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HomeMy WebLinkAboutCSD-12-076 - Subdivision & ZC - 324 Old Huron RoadJ Staff Reporf KITC;H~,~T~R Community Services Department www.kircnenerca REPORT T0: Planning & Strategic Initiatives Committee DATE OF MEETING: June 18, 2012 SUBMITTED BY: Alain Pinard, Director of Planning PREPARED BY: Brian Bateman, Senior Planner (519) 741-2869 WARD(S) INVOLVED: U11ard 4 DATE OF REPORT: May 11, 2012 REPORT NO.: CSD-12-076 SUBJECT: DRAFT PLAN OF SUBDIVISION 30T-11202 ZONE CHANGE APPLICATION ZC11/10/O/BB 324 OLD HURON ROAD -BILL BOEHNKE LIMITED RECOMMENDATION: A. That Zone Change Application ZC111101O1BB (Bill Boehnke Limited, 324 Old Huron Road) requesting a change in zoning from Agricultural Zone (A-1) to Residential Six Zone (R-6), Residential Four Zone (R-4), Residential Four Zone (R-4) with special regulation provision 628R, Open Space Zone (P-2) and Hazard Land Zone (P-3) be a roved in the form shown in the "Proposed By-law" dated May 10, 2012, attached to Report CSD-12-076 as Appendix B; AND B. That the Brigadoon Community Plan be amended to change the land use from Low Density Residential to Neighbourhood Park and to add a Local Road as shown on the attached Map 1-Land Use Plan (Appendix C); AND C. That the Clerk proceed to publish the Notice of Intention to designate the property known as 324 Old Huron Road, pursuant to Section 29 of the Ontario Heritage Act; AND FURTHER D. That the City of Kitchener, pursuant to Section 51 (31) of the Planning Act R.S.O. 1990, Chapter P 13 as amended, and delegation by-law 2002-64, grant draft approval to Plan of Subdivision Application 30T-11202, in the City of Kitchener, for Bill Boehnke Limited, subject to the following conditions: 1. CITY OF KITCHENER CONDITIONS: That this approval applies to Plan of Subdivision 30T-11202 for Bill Boehnke Limited on the plan prepared by IBI Group and as shown on the attached Plan of Subdivision prepared by the City of Kitchener dated May 7, 2012, which shows the following: Lots 1 - 33 Single Detached Dwellings 33 units Lots 34 - 42 Semi-Detached Dwellings 18 units Block 43, 44 & 45 Multiple Dwellings (street townhouses) 21 units Block 46 Open Space (park) Block 47 Open Space (hazard lands) Total 72 units 5-1 2.1 That the Mayor and Clerk be authorized to sign a City Standard Residential Subdivision Agreement, satisfactory to the City Solicitor, with the SUBDIVIDER (Bill Boenke Limited) regarding the lands shown outlined on the attached Plan of Subdivision dated May 7, 2012 and which shall contain the following special conditions: Part 2 - Prior to Area Grading 2.11 The SUBDIVIDER agrees that during and post construction environmental monitoring plans shall be developed, submitted and approved as part of the Detailed Vegetation Plan and stormwater management plan (design and analysis) in compliance with the applicable guiding documents (e.g. watershed plan, community plan and Development Manual) to the satisfaction of the Director Engineering in consultation with the Director of Planning and the Grand River Conservation Authority and the Regional Municipality of Waterloo. 2.12 That prior to grading, servicing or registration, whichever comes first, the SUBDIVIDER agrees that Lot 7 be designated under Part IV of the Ontario Heritage Act. The SUBDIVIDER further agrees to prepare a reference plan at the SUBDIVIDER's cost which describes Lot 7 in order to facilitate the designation and registerthe designating by-law on title of the lands. 2.13 That prior to grading, servicing or registration, whichever comes first, the SUBDIVIDER agrees to submit for review and approval a Conservation Plan for Lot 7 in accordance with the Site Specific Terms of Reference for 324 Old Huron Road dated April 11, 2012 to the satisfaction of the CITY's Director of Planning. 2.14 That prior to grading, servicing or registration, whichever comes first, the SUBDIVIDER agrees to provide the CITY with a Letter of Credit or other like security in a form and content satisfactory to the CITY's Solicitor, in the amount equal to the short term conservation works identified in the approved Conservation Plan for Lot 7 to the satisfaction of the CITY's Director of Planning. Should the short term conservation works not be completed in accordance with the approved Conservation Plan, the CITY, its employees, agents or contractors may, at the CITY's sole option enter on the lands and so complete the required short term conservation works to the extent of the monies received under the Letter of Credit. The Letter of Credit will be released when the short term conservation works have been completed and certified by a Heritage Consultant to the satisfaction of the Director of Planning. 2.15 That prior to grading or servicing, whichever comes first, the SUBDIVIDER agrees to install aconstruction/silt fence around the perimeter of Lot 7 and to provide written certification from the SUBDIVIDER's Heritage Consultant to the satisfaction of the CITY's Director of Planning. The SUBDIVIDER further agrees to maintain the integrity of the constructionlsilt fence throughout the construction period. 5-2 2.16 That prior to grading or servicing, whichever comes first, the SUBDIVIDER agrees to provide a report to the satisfaction of the CITY's Director of Planning describing the means and methods that shall be used to minimize vibration to the house located on Lot 7 during grading, road construction and servicing. Should cracks develop in the masonry during grading, road construction or servicing, the SUBDIVIDER agrees to stop work in the vicinity of Lot 7 and notify the Engineer and Heritage Consultant so that corrective action may be taken. 2.17 That prior to grading or servicing, whichever comes first, the SUBDIVIDER agrees to the following as a means of protecting the Heritage House on Lot 7: a) no grading shall be undertaken until a grading control plan has been approved by the CITY's Director of Engineering in consultation with the CITY's Director of Planning. Part 3 -Prior to Servicing 3.16 Prior to Servicing or Registration, whichever comes first, the SUBDIVIDER shall confirm whether decorative street signage and street lighting will be used for the subdivision to the satisfaction of the CITY'S Director of Transportation Planning and KW Hydro. Should these decorative elements be utilized, they shall be installed at the appropriate time frame and at the SUBDIVIDER'S cost, including the provision of 10% of the cost of materials for future replacement/maintenance, to the satisfaction of the CITY'S Director of Transportation Services and KW Hydro. 3.17 The SUBDIVIDER shall prepare a Streetscape Plan for to the satisfaction of the CITY'S Director of Planning in consultation with CITY'S Director of Transportation Planning, CITY'S Director of Engineering Services and the CITY'S Director of Operations. The Streetscape Plan shall illustrate a consistent streetscape theme for the Priority Streets showing: a) Design and construction details, with preference to low-maintenance, sustainable plantings and decorative streetscape elements; b) Design and construction details for defined pedestrian crosswalks; c) Design and construction details fortraffic calming features; f) Conceptually identify locations and type of flankage lot streetscape features, such as decorative fencing and landscaping between the side yard fencing and sidewalkforflankage lots :and g) Potential locations of utilities and transit stops. 3.18 The SUBIVIDER shall make satisfactory arrangements with the Director of Engineering for the connection of municipal services from this Plan to services within the Old Huron Road right-of-way. 3.19 Prior to servicing or registration, the SUBDIVIDER shall prepare, submit and receive final approval of the Design Guidelines for Heritage Lots to the satisfaction of the CITY's Director of Planning. The Design Guidelines shall include but not be limited to the following: 5-3 a. For Heritage (H) Priority Lots, the Design Guidelines shall address a building and site design which reflects and complements the Georgian architectural style and setting of the Heritage House on Lot 7. Further, the Design Guidelines shall address matters including appropriate building location and orientation, building additions and alterations, building materials (e.g. stone or natural materials on all elevations), colours, windows, porches, roof style, garages, driveways, fences and landscaping. 3.20 The SUBDIVIDER shall ensure that in all Offers of Purchase and Sales Agreements, and/or rental agreements for Lots 6-8, that the approved Design Guidelines for Heritage Priority Lots be provided. Further, the SUBDIVIDER shall ensure that the approved Guidelines are registered on title and that the owner is required to follow the guidelines, including for items such as future additions, major alterations and fencing. 3.21 That prior to servicing or registration, whichever comes first, the SUBDIVIDER shall prepare detailed design drawings in accordance with the requirements of the City's Design Manual and a development budget for park Block 46, to the satisfaction of the Director of Operations in consultation with the Director of Planning. 3.22 The SUBDIVIDER agrees that the Detailed grading for Block 47, Open Space/Hazard Land, shall include a maintenance vehicle access route from Marianne Dorn Trail to the rear of lots 17, 18 and 19, adjacent to the existing tree drip line. This access route shall be graded at a maximum slope of 15% and be a minimum of 3.0 metres wide. The Subdivider shall be responsible for obtaining all required agency approvals to permit the construction of this access route to the satisfaction of the Director of Engineering Development in consultation with the Director of Operations. Part 4 -Prior to Issuance of Buildin Permits 4.17 The SUBDIVIDER agrees that no building permit shall be applied for or issued for Priority Lots 1, 19, 20, 23, 33, 34, 38 until the required building elevation andlor building location drawings have been submitted and approved by the CITY'S Director of Planning and the CITY's Chief Building Official for the proposed building thereon to ensure that consideration has been given to the design treatment of each lotldwelling including such items as the provision of porches, porticos, stairs or other projections; horizontal articulation; brick or masonry style skirting andlor accentuated windows; and secondary entries. 4.18 The SUBDIVIDER agrees that no building permits shall be applied for or issued, and no new construction or alterations for Lots 6, 7 and 8 within the subdivision shall be undertaken until building elevations have been reviewed and approved by the CITY's Coordinator, Cultural Heritage Planning, to ensure that any new 5-4 construction or alterations are consistent with the approved Heritage Design Guidelines registered on title to the subject lands. Part 6 -Other Time Frames 6.10 The SUBDIVIDER agrees that construction traffic to and from the proposed subdivision shall be restricted to Old Huron Road. The SUBDIVIDER agrees to advise all relevant contractors, builders and other persons of this requirement with the SUBDIVIDER being responsible for any required signage, all to the satisfaction of the CITY'S Director of Engineering. Any alternate routes must be to the approval of the CITY's Director of Engineering. 6.11 The SUBDIVIDER agrees that if the existing private water supply is disrupted to properties located adjacent to the plan, within two years of the completion and acceptance of underground services for the entire subdivision, as a result of the development of the subdivision, it shall provide at its cost a water supply, to the said properties, to the satisfaction of the CITY's Director of Engineering. 6.12 The SUBDIVIDER agrees to install a 1.5 metre high chain link fence along the rear of lots 7 to 19 abutting Block 47, prior to occupancy and to the satisfaction of the Director of Operations in consultation with the Director of Planning. 6.13 The SUBDIVIDER agrees to make satisfactory arrangements (financial or otherwise) with the Director of Engineering in consultation with the Grand River Conservation Authority for the design and construction of the sidewalk along the Old Huron Road frontage. The design shall address such issues as stable slope, erosion and potential environmental impacts within the section of Old Huron Road frontage immediately adjacent to Block 47. The City at its discretion may undertake the works across the frontage of Block 47 and Old Huron Road as part of any culvert repair or replacement of the existing culvert. 6.14 Within one year of Servicing or Registration, which ever comes first, the SUBDIVIDER agrees to submit Park tender drawings and specifications to the satisfaction of the CITY's Director of Planning, in consultation with the CITY's Director of Operations. Such drawings shall be prepared in accordance with the approved Detailed Design and Development Budget required by condition 3.21. The SUBDIVIDER shall complete the construction of the park within one year of registration or servicing of whichever shall occur first, to the satisfaction of the CITY's Director of Operations in consultation with the CITY's Director of Engineering Services. The applicable construction costs such as grading, topsoiling, seeding, sodding, landscaping, seating, play structures and signage relating to the park and surface treatment relating to the community trail, shall be initially paid for by the SUBDIVIDER and reimbursed to the SUBDIVIDER by the CITY. Commemoratives features shall be paid for by the SUBDIVIDER. If sufficient money is not allocated from the appropriate CITY Development Change Account(s) to permit the CITY to fund these works or these works are not a Development Change eligible expense and the SUBDIVIDER wishes to 5-5 proceed, the SUBDIVIDER agrees to provide and up-front the costs of these works. Should these works become a Development Charge eligible expense, the CITY agrees to recognize any monies paid by the SUBDIVIDER for any works or services normally paid out of the CITY's Development Change account and such monies to be refunded or to be recognized as a credit towards any CITY Development Charge payable for each lot or block only within the registered plan in accordance with the applicable CITY Development Charge By-law and Policies in effect at the time the monies are paid by the SUBDIVIDER for the works become a Development Charge eligible expense, whichever shall be later. If the registration of the plan is staged, a Supplementary Agreement identifying each lot or block for which credits are payable shall be registered for each stage prior to the registration of each stage of the plan of subdivision, until there is no outstanding balance remaining. When no outstanding balance remains, the Development Charges will be paid in the normal manner in accordance with the CITY's By-law. If, following the registration of the entire Plan of Subdivision and issuance of all building permits, there is any outstanding credit balance, it shall remain with the lands to be used as a credit towards future development, or alternatively, the CITY may enter into an agreement with the SUBDIVIDER, under Section 40 of the Development Charges Act, to enable the transfer of Development Charge credits to other benefiting lands within the community, subject to satisfactory arrangements being made between all parties. 6.15 The SUBDIVIDER agrees that the short term conservation works identified in the approved conservation plan shall be completed prior to September 1, 2013 or such other date to the satisfaction of the CITY's Director of Planning. Should the short term conservation works not be completed by the specified date the CITY shall use the Letter of Credit (required by Condition 2.14) to have the necessary short term conservation works completed. The CITY, its employees, agents, or contractors may, at the CITY's sole option and in addition to any other remedies the CITY may have, enter on the lands and so complete the required conservation works to the extent of monies received under the Letter of Credit. The cost of completion of such works shall be deducted from the monies obtained from the Letter of Credit. In the event that there are exterior conservation works remaining to be completed, the CITY may by by-law exercise its authority under Section 427 of the Municipal Act to have such works completed and to recover the expense incurred in doing so in like manner as municipal taxes. The Letter of Credit will be released when the short term conservation works have been completed and certified by a Heritage Consultant to the satisfaction of the Director of Planning. 6.16 The SUBDIVIDER agrees to connect the existing house on Lot 7 to full municipal services at the same time as subdivision servicing is installed to the satisfaction of the CITY's Director of Engineering, in consultation with the CITY's Director of Planning. 5-6 6.17 The SUBDIVIDER agrees to develop Lot 7 in accordance with the approved Heritage Impact Assessment, approved Conservation Plan, and approved Heritage Priority Lot Design Guidelines to the satisfaction of the CITY's Director of Planning. 6.18 The SUBDIVIDER agrees to protect and conserve the Heritage House through the following means: a. To keep the Heritage House occupied for as long as possible prior to commencement of sitelconstruction work to prevent vandalism and deterioration; b. To maintain the Heritage House in good and sound condition at all times priorto and during development of the property; and, c. Should the Heritage House become vacant, to undertake the following: i. Secure and protect the Heritage House from damage through procedures outlined in Article 34 (Vacant Heritage Property) of Chapter 665 (Property Maintenance) of the CITY's Municipal Code; ii. Erect a "No Trespassing" sign in a visible location on the property indicating that the Heritage House is to be conserved on site and should not be vandalized and/or scavenged; and, 111. Install a 8 foot fence around the perimeter of the Heritage House to protect the building until the completion of construction in the subdivision or the commencement of long-term occupancy of the building as certified by the SUBDIVIDER's Heritage Consultant. 2.2 That prior to final approval of the plan to be registered, the SUBDIVIDER shall fulfill the following conditions: 1. The City Standard Residential Subdivision Agreement be registered on title. 2. The SUBDIVIDER shall submit copies of the final plan for registration to the CITY'S Director of Planning and shall obtain approval therefrom. 3. The SUBDIVIDER agrees to commute all local improvement charges outstanding on any part of the lands and to pay all outstanding taxes on the lands. 4. The SUBDIVIDER agrees to show emergency accesslsecondary access, if required in accordance with City policy, on the final plans for registration to the satisfaction of the Director of Planning. 5. The SUBDIVIDER shall install within the subdivision any required geodetic monuments under the direction of the CITY'S Director of Engineering, with co-ordinate values and elevations thereon and submit for registration the plans showing the location of the monuments, their co-ordinate values, elevations and code numbers as prescribed by the Surveyor General of Ontario. 6. The SUBDIVIDER shall make satisfactory arrangements with Kitchener Wilmot Hydro for the provision of permanent electrical services to the subdivision and/or the relocation of the existing services. Further, the SUBDIVIDER acknowledges that this may include 5-7 the payment of all costs associated with the provision of temporary services and the removal of such services when permanent installations are possible. 7. The SUBDIVIDER shall make satisfactory arrangements for the provision of permanent telephone services to the subdivision and/or the relocation of the existing services. Further, the SUBDIVIDER acknowledges that this may include the payment of all costs associated with the provision of temporary services and the removal of such services when permanent installations are possible. 8. The SUBDIVIDER shall make arrangements for the granting of any easements required for utilities and municipal services. The SUBDIVIDER agrees to comply with the following easement procedure: (a) to provide copies of the subdivision plan proposed for registration and reference plan(s) showing the easements to HYDRO, and telephone companies and the City, to the CITY'S Director of Planning. (b) to ensure that there are no conflicts between the desired locations for utility easements and those easement locations required by the CITY'S Director of Engineering Services for municipal services; (c) to ensure that there are no conflicts between utility or municipal service easement locations and any approved Tree Preservation/Enhancement Plan; (d) if utility easement locations are proposed within lands to be conveyed to, or presently owned by the CITY, the SUBDIVIDER shall obtain prior written approval from the CITY'S Director of Planning or, in the case of parkland, the CITY'S General Manager of Community Services; and (e) to provide to the CITY'S Director of Planning, a clearance letter from each of HYDRO and telephone companies. Such letter shall state that the respective utility company has received all required grants of easement, or alternatively, no easements are required. 9. The SUBDIVIDER shall dedicate all roads, road widenings and public walkways to the CITY by the registration of the Plan of Subdivision. 10. The SUBDIVIDER shall erect and maintain a subdivision billboard sign at each major entrance to the subdivision, in accordance with a plan approved by the CITY'S Director of Planning, in accordance with the following criteria: a) The sign shall be located outside the required yard setbacks of the applicable zone and outside the corner visibility triangle, with the specific, appropriate location to be approved by the CITY's Director of Planning; b) The sign shall have a minimum clearance of 1.5 metres, a maximum height of 6 metres, and a maximum area of 13 square metres; c) Graphics shall depict the features within the limits of the subdivision including, without limiting the generality of the foregoing, approved street layout, including emergency access roads, zoning, lotting and specific land uses, types of parks, 5-8 storm water management areas, hydro corridors, trail links and walkways, potential or planned transit routes and bus stop locations, notification regarding contacts for school sites, noise attenuation measures, environmentally sensitive areas, tree protection areas, special buffer/landscaping areas, water courses, flood plain areas, railway lines and hazard areas and shall also make general reference to land uses on adjacent lands including references to any formal development applications, all to the satisfaction of the CITY'S Director of Planning; d) Approved subdivision billboard locations shall be conveniently accessible to the public for viewing. Low maintenance landscaping is required around the sign and suitable parking and pedestrian access may be required between the sign location and public roadway in order to provide convenient accessibility for viewing; and, e) The SUBDIVIDER shall ensure that the information is current as of the date the sign is erected. Notice shall be posted on the subdivision billboard signs advising that information may not be current and to obtain updated information, inquiries should be made at the City's Department of Development and Technical Services. 11. The SUBDIVIDER agrees that the streets shall be named as shown on the plan, namely Templewood Drive and Marianne Dorn Trail. 12. To expedite the approval for registration, the SUBDIVIDER shall submit to the City's Director of Planning, a detailed written submission documenting how all conditions imposed by this approval that require completion prior to registration of the subdivision plan(s), have been satisfied. 13. The SUBDIVIDER agrees to convey to the City the following lands for the purposes stated therein, at no cost and free of encumbrance, concurrently with the registration of the plan of subdivision: a) Block 46 for Open Space (public parkland) and b) Blocks 47 for Open Space (hazard lands). 14. The SUBDIVIDER agrees that if grading or servicing has not commenced prior to approval of the final plan, the CITY's Coordinator, Cultural Heritage Planning shall advise that Conditions 2.12 to 2.14, inclusive, and 3.19 and 3.20 have been satisfied. 15. The SUBDIVIDER agrees to include a statement in all Offers of Purchase and Sales Agreements that advises: i. that the home/business mail delivery will be from one or more designated Centralized Mail Boxes. ii. that the subdividers be responsible for officially notifying the purchasers of the exact Centralized Mailbox locations prior to the closing of any home sales iii. that the location of all centralized mail receiving facilities shall be shown on maps, information boards and plans, including maps displayed in the sales office(s). 5-9 16. The SUBDIVIDER agrees that if servicing or grading has not commenced prior to final approval of the plan, a Detailed Vegetation Plan is to be submitted for approval by the City's Director of Planning. The Detailed Vegetation Plan shall also show approved grading. The SUBDIVIDER agrees to implement all of the measures identified in the approved Detailed Vegetation Plan including delivering all information contained in the approved Detailed Vegetation Plan to prospective purchasers to ensure that the requirements are carried out as specified. 17. The SUBDIVIDER agrees to obtain the appropriate land use plan, from the City of Kitchener, for the area being subdivided in order to satisfy Condition 1.22a) of the Subdivision Agreement. 3. REGIONAL MUNICIPALITY OF WATERLOO CONDITIONS 1) That the owner agrees to stage the development for this subdivision in a manner satisfactory to the Regional Commissioner of Planning, Housing and Community Services; 2) That the subdivision agreement be registered by the City of Kitchener against the lands to which it applies and a copy of the registered agreement be forwarded to the Regional Commissioner of Planning, Housing and Community Services prior to final approval of the subdivision plan; 3a) That the owner enter into an Agreement for Servicing with the Regional Municipality of Waterloo to preserve access to municipal water supply and municipal wastewater treatment services prior to final approval or any agreement for the installation of underground services, whichever comes first. Where the owner has already entered into an agreement for the installation of underground servicing with the area municipality, such agreement shall be amended to provide for a Regional Agreement for Servicing prior to registration of any part of the plan. The Regional Commissioner of Transportation and Environmental Services shall advise prior to an Agreement for Servicing that sufficient water supplies and wastewater treatment capacity is available for this plan, or the portion of the plan to be registered; 3b) That the owner include the following statement in all agreements of lease or purchase and sale that may be entered into pursuant to Section 52 of the Planning Act, prior to the registration of this plan: "The lot, lots, block or blocks which are the subject of this agreement of lease or purchase and sale are not yet registered as a plan of subdivision. The fulfillment of all conditions of draft plan approval, including the commitment of water supply and sewage treatment services thereto by the Region and other authorities, has not yet been completed to permit registration of the plan. Accordingly, the purchaser should be aware that the vendor is making no representation or warranty that the lot, lots, block or blocks which are the subject of this agreement or lease or purchase and sale will have all conditions of draft plan approval satisfied, including the availability of servicing until the plan is registered." 5-10 4) That a final stormwater management plan be submitted for the entire plan of subdivision to the satisfaction of the City of Kitchener, the Grand River Conservation Authority and the Regional Municipality of Waterloo, for approval. The management plan must include the following: a) Details indicating the design and location of infiltration facilities as well as contingency measures for ensuring post construction recharge targets are met; and b) Details indicating the design and location of infiltration facilities required to sustain the flow of groundwater to Environmentally Sensitive Policy Area (ESPA) No. 30 -Strasburg Floodplain Forest. 5a) That prior to final approval, the owner decommissions any monitoring wells not used for long term monitoring on the property in accordance with 0. Reg. 128103; and to enter into an agreement with the City of Kitchener to decommission any post-monitoring wells on the property in accordance with 0. Reg. 128/03, to the satisfaction of the Regional Commissioner of Planning, Housing and Community Services. 5b) That prior to final approval, the owner enters into an agreement with the City of Kitchener to decommission, at time of servicing of the subdivision, the shallow dug well on the property in accordance with 0. Reg. 128/03; and that the septic system on the property also be properly decommissioned, to the satisfaction of the Regional Commissioner of Planning, Housing and Community Services. 6) That specific regulation is provided in the proposed zoning for the lands to indicate that the installation of vertical geothermal wells (i.e., for earth energy systems) for any Lot will not be permitted. 7) That prior to any grading, construction or other site disturbance, and final approval of all or any part of the draft plan of subdivision, a licensed Archaeologist shall carry out an Archaeological Resource Assessment of the entire property to be approved by the Ministry of Culture, and any adverse impacts to significant archaeological resources found shall be mitigated, through preservation or resource removal and documentation, at the expense of the owner. 8a) That the buffer from ESPA 30 on the subject lands be 15 metres as indicated on Figure 3 of the Boehnke Environmental Impact Study (Natural Resource Solutions Inc., November 3, 2010), and that the buffer be placed in appropriate zoning, and further that the zoning of affected Lots incorporate a suitable building setback from the top of slope. b) That prior to any land clearing, grading, or the installation of services, the Owner submits a detailed erosion and sediment control plan acceptable to the Region, City of Kitchener, and Grand River Conservation Authority in order to prevent sedimentation into ESPA 30, and that the plan require erosion and sedimentation and construction fencing along the common boundary of Block 47 and Lots 7 to 19, and that this fence be maintained in good order until such time as landscaping on the lots along Street `A' is complete. c) That prior to any land clearing, grading, or servicing, the Owner submits a plan acceptable to the Region ensuring that any snakes or bats encountered during removal of the existing barn on the subject lands will be moved out of harm's way and into the 5-11 adjacent natural area. Furthermore, upon approval of the plan by the Region, the Owner shall implement and comply with the recommendations of the plan. d) That prior to registration, the owner submits an environmental stewardship plan to the satisfaction of the City of Kitchener and the Region for the enhancement of the ESPA and its buffer that addresses the management of invasive non-indigenous species and the removal of garbage or debris within ESPA 30 within Block 47. e) That, prior to registration, the Owner's consultants will identify the locations of significant species of plants in Block 47, and make ecological management recommendations concerning them to the satisfaction of the City of Kitchener and the Region. f) That, if Block 47 is not dedicated to the City of Kitchener, the owner submit a detailed stewardship plan for this portion of ESPA 30 to the satisfaction of the City of Kitchener and the Region. 4. OTHER AGENCY CONDITIONS Prior to any grading or construction on the site and prior to registration of the plan, the SUBDIVIDER or their agents shall submit the following plans and reports to the satisfaction of the Grand River Conservation Authority. a) A detailed Stormwater Management report. b) A detailed Lot Grading, Servicing and Storm Drainage Plan. c) An Erosion and Siltation Control Plan in accordance with the Grand River Conservation Authority's Guidelines for sediment and erosion control, indicating the means whereby erosion will be minimized and silt maintained on-site throughout all phases of grading and construction. d) The submission and approval of a Development, Interference with Wetlands and Alterations to Shorelines and Watercourses permit from the Grand River Conservation Authority prior to any grading within the regulated area. 5. CLEARANCE CONDITIONS 1. That prior to the signing of the final plan by the CITY's Director of Planning, the City of Kitchener is to be advised by the Regional Commissioner of Planning, Housing and Community Services that Conditions 3.1 to 3.8 have been carried out to the satisfaction of the Regional Municipality of Waterloo. The clearance letter from the Region shall include a brief but complete statement detailing how each condition has been satisfied. 2. That prior to the signing of the final plan by the CITY's Director of Planning, the Director shall be advised by Kitchener-Wilmot Hydro that Condition 2.2.6 and 2.2.8 have been carried out satisfactorily. The clearance letter shall include a brief statement detailing how each condition has been satisfied. 5-12 3. That prior to the signing of the final plan by the CITY's Director of Planning, the Director shall be advised by the telecommunication companies (Bell, Rogers) that Conditions 2.2.7 and 2.2.8 have been carried out satisfactorily. The clearance letter shall include a brief statement detailing how each condition has been satisfied. 4. That prior to the signing of the final plan by the CITY's Director of Planning, the Director shall be advised by the Grand River Conservation Authority that Condition 4.1 has been carried out satisfactorily. The clearance letter shall include a brief statement detailing how the condition has been satisfied. 6. NOTES Development Charges 1. The owner/developer is advised that the provisions of the Regional Development Charge By-law 09-024 are applicable. Registry Act 2. The final plans for Registration must be in conformity with Ontario Regulation 43/96, as amended, under The Registry Act. Updated Information 3. It is the responsibility of the owner of this draft plan to advise the Regional Municipality of Waterloo and the City of Kitchener Planning and Development Departments of any changes in ownership, agent, address and phone number. Regional Fees 4. The ownerldeveloper is advised that the Regional Municipality of Waterloo has adopted By-Law 09-003, pursuant to Section 69 of the Planning Act, R.S.O. 1990 c. P.13, to prescribe a tariff of fees for application, recirculation, draft approval, modification to draft approval and registration release of plans of 30T-11202. Identification of Applicable Planning Act 5. This draft plan was received on or after May 22, 1996 and shall be processed and finally disposed of under the Planning Act, R.S.O.1990, as amended by S.O.2006,c.23(Bill 51). Regional Servicing Agreement 6. The ownerldeveloper is advised that draft approval is not a commitment by The Regional Municipality of Waterloo to water and wastewater servicing capacity. To secure this commitment the ownerldeveloper must enter into an "Agreement for Servicing" with The Regional Municipality of Waterloo by requesting that the Region's Planning and Culture Department initiate preparation of the agreement. When sufficient capacity is confirmed by the Region's Commissioner of Transportation and Environmental Services to service the density as defined by the plan to be registered, the ownerldeveloper will be offered an "Agreement for Servicing". This agreement will be time limited, define the servicing commitment by density and use. Should the "Agreement for Servicing" expire prior to plan registration, a new agreement will be required. 5-13 The owner/developer is to provide the Regional Municipality of Waterloo with two print copies of the proposed plan to be registered along with the written request for a servicing agreement. Registration Release 7. To ensure that a Regional Release is issued by the Regional Commissioner of Planning, Housing and Community Services to the City of Kitchener prior to year end, it is the responsibility of the owner to ensure that all fees have been paid, that all Regional conditions have been satisfied and the required clearance letters, agreements, prints of plan to be registered, and any other required information or approvals have been deposited with the Regional Planner responsible for the file, no later than December 15th. Regional staff can not ensure that a Regional Release would be issued prior to year end where the owner has failed to submit the appropriate documentation by this date. Final Plans 8. When the survey has been completed and the final plan prepared, to satisfy the requirements of the Registry Act, they should be forwarded to the City of Kitchener. If the plans comply with the terms of approval, and we have received an assurance from the Regional Municipality of Waterloo and applicable clearance agencies that the necessary arrangements have been made, the Manager of Development Review's signature will be endorsed on the plan and it will be forwarded to the Registry Office for registration. The following is required for registration and under The Registry Act and for our use: One original mylar four mylar copies four white paper prints REPORT: The subject property is municipally addressed as 324 Old Huron Road and is a 6.40 ha parcel which is owned by Bill Boehnke Limited. The subject lands are located within the Brigadoon Community and the proposed development will complete the remaining section of Templewood Drive to Old Huron Road. The subject lands are within the City and Region's Urban Area and are designated Low Rise Residential in the Official Plan. The Brigadoon Community Plan designates the property as Low Rise Residential, Low Density Residential, and Open Space. The lands are currently zoned Agricultural (A-1). The property is largely vacant with the exception of a wood barn, and an old cottage dwelling of heritage value and a few detached out buildings in the near vicinity. The barn is to be demolished, and the cottage and the nearby out houses are planned to be retained and located on one lot within the proposed plan of subdivision. The owner is proposing to develop the subject lands with 33 single detached units, 18semi-detached units, and 21 street townhouse units for a total of 71 residential units. In addition to the Templewood Drive extension, one other local roadway is proposed named Marianne Dorn Trail. The proposal also includes a park to be conveyed to the City as well as an open space block to protect the Provincially Significant Wetland and Greenland Network situated on site. To implement the above described subdivision, the applicant has requested to change the zoning to Residential Four Zone (R-4) 5-14 for the proposed single detached and semi-detached dwellings; Residential Six Zone (R-6) for the street townhouse dwelling properties, Residential Four (R-4) with special regulation provision 628R for Heritage Lot 7, Open Space (P-1) for the park block, and Open Space Zone (P-3) for the environmentally significant block of land. The subject property had a subdivision application (30T-79009) submitted back in 1979 proposing 64 residential units. However, the development did not move forward and the draft plan was never approved. Due to significant differences between the new and old plans and the fact that draft approval was not granted, a new file numbered 30T-11202 has been assigned. The old file with the number 30T-79004 has been formally closed. Provincial and Regional Policy Conformity Provincial Policy Statement (PPS The PPS promotes the need to build `strong, liveable and healthy communities', and `protect the environment and public health and safety' by `managing change and practicing efficient land use and development patterns'. Communities should provide an appropriate mix of different land use types while efficiently using services and facilities. Staff is of the opinion that the proposed plan of subdivision is consistent with the 2005 Provincial Policy Statement (PPS). Growth Plan for the Greater Golden Horseshoe The subject lands are within the `built boundary' as defined by the 2006 Growth Plan for the Greater Golden Horseshoe. The Growth Plan promotes development that contributes to complete communities, creates street configurations that support walking and cycling, provides sustained viability of transit services, and creates high quality public open spaces. The IBI planning report notes that this subdivision provides walkable connectivity between Old Huron Road and the existing subdivision of the South, and provides park space totalling 5.6% of the total developable area. Staff is of the opinion that the proposed draft plan complies with the policies of the Growth Plan. Regional Official Policies Plan The subject lands are within the Urban Area Boundary as established in the Regional Official Policies Plan, and staff is of the opinion that the proposal conforms to the policies of the this plan. City of Kitchener Official Plan and Brigadoon Community Plan The Official Plan designates the property as Low Rise Residential and Open Space. The Brigadoon Community Plan further refines the Official Plan designations by designating the portion of the subject property west of Templewood Drive as Low Rise Residential, and east of Templewood Drive as Low Density Residential and Open Space. The dwelling types proposed are permitted and suitable forthe land use designations specified forthe property. As noted in the consultant's planning report, the subject property contains a One Zone Flood Plain Policy Area, an Environmentally Sensitive Policy Area (ESPA) and a Provincially Significant Wetland (PSW). The Official Plan prohibits any development within any of these regulated areas. The limit of development line has been determined after the completion of the required environmental studies and restricts development in conformity with the Official Plan policies. A Community Plan amendment is however required to establish the proposed park location and to recognize the proposed addition of a local road. The proposed amendments to Map 1 - Land Use Plan forthe Brigadoon Community are found in Appendix C of this report. 5-15 Kitchener Growth Management Plan (KGMP) The subject lands are identified as Priority `B' in the KGMP which supports the processing of applications and development of these lands. Subdivision Design This parcel of land represents the last significant piece of the northern half of the Brigadoon Community Plan. The subdivision proposes to extend Templewood Drive to intersect with Old Huron Road, an important piece of road infrastructure that allows for the completion of the Templewood Drive loop from Huron Road to Strasburg Road as contemplated in the Brigadoon Community Plan. Extending off of Templewood Drive is a new street to be named Marianne Dorn Trail that will also connect with Old Huron Road. This proposal continues the layout of the abutting subdivision to the south of the subject property, and is in keeping with the general community design noted in the Community Plan. The locations of the range of housing types are designed according to the designations set out in the Brigadoon Community Plan land use map. The proposed dwelling units will achieve a density of approximately 47 people and jobs per hectare as calculated with the developable area. The proposed subdivision meets the Design Objectives set out in the City's Design Brief for Suburban Development. In staff's opinion the development is well designed and achieves walkability, place-making, conservation, connectivity, safety, liveability, balance and is transit supportive. The applicant has made an effort to tie this proposed plan into adjacent development to create a seamless transition. The extension of Templewood Drive provides walkable connectivity from the development to the transit route located on Old Huron Road as well as access to the secondary school located north of Old Huron Road. Completion of Templewood Drive will also provide for better vehicular and pedestrian connectivity to the existing subdivision south of this development. Proposed Zoning In order to implement the proposed plan of subdivision, a zone change is necessary in the form shown on Map 1 of Appendix B of this report. Specifically, the developer is requesting to change the current Agricultural zoning (A-1) to: • Residential Six (R-6) - to permit multiple dwellings (street townhouses); • Residential Four (R-4) - to permit single and semi-detached dwellings; • Residential Four (R-4 with special use provision 628R (R-4, 628R) -specific to lot 7 only to recognize the historical significance in terms of a larger lot, increased setbacks of the existing house and reference is made to Area 34 where no building is to occur; • Open Space Public Park (P-1) -for the park block; and • Open Space Hazard Lands (P-3) -for the environmentally significant block of land. Parkland and Open Space This subdivision will add about 0.25 hectares of new park space, which represents about 5.7% of the total developable area of the subdivision. The park will occupy a block of land (Block 46) at the Templewood Drive and the Marianne Dorn Trail intersection. It is centrally located, highly visible and pedestrian accessible for all residents. The environmentally protected block to be zoned Hazard Land Zone (P-3) also allows for outdoor recreation. Natural Environment The subject property can be characterized as predominantly cultivated agricultural land in its western half, with cultural meadow and the landscaped area of the farmhouse and associated buildings forming the east-central portion of the property, and the natural area associated with 5-16 the valleylands of the North Branch of Strasburg Creek located at the eastern limits of the property. An isolated wetland is located in the southwest quadrant of the property, and scattered hedgerow trees are located at the westernmost property line. Drainage is generally northeastward towards the North Branch of Strasburg Creek. The natural area associated with Strasburg Creek: contains the Provincially Significant Strasburg Creek Wetland Complex; is designated by the Region as ESPA 30, the Strasburg Floodplain Forest (now a Regional Core Environmental Feature); and is considered in Kitchener's Draft Official Pan to be a Locally Significant Valleyland. Guiding documents with respect to the natural heritage features and functions on or near the property are: • Strasburg Creek Master Watershed Plan: Study Report. 1991. Paragon Engineering Limited and Ecologistics Limited forthe City of Kitchener. • Strasburg Creek Master Watershed Plan: Implementation Report. 1996. Paragon Engineering Limited and Ecologistics Limited forthe City of Kitchener. • Brigadoon Community Plan, City of Kitchener Planning Division May 2004. • Tree Management Policy (requirement for a General Vegetation Overview to support the Draft Plan application). City of Kitchener. Rev. Nov 2001. The environmental supporting documentation noted above now meets the requirements for a General Vegetation Overview as required by Kitchener Council-adopted Tree Management Policy (rev. 2001) and Brigadoon Community Plan Policy 5.2. This documentation also meets the requirements for an Environmental Implementation Report / Environmental Impact Statement required by the Brigadoon Community Plan and the Strasburg Creek Master Watershed Plan (Brigadoon Community Plan Policy 5.3). Based on a review of the accompanying environmental documentation, Environmental Planning staff support the applications for Draft Plan of Subdivision and the accompanying zone change. In addition to the standard conditions of Draft Plan approval and conditions in the standard form Subdivision Agreement, staff requests the inclusion of a draft plan condition requiring the Subdivider to submit during and post-construction environmental monitoring plans. Cultural Heritage Considerations A Heritage Impact Assessment (HIA) was prepared by The Landplan Collaborative Ltd. dated March 16, 2011 in support of the proposed Draft Plan of Subdivision and Zone Change application for the subject property. The HIA concluded that the stone cottage meets the criteria for designation under Part IV of the Ontario Heritage Act. The stone cottage is recognized for its design, physical, contextual, associative and historic values. The HIA also concluded that the stone cottage meets the definition of a significant built heritage resource as defined in the Provincial Policy Statement. As a result, the proposed Draft Plan of Subdivision demonstrates that the stone cottage will be conserved in-situ on a new lot (Lot 7) with a generous lot size (1/2 acre) and ample setback from the road (14.2 metres). The HIA was presented for comment at the April 5, 2011 Heritage Kitchener Committee meeting. The main concern raised was the impact the location of Lot 8 may have on the views 5-17 to and from the front of the stone cottage. Heritage Planning staff considered this concern against other planning considerations (e.g. environmental constraints, road network, servicing connections, etc). The existing public view to the front of the stone cottage is from the end of the laneway at Old Huron Road. This view is partially obstructed by topography and vegetation. The environmental constraints of the property combined with existing servicing connections have established the proposed new road network. The road network is not conducive to a new view to the front of the stone cottage. Instead, a new perspective view was created from the proposed park block (Block 46) looking towards the front of the stone cottage. Since the existing public view is obstructed, it is the opinion of Heritage Planning staff that the view from the public realm will be improved. The appropriate tools to conserve the stone cottage include designation combined with conditions of Draft Plan of Subdivision approval and site specific special regulations under the Zoning By-law. Heritage Planning staff and Heritage Kitchener have recommended that Lot 7 within the proposed Draft Plan of Subdivision be designated under Part IV of the Ontario Heritage Act (see CSD-12-055). A number of draft approval conditions have been prepared to ensure the conservation of the stone cottage as part of development and site alteration. In general, the conditions of Draft Plan of Subdivision approval address the following: designation; submission, review and approval of a Conservation Plan, including associated Letter of Credit to ensure implementation of the short-term conservation works; installation of fencing to protect the stone cottage during construction; submission, review and approval of Heritage Priority Lot Design Guidelines, including the review and approval of building elevations prior to issuance of building permits; and, protection of the stone cottage prior to and during development. In addition, the site specific regulations under the Zoning By-law address the minimum lot size, minimum frontage, minimum front yard setback and minimum side (north) yard setback in order to establish a suitable new context for the stone cottage. In conclusion, Heritage Planning staff support the proposed Draft Plan of Subdivision and proposed Zone Change applications and are confident that the designation, conditions of Draft Plan of Subdivision approval, and site specific regulations under the Zoning By-law will ensure the conservation of the stone cottage. Stormwater Management Stormwater runoff will be collected and directed towards the existing stormwater facility located at Battler Road and Old Huron Road. According to the consultant's development report that has been reviewed and accepted by staff, this facility has the capacity to manage stormwater for this development. Erosion and sediment control measures are planned. Conditions of draft approval have been included to address groundwater infiltration and recharge. SanitarylVllaterSewicing and Utilities Existing sanitary sewers and watermains are available at the boundaries of the proposed subdivision with sufficient capacities to service the proposed development. Sanitary servicing and water will be available with the extension of the required infrastructure from the boundaries of the subdivision throughout the site. Other utilities will be provided as required. AGENCY COMMENTS: Any requirements have been addressed or are included as conditions of approval. 5-18 ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: This proposal supports development of our community and will align with the Kitchener Strategic Plan as it ensures the implementation of the community priority Development and is consistent with all guiding documents that implement the Strategic Plan. FINANCIAL IMPLICATIONS: Upon registration, there will be ongoing operations costs forthe maintenance of the open space, parks and streets, street trees and underground services. In the long term, there will be repair and replacement costs for streets, sidewalks and services. COMMUNITY ENGAGEMENT: The subject applications were circulated by mail within a 120 metre radius as required by Council policy. Two responses were received. One resident was delighted with the fact that a park is being proposed which will be available to their children within walking distance to their house. Staff appreciates the positive response as it is recognized that there is no active park space in the vicinity. A second resident expressed the desire for the proposed park to replace lot 1-6 and the creation of a walking/biking trail linking the proposed park and the existing Brigadoon Park. In response, the objective in locating the park was to be highly visible and centrally located so as to benefit not only the future occupants of this plan but adjacent residents as well. In addition, the recently approved Trails Master Plan does not contemplate the linking of Brigadoon Park to this specific area of the Brigadoon Community with a trail through environmentally significant lands. CONCLUSION: Based on the foregoing, the Draft Plan of Subdivision and Zone Change applications are appropriate and represent good planning. The issues identified through the preliminary circulation have been addressed and staff has taken the necessary steps to ensure the City's and public interests are being upheld. The lands are identified in the Kitchener Growth Management Plan for consideration of draft approval in the 2009-2010 timeframe, the plan represents proper and orderly development of the City and considers the criteria identified in Section 51(24) of the Planning Act forthe subdivision of land. This plan satisfies the policy requirements as set out in the City, Regional and Provincial policy. Therefore, it is recommended that the applications be approved subject to conditions outlined in this report. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff INillmer, Deputy CAO Community Services Department Appendices A -Proposed Draft Plan B -Proposed Zoning By-law & Maps 1 & 2 C-Map 1 Land Use Plan forthe Brigadoon Community D-Newspaper Advertisement E-Agency Comments F-Neighbourhood Comments 5-19 ~~ . 6& ~~ ~~~a~aea~~a~~~a ~ U ~ ~ ~ ~ ``~ U ~ ~~~~~~ ~ r ~ c~ ~-- ~ ~ O ~ ~ ~ `~ ~ ~ ~ ~ ~ ~ F~ ~W ° ~ ~ ~ ~ © ~ ~ ~. ~'? ~UcwnrWn~ ~ ~ `.~' U~ w d » ~ ~,. ~ Q ® ~ ~C J z ~ ~ inuWiQaa~~~© 9 ~~, ~ w ~ ,J U ~ ~ ~ ~ ~ r~ Y Y Y Y Y U..~~mo~4mmm i `°~' ~ ~ ~~ ~ ~ Af ~ ~Y(d a~3~a B spa a iu 55 ~ SN ~ ~3~ a3~3~ ~,~a.,p~~ ~ ~~ °~,. N d' a ti ~ ~ Y ~ ~ a ~5~ ~ ~F~S C• ,pµ , w ~ '"" ~ ~ 5 t s yZt'S£b ~~~ a `~ 1sF.. .. ~tiF ~ . ~~ ~ 5 ~` r s 5~ W G/7 ... '' 5 ~~~ !' ~ a ~ W ~' 0~'~Q ~a~ /~, ~` AV...+~ JJ ~..~ .. ... . l` ~ .. I/1~J ~/~j~ . .. ~ ~ ~ ~ ~ ~ ~ 0. 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Schedule No. 155 of Appendix "A" tv y-law Number ~5~1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Agricultural Zone ~A-1} to Residential FourZone ~R-4~. ~. Schedule No. 155 of Appendix "A" to Sy-lava Number ~~1 is hereby amended by changing the zaning applicable to the parcel of land specified and illustrated as Area an Map No. 1, in the City of Kitchener, attached hereto, from Agricultural Zone ~A-1 } to Residential Six Zone ~R-6~. ~. Schedule No. 165 of Appendix ``A" to y-law Number ~5-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 3 on Map No. 1, in the City of Kitchener, attached hereto, from Agricultural Zone ~A-1 } to Public Park Zone ~P-1 ~. 4. Schedule Nos. 165 and 165 of Appendix "A" to Sy-law Number 55-1 are hereby ar~ended ~y changing the zoning applicable to the parcel of land specified and illustrated as Area 4 on Map No. 1, in the Gity of Kitchener, attached hereto, from Agricultural Zone ~A-1 } to Hazard Land Zone ~P-3}. 5. Schedule No. 165 of Appendix "A" to ~y-law Number ~5-1 is hereby amended by changing the zaning applicable to the parcel of land specified and illustrated as Area 5 on Map No. 1, in the City of Kitchener, attached hereto, from Agricultural Zone ~A-1 } to Residential Four Zone ~R-4} with Special Regulation Prevision 626R and Properly Detail 34. 6. Schedule Nos. 165 and 155 of Appendix "A" to Sy-law Number ~5-1 are hereby further amended by incorporating additional zone boundaries as shown on Map Na. 1 attached hereto. 5-21 7. Appendix "„ to y~i 5~1 is herby a~nnded by adding rape~y Detaii hdule a. , Which i attached hereto Map ~o~ , Appendix "D" t0 y~l 5~1 is hereby amended by adding action 2 thereto follos~ "02 otithtandin Section ..1 o this y~i~, Within the lands coned ~~4, sham as affected by this subsection, an Schedule 0 of Appendix "A„ the foila~in special reuiatian she!! apply to dot 7 of Subdivision Application OT~1102. a) that it h~v~ a minimum lot frontage of 53.2 metres ~~d minimum lot area of D.35~ hectares; b~ that the r~inirnun front yard setback is 14.2 metres; and c} the n~inimurn northerly side yard setback i 10,E metres and no nee building is permitted Within Property Detaii 3." 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N ^ ^ ^ ^ ^ ^ x ^ N ~~ ~~ Placed in The Record ~ May 25, 2Q 324 l Huron o The City of Kitchener has received applications for a Draft Plan of Subdivision and Zone Change proposing a residential subdivision containing 33 single detached, ~ semidetached and 2~ street townhouse dwelling units, a park and open space hazard lands. The subject. fends are ~.4 hectares in size and are designated Low Rise Residential and open Space in the City of Kitchener official Plan. The lands are proposed to be rezoned from Agricultural ~A~1 ~ to various residential and park zones to implement the proposed plan. The public meeting will be held by the lnnin trteic lnitiati~e Committee, a Committee of Council which deals with planning matters on: MONDAY, June ~ , 2012 t ~ M UNCIL CHAMBERS, 2~~ FLCR, CITY HALL 200 ACING SORT BEST, ITHNR~ Any person may attend the Public Meeting and make written andlor verbal representation either in support of, ar in opposition, to the above noted proposal. a pennon or pudic body that files a notice ~ appeal of a decision, does not make oral ubnlissians at phis public meeting or make a written submission prier to approvallrefusal of this proposal, the Ontario Municipal hoard ray dismiss all ar pad of a subsequent appeal. ADDITIONAL lNF4RMATICN is available by contacting the appropriate staff person noted belaw, viewing the report contained in the meeting agenda available at ~yww.kitchener.ca on the Wednesday evening rior to the meeting -- click on the meeting date in the Calendar of Events, or in person at the Planning Division, 6 Floor, City Half, 244 King Street Vilest, Kitchener between x:39 a.m, a 5:00 p.m. ~IVionday to Friday}. Brian gateman, Senior Planner ~ 519-741-2869 (TTY: 1-866-969-9994), brian.bateman@kitchener.ca 5-26 Z~ d~ s C ` a sJ r- « ~ 77 - G~ pt1 ~i, _ 'rod ~+ [IlC ~~U! 'O~~'C~ a3~~,~ ~~ ~~~ ~ " r y ~ ~ ~ ~ q flf ~ ~ O Q ~ N . x" ,~ G ., ~ ,yp~~~y S .~.1 C ~ `w'~.T~ ~ ~ N ~ ~ `~ .~ (If~l ~.. ~ ~w ~ ~'". 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Cn ~` ~ a ns N #~" cn ~ ~ h°~ cn c3 }~" N ~i ~ ~ ~ ~ ~ ~ ~ ~ ~ '~ ~ ~ ~„~ m ~ Z ~ ~ ~ Ufa ~ ~ C~}~''-'-~ OS~ q C"~ t~S ~ ~~ ~~~~ ~ ~ ~ ~ ~~ ~ ~? ~ ~.~ tU ~iY3~ U ~ ,~ ~ ~ ~ N ~ ~~ ~ ~ ~p .~ ~ ~ ~_. ~ ~~ ~ ~~.~ ~ ~ ~ ~ ~~ ~ ~~ ~ ~ ~ fill C31 ~~ ~,-~~ ~~ a~ ~i~1 ~ q}N~.~» a~ Igo:: ""C_3~ ~'~~~°' ~g,,...v ~ ~3 ~ ~ ~-c~q ~ ~ U~4 ~ Rai A ~ =_ ~ .~»~.''~ C~7C ~'0 ~ ~ ~ ~ ~ ~'~ ~ Qy ~~ ~~ ~"" '®° ~ 4l7 ~'" ~ °- ~ A 87 ~ ~ td ~„ ttl t ,,. tt~ «,~ r1t ~ ~ D a +. ~ ~..aa~~iR1 ~~~ ~ r~ U7"~~~ D~ a~f~'$°'i~ _.ro~ aaa~ ~ ~ a ~ ~ ~ ~:~~~~ a~a ~~~ ~ ~~~~aaai~;~ .~~a ~a ~~~ a~ ~~, .~-~ ~`aa~a ~ ~~ c~a~ a ~aa~~v~ a~a ~~ ~ ~ ~~ ~ ~~ ~~~~~ ~~~~ ~ ~~ ~a ~v ~,~~a~~ ,~~ .~~ ~~ p ~~a has ~`~rn°a~ ~a aa~~~ ~~ u~ ~ ~a~~ aa~ ~ ~ .~•ca '~~ cn~°'c~ ~~~a ~ a ~ ~„~ ~a~~. as a ~ r~,m •m~. ~~ ~~~~~~~ ~~ ~~ ~a~ ~~~~~ ~ ~~~~~~ ~~~a ~~~ ~ ~~~~ ~.~.~. c~sa a:a ~.~ ~-a ray `a ~a~ tea. c~ a ~°~,a. ~'~ ~ ~, ~,~ ~~a ~'~`~~~~ ~a~ '~~;~ .~~~.~.a ~~~, ~...~ as ~'~ ~ ate. a aa~ ~. ~ ~. a.ma~ .~ a~ ~.~ a~ a, ~~ ~ ~,a ~~~~a~ aa~~ ~~~~, a~,~ ~.a~~ a~ a ~ ~~ ~, ~ ~~~~a a~ ~~aU~~ a .~ a.~ ~;~aa~~~~~ ~~•~~ ~a~ ®r~ .a~~~~ ~~a. a~,a ~~ ~~~.~ a~~~ ,~~'~ ~~a~aa~a r~~® ~~.a~~ ~N ~~~~~~~ ~~ a '~~~~ ~~~ ~~~~ ~~ ~~~~ ~~~a.~ ~°1 a~~~~ ~ ~~~~ ~~~ ~~~~~~~~ ~~a~ ~~a~ ~~~ ~~~~~~ ~a~~ ~.a~~ ~, ~ ~ ~ ~ ~ ~ ~ tl~ ~: `~~+ c !r ~ W A ~ ~ m ~ ~ ~ 0 1.: ~Q7 ?C yj' ~ C~ ~ ,~~icN ~CJ L ~+~ ~ L U1~ u~ca:u~~ o~=~~~ ~ttdLai,LJN~~ r D C7 .~ D G f~ T3 Q ~ 0 _~ 4~7 ~~ N 0.'O ~ ~fl ~ ~~ ~ ~~ 4} ~ ~ ~ ~~~t~~ U3 ~ C3 ~ ~" ~ ~ ~~~ ~~~ ~~~ ~~~~~~ Gd~_ LA~m ~~ ~~~~ ~~~~~ N N ~ ~ h ~ ~ ~ n~ ~~~ N ox~ Q. l~ rt3 l~ C 7 ~i ~~ r~ C Q 'C1 C ~1 ~ C ~ ~~~ a~ ~ `~ ~~ ~~ ~~ ~~ ~. ;t7 ~ ~ r*~~ro r' 1 ~ ry M a~ w'7 . • ~ '~ ~~~m ~~~~ C7~O:~ ~ ~ N ~ ~ .C C ~ ~ CJ d ~~a,~~ ~..~»~ ~~ ~~ ~ V1 ~aG1, rt3 7 ~md ~. ~~~i~a arore~ ISM ~'~„ III ~~~~ n~ E N 0 F Qf 0 0 C ~. tU ~1 D t~3 C N G7 C .~ a ^. ~n f3 d U3 ~ t "C7 U ~ N !li G Op ~ ~ ~ ._~ c~ ~~ ~~ c n C _N ~. 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