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HomeMy WebLinkAboutCSD-11-157 - Zone Change Application - 1180 Countrystone Drive.Staff Re vet ~ITCH~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca REPORT TO: Planning and Strategic Initiatives Committee DATE OF MEETING: November 28, 2011 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Garett Stevenson, Planner (519) 741-3400 x 3158 WARD(S) INVOLVED: Ward 7 DATE OF REPORT: November 10, 2011 REPORT NO.: CSD-11-157 SUBJECT: ZONE CHANGE APPLICATION ZC11/07/C/GS 1180 COUNTRYSTONE DRIVE WILL-O HOMES (C.S.) INC. Location Map: 1180 Countrystone Drive, Kitchener RECOMMENDATION: That Zone Change Application ZC11/07/C/GS for Will-O Homes (C.S.) Inc at 1180 Countrystone Drive, for the purpose of changing the zoning from Residential Four (R-4) to Residential Six (R-6) with Special Regulation Provision 598R and Special Regulation Provision 599R in the form shown in the "Proposed By-law" dated October 26, 2011 attached to Report CSD-11-157 as Appendix "A", be approved. 1- 1 Staff Re vet ~ITCHI~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca EXECUTIVE SUMMARY: The City of Kitchener has received an application to change the zoning on the lands at 1180 Countrystone Drive from Residential Four (R-4) to Residential Six (R-6) with a Special Regulation Provision 598R and Special Regulation Provision 599R. Special Regulation Provision 598R allows for an easterly side yard setback of 1.5 metres whereas the Residential Six (R-6) zone normally requires a side yard setback of 2.5 metres. Special Regulation Provision 599R allows for a rear yard setback of 3.0 metres whereas the By-law normally requires 7.5 metres. The subject property is currently zoned Residential Four (R-4) which permits a variety of residential uses including; Coach House Dwelling Unit, Duplex Dwelling, Home Business, Private Home Day Care, Residential Care Facility, Semi-Detached dwellings, and Single Detached Dwellings. In addition to the uses permitted by the Residential Four (R-4) regulations, Residential Six (R-6) zoning allows for Lodging Houses, Multiple Dwellings, and Street Townhouse Dwellings. The subject property is located near the intersection of Countrystone Drive and Resurrection Drive. The property is designated as Low Rise Residential in the City's Official Plan. The Low Rise Residential designation recognizes the existing scale of residential development and allows for a variety of low density residential uses. The Applicant has received Site Plan Approval in Principle for atwenty-nine unit, stacked townhouse, multiple dwelling development, subject to the approval of this zone change application by Kitchener City Council. Planning staff, the Applicant, and the Owner have had several discussions regarding the subject application in consideration of the public input that was obtained from the circulation period and the informal public meeting (Neighbourhood Information Meeting). The surrounding property owners recognized the desire to develop the property by the Owner and are cognisant of improvements that new development can bring to an existing neighbourhood. The main concerns identified by the public were; the increased density, increased traffic in the neighbourhood, compatibility of townhouses in this location, as well as a change to their property values as a result of the proposed development. Based on analysis that included a review of the public input obtained throughout the process, Planning staff are recommending that the zoning of the subject lands be changed to Residential Six (R-6) with Special Regulation Provision 598R and Special Regulation Provision 599R which would allow for a multiple dwelling development, as proposed. REPORT: Residential Six (R-6) zoning, with Special Regulation Provision 598R and Special Regulation Provision 599R, would allow for the development of the property with a low rise multiple dwelling. The property is a long deep lot with comparatively small street frontage. The current proposal, attached to this report as Appendix "H", depicts atwenty-nine unit, stacked townhouse development, with three standard street fronting townhouses and thirteen stacked townhouses (twenty-six units) in three buildings. 1-2 Staff Re vet ~ITCH~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca The Applicant has requested two site-specific zoning regulations for a reduced side and rear yard setback. Special Regulation Provision 598R would allow for a side yard setback of 1.5 metres. Special Regulation Provision would allow for a rear yard setback of 3.0 metres. The affected side yard is adjacent to the undeveloped lot on Countrystone Drive and rear yard is adjacent to Countrystone Park. The Applicant will be providing approximately 5.5 metres of land along the front of the property to widen the City's road right-of-way to allow for the installation of a City-owned sidewalk along this section of Countrystone Drive. No physical road widening is proposed. Provincial Policy Statement, 2005 The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The PPS sets out principles to achieve "healthy, liveable and safe communities". The PPS is supportive of efficient development patterns that optimize the use of land, resources, and public investment in infrastructure and public service facilities. Further, the PPS directs the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs and promotes densities for new housing which efficiently use land, resources, infrastructure and public service facilities. The plan also supports the use of alternative transportation modes and public transit in areas where it exists or is to be developed. Planning staff is of the opinion that the proposed zone change will facilitate the intensification of the subject lands with residential dwellings that will make use of the existing infrastructure. Public transit is provided to the property via bus route 4 Glasgow which is within 300 metres of the subject property as well as bus route 201 Ixpress which is within 1.3 kilometres, or a 20 minute walk (1.3 km at 4.0 km/h). The development will enhance and further utilize existing public infrastructure. No new roads would be required for the proposed development and Engineering staff have confirmed capacity in the sanitary sewer to permit intensification on the subject lands. Planning staff is of the opinion that the proposed zone change application is consistent with the policies and intent of the PPS. Growth Plan for the Greater Golden Horseshoe, 2006 The subject property is within the Built-up Area as defined in the Growth Plan for the Greater Golden Horseshoe. The Plan promotes the development of healthy, safe, and balanced communities. The Plan is also supportive of the intensification of existing residential neighbourhoods with new development, including non-residential. Planning staff is of the opinion that the requested zone change conforms with the Growth Plan as it allows for the intensification of the subject property with new residential dwellings. Region of Waterloo Official Policies Plan The subject lands are designated as City Urban Area in the Regional Official Policies Plan. The Region of Waterloo advises that there is no objection to the proposed zone change. 1-3 Staff Re vet ~ITCH~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca City of Kitchener Official Plan The subject property is designated as Low Rise Residential in the City's Official Plan (OP). The Low Rise Residential designation recognizes the existing scale of residential development and allows for a variety of low density residential uses. Low Rise Residential Districts accommodate a full range of housing types and favours the mixing and integration of different forms of housing to achieve a low overall intensity of use. The predominant land use in the Low Rise Residential District is residential, but it is intended to accommodate, encourage and mix non-residential uses in residential areas at a scale and in locations appropriate to an area of low rise housing. The OP supports the mixing and distribution of a full range of housing types both across the City as a whole and within neighbourhoods. The OP states that the City shall identify and promote opportunities for residential intensification and redevelopment as acost-effective means to reduce infrastructure and servicing costs and to minimize land consumption. The City will encourage and provide opportunities for the creation of additional housing in existing developed areas, through conversion, infill, and redevelopment as an appropriate response to changing housing needs and to make better use of existing infrastructure and public service facilities. The Housing policies in the Official Plan outline criteria for infill development in existing neighbourhoods. The OP requires that any new buildings are appropriate in massing and scale and are compatible with the built form and character of the neighbourhood. New buildings must be sensitive to the exterior areas of adjacent properties and appropriate screening and/or buffering must be provided to mitigate any adverse impacts. The OP requires that the lands can function appropriately and not adversely impact adjacent properties by providing both an appropriate number of on-site parking spaces and an appropriate landscaped/amenity area on the site. It is Planning staff's opinion that the proposed zone change confirms with the OP. Residential Six (R-6) zoning with Special Regulation Provision 598R and Special Regulation Provision 599R would offer variety to the existing surrounding housing form and serve as a transitional area between an established community and a newly developed neighbourhood. The form and massing of the front units is compatible with the surrounding neighbourhood in consideration of the Low Rise Residential District and Housing policies in the City's Official Plan. The intensification of the property from one single detached dwelling on a large lot to a twenty-nine unit, stacked townhouses, multiple dwelling also meets the intensification targets in the City's Official Plan and Kitchener Growth Management Strategy. The final design of the site and final elevations of the buildings will be determined through the site plan process. Any future development will be designed to accommodate appropriate landscaping, off-street parking, and a private amenity area. Kitchener Growth Management Strategy, 2009 The Kitchener Growth Management Strategy (KGMS) helps to ensure that growth is managed effectively and that the City achieves the required density and intensification targets, while accomplishing the desired built form and function which will enhance the quality of life in Kitchener. This Growth Management Plan is based on the principle that maximizing the use of existing infrastructure is preferred and that planning for and implementing intensification is also a high priority. 1-4 Staff Re vet ~ITCH~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca Planning staff is of the opinion that the requested zone change complies with the KGMS as it allows for the intensification of the subject property with new residential dwellings, better utilizes the existing infrastructure, allows for a built form that is compatible and complementary to the existing neighbourhood, and will bring new residents into a stable community. ALIGNMENT WITH THE CITY OF KITCHENER STRATEGIC PLAN: The proposed zone change will allow for the intensification of the property which aligns with the Kitchener Strategic Plan as it ensures the implementation of the community priority Development with comprehensive intensification that is consistent with Provincial, Regional, and City planning policies. COMMUNITY ENGAGEMENT: Property Owner Comments Preliminary circulation of the zone change application was undertaken on July 29, 2011 to September 2, 2011 to all property owners within 120 metres of the subject lands. The circulation letter was directly mailed to 139 different mailing addresses. As a result of the circulation, staff received 49 comment sheets and 25 letters from neighbouring residents, including one petition. There were multiple cases where more than one response was received from the same household/address. Of the 74 responses received, 52 different households/addresses were represented. Of the 52 households/addresses that were represented, 18 households/addresses are outside of the 120 metre minimum circulation requirement set by Provincial legislation. A total of 87 property owners, representing 87 different properties within the 120 metres radius of the subject property, were mailed a copy of the circulation notice and did not provide a written response. Petitions generally do not influence the analysis and recommendation due to their ambiguous nature and the inability to properly verify all signatures. Rather, Staff accept individual written comments by way of comment sheet, or by letter, which are received by mail, fax, or email. A copy of all neighbourhood comments received as a result of the circulation period are provided in Appendix "E° and discussed below. Informal Public Meeting (Neighbourhood Information Meeting) Planning staff conducted an informal public meeting (Neighbourhood Information Meeting) to discuss the proposed zone change on September 15, 2011. The meeting was well attended with an estimated 100 people in attendance, of which 80 people signed in. The applicants and the owner also attended the meeting, along with four Planning staff members and Ward Councillor Bil loannidis. The main issues identified during the meeting by the public were consistent with the issues already identified during the original circulation. At the end of the meeting, Planning staff invited additional comment by email, fax, or mail. A copy of all the six comments received after the informal public meeting are provided in Appendix "G" and a copy of the minutes from the informal public meeting are provided in Appendix "F". 1-5 Staff Re vet ~ITCH~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca At the request of the public, staff committed to mail a notice of the Committee meeting to everyone on the sign-in sheet, as well as to all property owners with 120 metres of the subject property, to inform them of the date of the Committee meeting which was not set at the time of the meeting. Throughout the public consultation process, staff have kept a consistent dialogue with members of the public, the Owner, and the Applicant. The following is the discussion of the main issues identified either in the initial circulation period or at the meeting. Scale of Development A main concern identified through the consultation process was balancing the objective of intensification while maintaining compatibility with the existing neighbourhood. Provincial, Regional, and City policy encourage infill development, utilization of existing infrastructure, and diverse residential neighbourhoods. There is debate on what development on the subject lands would be compatible. While some residents felt no development is most compatible, the majority of residents recognize that some level of intensification is imminent. There was very limited public support for the intensification of the property with stacked townhouses as proposed, although the proposal is supportable by the density targets of Provincial and City planning policy as well as the infill development objectives of the Official Plan. Staff considered the comments received from the public to assist in evaluating compatibility. The public opinion on what capability would mean for this property included matching the scale and massing of new units with the surrounding single and semi-detached, while enhancing and having sympathy for the character of the existing neighbourhood style. There was a preference for a built form of single or semi-detached detached dwellings and strong opposition to townhouses. It is the opinion of staff that the proposed zone change, with requested special regulation provisions, is compatible with the surrounding neighbourhood. The proposed zoning would allow for development that offers a new housing type that encourages the mixing and integration of different forms of housing to achieve a low overall intensity of use. The townhouses proposed are still considered a low density housing type. The maximum height limit of 10.5 metres remains unchanged with the proposed zone change. Residential Six (R-6) zoning permits a multiple dwelling with a maximum Floor Space Ratio of 0.6, which is rooted in the Low Rise Residential policies in the Official Plan and provides assurances that the massing of any proposed building(s) will be compatible with the surrounding single and semi-detached dwellings. The policies in the City of Kitchener Urban Design Manual, which will be implemented through the site plan approval process, encourage pedestrian scaled street massing that is consistent with the streetscape along this section of Countrystone Drive. Due to the shape of the parcel, a majority of the new units will be located away from the street and the front view from the street will appear consistent. The proposed street fronting townhouses will offer visual variety to the streetscape. Overall, the Low Rise Residential policies and the Residential Six zoning regulations, including proposed special regulation provisions, encourage and favour a low density multiple residential development. 1-6 Staff Re vet ~ITCHI~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca Increase of traffic Residents also identified the existing traffic congestion, as well as the speed of traffic throughout the community as a problem and were of the opinion that any new development would create further traffic problems. Transportation Planning staff has provided comments on the proposed zone change and have advised that the existing roads will be able to accommodate traffic resulting from this development. Off-street parking can be provided, and exceeds the City's standards. The majority of the traffic on Countrystone at this location is generated from people who live within the community. Anon-resident is not likely to use Countrystone Drive as a shortcut or pass through because it is not logical or time saving to do so as all three entrances to the two surrounding subdivisions, being Countrystone Drive (2 locations) and Resurrection Drive, lead off of University Avenue West. Drivers who drive in excess of the posted speed limit are in contravention of the Highway Traffic Act, which is enforced by the Regional Police. Traffic violations are not a land use planning consideration and are not applicable to this application. Any traffic generated by any new development on the subject site will be generated by members of the same community, who will have an interest in safe travel throughout the surrounding neighbourhood. Reduction in Property Value Residents have also raised concerns that the proposed developments may impact their property values. It is difficult for Planning staff to comment accurately on the impact that a proposed development may have on the value of nearby homes. Staff understand that the Municipal Property Assessment Corporation (MPAC) assesses homes based on as many as 200 different factors ranging from the size of the house and lot, to the number of bathrooms and quality of the construction. Market values also depend on a host of different factors including the state of the economy and the individual purchaser's preferences. Planning staff do not consider market value to be a land use planning matter. Planning staff focus on whether the development is good planning with respect to the community as a whole. The proposed development, as discussed in previous sections, helps to achieve a number of goals set out in the Official Plan and the Kitchener Growth Management Strategy. Staff were also advised that several property owners paid a lot premium, or surcharge, to purchase a lot adjacent to the subject lands. Staff note that the lands were residentially zoned and not parkland when all transactions were made between the respective home builders and purchasers. Further, City staff are not involved in purchase price negotiations and do not consider lot premiums or dwelling pricing to be a land use planning consideration. Proposed Special Regulation Provisions There was some concerns identified during the circulation period with respect to the proposed special regulations provisions. Some respondents felt that the proposal was too dense for the site, stating that special regulations provisions requested meant that the proposal could not fit on the site, even given the Residential Six (R-6) zoning provisions. 1-7 Staff Re vet ~ITCH~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca In part with the requested zone change, the Owner has requested a Special Regulation Provision to allow for an easterly side yard setback of 1.5 metres whereas Section 40.2.5 of the Zoning By-law requires a side yard setback of 2.5 metres. Under the current Residential Four (R-4) zoning, a building with a height of up to 10.5 metres can be built within 1.2 metres of the side lot line. Staff are supportive of this request as the proposed development is shifted east to accommodate an enhanced landscape buffer between the proposed parking lot and the adjacent existing low rise developed properties. The parking lot width has been reduced to the minimum allowable distance in order to accommodate a 1.8 metres wide sidewalk at the front of the proposed units along the edge of the parking lot. Based on the proposed site plan, the east side yard setback exceeds 3.8 metres adjacent to the two proposed stacked buildings at the rear of the property. The reduced east side yard setback will help form a compatible street edge along Countrystone Drive as a majority of the single detached dwellings along this section are built with 1.2 to 1.6 metre side yards. The Owner has also requested Special Regulation Provision 599R to allow for a rear yard setback of 3.0 metres where the By-law requires 7.5 metres. The intent of the rear yard setback is to allow for amenity space for residents as well as privacy and separation between neighbouring properties. The proposed site plan provides passive amenity space at the rear of one half of the property. Outdoor amenity features including a gazebo and landscaping are proposed in this location to provide a visual element from Countrystone Drive. The location of the passive amenity space is also situated to act as a buffer between the proposed buildings and the existing low rise single detached dwellings on Iron Gate Street. This property is located immediately adjacent to Countrystone Park. The proposed site plan includes a gate with direct access to the park for active recreational space. The plan for the community park is currently under review and is proposed to be developed with play structures, benches, and other amenities for the neighbourhood residents to utilize. It is Planning Staff's opinion that an active amenity space for the subject lands is redundant given the future plans of the park development. With respect to privacy and adequate separation, the lands within the park are publicly owned and not zoned for residential development. At this time, there is no reason to anticipate any residential development will occur adjacent to the rear yard of this property. The proposed site plan proposes the side wall of the end stacked unit to be adjacent to the park, and as such, the designer can take privacy into consideration during the final window location design of the building. Propane Tank Kitchener Planning staff were advised that there was a propane tank and pool cleaning chemicals stored on the site. Following discussions with the Region of Waterloo, staff can advise that propane tanks for the purpose of heating do not warrant an environmental review. There are numerous buildings, including residential dwellings, in the Region that are heated using propane or oil. The Region has confirmed that they have no reason to suspect there is any contamination on site and do not require any further study or remediation. Access to Countrystone Park Residents requested to have an access to Countrystone Park from Countrystone Drive over the subject property. Comments were forwarded to the City's Parks Planner. There is no reasonably acceptable legal way for the Owner to provide access to the park over the subject 1-8 Staff Re vet ~ITCHI~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca lands in favour of the general public. Park access is currently provided via Countrystone Drive in another location, University Avenue West and Iron Gate Street. Development of Property as Parkland Residents also indicated that they would like to see the subject lands consolidated with the adjacent park and developed as part of the Countrystone Park. The subject lands are privately owned, residentially zoned, and designated as Low Rise Residential. There are no plans by the City to purchase the property to develop it as a park. The size of Countrystone Park was determined at the time of the subdivision process prior to the surrounding community being developed and is acceptable. Pre-sale of Units on the Multiple Listing Service Website (MLS) At the informal public meeting (Neighbourhood Information Meeting), and subsequently by email, Planning staff were advised of pre-sale advertisements on MLS, in newspapers, and in real estate magazines. Some residents felt that the City had predetermined the outcome of the zone change application and allowed the Developer to advertise unit sales. The City is not involved in the sale of any units, and pre-sales are solely at the risk of the Developer. Often times, Developers will use real estate tools such as MLS or magazine ads to gauge interest in the project to determine what type, and at what price point, units will ultimately sell for. Pre- sales have absolutely no influence on land use planning, and are merely a gauge of the current market conditions by the builder. Developers and homeowners do not require any permission from the City to list real estate on MLS. Site Plan and Site Design A variety of comments were provided to Staff with respect to design criteria and site design regarding the proposed development. Although not directly applicable to the zone change application, Staff have taken those comments under advisement for consideration for the site plan application. The concerns identified regarding snow storage, corner visibility triangles, location of garbage enclosure, location of light standards, existing and proposed grading and storm water management, location and height of required visual barrier, the number of units, and the proposed location of the buildings, will continue to be considered in the site plan approval process. The concerns regarding the site design and site elements will continue to be evaluated for conformity with the Urban Design Guidelines and final Zoning regulations through the site plan process. Life Safety Both in writing and at the informal public meeting (Neighbourhood Information Meeting), residents voiced concern for life safety elements that they thought should be reviewed prior to the zone change application being decided by Council. Consideration for life safety elements in the final design, such as large escape windows for the basement units, providing a fire route for emergency access, and adequate refuge areas, are regulated by the City's Emergency Services Policy and the Ontario Building Code. These considerations are reviewed by City staff during site plan approval and building permit issuance and are not a factor for consideration at the time of the zone change. 1-9 Staff Re vet ~ITCHI~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca Environmental Consideration Comments from the public regarding environmental concern were mainly limited to tree removals and car pollution. The owner has submitted a Tree Management Plan showing proposed removals, proposed transplanting, as well as a landscape plan for new plantings. These plans must be approved by the City's Environmental Planner and Urban Designer. Any new plantings will be in conjunction with Urban Design Guidelines. Staff cannot comment on any potential pollution caused by motor vehicles which may travel to the proposed development. This level of monitoring is not available. Staff do note that Provincial, Regional, and City planning policies promote transit oriented development through establishing complete communities with mixed scaled residential development, neighbourhood amenities, and access to public transit. As previously identified, the subject property is within walking distance to two existing bus routes. The Boardwalk commercial development located on Ira Needles Boulevard is a mixed commercial development that is also within walking distance and provides a large variety of commercial services and is planned to house a transit facility with service to multiple bus routes. Support for the Zone Change would be Precedent Setting A question that was asked at the informal public meeting (Neighbourhood Information Meeting) was whether supporting the subject zone change application would be precedent setting for other underdeveloped properties in the neighbourhood. Staff advise that each development application is evaluated on its individual merits. In the case of a zone change application, input from the surrounding community would be sought before a decision is made. The circumstances of each development application are unique and staff recommendations are made based on a variety of factors. INTERNAL DEPARTMENT AND AGENCY COMMENTS: An internal departmental and commenting agency circulation of the above-noted application was also undertaken in July 2011 and no concerns were identified with the zone change application. A copy of all agency and department comments is provided in Appendix "D". FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: Preliminary circulation of the zone change application was undertaken from July 29, 2011 to September 2, 2011 to all appropriate departments and agencies and all property owners within 120 metres of the subject lands. A notice sign was posted on the subject property and was reported missing or damaged three times by neighbouring property owners. The Owner reposted the sign as requested by Planning staff within a reasonable time frame. Planning staff conducted an informal public meeting (Neighbourhood Information Meeting) to discuss the proposed zone change on September 15, 2011. 1-10 Staff Re vet ~ITCHI~I~TE~ CommunrtyServicesDepar~men~ www.kitchenerca The zone change application was advertised in The Record on November 4, 2011. The advertisement included details of the November 28, 2011 Planning and Strategic Initiatives Committee meeting. The newspaper advertisement is attached as Appendix "C". On October 31, 2011 staff mailed a courtesy letter to all property owners with 120 metres of the subject property as well as anyone who provided written comment throughout the process of the details of the November 28, 2011 Committee meeting. A total of 172 addresses/households were mailed a copy of the notice. CONCLUSION: Planning staff is of the opinion that the subject property represents an excellent opportunity for infill residential development that will be compatible with the existing neighbourhood. The subject property is a long, narrow property. The multiple dwelling proposed makes good use of the property by providing street townhomes on the narrow street frontage and the remaining stacked townhomes to the rear of the property. If the property remained zoned as Residential Four (R-4), future redevelopment would not fully utilize the development potential of the subject lands. The proposed development provides low density townhouses that are that sensitive to the existing area and add variety to the housing opportunities in this neighbourhood. The proposal is in compliance with the Housing policies in the City's Official Plan. It is Planning staff's opinion that Residential Six (R-6) zoning, with Special Regulation Provisions 598R and Special Regulation Provisions 599R, will ensure that new buildings will be appropriate in massing and scale and are compatible with the built form and character of the neighbourhood. Any new buildings will be sensitive to the exterior areas of adjacent properties and that appropriate screening and/or buffering will be provided to mitigate any adverse impacts, and the future development will be capable of providing both the appropriate number of parking spaces on-site and an appropriate landscaped/amenity area. Staff will continue to work within the parameters of the site plan approval process to address a majority of the specific site design comments that were received during the circulation period. The policies in the City's Official Plan and the Urban Design Manual, in conjunction with the regulations of the final zoning, will guide the ultimate form of the future development. Staff will continue to utilize the site plan approval process to ensure that any future infill development is compatible with the surrounding neighbourhood and sensitive to the issues addressed by the public. The zone change application will facilitate the residential intensification of the property which is consistent with City, Regional, and Provincial policies. Staff have engaged the surrounding property owners and have considered neighbourhood concerns. Staff's recommendation will achieve the intensification objections in the relevant planning policy documents. There were no departmental or agency objections identified during the circulation period. For this application, staff balanced intensification requirements in relevant planning policies with compatibility criteria for infill development as outlined in the City's Official Plan. Planning staff is of the opinion that Residential Six (R-6) zoning, with Special Regulation Provisions 598R and Special Regulation Provisions 599R, to permit a future multiple dwelling development to be good planning and recommend approval of the zone change as outlined in the Recommendation section of this report. 1-11 REVIEWED BY: Staff Re vet CommunrtySer~ices Depar~meni Della Ross, Manager of Development Review www.kitchenerca ACKNOWLEDGED BY: Jeff Willmer, Deputy CAO Community Services Department Attachments Appendix "A" -Proposed Zoning By-law Appendix "B" -Map No.1 Appendix "C" -Newspaper Advertisement Appendix "D" -Department/Agency Comments Appendix "E" -Property Owner Comments Appendix "F" -Minutes of the Informal Public Meeting Appendix "G" -Property Owner Comments (post Informal Public Meeting) Appendix "H" -Proposed Site Plan 1-12 Report CSD®11-157 Appendix "A° Proposed Zoning By-law cter , 2011 BY®LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law ~5-1, as amended, known as the Zoning By-law for the City of Kitchener ®Will-O Homes (C.S.) Inc. 1180 Countrystone Drive) 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 No. 13 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 Subject Area on Map No. 1, in the City of Kitchener, attached hereto, from Residential Four Zone (R-4) to Residential Six Zone (R-6) with Special Regulation Provision 598R and Special Regulation Provision 599R. 2. Schedule No. 13 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 "D" to By-law 85-1 is hereby amended by adding Section 598 thereto as follows: "598. Notwithstanding Section 40.2.5 of this By-law, for the lands shown as affected by this subsection on Schedule No. 13 of Appendix "A", the following special regulations shall app1Y~ a) The minimum easterly side yard setback of the property shall be 1.5 metres." 5. Appendix "D" to By-law 85-1 is hereby amended by adding Section 599 thereto as follows: "599. Notwithstanding Section 40.2.5 of this By-law, for the lands shown as affected by this subsection on Schedule No. 13 of Appendix "A", the following special regulations shall apply: a) The minimum rear yard setback of the property shall be 3.0 metres." PASSED at the Council Chambers in the City of Kitchener this day of 2011. Mayor Clerk 1-13 ~~port ~~®-11~15~ Appendix "~" Map No.1 z , , __- ~~ rn0 ra ® > ' tl ~ Q' ~ j n. z ~ ~ o ~ - ~' W o°J ~ - ~ ~ ~ ~ W vJX~~ Qfn~Q r ~ Z Q ~ W pF'Qa Q ~ zU~ W } ~ m ~ ~ ~ ~~ W ~ _ Z Q ~ ~®jQ ~~XN ~ ®a ~ J Z W C7pdW w ~ d Q ~= U ~ U O Oc n ~ ~o W ~W oZ W W ~ ~ O zzO~x o O N ® - NN I.L(n ~UZQQ a~gZz U~~~® j d Q W W doTt~~ rNM~ CO ddri.~~ J W Z 0 N w°x LL ~ N /~/ry \ p V ® ® 1 Z ~ ~ t~ g ~ N a ~ /!~ Z V/ W ® Q !/ +~ ~ j a . v ~ °® o ~ ~ ~ ~ ~ - Q W C7 w eo~~ ~ ~ r~ ~~ ~ ' ~ Q .® ~ ~ ~~ _ U ~ ~ "; ~ a W ~ N _' ~J ~ T '~~ n. ~_ ' ~o 0 ' 2~ 3 i'9 ~ #~ , °~-~ ::f I I I 1 -®---®---i----®-- 1 r r 0 N °o ~ r> N 4 ~ ti ~ W ~ W m `~ w N ~ ~ `• C W O z o w J i<i U Q / _/~ W U ~ O > Z z w z 0. ~ O g ~ O z _ ~ O ~ J p J pp r 1-14 Report CSD-11-157 Appendix "C" Newspaper Advertisement Advertised in The Record -November 4, 2011 PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING T ®ISCl1SS PROPOSED AMENDMENTS TO THE KITCHENER ZONING f3Y-LAW UNDER SECTION 34 OF THEPLANNING ACT 1180 Countrystone Drive The purpose of this application is to change the zoning on the subject lands from Residential Four (R-4) to Residential Six (R-6) with two Special Regulation Provisions for reduced side yard and rear yard. The rezoning will facilitate the future redevelopment of the property with townhouse dwelling units. The public meeting will be held by the City's Planning and Strategic Initiatives Committee, a Committee of Council which deals with planning matters on: MONDAY, NOVEMl3~R 28, 20.11 at 7:00 P.M. COUNCIL CHAMBERS, 2nd 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 on the Friday afternoon prior to the meeting, in the calendar section of the website httpalwww.kitchener.ca!calendar/calendarEvent.aspx), or in person at the Community Services Department -Planning Division, 6 Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). Garett Stevenson, Planner - 519741-3400 x 3158 (TTY: 1-866-969-9994), garett.stevenson(a~kitchener.ca 1-15 °O O ~ v ' N ~ C ~ $ O C .U O ~. O B O~ C C- U~ U Q. O O O ~ m C Q~ ~ v °i V' w R7 ~.~ ~ O N'S w.N ~N r N O~ L. N y es ~ ~ 4.. C o c O~ e o m L. d y.. o Q rn o~ o E ~ e• _ ~ a w o m o c ~~U, ~ ¢° Ov o c ~"` °fl~Yo ~' ° ~ N ~ o ~~~ ~ aa= ~ U ya o ~- ~ ~ E o O d~ .C O m o ~ c.~ o U ~ g O U a ~> "O C U C !A ~ E C cII ~ -• ~ C °o ac ~'~ ~ 0 a ca°-•ccd~'~na m - °- ~.A U ~ U 0 ~ y~~®~ ~~ E Tm ~ U ~ ~ w m o 0 E cCS •-> a E ~ N ~ CO A. O n ai _ mo G m YQW~ ~ N N y ~ ecLi°~o~~~ ?.a y 0~ ~. N i6 '~ O C. >. a,: rn~ m C N V O~ `n ~ Q. 3 a 1 u0i p~ Y U C O R ~ ~~ ~ a Q B O V 41 ._ -~- C c! is m Q ® _ C O '~ L ~ ~ N fl ~ o-w- N O ~ 'v ~ arY o C N •> N C O .G O . a.a ~ . ~ Q -'a m~ l6 w w N RY 0 0~ o ~ oU C ~~ c C ~ ~O" n- m~ O~ u~C rnE w N.c~c~ N N O> U O p 'a e•o `~ N ~•d a N m ~ w ._~ °- a`U °o c~~ cvvmm~ ~~°v,~ac o ~+~? ~o o N '~ •~o d.. QNNq~ ~ ~y~~~stoi O c ~-. N O DLO.. 'C N m U ~ m CG ?~, _ LV N~~ b c 3 E s m C O N >. O m~ y p C6 m e m o 'a fJ R CQ U ~ .~ ~ N ~~ U C= w ~ U U '7 C 3 p~ Cn Cn m~144. C7 "3U ~ o~'o ~ Qf f3 c ~epOrt CS~w11-15~ Appendix ",~„ ®epament/Agency C®mments d O O C7 a (4 Y U m U z `t W ~ co v ° = ~ t U M v ~ _~ '- m°' ~ ac ~. o c--r z~ O v in .~ Z cG m d~ b' a cni ,, j - p j Y th O U C,J ~ N ~ C Q' O N~ C ~ Z ~i s~ ,n ~O ~ ~ ' i`- 7 N O ~ lL S O N _ N mm to C (9 i ~ ~ O N -O N ~~ N O_U ~ Yt-°LL n O Oo .C W N '6 C N `~ ° H~o V N~ ,n ~ ,- N ~ O a'S n. N m w c m 'D O Y Q N - .~ CI N O M ~' i U C ~ N C O (.? N O N 'C w . o~ N N 0 r E O N C> 0}"CS ~ g y o~ ~~>~ "' ~ m c O o~ ~O~a' Uu. O ~ O O w c N O m N N N 4 ~ ~ 07 m > ~ V ~ > > +~ C C1I c j• ' O 'O C ~ O_ N ® C ~ m w O C d L N N C , 4 ' OUP' N °' ~ m c E Z ~ N m 3s ~ ° c as m~ c ~ °s ..m..~ ~" Q S . C ~ 3 °' O N N F L N ~` t0 ~ O hU' E O ~ C fn .p _ d ~ ~ N C ~ N Y C T O m ~ . -. N U Y " ~~ C ~ E U 4 O OSu- V m~ O C ~.-. ti ~O D > w N C O G ~ N ~ ~O- O (n N N C T N N O. U ~ O ~ OU •--~ C Z O. cD 6N~ J y N D O m o y N ` r 4~ 7 rNN~tO ' a m-o m ° o N ~ N. ~° cd' s.iv m ~ m= o ~ ~ m~ ... n` mo.v E U ~m °o.~ ma •°O 3 c c c a~ ~ ~ c m ° °ip o~ c ~ ~~ .> ° c.N~.N o m o c o n i a ~ c v,a c~ n ~ o ~ a ~ v ~ o ~ a T aza v ND3 Z .~ i • N . ~ ' c~io:a~~ in oaz ~~r,~. ~~ co ~ m~~m i to Y~°'m :~~ c Qcoo O ~_' ~~ o ocp7m ~ '6 ~N N N ~ ~ ~ N N . _ N " p a ~ N >, _A O .~U. _ f7 a C} N ~ v ~ N v1 ~ m N ~ QJ ~ ~ C N - C > ` N (Q C c' cn - W o N U O C~ Y ~ F- 2 F- (Y m N F Q F- F t m M .~J 1- 16 __ __ II, a U d ~o ro c ~ m m ~. '~'' d ~~ O O ~ ` 'v~ O ie ~' U ~ -W> N S d ~m w Z Vi=i .c y s ~- v-: ,- v. l t,~,- rL'~ +~ ~r !v W ~ N U to I rl OJ O c~ H u I 1v' O 0 0 U o~ N '1 N U -M ~ N N ~ > W -.1 rl S1, p H -~+ .a o U tT .~ -.~ ~ s, p O N .-+ o 7 Si y rnN ~ ~ O ~ o ~a . . ~o.c7 rnrn ~ N 7J1 N N N O I I ~G - O ~D tp O. 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F~' U L ro .~ A, ro N O A ro a .~ U 0 N N h O H y v N w O x ro E v SA 0 .4 N q .~ N w 3 N N ro ,~ ro v ri G .~ N O 0 L O ro v N U C. .~ A O N b a ro to ro 1•i N R o •~ O ~ W O w a F ~ 0 0 e "_~---~_ !~ t t + i ~, ~~t 1 - ~i t `~ fig! l -... ~ ~t ~~` ~------~--°..~.i E ® "' ~ v ~ N ~.m+ ~ C C d W V L w ~o ~ r d Ce-e..N~ C~ Y ~ W ~- i9 N~N~~a`tN~ O d aw ~, y> > a N~-cctL~Y w a®i ~-C2YmZ~~ ~ a w~4~~QL] N °a C79. c7 nfYa LLt- m ro ~O ~ ~ m m m C ~ U N ai fi ff ~ }{ N -.~i N W at w v O O ~ .-1 +~ +~ En A Sa t~ -~ O L -.i N W U JJ r. U N A SS N W -.i N ~ Si -~ ~'b U N N H H -3 ~ U1 -N N m,~fr v m ~ ?+~~ m ~ E A O N ~.~m~°a +~ ~ ~ N ~ ~ N L~1 11 W `Ij U1 ~ 4' G O ~ ro N E ~ u N ~ a ~ ro > ~ o N W N N J~.J f: N ,i^, ~U J.~ ro ro N .~ ~ N ~ G N -r-1 N b Si ~ 1~ R1 N U A O N U .ao-Hro~ ~~•H~~~ ri N U -rl rowroUNW N O -.Ui ~ O O N"atnmo s, -H x~ ~ ro o U-a ro O li U -.i ri U tnv>•~ o .~ O N N N N H a~ a~ N w }y O w N N ri Si V1 rtt L to C N O1 -r1 -~ ~ v U -~ ,i" •.i ri 1~ W •i-I W U .C N ~ b V f. fR W •.7 -'I W F" ~ ri O O ~ ~ ~ ~ -~ v L ((( 31 •.-V V -~ U ~-~mm oroo,~ U ~ O u 4-i OU ~ O o ro m,~ a u ~ v ro U o m C .>~ f-I U O 11 W O U .-1 N U L p) ~1 -rl -ri SV E 3 ~ ro sa p o m O ~~-1 U -ri ., N -~ N -ri G N H ri O ~- O -r1 N O ~ ro N O 3~ w Sa }~ O ~~, ~ ~~~o sv+ " ° m v" m-~ b u y N >ti ~ CJ ~ N O ,-+ ,~ ~ v r-i U L .-1 N ro -f! N fA N of i~ N N >v N v m N C ro o N -ri 11 ~+ ro O U O N N -~ ?~ -~ ~ .1 0 U N W ~ v ~u v ro ~ U N ~ rt ri I W Sa b~ N -.~i 402 ,~ N CI) ~R ,C !~ L O -.i 3 m N U1 ?~ J! ~~ A W .-~ U .G N m v v o s~ ~ ro ~ fa q U7 ~ ~~ w H O N N v >+ is x rt N C, m m O ..{ ~a ro 0 U ~~~ ~ .~ ~ J '~ ~ ~' ~ V ry W ~ _, \,~ a ~ "'~~ V C z ~ ai a ri r-1 v> ~ ~ U I ~ ro u N . ~ a ~ ~o~ -17 ~~ ~y ({ o ~~ ~ N t~ S` N~ o C N CD N U ~ Ne. h ~ N ~ O x ~ ~ N X C ® ¢~ m d' ~ tIJ ~ {~ 2 ~ . V O z ~ ~ m ~ c~. 4. D O .--. GJS ~ h ~ ~ O Q' ~ OS ~ ~ - N U ~ O ~ .. N ~-+ U 9 N a N ,~ m O X ~ ~ Udti W - p-O y u ~p-0 C V .~ Y Q ~ iy W L. ~ ~ w N Q C ~'O ~ 8 ~ ~ N 3 N 4i. ~. V ~ 4-, ~ H t~T3i O N O G O ID ~ C.1 ~ a.G c '> a ~''' ~ N `m a g o .~ - c ~ uci o ~~~°` ~ ,o ° `m G rn~ ~ d ~ ~'3 ."_~' O ¢ C N Y O U c c d O .. m o Q++ y ~'~ Y m ~ - ~ m o ~ ~ ~ J ® wZ'm a~¢ ~ ~ `6 E+ ~i ~ c E o,~ ° C C9~~ Res ~. m VSO m~ ° ~ ~ d o ~ o m y Ne®3 W N O `~ U [3. ~ ~" N O ^' 00 ~) 7 w ® ~ N N ~ ~ ~ A Cf C7 E- cn C7 Y c N U~ o~ o ~.. ~z UW N~ ti r J~ O N N d E a N a c 0 d d d a N _d C ... \V! .~.. C ~~ N a ~-v. o ~ d LIZ \~, ~ c) C cad t c ~ r < _~ ~ d 0 U ~ y ~ ~ O O ~.. y d '~ 0. Sw ~ O ~ u U g Q. a ~ '8 +~- ~ V a ~ u W ~ V •o .n n~o e D ' ~ ~ C 3 a G ~ W .~ G N N 4 C > C ~ U ~° U C N ~ W ~ G N ''l ~ ~ ~ ~ .~ .~. g C m ai ~ `~ d s C7 .° w ° a Q N N N C 'r' ~ .~ U w "O ~ O b 4 N ~ C ~ o a o. e oww _ ~ ~~ d~ N T ~ ~ ~ C ~~~+ \\ ~ N~ ~ V v C C U ~ a~i 0. ~ ~ O G v g~ Y = r ttl ~ g ~, b c0 .°n o V ro ~ .°. ~ a I c a 3 - o c °i'C ~ 3 ~' ~ ~aC7 «~ ~ nt` N ~~ 5 y 0 w E G R N d E V c H Q A U m m a ' 4 ~ ¢s I cv ~ ~s `~ ° z :~ u h x ~ ~ W m C .- N O QI N~ ~Zc~*~et of C U X ~~N ~p Q~.l W C Lm ~'(tlhN ~O > mR ~p°'~oo d ~ Q. N ' ~ of ~ NOSY ~z~i C7dUc°vYat~i~ c6 V d m V ~1 O c d d rn 1-18 ~~ - S.fr [s _ __ I $=si'r_ ~. O ~ r Z W y N OUc r2 B~ w s. ~ W Z ~ ,~- J'~ CaV wao Q®~ U~ O~ N C ~ ~ •~ .~ ~ N Q1 (~ ~ S ^' V a ~ 'm' ~ ~ ~ ? e ~~ N d V N d ~ N 6 ~ y ~} ~ ~ A O by ~ e m ~ ~ Z a N E O ~ N U N~` O a19i p\ e a ~ ~ N r e c°+ E E E ~ ~ N ~- "' c v m Ot O c c7 x m o vW ~ a d d ~J ~ ~ e~.. c~ii° m 's \y N N Lm (`dr cD N `~ t E d '~'citl~aeiZ~~ 'a N y~~ ~ ~ ~^ ~ a ~ N ~_• o csi o ¢ ~ n 1~ N *+xm. -~''~T'~ 3' 4 3y'. ~ h~~ ~ ~ . ~ m ~ ~' 3 F, ` 1 t ` ~~ ~ 5 c ~ o ~ y Q `~ ~ ~ v ~ " ~~ .t ~ ~ ~" 'i'i ff _ -~ ~ JJff ~ 4 ~ ~ ~ $y j ~ ~ 21 ' 3~ -cam ~ C ~ ~~ ~ ~ 5 4 m. gy ~ ~~u~ ~ ~ ~ Y ~ ~ ~ ~ ' f ~~~ ~ ~ d ._ ~ 4 '~ . y_ 1~ - - y ~ ` ~ ~ ter- x'`~~ § ~E~''~-~~i'''~` 3~ v~ ~_. ~a' 6 ~ ~ ~ _ ~ -'+_~ ''~' £~~ - L .~z "sue ., ,. ~ 'i5F ~~ 1-19 y :~ a. O C N ~+ L Q M W O N y C ~ N ~_ ~ C Y d > c y U ~ ~ ~ ~ d m F ~ ® d LL f!1 1- e 0 m U O. Q C l6 s U o O N m ~ r ~ N ~ N N C C x-00 N N am Z' ~ ~ C ~¢fn O ~ ~ ~ ~p a-+ W lJ. (~ ~ d ~ d O ~ LL. (n F- N t 3 w c a~ O C O U C d C .~ C d O C N N t N lQ a m U t0 C C m m c t0 ;~' U N N N t6 G N N N N w B ~ N N ~p ~ > V ~ N'Q N d ~ t6 C9 ~ w i ~~ ~ N ~ ~ U M CI d aL C ~' O ~ X s o ~ ~ o ~ y >=> G ~ ~ Y w .~G L OD M V~ Y E.., ~ w N V' N O ~ ~ ~ ~ N V ~ ~ ~ N y ~ p, ~i Vt Q~ ~ LTa ~+ C a+ O ~ N v1 " .:: i ~w m._~ Ww5LUawFw 1-20 N N a U O 1, 1 a ~ o a ~ - ~ a c ~ 0 .. ~ ~ ~ ~ o ~ c o m U o' o ~ m m f v v L ~ ~ a ~ m 3 v v a ~ a v ~ L ~ a U s p ~ m N Q. C O U ~ N t ~ r m - n ~ N N ~ N O 4 U o W T O S j [n m ~ N O .L C c v N O U U U ~ ~ ~ a c~ "~ N s Q m o~ CL h > k 3 N m a au'i ~ V ~ ~ ~ V ~ m n' ~ Sor ~ ,co~mZMa~ .. C '~ ~ d m c d ~ ttt o x c' a`~ ^ ~ z ~ a~°~°ac°'.,y > o~h~ ~ p m w e ~ . . ~ O G w U9 m R U t6 O Gr ~ Q Y ~ a .. Ccs o ~ N O F- N ~ ~ m c w Q (0 ~ ~ T ~ Gr` .. ~- N M d y N ~ ~ O m ~ = c O v, in c N v ~ E N O O ~ p v 3 0 J ~° -- o - c s V O ~ ~ ~~ _3 U ~ Q N d ~ ~ m O ] C ~ l6 C ~ ~ U U _ c ~ ~ o ~ N Q m ! `~ ~ O o ~ ~ ~ O C -o U s 3 c o 3 o _ vi c c c o 'm 'm ~ c U' ~ ~ N N ~ U ~ L ~ W ~ N (7 ~ lu U 4 d O. U to m c a N (0 C (0 t~ ~~ C `O R U 1- O N .N- C~ N 21 U N N Q ~ pi ~ ~ Q N C7 p ~ 4 ~ T ~ > _ 2~~ ~~°o,E ¢~ao U W Z= .~~e0 a~~=_ aac°~~ ~w$ Zp~ Y=t U r UZ W o Q N 0 N N a m m a C m d C 'G a as ~~ C p, ~~ ~~ V 0 m 3 Q O c d- 10 0 h a m e 0 V tll 0 'a m 'a N r ~ m ~w v o ~ N ~' t0 e-• raj L V%~ ~ P N~ Op~$~ M1N9i m ~ t0 >m~~~~n~ C1 mod. Ul _~Oi Z C=Y aaZXX ~~~o~~2Q0 C7aUa~cau.t- u u O W `~G ~~, 1- 22 Report ~5~~11®157 Appendix "E" Property ®wner Comments G "CS G v O :~' bD ~ ~ ~ O O ~ v P.~ •~ ~ ~ w ..G ~ 'v R, u ~ G r0, ~ 'L$ b0 °e5 ~ G b v O v ~ a ~~3o.da°ao ro -p, bo ~, v ~ ~ ~ G ~ G v 'C G +^ t O Pa H ~y ~ O .~ ~ ~ ~ w J ~ t, N ~'^N^, ~~' O O O s+ ~ ~ ~ O N O ~ b ~ ~O b ~ v O~ O~ O~ p w0 _N. ++ S1, ~ N "YJ w 'S ~ Si O '~ N QI O W N d o 9 ;7'+ .S] .~ '~ C]. :p ~ v N ft9 '~" ~~ W ~ W V v .Y ul s. ~ ca ~ m *~ b R, '~ ~ O O G~~~ O h~ .C G O b0 q 'G ~ O ~ o a"G.+ ~ R v~ v ~ ~ p G .~ ~ ~ ~ ~ ~ ~ V N~ R~ Lt. ar m N Tl O ~ m v v f3..a .gi .~ O ~~ ~ ~~ o.~ ~ ~ ~,~ 4jp~o~.ti~vvA a.' h G, ~ ~ ~ v A p ~ ~ ~ ~ x ~ ° :G U A A.'v ' 1 'O ~ e-+ N .~ a cii C ~ ~-+ m O ~~~~3z N y r~ ~ O ~ ~ w..~, O ~ C C.~ a' oro~ mod' aaN ,~ ..a~' O ® ~ N C7G VGc°~`.~,2 3 0 ti Q O u G N v O R. ~L', v 2y G 0 y~ v i+ N G ~ Off' U ~ ~ w ~ o H OJ ~ b v U o z >, ~ O ~ ~ v ~ m 6VJ N M ~~z ~ ~ N W 'C3 ~' ri y v ~i ~ v y O ~ ~ u ~.~ O P7 R O A, v ~ a P, X 0 3 C G O aGi ~ o"V". v ~ ~ o .~ R ~i r ~~ ~ ~ ~ ~ ~ ~ V 00 ~ G .a 'a' O pO ~ N ~ ti ~ b c6~ V ~ V ~ O G~~ 'O' Q C. N `,S of V O+ °O O ~' ~ v ~' v Q NV ~ ~. ~ v ~ v ~ O A '~ O,.a; ~ 00''~ v a, m .G ~ m v w ~o ~ V ~ ~~ o~ y~ 3 O y ~.~~w h ~ O R-1 MN '~ y" ~.O GJ try ~ 'CC1 by ~ N o0 ~ R i, ~ ~ ~ i3 ~ ~ m v o '~ ~ o ~ a" ua ~~., va,w5na"w~~ ~~. O Y., O G C s0, ~ N~ s~. 'c3 .~ G ~ P, m v y R. O O '.OC G 'OV % w N N ..~ '~'' ~ Rf A. v m~ G '~ P.'+ ~~ O A. O +~.. V G ~ w d F.' O ti o 3 _ `~ v'y ~ ~O 'o ~.6 3 ~'m y G~ a w w ,v~, Tj '~ G ~ ,G :: y ~0.. ~ G ,~ y p 0 ~.. b ~+ ,ti,0 y V " ~ ~r ~ O O ~. ~ r, ~ .~ o '" ~ Ns+ v O h ~ .~ 6yo ~ -'N+ ~ H d ~ a .°', v G .~o~G °;~~p a v o H >' « O u ~ .~ a;.^ ~ o a v P. v n7 v O •~ v ~ ~~ ~ '9 '~ v ~ G O F N ~ ~ ~ gip. 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N O ~ m v P. O~ a, w~ a V ~o ~ 02'.~ .~•~ v am ~ ~ a ~ o ~~ oz O~ G ~'O ~ V a~..0 in ~.:: ~ ~ O ^O ~ ~ O "d u ~ G h .Y. w v .O m ~ O ~ ~ +O. O 'yi ~ A" ~ ~ ~ v (~ b0 O t" O ~" G C O ? O O a a~ B~ ~ FO ~ Z ~ m ~ 'O 't1 m O ca ~ cn .G G ~ 00 ti ~ `~ .~ J°° ~ a4 Z r N O N fi ~ O N °~ .~ o m .~ .~ b c, ~ o, ° t° '~ rn u v 3 O ~-' C 00 'LCS G ~ ~ H '+ TS yJO. N 9 ~ ,~' N N ,~ y .'O., ~ v w u v~~ C G+. 7w ~ o ~ o v o v ~, n. o ~~ o x~ o~~ ~~ h .~ m .~ v bD y ~ v ~ ~ ~ ~ O, ~ p~ ~ ~ v a O ~ s.. a p h O +~ i~ ~.. v p a'+ am„ O ~ ~ ^C .N N m ~ ~ Ems., bD N ~: ~ ~ rn ~ ~ TJ N v O F o ~ o" o p '3 °A m v ~ .a ~ p W ° a.:a ~ ~ °-'o0 0 3 `~' ~ a D, ~ .a o 0.o R ~ •y b ~ o c~i ~ ~ o v :ti u G .o ~ o.~ a.v•~v v ~ o~.c .~ o v °~ ~o ~' ai .O.i y N UJ ~ a0.. ~ H y y i^ ~ b0 rq ~ ~L~" CL ~ ~v ui ~ y G '6 ~ ~p 'Uti N v y ;fl O O F: v J] v ~' O~ p O N i. Cv O 0. f. m (n *~ m .°' H O O .~ a N w ~ i3 in d o v o^ ~~ b co 'a ,~ o~ ¢, U v v v v ~ o °' m o ~ o aJ,~.~°c-°~® ~ ~ vQ ~ m° v o o ~ Q,.~3 R ~ o.c~o°oQz ~ ~G ~.,"a, G > b ~ ~ H V1 ri N U ti O N N ..O 01 Q. O V ~ O~~ O w N (~ ' N ~ ~ G w o ~ G ~ '" ~ 't7 >, ¢, 00 0 W N 6A '~ w a~"i 2O2 ~ N ~ ~ ~ w ~" ~ .C ~ O +'O+ t~6 ~ ~ ~H ~-, ~ .Ly ..G L a OD GL ~ Tt N~ ~' 0 p r N v v O~ a a~ ~" ~ v v~~ ~ TS ~ v .C y~ v b k~ m~ R .u C7 e, C1 c; cv J~ Z n ~ ~ U ci ~ o o w ~u cn ~ .G ~ ° ~3 m 'G U 3 v H i. ° s?.U i~ ~ 1-24 Brett tever~n Erom: Sent: Wednesday, August 31, 2011 10:23 PM T®: Garen Stevenson ~abJact: done Change Application ~C11100~/CfGS-Neighbourho®d Comment Form Dear Garett, If you require a signed form, please let me know...otherwise, lassume an email will suffice. 86 8eechmanor Cres Kitchener ON 1. There isn't anything I like about the proposed zone change 2. The proposed structure conflicts with existing homes in the area aesthetically and in terms of the value of homes in the area. The zone change should not proceed. There was a proposal to put a park at the corner of University and Countrystone. I for one, wouldn't allow my children to go to a park that is adjacent to a VERY busy street (University Ave). Why not put the park at 1180 Countrystone and a multi unit building at the corner of University/Countrystone? 3. How do you propose to protect the market value of homes adjacent to 1180 Countrystone, when their homes wiil now be facing a parking lot with garbage bins?? Why are the easements different for this structure compared to other homes in the area?? Why was the realtor and the developer allowed to advertise/market this structure before zone changes were approved?? How do you intend to protect the natural area of trees that exist behind this land?? Please let me know if you-have any questions with regards to the above. Thank you. 1-25 are tevensn Froe~: _..., sent: Wednesday, august 03, 2®11 3:53 PM 'To: C~arett Stevenson subject: 1130 Countrystone give Dear Mr. Caren Stevenson, I am writing you to express to that I am opposed to having our neighbourhood zoning Residential 4 (R-4) to be changed to Residential 6 (R-6). This change to R-6 would allow the multi- residential unit to be built at 1180 Countrystone ®rive, as well as paving the way for many more of these R-6 types of projects to be built or converted within our neighbourhood. I have worked too hard over the years, to purchase my house, and then see my property value decrease substantially so that the (proposed) builder of 110 Countrystone may profit. If you would kindly reply to me to acknowledge that you have received this email expressing my concerns it would be appreciated. Thank you for your time. ___ 94 f3eechmanor Cres. 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LL J~ U ~ SO r~ m 9 ~ UJ .e d O L'' C m QUSnO ~Q ~O a~~3 ~o~ Q=~ vw 2 Z O N m c o 0 4 ^ C C 0 a 0 0 m 3 a m Y .~ ° a r a ~ c ° ~ m ~~ ~~ m m °m _~a V ' U ~3 G C OI O Ay ~~ E ~ 3 a ~ 0 c W rn U C O ~ d w ~ N ~ O w ~ ~ C J R ° o a a c m O)-m c .= E E c U V vas v N in ~- ~' rmi N C h P) U x m m s." c ` ~~ m v ... U N w ,-. ~ o ~ N ~ O O ~ 7 Q °r OJ B r N mZ ~O m N~ // ~,, ~ ° m~ ~° X C O o'~o~S 'v a`Drn eLm®mn~'!~o C m nOmcai~~ m mC m'.n ~ ~ ~ ~C N~,CWti9~ mC2Yr2 h N .: h2 m ~ >'oo Y~QD (9 fLUeV1dIL }- is r» (n\~{` V Q)C G FS. s f4 V 4 d Ol 1 - 36 ~r~tt tv~nstt This is a response to your letter of July 29th, 2011, regarding zone change application ZC11/007/C/GS for 1180 Countrystone Drive. I have written the following in the same format as your comment form. 1. What do you like about the proposed zone change? Not much. There are not very many positive details that have come out in the letter of July 29, 2011. We don't see why anyone would think that there is anything positive about such a proposal. For example, there is no discussion about the proposed style of the new buildings. It MIGHT be judged to be nice, and that COULD be a positive thing, but such details have not been forthcoming. 2. What improvements do you suggest for the proposed zone change? In keeping with the same character of the current neighborhood, we would propose that there would be no zone change at all and that this application be rejected. While we do not oppose general development within the neighborhood, we feel the current zoning is appropriate and the proposed type of dwellings would be inappropriate. For example, we would not object to the site being split into 2 sites with each having 1 fully detached houses that complies with the current zoning. We would prefer that road access NOT be from Countrystone Drive, but from University Avenue. 3. Please provide any additional comments below: The subject area is in our opinion not a good candidate for the proposed 29 unit cluster townhouse development. For example, the plan calls for 51 new parking spots. This is a SUBSTANTIAL increase in the amount of traffic in the area. We would estimate that this would approximately double the amount of traffic on Countrystone Drive. This is a family residential neighborhood where children play on the streets and families enjoy taking walks. That much traffic would make such activities impractical and even dangerous. The density of people would also increase substantially which would change the character of the neighborhood. When the current residents (such as ourselves) bought our houses, we valued the character of the neighborhood. This proposed 29 unit cluster townhouse development and the increase in density that it would bring would change the character of the neighborhood in a negative, unfavorable and undesired way. We request that this zone change application be rejected. Name: Address: 1215 Countrystone Drive, Kitchener Phone: Date: August 14, 2011 We have done our best to reproduce the format of your form. Please let us know if this does not conform with the requirement of using the attached comment form. Best regards, ~ ' ' - 1 - 37 ~~~~ N ° a>i 3 E o 3 m o ~ s° c °0.~~ ° o Q o gimp ~aNi ,gym N~itl c_ o m`" Ta- ~ C.O G ~ as > E m c U C ~ O ~ m N Q m m am a Y ~ ~ ~ fQ U a Q ~ f N . .'G-~ N ~ O N .~-~ C ~ ~ ~ ro ~ ~-°mEE E E ~' E E o ~ •` ~ O O O) r - ° ~.! C i .'C., O C '~_.. ° N ~ ~ C '° O O N O i _ U O . .. ~ C C Vl O C N O C O L ~f ~ N N C N N N N Q ~ ~ m C (~ c i .- o °' ~ m ms °' G N •- O ~m ro? m c m ~ ~ m E >°ao ° ~ aEro= ~ ' oLE°' ° E ° ~ `~ s. ~ ~ , ~ E m Cmrooao z m ~ ifi m .coo ~ F- ~ >, ~ ai ~; d D a x m o o m ro `° ea ' ~ i ¢ a m fl.a U f~V C U ~ C O O ~s m N ~E ~. d 3 .L. l Q L Sj N Ql 01 U ~ ~ " °- N E ~ N .~ O a C m U ..7 O O y e ~ -o E C O G ~ V ~ V Q N N n~ C N L .+' ... O X y. w y. L „ m U ~ ~ ~ ~ m :: 0 =L oo ~ a Q' m:-~zv~iv~ C•G X N ~ ~ O m ;Q m O ~ ~p O 'G O ~ d, (O p rn ` L o] ~ t`m r. ~`! cn vs O O E a U ` d y O N C m ~. W N ~ v m a ma-acn ~nm w fn - ~ mN H C ~IIJ ~} N ~•GIY~'Z N t-2 G C70.UNYdLL. k-W m L S !y ~ ~ O ~ ~ ? e Z N ~ m J - ~ ($~ ? -.E O. l6 r O N '~ 9 ~ aN a + L a '~ ~ t ~ m m S ~ l N «. m a ~ ~ ~ S ) ^i U~ m 0~ mn - S ~` m 2 o O o- 3 ° m ~ LL ~ a 0 ~ n O L O 6 N Z ~ a_J .-. y ; ~ ~ ~' O N S ~ O~cd 1- O O E ~ ~y m..n ~ 3 ~ S ' ~ a ' aO.yo U p Z' = o ~ O1 ~ Z ~ ~ n l` -r O c O a cm a0 0 s ~- o a i - - ° a 3 o =_ Q O=C U 'S E~ o S + Y z ~ ~ sa ' o, WOO Eo ° v` -~ - ~ Y C7 O~ o Z 00 '- o x ~ a o ° m c _~ Y ro o S `~ $' ~ ~ E c• L o N ~ wZ Z .. m o ' c `~ ~ E O m N Y ~ ~ °, a a E m~ o . ~ q ; 1. ~ m '~ c m _ ~ E = -, x t! - ~ E ~ ~ J m -o o - o ~ n > N a c d 1' E S n m o m m' ( m ~ a m ~a t ~ y + ,, ~ ~ q ~ m a ~ E ~ ~ u ~ '~ a o ~ N M 1 - 38 N N ~ L mem3 E~~~ ~ d C a a viaa y) ~ U o_ m m a _m c O N m U ~ ~ a . n a~ ~ ~ E '~ c ` ~ C D D ~ ~ m n e m maY ~ a o ~ ~ d N U ~ t O Y ~ b m ~ 0 3 N { ~ ` N Y ~ O V ~ N N N F°-mEE E ° ~ = ~ 0 o w rn U ._ c E ~ c ~ s d '" n _ < ~ C a a O O m'- = TO- c ~ o- c oN~ol wwtt l~ N C ~ ~ ~~,a~ R _ m m -~m~ s AD m o c ~m m ~'~ m a N N E > ma o ~ E m 5 ~ w osEO' o E ° m d m ~ >.ro = E m C N ~ L O ~ p ~ r ~ ~ ~,LL ~_ O m m m 0 ~ ¢ a m m d o O O m Q_ t"-. iL d N z ~ ~ ~ ( D Z ~ O ~' C N r=0o E ff N ... ' _~ ~ Q U y O U s= E ` ~ U JH p ~p~0 o. ao~_ ~~~3 ~. Who (7U~ E o <_^ N s cz w ° ' z z c_ : N Y E 0 ~' ai c 0 a o a N~ m ~ Q m R o. a ` v m G U ~ C ~ O O 0 ~~ N ~ E ~ m 3 ~ ~ 0 U fQ N ~ L O O ~a o m w a ~ .° n c m J ~ D m N o. ' ~ o, a c 'S C U` c d E O N U O.C m U N t~(+J d ~ ... V 0 O w d 7 W V m ~ o rn c.- mZr~iv m ~ o t cp+ ~e ~ m 6 _ A p i p U O ~ ~ '- ~ ~ ro n N L m @J C N ~ ~ N m mO m cqi d.m ai c m ~~ ~ ~ $ N y ~ }} N C- C C W Y ~ C2~ d~'"'r ~R>.o o01Ca N .. ~' C'idVNXdA+. r. ~ C N m 0 N 0 0 ~. 0 o~ o' 0 N c E 0 E N 3 a m .` o ^ a t ro ~ m m d CJ 1 , 0 ~~ '~ ~ S ~~~ f i~ ~ O a S -T o t "~ w ~ `\ ~~ V S z ~ O •` H ~/ 'C'~' 8 Z~ .~ V -d~ 0 _~ -l° s 1 - 39 ~~~,~ w c° m.3 E °~o c°'i o m ~ c °ara o a` m U ~ ~ ~ m m o` m c o mEO. ul ~x m y m q ¢~ N oa o ~ ~ c cN7 1O a ~ N t~ ~ aNi a °O a3 o ~ d m ~ U Z > .. ~ ~a Z~ay. aim O~cm „_= F-OoE - Ud ~= E ~ ~ J Q C O O~ N aO~o c t a¢U E_ o W ~ o E o Z m ~ °'~ o Q = N b L +- O U~ mo c; Z Z c ~ n O ' v £: N x .. U = ~ ~ O '° E m ~ n a. ~ c P ~~.' N ~ U N L N O N ni Q. GJ L ~a N N d ~ r a~ m 0 0 L 0 m m 0 0 t a E 3 N 0 d c E E 0 0 'o N c aNi v ,~ O d N a m 1 - 40 u ;4 ~` 1 a arft tv~nsrt Fr®m: Sent: Thursday, August 04, 211 11:31 AM `To: Garott Stevenson; i3i1 loannidis Subject: 1130 Countrystone ~rivo Greetings, My wife and myself are the co-owner of the house 1243 .Countrystone Dr. We live with our two children (Son-16 yrs, Daughter®13 yrs). We are probably the first occupant of the house on Countrystone Drive in the new-subdivision. This is our first and only house we have, ever since we had immigrated to Canada in 2006. The main reason why we decided to make our home here; is that we liked the well proportioned ratio of house vs residents in the neighborhood. We are surprised to see this kind of development (lawful-intrusion! ! !) in the middle of a very well developed neighborhood. We totally oppose this type of development. If this is a law, then probably mare houses on street will be demolished in future and replaced with condos/townhouse etc. It is unfair for the residents and owner of the existing houses on the neighborhood ! Yes, we are attending the meeting on Sep 15th to oppose in person and will support any effort to stop this development ! Best Regards, 1 -41 N a~~s c o > '= ~ c N ~ E m ~ v o m i c ~d.r~ irs ai w N N ~`itl c C 8 y ._ Ab U N ~ as ' ~ E~ ~ ~,~oo -- ro~Q m ~ aY 3 ° ~ ~ ~ ~~a « S ~ _ m~'~3 U j L N c ~ J. N O m N ~ N i~\ E E ° c F - a i E E o E 5 s C '~ E ~ U N 'a5 ~ «'a `.. « a c N O G 5 cva y _ ° O - ._ ~ c C N ~ I b ° C N ° C p N N O _ N ~ F .'_. 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D ~~' m fN m cv I- ~~., T LL o t- y O N m c0 Q . <V r C O O N N Ug r~ °00 P LL m N W'' O O~cayi U p aZ ~p~0 ~0~-_ a¢u3 tW70W ai^ UW 2Z O N ~ N U ~ ~ ~ F (~ X m i m t7 u1 m ~ 0 i ~r®Zr`~i.vrn x r ~J i w Cm~ ~`rN Q' C L ~ i~ i N pVj Q m C N d a~0 d i d~-acn O~n~ ~ ~ in °i= o. m y} ~eSY mZ~i w I l=0 ~O U~XD N C7aUc+°iYau.~ m N 3 m n c E E m 0 v m T C ro m 0 n m N m a m 1 - 47 arett tevensn Fr®: sent: Sunday, August 07, 2011 7:42 P(~ T'®e ~illcannidis C~: Garen Stevenson subjecte Proposed z®ning change at University Meadows Gentlemen, My name is and I am a homeowner in the University Meadows. My family and I live at 905 Garden Path Place. We have recently been informed that the property located at 11 ~0 Country Stone Drive is proposed to be torn down and the city is considering a zoning change from R-4 to R-6 to accommodate the builder's wish. to construct 29 townhouses there. My wife and I feel cheated by this move as, if approved, it will change the texture of the neighbourhood and it will not be the same neighbourhood we chose to live in 3 years ago. We are deeply concerned and strongly opposed to this plan. We will be attending the meeting on September 15thto voice our opposition in person but wish to express our extreme dissatisfaction with the proposed plan befiorehand. Regards, 1 - 48 ~~~,s °~3 E~,~~, oros= O ~ C a O Q O N ~ U y ~ ~ ro moitl c_ O N `~ A O U N O ~ ~ N m Qa > E ~ C ~ m o 0 O G U ~ ~ R1 R 3 Ty nx ~ m ~ m ~ ~ n sum-_ y, N N N ~ ~ _~ ~ ~ _ O O N ttl ~ o c E E F-EEo E ~ `o V N ~ N .~„ 'j, O C N O O N . 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L ml-dtn~u)~ > E m to C o ~ W ~ L= aCi~Ill ~7- N ~'CSYLZ F- ~."' ° S I m m ao oOXD ~ N C9 Q ~ m - tb ~E} Yn. t i. m L U m N oN O a m «'~ O m iT m' T ro° N 1-51 w m ~ s m c° a'> .3 E m 3 m p m ~ c ° ~ C ~ O ~ O N ¢~ ° N m .~ ro m ~ ~ C m N O C -~ '+ .~ C C °~o a I y S . >Ero`= ° a( ~~o ~'roma 3 ~ aY °~m Jl (tl U~1] C m. L - ~ T ~ 3 °" m c N ~ O C '_ ~.:_. m N ro ro ~ ~ E E E _O E E c ~ O O y a1 n y .t..~ m s+:p G C ~' O m ryry~~ v O p ~ .~ ° Y , 1 ~, S+ O . ~= T C N N ° C ~ m C o m o m C y m ro E°ma ~ D1 y~~Lm ro.. ~ p~ N a ° O C (t1 N T N c ~ ~ ro E ~ ~c E m ~ ~ y oLEmo >,m$EE ~ ~ ~' ro ~ ~ ~ ~ ~ ~ z in c ro~+o~' F° .~'~. ~. tt_ ~~,~F!~ ~ ~/ \` • v~ d ~1 `~ OI ( '1 /~5 ~~ ~i ~. i C7 U ~ r- oc °00 r~ at M W ` O O~cv Q Uin ~ U p a2 ~p~0 dp~c Q ¢ U ~ W ~ O C~ O ~ Q = r UW Z 2 O N ni c Qj a o N L_ O y ~ m a ro N U m m r C O O N •• L1 X m ~ NO o ° ro n E m m r cd o E S. 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Ci cuYdtL~ m N 0 N c N E E 0 c O c N a 0 o, m a M 1-54 ~~~_ aci °c ai~'3 ~ m 3 m E O N r c U ~ ~ Q. O A O N m m N 0,.. N ma to c_ O ttl N a C C 9 C ~ ~ R ~ E m c ~ ~ O O U C U m ro m a m ~ O.Y ~ ~ m cR m a O c ~ m ~_ m ~ ~ 3 N " p C O m N N !tl T S F°-mEE E° EEo~ ~ (q O V y 0) N v ~ T N O c ~ c a m O O m D -_ U '^ T ~ ~ tii c a ~ O O m m C m N ~ ~ ~ a = ~ ' m •- c O~Na O O c ~ ~ ~'~ ~ ~ m E ='o E m o m c °' T O ~ ~ E ~ ~ a ~ ~ ~ ~ ~ z in t orop°m~' b .~ ~ TLL ui C aj O ~ a o ac x ro w m m .~ m m N Q d U (0 'C V ~ C O O O a ~ 'c ~ r O L ~ ~ m p, L U G c c m c0 U d T N a ' U J o p d. ~ p> a c '~ C C cd N Q C m m N ~U N ~ U N o a E N "p~ vm f°- i 0 N r U N U ~ ^ ~ C O cp €1J ct .G ~ o m ~ yN~ 0~1 Y p, mZcovpi (dj _ C U x pr Nip C O 'C O ~S 'C a ~ O? p p ~ t m N O O N cfJ fI7 ppmcai d.~ c m ~Fain~v,r~m > ~ Q) ~ !fl sro mC W in~ y m ~mYo~~Ca ~ a C7aUNYn_ti l- rn ~~ ] A. C. ~• i `~' s °,j ~_ ' ~ j _1 ~; ~ ~ yl ~= ~ 5~ ' ~ ~~^ ~1 U ~ n~ 00 ~ LL N U Z N W ~ O~~aNi QU H= =~0 CO p. ~ ~e Q~cpj~ W ~ o z m m _ (~ UW Z Z N 0 N NI N d m rn v i N U a yp N N ~ O Q O O n m m N O E m T m '~ Y_ C :7 O` N N a m ~ a 3 o o~ m L C 0 0 0 a Y 0 m N O >+ O a c E O a t6 N 1-55 o > N G N ~ E N O V O N ~ c p d ~ 0 O Q p N ~ U rpil N ..- N o a N C O ~ U N n T C ~ G m tY' ` a o. a >Em~ U G O p ~~f C`~ d ~ ~ d. ~ ~ ~~ ~ ~ ro m `T`~~ v ~ U ~pD c 1 i L-. N m ~, 3 I, {~ j Y ~ c y 9 p = ' y`° C T .- N N N N o c E E H E E o E E ~- ooy~ z ~~ C.. O c ~ c- a ~ C ~C o _ O U N p ~ N /`I t O d C y m N E U N g J m .` v ~ a~ c .. c M N ~' ~'O O O C 1 ~ a t 0 c YD,ymE p a N C C ~ N - c E ~- _'° E ago ~ r ~ E E c a ~" ro c o Z x mroc~o o in d mE~y ~a i {m O ~ T W .4 `J~ N S9 U ~ r W 00 w UZ' NW® O ~L C ~ of Q V y O Uo>S ~O~O as ~_ asc°>~ W ~ O Q = r UW ZZ O N _~ d c O ~ O O a~ ~ y. N M a~ ttl O.d U (9 ~ U 7 G p O O ._ ~' E os U ~ N pl U C O V N d ~ N ~ O ~ A J y O o ~ c Q ~ N p~-p C 'j c Oi E E p O] ~ (B U pQ C U y t~M., G d ~ N ~ ® - U' x ~. W of w .G ~' ~ 0 0 y _ `~ C`S ° chi C r N~ 61 !°~ mZv~aoi += .`1 (d~ ttf N p ~ 6~ NL QJ YnN O N U p~ i9 U ~ ( ( d py ~~ OC m~ W d E Q- ~' ' Y r a~ - `~ o~ d N C ^m m O N C ~ ~ G tU U7 ?° ~ Y ' d d N o ~ d C s O X p m w~ o~ 2 d ~ m 0 F.= a f7aUN~au-t- m ~ d aNi o' C i -o m ~ ~ ~~ p N ~ X N /1 (0 N Q a O O m °' ~ aEi Y «. v n m o E a ~ Y c ~. ~ T ~ '- O ~ N ~ ~aoi s.~ ma ~ ~ m ~ E o .. d p r N a m m 0 N m N a 0 L 0 N N o, ~op c E m 0 E t N 1-56 _ , ~ r From: _ ~e~ta Thursday, August 1~, 2011 x:17 PM ~®~ Garen ~tev~nson Su~J~c~e Gpposing zone ohange @ 1100 countrystone drive Hi Garett, I have received the letter informing neighbours about changing zone at above address. Our family does oppose this change. We did not like an idea of reconstructing new zone in established area. Thanks for informing us. This transmission (including any-attachments) maymcontainvconfidential information, privileged material (including material protected by the solicitor-client or other applicable privileges-), or constitute non-public information. Any use of this information by anyone other than the intended recipient is prohibited. If you have received this transmission in error, please immediately reply to the sender and delete this information rom your system. Use, dissemination, distribution, or reproduction of this transmission z~y unintended recipients is not authorized and may be unlawful. 1-57 m C m 3 N E N L o ar ` ¢ 0 o o m '® U ~6 ~ ~ N ~ RFR F ~ . ..., t mam c D N y .. 'V y -c (J ~ C A.a U !0 p cGtl J m ~ o_a ~ j O ~ m m ~ ~ >E ~ ~s yro .m ~m o ~ - .c E ro m Q: mmo.~ ~~m® m Y3 ~~m'O o~ m''S3 m ~~m C ~~ i,m N .d] O m of -, o c E E c $ E oc . E O U N ~ Nmy.~ r ~ oN A~ yb o c m oom~ oo C 9 '"' C ~ c N 0 C m ~ C~ ~ ~ ~~ U C y m ro a E V /..„ C a V ^ ~ a m~~ m'~ ~ m.y N c ~ h M ~ .- .. 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T W N N N O~-I O 'O W N O N 5 N F W 7 rl N N N •-1 y C . i ,-i 7 -.i .C- TS ~ U U N O ,N N C U h U _ N E +~ O C -•i N N is 3 W N -.i L O O O p, ' r , (1, u .C H t U -.-1 m G N--N t ~ a ~ sA U ~ 25 CW C.C ¢,N O Mw N N 0 3~ •• N cm E N C B ~ .c •• o > ~ o . m aouw v,~ a ~,.~F m ~,o.c >, i,x ro NGYa7 y o ~.~YN o 0 m.~Nw U 'O O N VI 3 • N H + U C ~-a U N/ E O s~ O "r > E Y U C N Ul U b O C O O / N ttl d 4-I H .G •-~ O I .. fA .. N O N N , m C H V 41 W ~~-I 3 N N N P) N W N b VI N -•i QI L R u a ~ W X tq W .,-~ ~,~ N au O C d N "i O' U ..-1 N rl +I A ~-i I E i~ 'n N I O •• C R r-i C N N -N U~ O ' U LL N .'t U S' N r~ +~ -fi ro tR N O. b N U] N W N G U N w 7 N N N d O 7 >, N ~.i ~•i O O " I N O N C N E ?i O x (j U N -~ eJ O 7 N N ~.i N N G U O Of U O N W a G .'y N C F O' N a a LL M F^ to W !>; P 7 ~' ~,' W 1 W H (/i try 5 £ F .7 b Z7 O H ,G N N N H m ~ft w 'O W u ~.i N U a.~ N '6 .C U N FC N u) rn R i .C G N N u C 1-61 Brett tv~~s®n Fr®n't: Sent: Monday, August 29, 2011 10:36 AM To: Garen Stevenson Subaect: Zone change application 1160 Countrystone ®r Hi Garett, Mere are my comments for the zone change application form that was mailed. out. 1. What do you like about the proposed zone change? The sidewalk, but aside from that nothing. I would request that if the zoning change not go through that plans of a sidewalk still be put in for the above mentioned property. 2. What improvements do you suggest for the proposed zone change? That there not be a zoning change. Traffic increases from the Boardwalk, awareness of the roundabouts and Resurrection Highschool are already contributing to congestion of cars in this neighbourhood. A further 29 units because of a zoning change would attribute to 30+ more vehicles. This area was zoned for single family or semi homes and we shouldn't change that simply because the lot size allows for alittle bit more than that. We-need to consider that R6 zoning is more ideal for outskirts of neighb®urhoods, not within the heart of them. We also need to note that if space does not allow for typical size lots that altering them to allow for a smaller outdo®r living space is just not safe. 3. Please provide any additional comments below: I think if you spent a day in this neighbourhood you'll notice there are over 100 children who live here. These children feel safe to play in their front yards and on the sidewalks & streets because for the most part, evening traffic is quiet. As a mother (who lives very near to this property) I am concerned for a number of reasons. I am concerned with what would be the increase level of vehicle traffic, the noise, the limited space available (because I have a view of this yard from our backyard) & does not warrant the number of residents who would likely occupy this space, the proximity to the university and the costs of these units likely resulting in a number of rental units and most of all I'm concerned with the dwelling style that is being pushed for. I beg you please do not make the zoning change in this neighbourhood. Best Regards, 131 Iron Gate St. _ 1 - 62 ~®®~ ~° ®°c m ~ m E~,°cc ~ar ~a.sa ` ` Q o o c N m ctl o. ' ai m ~ co ®'O ~ c ~ ~ ® -2 ~ U ~ C C.p wC O ~ 0.' 1 G O > O N C T N m N Q ~ t 6 "O N 'Y ~ n{ ® r '5 _ W O'OQ .L' C 0. ... - _ 9L T w ®s33~ h•'g r t o C.'~ T"TJ ® N. fQ W E E c U._ C W r F m E€°° C ~ U ~ w E ~ O N W ~C O N >'~ ~6 N~ a T \ N C ~ ~ rL-~"Q Ca O C .O N ~ ~ -.! m N O p m es o tU • ( wa ® C y O ~ 0 m ~N ` \ C~ E O ~ W la U .. ® C N N N Em®am I 3 N N °'m a c ~ t"} nx m~v~ ® ~ s«. ® vW m o Y O~ 'O O c~m>'m E ~ C ~ oo m p~ ~ g w C ra N ~ ~ Y mr mZc7vui ~ ~~mic m o a~°d.wm mcm ~ ~ E "i o E w ~ ~ ~~n~w ?Fa i m o ~ c ~ ® n O w ® . . n ~ 7 N - ~ ~ .~m~co Z i Q d we G ccti mZ~ ~ ~ room oo m mm:~°or~¢~ `m ~ ~c m ~j n ~ m .o 00 °-3 T°LLm mm T Q a Z~mv mw Q ~' = m ~ - ~cZ.x Em °c' JO~Q °v ~ a Q O s C N -O ~ acv°3 E~ o W H O E O N 0 ~ O ~ ~ 2m~ H~ N _~~ ~~ a `0 0 W Z ~'~ a O ~m w N td itl o ~~ r ~~~ 1~n o~- s S ~`~ ~,"_ co ;~ ~~ ~ m N U ~ m / N Q m S'' O _ ~~ o L a V ~ S~ 0 T e r SL J ti. +,- g s s 1 - 63 ^~~ 3 1 ' area eons Fr®nn: Sent: Friday, September 02, 2011 9:07 AM T®: Carett Stevenson Subject: zone change application zc11/007/c/gs Attachments: 1180 countrystona.JPC; 1180.JPG Good Morning Garett, I have already sent in my comment form but this marning I was having coffee on my deck looking out at my backyard neighbor 11 ~0 Country stone and thought I'd send you a picture of what the property looks like now with all the trees and only 2 residents at this location. Then try to imagine what it would look like with 2 "hotel" buildings and 2 town houses which would probable house about min. 30 to 40 people and all the cars parked out side the fence part you see on one of the pictures. I hope that you might take this into consideration when you make your decision for rezoning. I think the rezoning should stay the same to keep the property safe for everyone who lives in the arc. Regards 135 Iron Gate St. 1 - 64 ~° ~~'=4 ire t~vnsrt s ~. ~°° ~ ~ ~ ~ ~ ~ ~~ ~_ ~~ From: ~ Sent: Friday, September 02, 2011 12:2 PM To: Garen Stevenson Subject: done Change to 1180 Countrystone Garrett Stevenson Please accept this in response to the feedback you requested by the community effected by the proposed zoning change on the property of 1180 Countrystone. 1. What do you like about the proposed zone change? Absolutely nothing: Qeing a single family adjacent home owner to 1180 Countrystone, there is nothing positive offered to the surrounding community of single family homes by this proposed zone change. 2. What improvements do you suggest for the proposed zone change? There are no improvement that could be made to make this proposed change viable. 3. Please provide any additional comments below: I appreciate that the current zoning is R-4 for which I knew when I bought my property less than 3 years ago. To change the zoning now after the neighbourhood has been established as single family homes is nat ethical. 1 agree with the integration of various residential opportunities to include singles, towns and multi-units but should be designated in separate areas as is how our community currehtly has been planned. Anyone buying within the current development had a choice to purchase the area in which to live. This proposed development will be set in the middle of all single family homes to which all properties along-side this development have paid a lot premium for such choice lots. Now we do not have a choice and are forced to live here. I would not have purchased a home in this area knowing that such development could be built this close to my home. Homes in the immediate are will by effected by reduced resale value while the investor will reap the benefits. Other issues to consider is the increased traffic, snow removal, noise and the higher risk of crime. Regards 1 - 65 N N ~.C ~ ~ N C E N U U ® t0 L C C ~ V ~ O O. O N U N U N ® w N N~ iC C_ O R7 w T~ V ro' °~aa°i > E m c ~ m 'o v V G ~'~ `a ro moss 3 ~ ~ m itl U-O9 c ~ ~ N ~ ~ $ `~ ~ Y N c N _.D O ~/` N N N N EE `~' r~ E E ° EEo~ > ~- O U y ~ N Y .A 1 ~ r .'O. :p c' y O G I ~ C'p~ oom.- 1 . U p C ~ ~ M ACS O C y O N fn .p ~ . 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S (+) 1 - 66 N~~,~ °~3 E N ~ N O ~ ~ C O~ r"U O g O ~ N ~ U to N N N-O iV C O N N.e a. a U t0 C - ~ C ° ~'o.o >_EtO~ N C O U V ,, ~ ~ N d 3 ~ N Y i6 U a~ aL-~ C ~ _ N T N N ~ ~ r N C N O O T +_• N N N ~ ~ ~ E E E E ° E E o c O U N Ol N ,_„ T Y O ~- N O C ~ C ~ N O O N p . V T ~ N ~ O N o c y U N Yroa .- tt1 O °. .Y G F C N C N ~ s~ m _m ~•-9 Q ~ O) `m N L O C O A •~ ~ E O O dj C tV - ~ a~ o E m E E m rn a ~ o Z ~ Q ~ ~ T ~ N C p N N d) l15 Q ~ r C O O N c O ~ O nJ (}' ~ d N f!1 n ~ _ma OO ~?+ '-Fw ~api V Z > n Z ~ 0 H ~ N ® L C d .. HO YO ~ N t.. UQ`= EN ~ ® V =i0 O o~ a '~[-' o. O ~ . c m = U ~ E m _v L w ~ o E o t7pm a" ~ Z6]~ ~ m Q= S (7 ~ ~ a V W ~0 0 \,\ 2 Z c ro m ter;\` 4! ~p~ O Y N '.C.. /~~ N U - E ca m ro .,, O O ~ T ~ ~. / m ~ ~ m a° ''~~ ~ ~ m c ~, a ~_ N . ~ E a~ ~Q f0 N d ~ ~~ ~ _ cJ Q a ttl Qd U t0 O o °a .c N (U ~C 3 ._-. ~ L O V ~ N O~ U C C U ~ ~ E ~ A N ~ 6 ~ U J O ~ C ~ N ~ O_ O C ~~ C '_ E C c ~ U ~ U d C C N s ... C O X ~Y W et t O D ~ ~ m l0 T- N Z <{- O) m v ~> N °' •v Y (gj t tl U ~ l0 o x c c o O '~ O ~, N m N m ~ N !~ ~ U c O O~ U Q N Cpj V, N ~ a C E a ~ acn~u~~ d c a' ~ C '® N ~ ~- ~clii it~~ '~•G 2Y NZ H h 0 o d v ~ (D ttl ..'_~' p Y~ Q D tC F T d C`S O. U NY dLLh O) m m ; c N m c V a 0 L c `o m m 0 N O ~ n N C o E N O y E m c (V 1 - 67 area tevensrt Frorne Sent: Thursday, ,4ugust 04, 2011 10:01 AM To: Garen Stevenson Cc: 13i1 loannidis subject: ST®P 1180 Countrystone ~~~-~~ Good Morning Gentleman, Please be advised that as a resident of lJniversity Meadows, f am vehemently opposed to changing the zoning to R-6 in order to allow a multi unit dwelling at 1180 Countrystone. The neighborhood was astounded to learn of this proposal. Speaking personally, I know I have worked to hard, for to many years in order to afford my single unit, detached house in a nice neighborhood !ii. The proposal for 1180 Countrystone leads to a myriad of problems (think Northdale). We also do not feel that our property values should not be put in a position to decrease, so as the new owner of 1180 Countrystone may profit. Thank you for your attention to this matter. See you September 15th. Sincerely; 1 - 68 ~~vY c o >. ~% m:m 3 m c w E cC=c y:.m .m m.:. o ~ m ~ o.d m'o m c o ~`~ R 'c ~:c ~~ > U { ~.'o n •~. o :o ~vo.v ~ Y~ ~~ ~ o ~ ~ g ~ 3 m a~ a s n m~-` v1 ~ '~ ~ a o p ~~m= ; _ m >,L,,. ec y ~ O ~ ~ ~ L.°~ U C :t T._ ocE:E ~ ~ c~ia. O y:. h N p ~ C ~ - O er E O OO tlI OS ` Vi ' _.O N C ~v.O fC ': V ,~ :.ll~ DJ y v m ~: ~•j V ova. 5 O G N O C ~ CC7 C O ~_ V O N i ~ m Cym (~ 1 © - ~ - ~C O VI ~~ E ro d a~ I ~Y~~~ ~ m y.Y U c o U' x e~ ~ ~o ~ Y ~ o O C' :T ~ ~ ~ O ~ T O f y N~ m l~11~ % m N t~0 G ~(6 ld t tl Y ,D U) N E l. 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(tl T C O O N 2J.N m m ~ ~ C7 ~ N N _ ~ m ~ f T Q ~ v. o p ~ @ U U ~ ~ N W® ~.'~ my a ~~ Q p d N m C O N - '~ ~ C m ~.- O O E m , C- 1 ~ VO ~'= -1O ~ C ~g ~. L a O a ,,~~77 . , r~r a~U~ E= c m - tu~o E o r°a o . .T.sm~ y~ m m 2C9 UW r~ m~ a a °' W Z c .co 6- y ~'~ o ° 'a° a E .p m m c m .° 5 E ~ a s ~~ E ~ o , m ., ~ `o. a y3 .~ ~ v° E , ~ D. N m ~ m >L ? m E o. ° r ai 1 - 72 ~, ~ c -~ x i ° ~ 3 a m E m 3 m m m awsc 'cum ~~ C a ` Q m o °a o ~ ~ N ~ °'a c u i m a m o m c v c ~ p a c C I o ' m ro m ~ o ~ Z ~ m ~ E N N O. a ~ ~ _ ~ 333 ~ N 3 ~ Y ~ N ~ a~ 3 y v . L c m9 os N " -O C O v _ ~ O~ c ~ N N~ J . U C o c E E c c m 1-mEo m Up, m E E oS o Nm ° `o' ~= ~ ~ l V a C N N ~ ~ C a~ Q 0 N •- ~. ~ C h U N ~'O C " c E croi ~ a~ I J a= vc" ~ co a`, c N "." ~ ° w .a o o m C G 3~ r C ftl U O C 0 0 m ~ O U o rn G T y N .d. 6) (0 Z f`') V' i aX, O N mE -o' c N Q cu x N U c o 'o c E~ ®~ E m`o ~ ~ ~ c °' ~ c ui 0.9 E o- v ~ ya~i0 ~'cO'a~~ a>iF-dinoin^ c=i > >,ro°E~.E ro C~mcv Z °_' a Vl Q s° m O. O Eo, ~c '® w Nrn -rn`w my `°'G=YNZ~YY~ °' 's .C Os o ~ o o ~ d `t0 B.^_T'o YO Q~ N 0 y m m a. m: co o N I ~ O d N ~ ti ~ m a °oO ~-3 r h d m N UZ ~ ~~ N W® o'er Q "c' C ~ `N 4U~voio ~N Vas= Em JO c0 °a aio mm tu~o~ E o Q ~ ~ r i ( = r N N = C7 ~ ..' UW mo zZ N"m O .Y uEi rn c m U D N W O n n; s o_ N Qi .Y .~ O O' .~[" 2 m m U m 0 0 0 m _o y 0 0 N C N E O Q E N 0 a c E E U m 0 a C ttl m O ~. N m Q. M 1 - 73 x ~ Fr®r~e ail Ioannidis Sent: °Thursday, August 11, 2011 x:19 PM °~~: Sarah Smith; Garen Stevenson Subject: Fw: Stop 1180 Countrystone Fyi Regards, Bil Ioannidis BA. CPCA. Kitchener Councillor Ward #7 Mobile# (226) 750-3094 Follow me on Twitter @bilioannidis ____WOriainal MPS~arra--...-- From: To: Bil Ioannidis CC: Sent: 'rnu r-~ug li lO: `17. JJ L~~~ Subject: Stop 1180 Countrystone gear Mr Ioannidis, vie are vehemently against a developer building 29 low cost multiple units in a relatively small area in our neighbourhood when it is surrounded by single family homes The City is very vocal about "greening our neighbourhoods and plans a new park while entertaining a proposal for creating a ghetto. None of this makes sense. We were one of 3 of the first families who bought houses on Resurrection Drive in the second section of the Grandview Homes development in 1994. What is now Countrystone was Glasgow Street. The house at 1180 Glasow was the south end of the developed area, beyond was still farmland. After. the upper section of Glasgow Street- was filled and raised all the new houses built were single family dwellings and had Glasgow addresses. The street was closed off at the south side of 1180 and the farmland up to Ira Needles became a new housing development with a R4 designation. After Glasgow was renamed Countrystone with a new access to University did the R4 zoning laws apply to the existing properties on this former section of Glasgow which includes a Heritage House? Resurrection Drive leads into Countrystone in front of 1180. This is not an affluent area and the financial collapse of 2007 and the present market crisis has affected our eighbours. families have been faced with job losses and loss of revenue from investments. a thought that property would hold its value but we did not recognize that the City of Kitchener is setting on a course to devalue our properties by half or more than half, if the low cost homes are being advertised at $154 000. This is an-area which has residents from different countries of origin and we know that living in this quiet neighbourhood as been reached with much hard work and sacrifice. Is it fair to downgrade it? You have already been contacted by other members of this group, about snow and garbage removal so that I will not repeat it. This application for multiple units of low cost housing adjacent to existing adjacent single family homes will create a dangerous precedent in Kitchener. Please do no be a party to it. We have. seen units built by Will-O- Homes which do, not keep to the standards of our homes. Thank you. 1 - 74 ?~?"?k ~~u f©i" tal~~ng t,~ ilrit2 C) ?iii OUI tiii iGri`n. (t) ciiSUr`v tiia ~P1P f wive Oniv one 52t Ci CC(T1~i18ntS frnr~ each individual, staff can only consider comments if they include a name and address. Please note that all comments and addresses noted on this form may be used as mart of a public stafz report; however your nar~ne and any other p~rsenai identitying infdrrriatioh ~rriil be kept confidential in accordance ~~ith Freedam of 1nf©rmation regulations. Name Signature: ~~ r~ To learn more about the planning process, you can check out the Ministry of Municipal Affairs and Housing's pub{ication Citizens' Guide to Land Use Planning at: http:(/www.mah.gov.on.ca/Paae338.aspx Please direct all questions, comments, and forms ta: Garen ~fevenson Planning 'Technician City Hall, P.O. Box 1118 200 King Street West Kitchener, Ontario N2G 4G7 PHONE: 519.741.3400 Ext 3158 FAX: 519.741.2624 TD D\TYY: 866.969.9994 garett.stevenson @kitch ener.ca U ~ ~¢ c0 r m 0 Q ~ C ~ F=OoE ¢vr~o ~O ~O ap ~_ <~c°>s zm^ - 2 = SJ W zZ O N N L 0 in m Q. m .- O N q N m ;v ~ ~ ~ bE ' i ro~ m >. m .n a3 o A I a, v ~ N N ~~ E m ~! o v m{ v ti ~ ro v, m m v; E r c. E o n°~i U ^ ~. ~.' h '~ o wo 0 c .~ fl ~ m! ~i U % .ro of ~, E ro ~~ s~ ~~ h om a° o m ~ a °-' m~ w y ~ ~~ P 2. n,. 1 a } z. :J J 'X x ~ ~ 4 ' ~ a u ~~ ~ c- _ ~~ ~L H c ~ ' ~ } ~~ m ~w ~ r ~~ 9 m s c Z ~ ~ L] c' ~ ~r ~ J 7. O " k o i ~ ' $ ~ o L '~ ~ 1 t :J ~ a o ~~ ~ ~ '` J ~ F o ~ ~ ~ J m T ~ ° ,1 ~ 1 ~ t ~ n °. ~ ~ p n h ~ ~ U c ~ >, `^ i ~ m ~ ~ ~ z :~ s ~ 1 o ~ ~ a E a ~ r N 3 ~. 3 /~ a N N ~ ~ ~ ~- ~ 1 - 7 5 ~ ~~ ) Fr®rn: ail loannidis Sent: Friday, July 29, 2011 6:02 PM To: Garen Stevenson Subject: Fw: zoning ohange Fyi Regards, Bil loannidis BA. CPCA. Kitchener Councillor Ward #7 Mobile# (226) 750®3094 Follow me on Twitter @bilioannidis -----Original Message----- ' From: To: Bil loannidis; scott.davy@kitchener.ca <scott.davy@kitchener.ca>; Berry Vrbanovic; John Gazzola; Yvonne Fernandes; Kelly Galloway; paul.sing@kitchener.ca <paul.sing@kitchener.ca>; zyg.jenecki@kitchener.ca <zyg.jenecki@kitchener.ca>; Frank Etherington; danglenn-graham@kitchener.ca <danglenn-graham@kitchener.ca> Sent: Thu Jul 28 17:54:28 2011 Subject: zoning change .cello to all of the Kitchener Councilors I would like to voice my objection to the-Zone Change to 1180 Countrystone and its intending to build 29 low income housing units on this property. We purchased our home specifically in this area because of the zoning that did not permit units of this kind. This is not acceptable and this should not be allowed for any reason. I can be contacted at me residence 215 Resurrection Dr Kitchener Ontario N2N3H2 my home phone is Please fell free to call me.so we can discuss the stopping of the low income housing Zone change Sincerely, 1 - 76 N G m +~ N E w o.cve NL C Cpl. ~ O a~ ch ¢m o o 0 o N N 0 o N m n4 U N'O G C a ti ._ C ~ C O N ~ n c 0 49 v a O ~ o ° a_ v m > E N -c ~ ~.c ~-. m .®rooc°j m ro m a cE ~ ; v m o-v 3'O~® t3 . L C ~ d U O ~ 7,N- ~~a~3 c ~m C , -O O m m ~ m s m ~ N o c E E c e Q 1- v E o E~S~ .Z -" ~~ w ~ U ~ ~ \ o ~ ~v T ~ ' _S+ ~ O~ J n a V J ~ m J O O m~ I`.'~ 0 0 N O O . .c T c 'd ~i C S V D_ m rn a N E O G y O p m N ~ N C Nj m tU E U m ®' r~ ~ S "L ~ C~ .C (7 C QC E V W t9 N V M d ~ v~~ N~ tl s v~ N L N C tl ^ Ue X GY d' W C c . C m a o o "U in. v . m ~° C7° °' Yo M Y j v zM ~~ Y N~ ~'.' II NQ C~ v ~~ E ro v m o a m_ > v O m c m A m aci v a >°. c~igE m E m -° v o °J m EN v p va'ain 'jai a~i rn ` m m z e~ ttl C '00 in Q Q. ~ c~ N c N ~ =m m C~ C C W in } N - Y z ~ iv E•-~avi ~ v= m CS s X .-. TLL E° f-'S 0. GJ0.UNYdtQi_F- m ~J U~ ti~ °0O ~ LL N F- > N W O o~Gv QU mEo ~ o ax ~p ~O ao ~__ Q~U'S CW7O~ Q2~ UW ZZ O N t_ O Q1 S R J Q cV r C O O iV 'O N N Q1 .G ~ E - ~ m n _ _ ~ m ~ mN m _m .n n Q c ' o .`"c ~ N ~ ~ ~ ~m N z ~_ -N n. N ` v~ O o ~ ~ ov m W E v ~ , -e ~ y ~ c E o a a _ v v m N m i w o' ~ -l. o ' D c 1 ~ O ~ V c -~ o. N m ( Y m ~ J. O m - m 3 a° v < n ~ E S N < m ~ G T m .n s E m ~ ~ ~ v m a v . ,, o m a E - d o ~ ~ ~ ~ E n- ° ~ ~i m 1 - 77 ~, m ~, r ~~m~ E m ~ m ~s'c E a ~a~~ m as N N ® N N m'i7 c C a y '° O C C D C °maa ~ _ E m c m ~ m U 0 ~'t°m o ry 6+L ~ m m O ~ U a ~ C m e. ~ m ~ ~ 3 ... m c m ~ o m-~'~ c~ ~ ~ E E ~ E E o ~ O ~ ~ ~" m U N Y = ~ a j C ~ m O O d ~ '° C} .. _ >, C ftl O C N O C ^` ~ °~V _ o m `o.® m C N m N ~ j _ E ~ m a ~ ~ ~ ~ L m N . , C N Q m a o ~ m m c ~ ro a Y m E o~m~c cEm- ~' y ~ o~ E m o E A U V E m rn a E .u m = ~ a Z s o ~ o ~ 'rn Q. ~~ ".~i O 0 o m d a ~~ "~ m ,~ m '~~.. o ~ oO .o Q3 F-m UZ~ m~ 9 NWp Z~m~ O~cm O o E ` ~a my w y - F V ~ = E ~ oc~ D , „ -~O cQ n'O 7A °v C N s U a 0=CU3 E~m. c . ~ O ~ a=' ~ O N ° ~ N m O UW W Z aC.. •- ~0 c ~ro 0 a N- ~ y N r.. `-`- g m. c 0 m =+ m a° m = o ? ~x ~y ti m ~ m Q m °m U~ 'C U J C g O ~' 0 s ~ N c E ~. O _ ~ m m rn o c m 0 ~ U o. N ? E w . a m m a L° '° O J O y^ ~ W O ~' E E C O U ~ U Q c vi ch ~ v N G" C ~ fC+ V W G L `~ U a :_ y ~ C7 o m mZ a~N~ ~ .~• ro m m o x > c O'° Uy ~'~' ~p~j y Cm,.. d'cv c o O'n E ~- U ~ y NO m C6j d.~ a~i~°-ain~~nr.m C E.~ me 'ro m Nm. rnm ai cme ciu ~'~ m ~? m'~ 0 0 ~ m ~ c=Y mO Q N N?`O •U.•S xa~ t6 F-2 ®. U' a.U N4du. F- Ol A ~. m o~ m ~ v m o V m ~ "' ~- o J ~ n m ~ ~-~ 5 ~ J m rn Q y _ ~ Y QJ z T `~ pp a ]~ J ~ ~~ m ~ ~ C o E ~O m ICI (V 3 d m E E c O 'o a m c ro a .Q n m 4. 07 1 - 78 are fi~v~n n Fr®rn: Sil lo~nnidis Sint: Tuosday, July 19, 2011 3:~2 PM 7°®, ~arett Stev~n~on ~c: Sarah Smith Subject: Fw: Low income housing at 110 ~ountry~tone Hi Garett, Please read the email below. Thanks. Regards, Bil Ioannidis BA. CPCA. Kitchener Councillor Ward #7 Mobile# 1226) 750-3094 Follow me on Twitter @bilioannidis _____Original Message----- From: To: Bii Ioannidis; Kelly Galloway; Yvonne r'ernandes; Scott Davey Sent: Tue Jul 19 11:29:20 2011 'ubject: Low income housing at 1180 Countrystone This is to raise my voice against the low income housing coming to our neighborhood. We have information that a builder has bought 1180 Countrystone in Kitchener and is intending to build 29 low income housings in its place. This will lower our entire neighborhoods property value. City should not allow the change of the zoning low in this area. Regards, 231 Resurrection Drive Kitchener ON N2N 3H2 1 - 79 v+m® m c m ~ N O.U ~ ~ c `~~ra o ao ' N y~U uUi m .~ tU0 C ® y C p C ~ 0 ~ ~}~ ® fl ~ ® E ~ c c ~ g c L J d., eCJ ® c ®ma® p ~ ~" .~ m~~a r~~ a 9 ~ ~ ma ' . c m ~ cameo ® ~ m a h ®E E ! , ,UYJ ~ ,. ~I 0 W N ~ r ~!. y o .c ~ 1~ Q O O '• c ~ ~ O C m O C O ~ q ~ summa ~ l o~~~~ g y o t o m'o E y,o SEE ~ oe Cm~c~ Z OJ L O N p N `U~ ~O ~ > N {Z~ 2 ~i m Q U y`w.~ -~~+ o ~ _Q a4 ~_ <~Uoo ~+ dQ W = r V W 2Z O' N a c 0 r rn m N d 0 a m 0 L N 0 Y ._ T, a° N L a N N m 4 m U C ~ ~ ' o ~s ~~ 'o m ~0 m U C ~ ~ ~ A ~ ~ w O N C 9 ~ Q J s _O ~° ® C ~ E ~ C ~ N E ~ N 0.® dl nm C ~ s ® W v _ ~~ $~m ~ _°~ A: ®Zmv~ ~ a~~y o~~~ ~1 ~~ E ~ ' CS mr~~NW H mOmCQ~~~ m H E'vi _~ 9 mf-ain~~n^. > rn~ ~'~ ~ c- c®ui } q ~ h ma O a h~ ~ ~ a ~ Z mG2Yt0jj (( W ~~ O'a'=Q® ~ C7aUN~lau.r p! m '~ m E c 0 v v m T C $~ a ~1 m N N 0 a 1 - 80 ~~ H C N -r G 3 Z3 N N ~3 N 3 u a N ?i N ,~roo N ~ w >.v7m s+G OA Rt t> >. 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'aE > c a `o ~cEro= o ~ E m >`ro c°~~E s o- c o c N ~ r o ro T o h ._ .. ti 1 T J~ m ~ m m m a> ~ 2 (n Q U~ n¢ 00 ~~-- > NWO O ~ c m QUin~ .I Q C ~ ap ~_ a~cis' ~ ~ ~ a i '" S (g U W Z2 O N m m d . m~ co O N t U fV ro d ai 0 a ~ N m ~ m m a D N ro $ c. m ~ _ O N U m ~ =° o u a~ 0 ~m $ E °} m ~ o L E ~ _ a a m Y_ C > > m T C 0 a m 1° a 3 E `o -~ x m m ~M Q aMi w na U ip C c >o 0 A t y E C '~,,. .C 0 L U t0 d O~ V G c O ~ ~ " °, N E ° m ~ -o _ c e 0 Q J O N ~ a~ v rn ~ E `- o G ~ E U m m In V _ro N ~- ~ N (~ ~ C N r = C ~ X vw o s 0 0 ~ N+{-` N O m Y ~ U ~ NBC m'~i O~ ~ m E n v >~~ ~O~nm a~i v ain .gy ~ E_~ ~ _ ~ m ~ _> N 'mm ~F c m > N ~ -, c= a>Z dy Y caoYOXO m FS S U' `a Uc°vYdLL~ O~ m m L 0 0 0 O m O rn ~ ` ~ t °• O ' N E m O E ~ s 3 1 - 86 N~~~ ~~~~ ~~~ E y O U o ro= c '- ~ m~ m U e p °n ° C N o° m ~ ~ °m m o d v m $ m c c ~,- ~~ ~ o ~ o oN.~~ °' a ~ ~ ~ i ' . i oao~) 'm°o U c o o I ~ ; ~'~ I `~E ~ I 3 ` I I , ~i _~.i ° ~~~~~ i ~ s C _ N L .~ p (_ ~yy .. i • ~ i L C - T N N N I ' ~ j (~ ~. ~ ~ cEE ~ > .. t Um ~ ~ E c ~ ,.,i v ~ v i E EEC ~ ~ ~~! j ` o o 0 0 ~ ~ ~ til ~ L. ~ T -I ~' ~ I '.~ N ~ ~ N O ~ .~ N 66 i I -a .. 7 U J O N O O N~ U ~ _ O.~ C O - ~= T C ~ vi O ~ 6l Q U tl) E O N~ o QJ C c~ O O N U E a ~ ...~ tC C c7 W N m ~~ ~ ! ~- ~ O v W t ~ vi .O O ~ _ _ " U N a m U' O ~ ~ O) Ym~~m ,nroE m oo n' d a ~ c N ce--~Zma~ ~j NCo c u o o ~ c~ ° ~ RU m ~ O U _ m _ _ vOi Cm~ ` C N~ O L R h ~ to c c C E ro o't o ~' ~ ~ ~ ~ E -a E m o~ E a v d iyp ~ a rnvm aci ~racn ~in ci d ` s aiUCO Z u7 ¢ a O ro_O1 v mWN~ y Sn~ m~ E ~ m i° ~ X p r o c E" oL ~~- t-2 a . C7a C)~YaLLQ m .fir .~`'} 1 ~! ~/ U' Ug o~ 00 rw N W > p Z ~ y y O ~ c d t-O o E U p ~ _ ~O~O a0 an a 2 0 a~U3 who (70~ Q=~ x c~ UW wZ O N O o- m ev 0 a 0 0 r ~ _ O a O O 3 t ~ l ~ ~ ~ ~~ c~ m U m 0 D a c~ a O Q O d 1 - 87 f'1 ~ ~'~ ?r'/ 4 r J ~I yet tev~ ~~ `~~ " ~~ ~ ~ `~~~fi~ ~'~`lr~ t~~'{~ ~roa dent: Thursday, August 04, 2011 10:1 ~,~ ~°o: Garen Stevenson Sujdcte FW: Z~A - 11130 CGU~IT~~STGIV~ ~R1VE HB ~t°', We reoeived the notification for the meeting yesterday and would ask that you forward a pdf of the attached sketch as the reduction minimizes the legibility. Also are there any renderings and floor. plans available for viewing at this time; and could you confirm the measurements to the right side lot line if decks are proposed. (not sure if it wire decks or court yard/patio area) as the measurement indicated appeared taken from the building. ®ut ofi curiosity, has there recently been any similar development ®f infilling located within an R-4 Zone and abutting only single family dwellings. Is the property located between 11130 Countrystone ®rive and 1154 Countrystone ®rive to be incorporate with the said development and, if not, are there any proposal to date for that parcel also zoned R-4. 1 would also ask that you copy me at my personal email as I will be away on holidays after tomorrow. Thanks Garett, (ps sorry l didn't reference the application number as i forgot it at home this morning and it isn't showing up on "Map Views-What's Happening" as yet) 1 - 88 area ev~rtsn Fr®rn: Sent; 1~fednesday, August 24, 2011 3:53 PM `fo: Garen Stevenson Subject: Property Groner G®mment Form ZC11J007/~/GS 110 Countrystone ~riv~ Dear Garett Stevenson, Below are my 'Property Owner Comment' regarding the proposed changes for: Zone Change Application ZCl l/007/C/GS 1180 Countrystone Drive Will-O Homes "I wish to start by questioning the legitimacy of this questioner given the manner in which it is presented. It seems the questions are intentionally bias, as if to suggest that the decision has already been made and you are simply looking for input for the proposed changes. The question stating; `what we like' about the proposed changes, should instead read: "Do you agree to the zone change?" m a simple I'es and No answer. I do not like anything about the proposed changes and do not agree that the zones be changed at ALL. The zone change will introduce population increases and noise pollution. Statistically speaking an increase in population density also increases the possibility of crime and unrest in a community. From a financial point of view it is not fair to the community as their property values will come down due to these unforeseen changes. Under no circumstances do we agree to any of the propose changes and expect the city council to act iri the communities best interests as no matter which way you cut it, these changes are of absolutely no benefit to anyone aside from the builder -this is crystal clear. " 271 Resurrection Dr. Kitchener ON. 1 - 89 dl a~ ~~ ~~ ,. ~~ ~~ ~~ ~~~~ y ~ ~,, ~ ~~ 3 d' ~ ~ e~ I I m a . ~ r q. 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C o d gX ro y ~R •~ m Q m N n ttUUUU C U O 0 `o ~I •c ~I 5... ~~. ~ L O ' ~ is ~ - L V C ~ ~ " °- w y E °Tj v; ~ c ~ U J N O O d ~ C m caa . 7 E 0 C c ~ o ~ ~_ m m nm ai m d A.. c 0 Y C 0 m a C *- N .d ~ ro~°mZ +)~t i Q o ~•~ U _? - c o o ~ 03 ~ ~~ ~ m N ~ C'C 'm"~ two C C~ pj E m U ~' m m~ m V[O d- mrain~~nrn a'i c o~ ~ yc ~ ccW~n~ m~ ~ ~ c`~,~ ~ px p d ~ m ~Wr m CS1 d ~~ 1-91 w G ~ '~ ~ °' .® c ® v ra 9 c e °° O e ® ~ iii ~ c .~ m e •c ` 4 ~ O au > L C fo ~ ~n 'II y .c a L o m ' ~' d om' E ~ c ' £ s u u H v y ~ > X wf0 y ~ ~ @l $ ~ ~ ~ 1D (6 m 3° o a ~® a E u m c . ~, ~ ~ ~ ~ ~' m E ~ 0° u > c, ~ v °a ~ o •o , f0 Q- 0 ~ f0 'o o ~ N ~ ~ ~ °c °' ~. ~ ~ s no °°H .c O a e fo '^ s ~ S s C x ip m E m= d g a y .~ s ~ 3 ~ v a w =~ a' a a o v ,~, ~ ~ m c m n -o E o C Q c `a ~ c ~ v N ` c _~ m ~ o ~ r a~ `O m S ~ - 3 o s 3 ~ ~ ~ E o .c N u c¢ r - c 3 ,o N 0 ®> ~+ ~ m ~° s :Y d~ 3 v ~ 0 _ 0 s ~ 3 ,~ v L~~ o .o w u ~ u u :c Y y Y v 0 E ,,, ? 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V vi ~ y m„ m m'`o me C a y" >.a°m O ~ n~ m Ent ~c 'U C C O ~ N N Q m m a m 3aNY ° m m l0 O a a ~~m_. m ~` ~ ~3 `~.L m C N ".~ O d yiq m F°-~EE E E ° E E o O ° N Ol U ._ C N 'S" '~ d N O C 5 cam O O m •- _ U Q _ O C y O C O m N m ° m m` ro E~ma~ . ... v $' ~~ro~~ o,Na°o G <0 N C •iV Y~NroE o C E ~ c E m o oaro~~E 6mm~a t o m ~ H ... ~ T lL m ~~i N m ~ m c Z ~ 4 ~ x , N N ~W ~~ Q d ~ m m a c ~? ~ e S,~ O O O YL'' A c_ E GT M 'em '^ „ °' .c U N L ~ O C ° C C ~ O ° °' ,. . 0 E o of O C" ~ m N ~ U J y^ _ O O O. m « C m ,{-. p ova E .1L ~~' ~ U E o m ~ ~ ~ N `° " a~ ° y n m c ~ m N y O s{ W at L m U g G °° . y m O Oo rn c~.~c~a rn Y m.-NmZ rya °i V X N ro ~ ~ i O~ fO C C O C o~~-vN°? O OJ N ~ m 0 7 9 V L n iD N m d do ~~°~ nm d a cc 'n a ~c m in m m ro m Z y SY= ~ ° - O O ° I.OS ~ d ~ Yom m~ C70.UN~dti~ w m 0 m1 ~( 1 - 93 ~~~ ~ eei c°a'~ ~ c ~ o u o ~ e c mecca oN°Qa m °~u ~ m,. m q~ -o iv c e n N c c ~ c °'' ¢a m > E m'C U ~ ~ ~ v ~ ~ ~ t9 9 V ~ m 0.~ r'a~m ~'~ V D L C O-- '~ t °~J N~a~ 0 ~ Z N NQOl L1 ~ ioE~ `~-' EEo~ ~ E o ~ O V m .x ~ Q » s '~ ~ - ®. _ ... N O G ~ C a ~ O O m~- C~ V y0 C 0 0 fD N D , i E timnW ~, m ~ ~ :~ , (~ ai a~eam~ ~~roY ' ' . ~ ~`~aao c m m ~'m ~eymE m D O ` . ~ ~ e E m- . .. r w ®= E m o A V U E E E c v` N ~ ' c a~c.a u) Z s ocs~o F-.°_: ALL Jjx N p U ~ A 2 O ~ U Z > N W G pL°' c d Q U $ c u~ r= ~p~0 app=_ aQ~3 CW7 O ~ Q = r U W Z 2 O `\1 5d\! U.i c D N L O N N m N a . d e o. S .~ 0 `. m `4 ~~ E L ~~ D u m o ~ U C 8 ua m T N A , ~ ~ e O ~ O r U C ~ a •C CJ O f~ U ~y n~ v H n~ ~ ~ ,_ U - .~ ® ~° m u ... mr ~ ~o V g 1 ~z ~rm v = U X U Nyry N Lm N~ C N im V D `oa 0 v c:l v ! C ~ m°Omcoia ~'. e rm > ~ Ea C ~ ~ l9 a/1~ a d ~ C. rnU N ; ~ Y N N ~ ~ lt ? ' " eTY ~Z~~ '° i6AOUOXO ~ t°-2° a <2av°1a~~ m m N t U c 0 N m 0 a ~ 0 0 N N "~ rn N ~. a v° •,(., H ~ c "'' 0 >° .~(" a E 9~ ~ GT ~ T N v m E E U O 'O m y. c m D O a `~ m a to 1 - 94 frorn each individual, staff can only consider Comn'tants ii Choy include a Hartle and addross. Nlease note that all c®rnrnents and addresses noted. on this f®rm may be used as part of a public staff report; however your name and any ®ther personal identifying information will be kept confideniiat in accsrdance with Freed®m of Information regulations. Name: Signature: Address: ~ ~ ~. i ~..1 IU2~v ~ ytfy Phone: date: ~5 ~I,/, -- , To learn more about the planning process, you can check out. the Ministry o9 Municipal Affairs and Housing's publication Citizens' Guide to Land Use Planning at: httt~:/Iwwvir.mah.gov on ca/Page338 aspx Please direct all questions, c®rnrr3ents, and forer~s to: Gareft Stevens®n Planning Technician City Hall, 1'.d. Box 1118 200 King Street West Kitchener, Ontario N2C 4G7 PHONE: 519.741.3400 Ext 3158 FAX: 510.741.2624 TDDITYY: 856.969.9994 ,~ ~ -fit:. / - ~~, , ' ~ Y ° ~ ~ ,s~ _ m ~ 1 ~' ~ t lD ll .. j ~~ V , ~ d .O 1. ,~ ,' ~ ~, ' \ ~ U ~ itl L3 m ~ ~sJ n. ? i~ 1 ~ o¢ o ® m.fl n 3 •, tR m ~ ~ ~ ~ l ~ y ~ am, ~ TWO ~~~ ~ m o N ~ 1 ~ ' ! , /s~ ~ ~' c ~ ~®®~ _y (n N V , ~ . ~ ~ ~ O ~ ~ t~ , ~ ~~ ~- Q ~ g Q~ V 7 c ~L ~ C ~ ~ ~ Q -_ ~ a ~ t ~ Q ~ , { W ~ o (~ 0 CO O ~ ~~ U ~ ~ r C ~ 3 ~ o~ ° ~ ~' ~ v V ~ ~ W Z Z C •~ N ~ ~ •~ G N ~ t6 ~ 3 Ztl ~ ~! ~ a .~ `~ ~ ~~ ~~ s ~ ~ ~ ~ ~ ~ ~ ~; ~ v ~ Y _ r ~ ~ ~„ _ ' ~ '~ ~ ~~ _ ~ h ~ ro a ~, ~°~ a V E Q 0 n ~ `~ ~ , N ~~ t ~, a m a ~~ ~ a ~ ~ ~ m E ~ O T N ni ~ 1 1 i 1 1 - 95 ;g®mc ®°c®~`~ E m ~ m 0 0 o ~ s ~ G ~ 6 n d U1 a O ® t~ M m~ ~ m ~O ~ C G ~ ~ .® C C O C O 6CS 3 ~ o, Q a ., my Eme I b~ .®co~ as crd g- m maY $~O~!+ r ~ I C ~ N m ~ o ~ ~a~ °a m m .v « e aoo a~ ~ m E ®c o m .. 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N N O N L ~~ ~ 3 ~ a 'n L c d a O N m o N a to N N N ~ T m ~ c d o 'a a c ~ o N ~ O- `m acv m ~ c ~~ ~ N N ~EN N ~ N d ° 0 mo o_ ~ O ~ m~ C d O U, N O vii C U a ~ lp n a. ° ~ ~ r G V O N l'o c U a m o ,, U ~ ... ~ oa u a ~ n u0i ~ .~ a c ~ a ~ ~~~ ~ N o ~ ES c 1-106 yep®r~ CSt~-11-157 Appendix ~`G° ~raperty ®wner Comments (~®st Inf®rmal Public 11~eefing) n N U .C a C O C N 3 ~ u)1 C yj O (O; ~~ CC u ~'. ~ G c O ui ~ O ~ ~ mm".~.o o.a m ~w ~ ~ ~ m ~ w c \ ~ c `om~~ ~ goI m E ro c ~ ., m .V coo ( i ~ -cE 3 mro`ma G ~3 ~ ~e 2s ~ s 3 `c's m "" c3 Oa Si L C O_ O S ` N ~ ~ U CJ y `~ C ~ ~ C = O c= ~ h ro'~ ~ U .C .. O C C E ~ N F'~Eo c~ia E c ~ EEo~ ~~~~~ ~~ o~ Y "S t ~ ~° c y ~ C .f N 5 caa ~ ~"i--~ o o C Dom V I $ ~ o c., "Isi ~ ^°om~°~n~ ~ ~(.7 0 in° o O C y N (D -~ M -rA U N E U N Q~ Y O. ~ N_ I+ ~~ C O U G~".O O ~ ~ N C ~.. N° 07 Y C U_ x N 2+ _> C a O 0 ~~ R y C m~ M h N m O N C '- 'D ~ ~~ ~~ U N CO) ~ G ocEroc of m m ~ E°- ~ m~0 ~'-~^~ > o L E m o E c a o ai ~ m ain _in ai d oEE m ~ cm Na> Y N U C O Z C!] Q d ~ ~ C m G (0 ~~ ~L' Ln ~ h c~aE~Sai ~~ v ~m o~C'xo ~' h ~ L ~. LL ~S ~ C'}O. U°N YLL I¢LO ~ ~_a ~ _ _ ~x -may ,, ~' C_ - a'.I 1 7 Y=~ G'. J~ N C7 U~ r- (L oO d UZ~ N(Ug ~ P2 C Qf o E (J D i= .~O ~O ao ~- a= o•- ¢~~3 W ~ o W Z m r S C7 UW St1 ~ Z d N 0 0 '~ m m U 1~ m O c ~~ y a a L o a~ G G a a- ~\ c m E e p_ S ~v 0 .°'o aci E 0 m c O Z3 m c ro 0 Q ~, ~; 1-107 O N N N ._ ~ n ~ W ~ d N N f O C N C 0 of ~ m a a ° o > ~ .0. m ~ ~ d ~ ~ 0 LL N F v f0 v P N nnC a~ v m c a d O N m® o-a C O H c a U v ~ Q7 `--~ 4. O t Ol +~ e w= u ~ v ~ O N m N O U N w a a o. O ~, N O ~~ c ~ .~ N •~-~ . ~ ~ O ~ U O >' v U ~y v O v ,x m 0 d 0 N C a U W m E _o° 0 d N n 0 a d a w ~3 3 ~' H A Q N ~ O o ~ .~ ~ o o U ~ ~° .. U ~ `'°~ O. 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N N~ v m o~ d.n ~ 04- ~ 0 9'' o~~cu°ma. ~ ~ w c v c ~ ~ ~ ~ 3 o-~~Y.~ me a O O iO y ~ O •yc3~°m~3 •> p d w a O V O m = ~ a yp ~ c ~ 3 U 'O y 3 C N •O •a = 'O 01 ~ ~ '~ a - N '+y (0 3 QEn Es-~.o ~ ~ ~ `-'e~~vOi~~ ~ ~ ¢ C ~ ~ ~' ~ N d7 V G i U G O Pa a ~ ~ a o c o.O~s m 3 ac~vT.n=' o' 0~ N +-~ fC0 E pi 0 O u ~~ ~~ p a s ~_ e o m ~ °c f0 t9 ~ e m v i N s •° 3 e ~ 0 s a N ~ a N ~ 3a ,.. c .~ m ~~ ~~ O 3 vvp to O L ~ 3 Y o~ c ~~ ° Q 3 '~, o vi N y 3 m `~ •E O •uf s ~ ~~ u_ N mx c~ v t ~ a 0 N o p t; O ~ ~ ~ C '> c m~ E c ~o 9 ~ y a c O c d m Q~ ~ y a N y c ,c p o •~ a O ~ N y H N A ~ ~' p N Y3 ~ • ~ ~ ~ ~ ~ = o ~~ m ~ (0 .N L ~ ~ ~ ~0 E~ v ®~ ~+o•~ ~ ~ .~ v O ~ ~ o o® ~ 3=o~L °® ~ O A~ U N ~Z d avmEs° ~'. a ~'. v m N N °u p~ O `a ~ 'G m ~ ~ c w 3 v~ j ~ O ~ N Y O C W Q $ U i u L y N ~ 01 C • O w ~ ~ O ao_ O OSt •p~y ~ D D1 ~ A ~ OSta ._ ~ m ~ N no Oi .~ 0 3c'v~ ~ ~ N 3 v o v c 3 w~ , ~~ ~ t~ ~ e =' c v~ i o c °NO~ p ~ ~ w .OC Ofd ~l .G ~U ~ d , ~ m O U ~ ~ ~ ~ D 1V ~ ~ ~ V ~ ~ x ~ ~ ±1~ A : G f9 ip A w y p) n o. 023 ~~ a T E i 7 .® Z ~ O sh vBi O ~ u y ro ti u M O V° i O~ o a 0 Q F- ~ a Y O ~ U ~ ~ U O.~ TS +•4 O C ~ 0 3 U ~U+ V y U t3 U "a .~ .'+ c ~. 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'C G m O U N Oa C G .a ~ 0 0~ c "~ n '° v u ® y a m o 'm w m o a Y a ^> 'v ~~ A 'O ~ ~ d B O C ~ c a Qj U Ql O O L D m ' o. ~? v ~ O c C W ~ a s W w O '° a N %® ~ ~ V Y c m L a W m o u N m a H O ~ O O e m ~N i v- > 3-O w ~u v E °' y c~ m o O s ~~ m o° c v 3 0 ~c o > o m c m m 3 c m 'O N ~M w a W a fl- ~ a L c- o w ~ O 9 rUO m y U W~ o o a o ~ C ..a a :' m e o m y °' m `m a~ °' "~ F- v a > o. c c v ~ ~ o a m .L. ° m °' .o m c v a o° ~ N ° ~ ~ ~ ~ c ~ o ~ s m a m w G ~ C = 7 ~ N N N ~ A U O m o o o ~ "' ~ o s~ 3 .W. a o ~ o •~ a ~ w y, iv m =' Y Q *" L am0 ~ ~1 N G1 U m a°+ O N W m ~ O a L ` a+ c i~ Q FL- e -~ a o. ; : 3 J U ~ m s o ._ ~ m ~~ ~' t-'9`_ v E O O a a ~ ~ O -~ c c 3 m o a a v ~, m i ~ ~ a c 3 w w N u N o a ~ o C w E= o c6 a m e c~ Y 9. y a+ C C '= N ~~ o o ~~ -a ~o a a v c E v V`o_ c p~ 9 E~ m u v ~ r N ~ d 'D p .% N a y~ u o- O a y c C w m '3p O a _ a 3 m~ m o~ d D op y •a m y c a E w~ m o 'm' v v°~~ ~ `w o o u E 3 v~ w Q a v E m m O. a a a a~ a a o O O ~ 7 O O >. 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N o X_ N ~ M _m ~ ° a ~ ~U3 t cn r'> a ~, ~ a`"i ~ j ~ cc°vv ~ ~ ~ mo ~ ~ ~ ~ r NoQ.tiUa>®~*C sC. ~ N o M ., r V P 8 t~ t~ ~ c '.cs m m u7 ~ ~~U~ >-ap cu -o`CQ~~C~ n= c vii ~ , ° O o ~ c~N oa ~ m m ca ro -o a O.. (n h Q Q CO J Q ia7 6CJ X '~ ~ g. m N ~ n ~ ~ a~ ors o ~ II ~ Q ~~ ~ o ~ v N v a ® N ~ x Q °c3~ v>~ r ~ ~ ~ ~ a = a ~ ~fl ~ ~~ q~j O ~ ii ~ ~ ~ ~d w~ ~ ~ rnm+a .~ c ~ c ~ ~ o ~ ~~ a.~ ~ m ~ ~ a cn a. ,a. a mx mbar a~ U U_ V d `~ d ~ m > m mU a ion C A \\ O C \~n Q f ~~. •~~ a Ssl Q~~' I~J ,O~~O~ V Sj~ >\ " ~ ~~~0 ,.P deport ~~b~11~157 Appendix "~" Proposed Site Pian ca .~ ~ ~ O N ~ O "' ° ~m 'c ~~+ ~ ~ "> ~ O O ~ ssN ~ = O Z Z LL w= ¢F p Qa ~,. ~ ~'° ag 0~ V V S ~ 4 ~, ~= ~ g vv ~ ~~ ~ / 8 ~ e~a~ 1'.~ p. ~_ s // 8r ° ~ ~d'd¢` 7 ~ a ~a ~ 7 ~ ~ °r ~ aQ ym; ' ,~ ~ ~ ,~ ~ b ~ ,o~ , -~ s T ~ ~ / ~ \i ~4a Q~e` ~ ~ ' e~ ~ ~ ` T / \ S ~ 6 , i \ ~ y k9 ~~ os o~ ~ I f s ~ ti~ ~ ~ ea a a~c9 _.. 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