Kitchener is to be advised by the Regional Commissioner of Planning, Housing and Community Services that Conditions 3.vi -xii and 12 - 21 have been carried out to the satisfaction of the Regional Municipality of Waterloo. The clearance letter from the Region shall include a brief but complete statement detailing how each condition has been satisfied. NOTES: 1-17 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca The owner is advised that the provisions of the Development Charge By-laws of the City of Kitchener and Development Charge By-law 04-049 of the Regional Municipality of Waterloo are applicable. 2. The condominium plan for Registration must be in conformity with Ontario Regulation 43/96 as amended, under the Registry Act. 3. Draft approval will be reviewed by the Manager of Development Review from time to time to determine whether draft approval should be maintained. 4. It is the responsibility of the owner of this draft plan to advise the Regional Municipality of Waterloo -Planning, Housing and Community Services and the City of Kitchener - Community Services Department of any changes in ownership, agent, address and phone number. 5. The owner is advised that the Regional Municipality of Waterloo has adopted By-law 05- 080, pursuant to Section 69 of the Planning Act, R.S.O. 1990, c.P. 13, to prescribe a tariff of fees for application, recirculation, draft approval, modification to draft approval and registration release of plans of condominium. 6. This draft plan application was received on June 3, 2011 and shall be processed and finally disposed of under the Planning Act, R.S.O. 1990, c. P.13, as amended by S.O. 2006, c.23 (Bill 51). 7. To ensure that a Regional Release is issued by the Region's Commissioner of Planning, Housing and Community Services to the City of Kitchener prior to year end, it is the responsibility of the owner to ensure that all fees have been paid, that all Regional conditions have been satisfied and the required clearance letters, agreements, prints of plan to be registered, and any other required information or approvals have been deposited with the Regional Planner responsible for the file, no later than December 15th. Regional staff can not ensure that a Regional Release would be issued prior to year end where the owner has failed to submit the appropriate documentation by this date. 8. The transmission lines abutting this subdivision operate at 500,000, 230,000 or 115,000 volts. Section 186 -Proximity - of the Regulations for Construction Projects in the Occupational Health and Safety Act, require that no object be brought closer than 6 metres (20 feet) to an energized 500 kV conductor. 9. When the survey has been completed and the final plan prepared to satisfy the requirements of the Registry Act, they should be forwarded to the City of Kitchener. If the plans comply with the terms of the approval, and the City has received assurance from the Regional Municipality of Waterloo and applicable clearance agencies that the necessary arrangements have been made, the Manager of Development Review's signature will be endorsed on the plan and it will be forwarded to the Registry Office for registration. The following is required for registration and under The Registry Act and for our use: Two (2) original mylar Five (5) white paper prints One (1) digital copy 1-18 BACKGROUND: Staff Re opt CommunrtySer~ices Department www.kitchenerca The subject property is located at 342 Mill Street in the Mill Courtland Woodside Park Secondary Plan area. The subject lands were redesignated and rezoned in 2007 from General Industrial to Low Density Commercial Residential with special regulations (CR-1, 1R, 475R) to permit a medium density residential development. A portion of the lands are also located within the floodway of the Shoemaker Greenway and are zoned Hazard Land Zone (P-3). The subject development has received Site Plan Approval in Principle from staff and a copy of the approved plan is attached as Appendix "C" for reference. Through the Site Plan Process the owner will be transferring a portion of the Shoemaker Greenway, which was previously held in private ownership to the City, and will be dedicating a small parkette fronting onto Mill Street to the City of Kitchener as part of the required parkland dedication. REPORT: The Owner of the subject lands, 2066592 Ontario Inc. (First Urban), is proposing to develop the lands with 75 freehold townhouse units which will become Parcels of Tied Lands to a Common Elements Condominium consisting of a private roadway, visitor parking, a noise and derailment safety berm and lands adjacent to the greenway which are within the Floodway and are zoned Hazard Land Zone (P-3). The subject applications are only required to create the freehold townhouse lots and the common element condominium ownership of the shared elements. Prior to registration of these plans the development may proceed as a cluster townhouse project with rental tenure. Lots 1-23 are required to be located wholly outside of the Floodway (hazard lands). These lots will have reduced rear yards in which amenity space is limited to a private patio space. The yard setbacks and sizes of the lots will be considered legal under the zoning by-law as the property has been comprehensively planned through a site plan application. Staff are of the opinion that because this is an urban infill project a patio overlooking a greenway and a landscaped common element parcel, rather than a yard, represents an appropriate amenity space. Further, the portion of the common element block directly behind these lots may be used as open space by residents, however due to floodway restrictions they cannot contain private lots, and no alterations or obstructions of any kind are permitted within these lands. This includes alterations to landscaping and grading, or construction of fences, decks and structures of any kind. Conditions have been included in this regard and would be registered on the title of private lots, and contained in the condominium declaration. Furthermore, through the previously approved Site Plan conditions, a Floodline Delineation Plan is required to be developed, implemented and maintained so that the boundary of the floodway is clear to future residents. The Grand River Conservation Authority has no objections with respect to the creation of the subdivision and common elements condominium subject to conditions. Policy Conformity Provincial Policy Statement The Provincial Policy Statement sets the policy foundation for regulating the development and use of land. With respect to natural hazards, the Policy Statement speaks to lands that are adjacent to rivers that are impacted by flooding hazards. The Policy Statement notes that 1-19 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca where atwo-zone concept for floodplains is applied, as on the subject site, lot creation is not permitted within the Floodway (hazardous) lands. The proposed private lots are located outside of the floodway boundary and the floodway will be preserved and protected from development through the existing Hazard Land (P-3) Zone, and through a number of special conditions registered on title through the subdivision and in the Condominium Declaration. Safe access will be provided to the site through the Site Plan Approval process by raising Mill Street (before any building permits are issued). Staff is of the opinion that the proposed uses, subject to the restrictions in the proposed conditions of approval, and as described above, will not create new hazards, aggravate existing hazards, or cause an adverse environmental impact and as such, the proposal is consistent with the Provincial Policy Statement. 2006 Growth Plan for the Greater Golden Horseshoe The subject lands are within the `built boundary' as defined by the 2006 Growth Plan for the Greater Golden Horseshoe. The Growth Plan promotes development that contributes to complete communities, creates street configurations that support walking, cycling and sustained viability of transit services and which creates high quality public open spaces. Staff is of the opinion that the proposal complies with the policies of the Growth Plan. Regional Official Policies Plan The subject lands are within the City Urban Area as established in the Regional Official Policies Plan. The Region of Waterloo required that a Noise Study be completed due to the site's proximity to the railway. The Noise Study recommended the inclusion of noise warning clauses and noise and vibration mitigation methods including special building materials, ducting to permit the future installation of a central air conditioning system, and the installation of a 2.0 metre high noise wall on the top of a berm. Regional Conditions implement the requirements of the Noise Study. Staff is of the opinion that the proposal subject to the recommended conditions satisfies the policies of this plan. Agency and Department Circulation This plan was circulated to all required agencies and city departments on June 14, 2011. The comments received have either been addressed or are included as conditions of draft approval as recommended in the report. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: This proposal supports development of our community and will align with the Kitchener Strategic Plan as it ensures the implementation of the community priority Development. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. 1-20 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca COMMUNITY ENGAGEMENT: Neighbourhood Circulation Notice of the applications was circulated to neighbouring property owners on June 14, 2011. As a result of the circulation, staff received responses from three neighbouring property owners. One property owner indicated that they were in full support of the proposal and no concerns were raised with respect to the freehold ownership and common element condominium proposed by these applications. Two property owners raised a number of questions with respect to the site plan issues including parking and traffic, safe access to the site, industrial land conversion, and the provision of green space. Traffic and Parking First, with respect to traffic, the approved site plan includes both a garage and parking space on the driveway for each townhouse unit as well as 19 other on-site visitor spaces. The zoning by- law requires that 1.25 spaces be provided for each unit which has been accommodated on the site in driveways and in the visitor spaces. The space in the individual garages is surplus to the requirement. When the site was rezoned in 2007 a Traffic Study was completed to evaluate the traffic resulting from approximately 170 units (95 units more than currently anticipated). The study indicated that there would be minimal impact on adjacent roadways and that intersection improvements were not required. Staff note that a stop sign will be installed on-site for vehicles exiting onto Mill Street. Safe Access Safe access must be provided to the site prior to the issuance of any building permits. This will involve works to raise Mill Street. All costs associated with these works are the cost of the developer and will be implemented prior to issuance of final site plan approval. Staff comment that an exemption was granted to the emergency access policy in 2007 to allow units to be located beyond the 150 metre maximum length of a cul-de-sac provided all units beyond the 150 metre length are built with residential sprinkler systems and all units are connected to direct detect. Conversion of Industrial Lands The subject lands were previously considered industrial land, and conversion policies and industrial land supply were considered as part of the Official Plan Amendment and Zone Change in 2007. Green Space The owner is also proposing to develop a parkette fronting onto Mill Street as part of this development and is also dedicating the portion of Shoemaker Greenway which was previously held in private ownership. This will allow the City to continue with plans to rehabilitate such channelized waterways and to develop trail connections. In addition, there are a number of common element landscaped areas included in the plan. Staff also note that in response to the Official Plan Amendment and Zone Change in 2007 Council endorsed a conceptual site layout to address a number of concerns from neighbouring property owners. Specifically, these included maximizing separation between townhouses behind existing houses fronting onto Mill Street, incorporation of a wood privacy fence and 1-21 S~a~F Re opt ~ITCH~I`rTE~ ~011117]unrtyServi[eSDepQr~men~ www.kitthenerca appropriate landscaping including and retaining an existing cedar hedge along the property line. These measures have been incorporated into the Site Plan which has been approved by staff and will be implemented through the development process. Through preparation of implementation drawings for the site plan, staff will be completing a review of the cedar hedge and expect that a number of the cedar trees are currently hazardous and may need to be removed to ensure the safety of current residents and future property owners. Staff recommend that any hazard trees removed be replaced with new trees. Newspaper Advertisement In accordance with Ontario Regulation 544/06 a newspaper advertisement will be published in the Waterloo Region Record on August 19, 2011 advising the date of the public meeting to be held at the Planning and Strategic Initiatives Committee Meeting on September 12, 2011. A copy of the advertisement is attached as Appendix "D". CONCLUSION: The recommendations contained within this report will permit the freehold ownership of the townhouses through the plan of subdivision and as Parcels of Tied Lands will tie them to a common elements condominium. The subject applications conform to the Official Plan, Zoning By-law and Provincial Plans, are compatible with surrounding land uses, and represent a good infill and intensification project in the central city. As such, staff recommend that draft plan of condominium 30CDM-11207 and draft plan of subdivision 30T-11201, affecting 342 Mill Street, be approved subject to the conditions outlined in this report. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Mark Hildebrand, Acting Deputy CAO Community Services Department Appendix "A" - Proposed Draft Plan of Subdivision 30T-11201 Appendix "B" - Proposed Draft Plan of Condominium 30CDM-11207 Appendix "C" -Approved in Principle Site Plan SP11/040/M/KA Appendix "D" -Newspaper Advertisement Appendix "E" - Department and Agency Comments Appendix "F" - Responses from Property Owners 1-22 N N GD 1~ ^1 ~ (O OO W N CG CO Op ~ e! 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"~ _ z PQyas, Nar .. ., . .~ J~ ~ m ~.....~ .. ..o . ~ . ,. ..... .~, .~r~ A,Y>> ~ .P P~.~, _ ,~ ~= m_....... W a a~ ..„.:~ ~, w r~ d L.L ~ - iYre .„r, °~ ~ ~ ~ v W z ~ O ~ ~ H z ~ O J_ rn ~ 1-25 ~M Appendix "D"~ Ne~ti spaper Ads ertisement Advertised in The Record -August 19, 2011 PLANNING MATTERS: PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS A PROPOSED PLAN OF CONDOMINIUM AND PLAN OF SUBDIVISION UNDER SECTION 51 OF THE PLANNING ACT 342 Mill Street 75 townhouses are proposed for the subject lands through Site Plan Approval. A public meeting is being held to give consideration to applications that would establish the freehold ownership of the townhouses through Plan of Subdivision and as Parcels of Tied Lands to a Common Element Condominium consisting of the road with parking spaces, and landscaped areas. The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals with planning matters on: MONDAY, September 12 at 7:00 P.M. COUNCIL CHAMBERS, 2"d FLOOR, CITY HALL 200 KING STREET WEST, KITCHENER. Any person may attend the Public Meeting and make written and/or verbal representation either in support of, or in opposition, to the above noted proposal. If a person or public body that files a notice of appeal of a decision, does not make oral submissions at this public meeting or make a written submission prior to approval/refusal of this proposal, the Ontario Municipal Board may dismiss all or part of a subsequent appeal. ADDITIONAL INFORMATION is available by contacting the appropriate staff person noted below, viewing the report contained in the meeting agenda (available at www.kitchener.ca on the Friday afternoon prior to the meeting -click on the meeting date in the Calendar of Events), or in person at the Planning Division, 6t" Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Katie Anderl, Senior Planner - 519-741-2987 (TTY: 1-866-969-9994), katie.anderl (c~kitchener.ca 1-26 F~eper~ N®. ~S®-11 m ~ ~ ~ fl a ' M a x ~ ~ -~ ~~ ~ N ~ ~ ° n v r° o .~ : o ~ ~' c °~ ~ ~ ~ ~ 3 ~ C ~~ R M M :.3 ~ r° a `' ~ `a o b y ~ O 'c .~ ~~ •$ eq ro ~ a ~ ~ ~ c ~ 43 7 y `-~ °o ~ ~ L~ v^ 3 ~ ~ •c ~ ~ ~ ~~ ;~ N _ ~ 'S ~N ~ [~tl U ~ M ,~ '3 C r C C' r + C ~ E 6 V C J "~ O ~ y '~ C ~. '3 ~ o c`. ~ ~ ~ .E -.. ~"' '~ ` ~ «. ll ~ C ro V ~ ~ ~ .b f"- F Cal a U ~ U C ¢ ^ ~ ~ ~ "~ u i ~_ ~ ~ pro a ~ ~ ~ ~ ~ ~ ~ e ~l G a ~ ~,~, . ~ _ ,d ~ ^ o~ cJ C Q 0. b 9 d' r N O -~ 6. 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Ul G m 47 O ~ N t C U ~ ~ti c o'Di ~ N N ~ N ~ ~ ~ ~ Z ® d ~ ti ~ G ~ ~ ~ ~ Q ~ ,e C ~ ~ ~ E L fX0 YW®.LL C E O a C m C 0 u i C C d m W N .~ '~ e ~1, v m n~ G d W ~ ~ m d _~ CN O ~ ~ ~ ® ~ ® t!1 a O m O ~ U M M h a c N a a rn ,; ~ ~ ~ w ~ d Q Z OEM„ 3 U ., cvoo O ~ ~ cp ~ c0 -c y q~~M~ N ~ 2 ~ ~ o C>rn~0~~ ~ N O x ~y~rn ~ O O C p v a dl ~ N ~ .~..; LmmO^~v..mm~ ~nci3a~rtiaw 1 - 35 N ~. N oA f1e w 0 a~ op a N T RS -o H cv ~_ m c 0 -c E~°~ N O N N m E .C .~ 0 c 0 v. c 0 .N .~ ~ ~ o ~' c ~ m o a ~ e ~ o 0 g ~ E Q ~ ~ ~ m o- ^' E O ~ I- r' v° ~ n ~ °' N O +e-~ C C ~ ~ p .C ~ ~ N fd 3 C C ~ ~ L C ~ d 'm6 ~ Y U N N H c v w >, c QCd ~ t~ ~ O ~ gin o a o m M `- yy c p f!) F V ~ F f6 U ~ ~ m a~ o m fn H '.p ~, . '9 U ~ « ~ ~ O O \ N ~ O ' y O ~ N Q x ~ p ~ ~ ~ N ~ 3 „O,, O ~+ O ~ y Q ,~ > N ,~ :~ N O.Lw p ~ U ~ ' ~ R a~ (ti ~ ~+ L~. . 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