Loading...
HomeMy WebLinkAboutCSD-14-014 - Draft Plan of Sudivision 30T-13202- ZCA ZC13/11/H/KA - 1011 & 1111 Homer Watson Blvd Stuff Report Community Services Department wwk►tchener ca REPORT TO: Planning & Strategic Initiatives Committee DATE OF MEETING: June 9, 2014 SUBMITTED BY: Alain Pinard, Director of Planning - 519-741-2200 x 7319 PREPARED BY: Katie Anderl, Senior Planner— 519-741-2200 x7987 WARD(S) INVOLVED: Ward 3 DATE OF REPORT: May 12, 2014 REPORT NO.: CSD-14-014 SUBJECT: DRAFT PLAN OF SUBDIVISION 30T-13202 ZONE CHANGE APPLICATION ZC13/11/H/KA 1011 & 1111 HOMER WATSON BOULEVARD OWNER: 1869071 ONTARIO LTD EXECUTIVE SUMMARY: 18690781 Ontario Ltd. is seeking approval of a draft Plan of Subdivision and a Zone Change to allow the subject lands to be developed with a commercial and industrial subdivision. The subject plan includes 2 commercial blocks, 8 employment blocks, 3 park/future employment blocks, two new local streets, a stormwater management pond, and rights-of-way. Staff support the proposed Plan of Subdivision and associated zone change, subject to the conditions outlined in this report RECOMMENDATIONS: A. That Zone Change Application ZC 13/11/H/KA (1869071 Ontario Ltd.) for the purpose of changing the zoning from General Industrial Zone (M-2) and General Industrial Zone (M-2) with Special Use Provision 22U to General Industrial Zone (M-2) with Special Use Provision 432U and Special Regulation Provision 643R and Hazard Land Zone (P-3) be approved in the form shown in the "Proposed By-law" dated April 9, 2014 attached to Report CSD 14-014 as Appendix `B'; AND FURTHER B. That the City of Kitchener grant an exemption to Council Policy 1-1035, `Emergency Access Policy', in regards to the future development proposed on the lands municipally addressed as 1011 and 1111 Homer Watson Boulevard, to allow a temporary cul-de-sac having a length of 250 metres, provided that any building located farther than 60 metres from the intersection of Bullock Street and Pearson Street, shall be provided with a Fire Route, secured in by a right-of-way, leading to a public right-of-way in order to provide a secondary means of access to any such building. 3 - 1 C. 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-13202 in the City of Kitchener, for 1869071 Ontario Ltd., subject to the following conditions- 1. That this approval applies to Plan of Subdivision 30T-13202 for 1869071 Ontario Ltd. as shown on the plan prepared by the City of Kitchener dated April 9, 2014, which shows the following: Stage 1 Blocks 1-3, 7-10 & 14 Industrial Block 4 Stormwater Management Block 5 Commercial Block 6 Commercial/Office Blocks 11-13 Parkland/Future Industrial Blocks 15-17 Private Right-of-Way Blocks 18-21 Regional Road Widening (Daylight Triangles) Block 22 0.3 m Reserve 2. CITY OF KITCHENER CONDITIONS: 2.1 That the Subdivider shall enter into a City Standard Subdivision Agreement, as approved by City Council, respecting those lands shown outlined on the attached Plan of Subdivision dated April 9, 2014. The following standard conditions shall be deleted from the City Standard Residential Subdivision Agreement 2.4, 2.5, 3.15, 3.17, 4.16, 6.6, 6.10, 6.11 and 6.13. The following special conditions shall be added to the City Standard Residential Subdivision Agreement: Part 3 — Prior to Servicing 3.18 Prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER shall prepare a detailed engineering design for Storm Water Management and obtain approval thereof, from the CITY's Director of Engineering Services in consultation with the Regional Municipality of Waterloo. The Stormwater Management design shall be in accordance with the Schneider Creek Subwatershed criteria. The approved engineering design for Storm Water Management will include a maintenance program extending for a period of 24 months from the substantial completion of Blocks 1-10 and 14-18, to the satisfaction of the CITY's Director of Engineering Services. The maintenance program will ensure stormwater management facilities function as designed to the satisfaction of the CITY's Director of Engineering. Any maintenance required during this period, prior to the municipality assuming the facilities, shall be at the sole expense of the SUBDIVIDER.' 3 - 2 Notwithstanding the foregoing, the CITY and SUBDIVIDER agree that should additional stormwater flows from Block 11, 12 and/or 13 be directed to the Stormwater Management Pond during the maintenance program period, responsibility and costs associated with implementing the maintenance program shall be shared proportionately by the SUBDIVIDER and owner(s) of any portion of Blocks 11, 12 and/or 13 which may contribute stormwater to the Stormwater Management Pond. The CITY and SUBDIVIDER agree to pursue a further agreement with respect to shared maintenance responsibilities should any portion of these blocks be developed prior to the expiry of the maintenance period, to the satisfaction of the CITY's Solicitor. 3.19 The SUBDIVIDER agrees that the Stormwater Management Pond shall be sized to accommodate potential future employment development on Blocks 11, 12 and 13, to the satisfaction of the CITY's Director of Engineering. 3.20 That prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER agrees to rehabilitate Block 4, containing the stormwater management pond, to a standard capable of supporting a Stormwater Management Pond, to the satisfaction of the CITY Solicitor and the CITY's Director of Engineering. Prior to conveyance, the SUBDIVIDER shall provide the CITY with a Record of Site Condition, acknowledged by the Ministry of the Environment. All costs associated with the preparation of the Record of Site Condition, any required remediation works, preparation of reference plans, and all other documentation required to complete the conveyance of the roads shall be the responsibility of the SUBDIVIDER. Until the Record of Site Condition has been acknowledged by the Ministry of the Environment, the CITY will not accept the dedication of Block 4. Copies of the completed Record of Site Condition, together with the Ministry filing acknowledgement letter, should be forwarded to the satisfaction of the CITY Solicitor and the CITY's Director of Engineering. 3.21 The SUBDIVIDER agrees to construct a 1.8 metre high chain link fence along the property line adjacent to the CN Railway, to the satisfaction of the CITY's Director of Planning. Part 4 — Prior to Issuance of Building Permit 4.18 The SUBDIVIDER agrees to undertake any measures required to ensure proper water pressure to all blocks within the proposed plan of subdivision to the satisfaction of the CITY's Director of Engineering Services or the CITY's Chief Building Official in consultation with CITY's Director of Utilities. Part 6 — Other Time Frames 3 - 3 6.15 Prior to the first occupancy, the SUBDIVIDER shall determine the locations of all centralized mail receiving facilities to the satisfaction of the CITY's Director of Engineering Services in consultation with Canada Post. If required, the SUBDIVIDER shall provide suitable temporary centralized mail box locations that may be utilized by Canada Post until curbs, boulevards and sidewalks are constructed for the plan of subdivision. 6.16 The SUBDIVIDER shall include a statement in all Offers of Purchase and Sales Agreements which advises: a) that mail delivery will be from a designated Community Mail Box; and b) of the exact Community Mail Box locations. 6.17 The SUBDIVIDER agrees to include a clause in Offers of Purchase and Sale Agreements that identifies the presence of the water pressure reduction devices and advises that it not be removed by the Owner. 6.18 Prior to the first occupancy, the SUBDIVIDER agrees to install a 2.1 metre wide sidewalk along the street frontage of Bleams Road and a 3.0 metre wide multi- use trail along the street frontage of Homer Watson Boulevard, in accordance with the CITY's Sidewalk Location Policies and the Regional Transportation Corridor Design Guidelines. These sidewalks shall be installed at the SUBDIVIDER's expense, and to the satisfaction of the CITY's Director of Engineering Services in consultation with the Region of Waterloo. 6.19 Prior to the first Site Plan Approval for any of Blocks 1, 37 57 67 77 9 or 14 the SUBDIVIDER agrees to receive approval of a Master Design Plan for Coordinated Entrance, Gateway and Intersection Features at the intersections of Bullock Street and Bleams Road, Pearson Street and Homer Watson Boulevard, Bleams Road and Homer Watson Boulevard and Bullock Street and Pearson Street from the CITY's Director of Planning. Further, the SUBDIVIDER or subsequent Owner agrees that the detailed design and installation of entrance, gateway and intersection features shall be implemented through the Site Plan Approval Process and individual Landscape Plans prepared for Blocks 1, 37 57 67 77 9 and 14, to the satisfaction of the CITY's Director of Planning. All costs associated with design, installation and maintenance of these features shall be the cost of the SUBIDIVIDER or subsequent Owner of the subject block. 6.20 The SUBDIVIDER agrees that all Site Plans approved for Blocks 1 — 10 and 14 shall be in general accordance with the Urban Design Guidelines and Demonstration Concept Plan for the Redevelopment of the Kitchener Frame Site, prepared by Zelinka Priamo Ltd, in collaboration with Turner Fleisher Architects Inc. 3 - 4 & Ron Koudys Landscape Architects Inc, dated June 2011 (last updated March 2014), to the satisfaction of the CITY's Director of Planning. 6.21 The SUBDIVIDER agrees to provide public artwork on Block 5, near the intersection of Homer Watson Boulevard and Bleams Road, to the satisfaction of the CITY's Director of Planning. The CITY and SUBDIVIDER agree that the art installation shall make reference to the industrial history and/or former users of the site, and may include an industrial artifact. Public art shall be approved and installed through the Site Plan Approval process for Block 5. 6.23 The SUBDIVIDER or subsequent Owner agree that the principles of the approved Urban Design Guidelines, pertaining to signage, shall be considered and implemented through the Landscape Plans required at the time of Site Plan approval, and at the time of application for a Sign Permit, to the satisfaction of the Director of Planning. 6.24 Prior to occupancy of each block, the SUBDIVIDER or subsequent Owner agrees to construct at source infiltration galleries where soils permit, to the satisfaction of the CITY'S Director of Engineering Services. Installation of infiltration galleries shall be supervised and certified by a qualified Geotechnical and or Engineering Consultant, at the SUBDIVIDER'S or subsequent Owner's expense and to the satisfaction of the CITY'S Director of Engineering Services through the Site Plan Approval process. 6.25 The SUBDIVIDER agrees to dedicate Blocks 11, 12 and 13 to the CITY subject to the terms, conditions and timeframes outlined in sections 12.b of the Minutes of Settlement dated October 1, 2013, to the satisfaction of the CITY's Solicitor. 2.2 That prior to final approval of the plan to be registered, the SUBDIVIDER shall fulfil the following conditions- 1. The City Standard Subdivision Agreement shall be registered on title. 2. The SUBDIVIDER shall submit copies of the plan for registration to the CITY'S Director of Planning and to obtain approval of such applications therefrom. 4. 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. 5. The SUBDIVIDER shall install within the subdivision any required geodetic monuments under the direction of the CITY'S Director of Engineering, with 3 - 5 co-ordinate values and elevations thereon and submit for registration the plans showing the location of 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 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 telecommunication services to the subdivision and/or the relocation of the existing services. Further, the SUBDIVIDER acknowledges that this may include the payment of all costs associated with the provision of temporary services and the removal of such services when permanent installations are possible. 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 the Kitchener-Wilmot Hydro, telecommunication 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 and the CITY's Director of Engineering Services, 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 Kitchener-Wilmot Hydro, telecommunication companies (Bell and 3 - 6 Rogers). Such letters shall state that the respective utility company has received all required grants of easement, or alternatively, no easements are required. The SUBDIVIDER shall dedicate all roads, road widenings, daylight triangles and public walkways to the CITY or Region of Waterloo by the registration of the Plan of Subdivision. 9. The SUBDIVIDER shall provide a Record of Site Condition (RSC), acknowledged by the Ministry of the Environment, to the satisfaction of the CITY's Solicitor and the CITY's Director of Engineering, for Bullock Street and Pearson Street. The required RSC boundaries must exclude any land being dedicated to the Region of Waterloo. The standard to be used shall be to a non-sensitive use, to reflect the proposed use of Bullock Street and Pearson Street. All costs associated with the preparation of the Record of Site Condition, any required remediation works, preparation of reference plans, and all other documentation required to complete the conveyance shall be the responsibility of the SUBDIVIDER. 10. The SUBDIVIDER agrees to convey to the CITY or Region of Waterloo, at no cost and free of encumbrance, the following lands for the purposes set out below. In respect of this dedication, the Applicant shall prepare and register any necessary reference plans and prepare all other documents required to complete the conveyance at the Owner's cost and expense. a) Block 4 for stormwater management; b) Block 12 for parkland/future industrial; c) Blocks 18, 197 20 and 21 for daylight triangles; and d) Block 22 for 0.3 metre reserves. 11. That prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER agrees to rehabilitate Block 4, containing the stormwater management pond, to a standard capable of supporting a Stormwater Management Pond, to the satisfaction of the CITY Solicitor and the CITY's Director of Engineering. Prior to conveyance, the SUBDIVIDER shall provide the CITY with a Record of Site Condition, acknowledged by the Ministry of the Environment. All costs associated with the preparation of the Record of Site Condition, any required remediation works, preparation of reference plans, and all other documentation required to complete the conveyance of the roads shall be the responsibility of the SUBDIVIDER. Until the Record of Site Condition has been acknowledged by the Ministry of the Environment, the CITY will not accept the dedication of Block 4. Copies of the completed Record of Site Condition, together with the Ministry filing acknowledgement letter, should be forwarded to the satisfaction of the CITY Solicitor and the CITY's Director of Engineering. 3 - 7 12. 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, 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 Planning Division. 13. Prior to Servicing or Registration, whichever shall occur first, the SUBDIVIDER shall prepare a detailed engineering design for Storm Water Management and obtain approval thereof, from the CITY's Director of Engineering Services in consultation with the Regional Municipality of 3 - 8 Waterloo. The Stormwater Management design shall be in accordance with the Schneider Creek Subwatershed criteria. The approved engineering design for Storm Water Management will include a maintenance program extending for a period of 24 months from the substantial completion of Blocks 1-10 and 14-18, to the satisfaction of the CITY's Director of Engineering Services. The maintenance program will ensure stormwater management facilities function as designed to the satisfaction of the CITY's Director of Engineering. Any maintenance required during this period, prior to the municipality assuming the facilities, shall be at the sole expense of the SUBDIVIDER.' Notwithstanding the foregoing, the CITY and SUBDIVIDER agree that should additional stormwater flows from Block 11, 12 and/or 13 be directed to the Stormwater Management Pond during the maintenance program period, responsibility and costs associated with implementing the maintenance program shall be shared proportionately by the SUBDIVIDER and owner(s) of any portion of Blocks 11, 12 and/or 13 which may contribute stormwater to the Stormwater Management Pond. The CITY and SUBDIVIDER agree to pursue a further agreement with respect to shared maintenance responsibilities should any portion of these blocks be developed prior to the expiry of the maintenance period, to the satisfaction of the CITY's Solicitor. 14. The SUBDIVIDER agrees to create the following rights-of-way immediately following the registration of the Plan of Subdivision: a) a right-of-way for access over Block 15 in favour of Block 10, b) a right-of-way for Fire Route over Block 15 in favour of Blocks 8 and 10, c) a right-of-way for Fire Route over Block 16 in favour of Block 8, and d) a right-of-way for Fire Route over Block 17 in favour of Block 10. Further, prior to Registration the SUBDIVIDER agrees: a) That the owners of the proposed dominant lands and servient lands, enter into joint maintenance agreements to be approved by the City Solicitor, to ensure that the rights-of-way are maintained in perpetuity. The agreements shall be registered on title immediately following the Transfer Easement(s); b) That drafts of the Transfer Easements be provided to the CITY Solicitor for approval; c) That a Solicitor's Undertaking be provided to the satisfaction of the CITY Solicitor to: i) register the approved Transfer Easements and immediately 3 - 9 thereafter the approved joint maintenance agreements; ii) to provide copies of the registered Transfer Easement(s) and joint maintenance agreements to the CITY's Solicitor immediately following registration; and iii) irrevocably direct its solicitors and surveyors to register the rights-of-way immediately after registration of Plan of Subdivision 30T-13202 and prior to any interest in any block created by the plan of subdivision being conveyed or the subject of a charge to third parties. Any conveyance of charge/mortgage of any interest therein made after the registration (other than may have existed prior to the registration of the Plan of Subdivision) of Plan of Subdivision 30T-13202 and prior to the registration of the subject easements is null and void and of no effect. Anyone who purports to acquire any interest in any one or more of the said blocks after registration of Plan of Subdivision 30T-13202 and prior to the registration of the easements is bound as successor in title to the Subdivider to convey,—the same to the City of Kitchener or to a person including the Subdivider as directed in writing by the City of Kitchener. 15. To expedite the approval for registration, the SUBDIVIDER shall submit to the CITY'S Department of Community Services, 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. 3. REGIONAL MUNICIPALITY OF WATERLOO CONDITIONS 1. That the Owner/Developer agrees to stage the development for this subdivision in a manner satisfactory to the Regional Commissioner of Planning, Housing and Community Services; 2. That prior to final approval, the City 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; 3. a) That the Owner/Developer enter into an Agreement for Servicing with the Regional Municipality of Waterloo to preserve access to municipal water supply and municipal wastewater treatment services prior to final approval or any agreement for the installation of underground services, whichever comes first. Where the Developer has already entered into an agreement for the installation of underground servicing with the area municipality, such agreement shall be 3 - 10 amended to provide for a Regional Agreement for Servicing prior to registration of any part of the plan. The Regional Commissioner of Transportation and Environmental Services shall advise prior to an Agreement for Servicing that sufficient water supplies and wastewater treatment capacity is available for this plan, or the portion of the plan to be registered; b) That the Developer include the following statement in all agreements of lease or purchase and sale that may be entered into pursuant to Section 52 of the Planning Act, prior to the registration of this plan: "The lot, lots, block or blocks which are the subject of this agreement of lease or purchase and sale are not yet registered as a plan of subdivision. The fulfillment of all conditions of draft plan approval, including the commitment of water supply and sewage treatment services thereto by the Region and other authorities, has not yet been completed to permit registration of the plan. Accordingly, the purchaser should be aware that the vendor is making no representation or warranty that the lot, lots, block or blocks which are the subject of this agreement or lease or purchase and sale will have all conditions of draft plan approval satisfied, including the availability of servicing until the plan is registered"; 4. That prior to final approval, the Owner/Developer prepare and submit an Addendum to the Hydrogeology Report entitled "Hydrogeology Assessment of Former Budd Canada Plant Site, Kitchener", prepared by MTE Consultants Inc., dated December 23, 2013 to the satisfaction of the Region and implement any recommendations if necessary; 5. That prior to final approval, the Owner/Developer completes a Record of Site Condition (RSC) for all or part of the lands in accordance with Ontario Regulation 153/04 and in accordance with the OMB Minutes of Settlement (File PL121300). In the event the Record of Site Condition is audited, the Regional Municipality of Waterloo must be advised by the Ministry of the Environment that the requirements of an audit, if any, are completed to the satisfaction of the Ministry of the Environment. Two (2) copies of the completed RSC(s) and Ministry acknowledgment must be forwarded to the Regional Commissioner of Planning, Housing and Community Services. The required RSC boundaries must exclude any land being dedicated to the Region; 6. That prior to final approval, the Owner/Developer submit a final revised Functional Servicing Report plan to the satisfaction of the Region; 7. That prior to final approval, the Owner/Developer enter into a registered agreement with the City of Kitchener to ensure that all water service connections contain an individual Pressure Reducing Device (PRD) in accordance with Section B.2.4.7 of the Design Guidelines and Supplemental Specifications for 3 - 11 Municipal Services for January 2013 and such PRD shall not be removed by the Owner; 8. That prior to final approval, the Owner/Developer submit a final lot grading and drainage plan to the satisfaction of the Region (where the lands drain to a Regional facility) and implement the approved plan through the City Subdivision Agreement; 9. That prior to final approval, the Owner/Developer submit a final stormwater management plan to the satisfaction of the Region (where the lands drain to a Regional facility) and assess the impact of the SWM pond and recommend mitigation measures and implement the approved plan through the City Subdivision Agreement ; 10. a. That prior to final approval of all or any part of this plan of subdivision, the Owner/Developer agrees to submit for the Homer Watson Boulevard /Bleams Road intersection, an intersection control study (ICS), prepared by a qualified engineer in accordance with Regional guidelines, to the satisfaction of the Region; b. In the event the analysis for the noted above intersection demonstrates the potential need for additional land in order to implement a roundabout option or other intersection improvements, the Owner/Developer agrees to modify Block 5 (Commercial) in order to identify the additional lands required for the roundabout and to dedicate, at no cost to the Region, that portion of the required lands to the Regional Municipality of Waterloo prior to final approval or at such time as the Region deems necessary; C. The Owner agrees to enter into an agreement with the Regional Municipality of Waterloo that should a determination be made (through the completion of an Environmental Assessment or otherwise) that a roundabout is not the preferred alternative to address operations at the subject intersection or other improvements are not required, then the land will be re-conveyed to the Owner of the adjacent Block. 11. a. That prior to final approval of all or any part of this plan of subdivision, the Owner agrees to submit for the Homer Watson Boulevard and Pearson Street intersection, a roundabout screening analysis, and if required, an intersection control study (ICS), followed by the preliminary roundabout design, with a detailed design to be prepared by a qualified engineer in accordance with Regional guidelines, to the satisfaction of the Region. If the ICS determines that the signal is the preferred option, a functional design and cost estimate will be required; 3 - 12 b. In the event the analysis for the Homer Watson Boulevard and Pearson Street intersection demonstrates the potential need for additional land in order to implement a roundabout, the Owner/Developer agrees to modify Blocks 6 and 9 in order to show the additional lands required for the roundabout and to dedicate at no cost to the Region, that portion of land to the Region prior to final approval or at such time as the Region deems necessary; C. The Owner agrees to enter into an agreement with the Regional Municipality of Waterloo that should a determination be made (through the completion of an Environmental Assessment or otherwise) that a roundabout is not the preferred alternative to address operations at the subject intersection or other improvements are not required, then the land will be re-conveyed to the Owner of the adjacent Block(s). 12. If the preliminary roundabout analysis required through Condition 11 determines that a roundabout is not required for the Homer Watson Boulevard and Pearson Street intersection, that prior to final approval for the Bullock Street and Pearson Street intersections where they intersect the Regional Roads, the Owner/Developer provide a functional design, detailed design and the necessary physical resources to provide the following on and off site road improvements in the form of signals and turn lanes as recommended in the Transportation Impact Study (TIS) entitled "2242133 Ontario Inc. Traffic Impact Study for: Industrial and Commercial Development at 1011 & 1111 Homer Watson Boulevard (Former Kitchener Frame Site) Kitchener, Ontario", prepared by LEA Consulting Ltd., dated November 2013: a) Traffic control signals at the intersection of Pearson Street that connects with Homer Watson Boulevard; b) North and southbound turn lanes on Homer Watson Boulevard; and, c) Westbound turn lane on Bleams Road. 13. That prior to final approval, the Owner/Developer obtain the necessary access permits for Bullock Street and Pearson Street where they meet Bleams Road and Homer Watson Boulevard respectively to the satisfaction of the Region of Waterloo; 14. If the preliminary roundabout analysis required through Condition 11 determines that a roundabout is not required for the Homer Watson Boulevard and Pearson Street intersection, that prior to final approval, the Owner/Developer dedicate free and clear of any encumbrances and costs a 25 foot daylight corner at each side of the Bullock Street and Pearson Street intersections that connect with Bleams 3 - 13 Road and Homer Watson Boulevard respectively. These lands shall be correctly shown on the draft approved plan and shall be dedicated to the Region at the time of registration of the final M-Plan; and, 15. That prior to final approval, prior to the Region accepting the 25 foot daylighting corner at Bleams Road and Bullock Street intersection as noted in Condition 14 above, the Owner/Developer shall provide a Phase II Environmental Site Assessment to the Region's satisfaction in accordance with the Region's `Implementation Guideline for Road Allowance Dedications On and Adjacent to Known and Potentially Contaminated Sites'. 4. 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 3.15 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 ha been carried out satisfactorily. The clearance letter shall include a brief statement detailing how each condition has been satisfied. 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. 5. NOTES Development Charges 1. The owner/developer is advised that the provisions of the Regional Development Charge By-law 09-024 or its successor 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. 3 - 14 Regional Fees 4. The owner/developer is advised that the Regional Municipality of Waterloo has adopted By-Law 96-025, 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 [enter subdivision or condominium]. 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, c. P.13, as amended by S.O. 1996, c.4 (Bill 20). Regional Servicing Agreement 6. The owner/developer is advised that draft approval is not a commitment by The Regional Municipality of Waterloo to water and wastewater servicing capacity. To secure this commitment the owner/developer must enter into an "Agreement for Servicing" with The Regional Municipality of Waterloo by requesting that the Region's Planning and Culture Department initiate preparation of the agreement. When sufficient capacity is confirmed by the Region's Commissioner of Engineering to service the density as defined by the plan to be registered, the owner/developer will be offered an "Agreement for Servicing". This agreement will be time limited, define the servicing commitment by density and use. Should the "Agreement for Servicing" expire prior to plan registration, a new agreement will be required. 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 and Culture 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 3 - 15 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 [enter title of person(s) authorized to sign plan], signature will be endorsed on the plan and it will be forwarded to the Registry Office for registration. The following is required for registration and under The Registry Act and for our use: One (1) original mylar Two (2) mylar copies Four (4) white paper prints BACKGROUND: The subject lands are approximately 48 hectares in size and consist of 1011 and 1111 Homer Watson Boulevard. These lands are commonly known as Kitchener Frame (formerly Thyssen Krupp Budd Canada) and Budd Park. A portion of these lands were previously the subject of Official Plan Amendment and Zone Change Applications OP11/02/H/JVW and ZC11/08/H/JVW, which sought to permit an expanded range of commercial uses on Blocks 5 and 6 of the proposed Plan of Subdivision. The applications were refused by City Council, and were subsequently appealed to the Ontario Municipal Board (OMB). The appeals were settled and in accordance with the Minutes of Settlement, the Owner has applied for the subject Draft Plan of Subdivision and Zoning By-law Amendment. The commercial designation and zoning for Blocks 5 and 6 were considered by the Board and are subject to final approval, pending Council's decision on the subject applications. REPORT: 18690781 Ontario Ltd. is seeking approval of a draft Plan of Subdivision and a Zone Change to allow the subject lands to be developed with a commercial and industrial subdivision. The subject plan includes 2 commercial blocks, 8 employment blocks, 3 park/future employment blocks, two new local streets, a stormwater management pond, and rights-of-way. Provincial Policy Statement The Provincial Policy Statement (PPS) sets the policy foundation for regulating the development and use of land. The PPS promotes economic development by providing for a mix and range of employment, providing opportunities for a diversified economic base including maintaining a range and choice of sites for employment uses, and planning for, protecting and preserving employment areas. Staff note that the previous applications considered at the OMB approved the conversion of industrial lands to commercial lands. The subject applications have the effect of reinforcing the industrial nature of the remaining industrial lands, and subdivide these lands into parcels which will allow for future redevelopment. Staff are of the opinion that the proposed applications are consistent with the PPS. 16 3 - 16 2006 Growth Plan for the Greater Golden Horseshoe The subject lands are designated as part of the Built-Up Area as defined by the 2006 Growth Plan for the Greater Golden Horseshoe. The Growth Plan states that employment growth will be accommodated by directing a significant portion of new growth to the built-up areas thorough intensification, and ensuring the availability of sufficient land for employment to accommodate forecasted growth. Policies also promote providing for an appropriate mix of employment uses; providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses; and planning for, protecting and promoting employment areas. While previous applications considered by the OMB contemplated the removal of lands from an industrial designation, the subject applications seek to subdivide the parcel to implement the OMB's decision, and reinforce the industrial zoning on the remainder of the lands. Staff are of the opinion that the subject applications allow for the redevelopment of a large industrial area and help ensure the availability of industrial lands to support the City's future growth. The subject applications comply with the policies of the Growth Plan. Regional Official Policies Plan The subject lands are within the Urban Area established in the Regional Official Policies Plan (ROPP). Policy 8.2.4 of the ROPP states that the Region will encourage Area Municipalities to provide opportunities for the redevelopment or conversion of vacant or obsolete non-residential structures to productive uses compatible with the surrounding community. The new Regional Official Plan (ROP) is currently under appeal and is not yet in force and effect. The new ROP contains a number of policies with respect to the preservation and protection of Employment Areas. While the previous applications considered by the OMB considered the redesignation of lands from industrial to commercial, the subject applications seek to subdivide the parcel to implement the OMB's decision, and reinforce the industrial zoning on the remainder of the lands. Staff are of the opinion that the subject applications preserve industrial lands to help accommodate forecasted employment growth. City of Kitchener Official Plan The subject lands are designated General Industrial and Arterial Commercial Corridor (subject to the OMB's Final Order) in the City's Official Plan. The General Industrial designation applies to all lands which are proposed to be zoned General Industrial (Blocks 1 — 3 and 7 — 18 on the Draft Plan). The Arterial Commercial Corridor designation applies to Blocks 5 and 6, located at the intersection of Homer Watson Boulevard and Bleams Road. Blocks 5 and 6 were previously redesignated and rezoned to Arterial Commercial Corridor Zone (C-6) with special regulation and special use provisions by the OMB. The proposed subdivision and zone change complies with the policies of the Official Plan. Proposed Zone Change 17 3 - 17 The subject zone change application only applies to Areas 1, 2 and 3 as shown on Map 1 attached to the proposed zoning by-law amendment. Areas 4 and 5 (Blocks 5 & 6) were previously considered through applications OP11/02/H/JVW and ZC11/08/H/JVW and are subject to final OMB approval. Through Zone Change Application ZC13/11/H/KA, the zoning is proposed to change as follows: Area 1: From General Industrial Zone (M-2) with Special Use Provision 22U to General Industrial Zone (M-2) with Special Use Provision 430U and Special Regulation Provision 643R. Area 2: From General Industrial Zone (M-2) to General Industrial Zone (M-2) with Special Use Provision 430U and Special Regulation Provision 643R. Area 3: From General Industrial Zone (M-2) with Special Use Provision 22U to Hazard Land Zone (P-3). Special Use Provision 430U prohibits the following uses that are currently permitted in the M-2 zone: • Commercial recreation, • Day care facility, • Dwelling unit, • Educational establishment, • Garden centre and nursery, • Gas station, • Health clinic, • Religious institution, • Retail sale of office supplies, • Free standing office for surveying, engineering, planning or design business • Sale, rental service or repair of motor vehicles, major recreational equipment and parts and accessories for motor vehicles or major recreational equipment. The following use is proposed to be added (currently permitted by 22U). • Stamping, blanking or punch-pressing of metal Special Regulation Provision 643R specifies that surveying, engineering, planning or design businesses shall only permitted as accessory to a permitted use, or located in a building used for other permitted M-2 uses, and shall not exceed 25% of the gross floor area or 10,OOOm2. Staff comment that the proposed zoning has the effect of reinforcing and strengthening the industrial nature of the M-2 lands by removing those uses which are not of an industrial nature. Given the OMB approved OPA and ZBA for Blocks 5 and 6, staff are of the opinion that there is opportunity for uses that will support the industrial employment in this area and that it is imperative to preserve the remaining lands for industrial employment uses. The proposed Hazard Land Zone (P-3) recognizes the use of Block 4 as stormwater management pond. The proposed zoning is consistent with 18 3 - 18 the `Cleansing By-law' included as part of the Minutes of Settlement associated with OP11/02/H/JVW and ZC11/08/H/JVW. Staff recommend that the proposed zoning by- law attached as Appendix "B" be approved. Proposed Plan of Subdivision The draft plan consists of two commercial blocks, eight industrial blocks, three parkland/industrial blocks (Budd Park), a SWM pond, three blocks which are private right-of-ways for access and Fire Route (see Appendix "A"). The two commercial blocks are consistent with the lands previously considered by the OMB and staff are of the opinion that the size and orientation of the proposed blocks is appropriate for the proposed future use and development of the lands. The eight industrial blocks range in size from about 1.3 to 3.0 hectares. These parcels are appropriately sized for contemporary industrial uses. However, should a future user require additional lands they could combine and develop two or more contiguous blocks. All of the blocks have adequate frontage on existing or future public streets. Staff note that while Block 10 has frontage on Homer Watson Boulevard, the Region of Waterloo has indicated that they will not permit direct driveway access. Access is provided to Block 10 via a right-of-way over Block 15. Further, and as discussed with respect to the requested exemption to the Emergency Access Policy, rights-of-way for Fire Routes have been provided over Blocks 15, 16 and 17, in order to provide emergency access to Blocks 8 and 10. Conditions of approval have been included with respect to the proposed right-of-way blocks. Subdivision Design The vision articulated by the applicant for the proposed redevelopment of the Kitchener Frame Site is for a contemporary, sustainable and comprehensively planned employment district. In support of this vision, the applicant has prepared Design Guidelines which articulate and will help to guide the design of both the commercial and industrial components of the subdivision. More specifically, the guidelines address: • vehicular and pedestrian circulation systems, • streetscape design, • the design of landscaped focal points such as gateway entrance features, • sustainable design practices, • the provision of public art, • consistent signage and lighting between sites, and • architecture (e.g. massing and facades) and building orientation. City Planning has reviewed and approved the Urban Design Guidelines and Demonstration Concept Plan for the Redevelopment of the Kitchener Frame Site, and through conditions of approval the guidelines will be implemented through future Site Plan processes. Staff are of the opinion that the Design Guidelines complement and enhance the policies of the City's Urban Design Manual, and will help to create a well- designed, cohesive, safe and attractive commercial-industrial development. 19 3 - 19 Environment Environmental Planning staff have indicated that they have no concerns with the proposed Draft Plan of Subdivision or Zone Change application, subject to the inclusion of standard condition requiring the approval of a Detailed Vegetation Plan. Stormwater Management A stormwater management (SWM) pond is proposed for the subdivision, and is shown on Block 4. Engineering staff are satisfied with the size of the SWM block, and can confirm that the pond has been sized to accommodate expected flows from the subdivision, including the potential future development of Blocks 11, 12 and 13. Sanitary/Water Servicing All lots will be serviced with municipal sanitary sewers and municipal water servicing in accordance with City standards. Engineering Services staff have confirmed that there is sufficient servicing capacity. Operations - Parks Through the subdivision process, and as per the preceding OMB hearing and Minutes of Settlement, the lands which are currently known as Budd Park (currently operated by the City under a lease agreement) will be dedicated to the City of Kitchener, as per the timeframes and conditions outlined in the Minutes of Settlement. Transportation and Traffic Transportation Planning staff are satisfied with the location of proposed Bullock Street and Pearson Street. Staff note that this plan provides for the future connection of Bullock Street through Blocks 11, 12 and 13 to the Homer Watson Boulevard/Beasley Drive intersection. The extension of this local road will require additional approval processes. Full access intersections will be provided at both Bleams Road and Homer Watson Boulevard. Until such time as Bullock Street is extended a temporary turnaround is required as shown on the plan. Planning Analysis Planning staff are satisfied with the proposed draft plan of subdivision and zoning. The issues identified by commenting departments and agencies have been addressed and conditions included as appropriate. Staff are of the opinion that the proposed plan and zone change are compatible with the surrounding lands, implement previous decisions of the Ontario Municipal Board, and provides for a contemporary and well-designed industrial subdivision. Exemption from Emergency Access Policy The applicant is requesting that Council grant an exemption to the City's Emergency Access Policy to permit a non-residential cul-de-sac to have a maximum length of 250 metres. An Exemption Request Letter has been included in Appendix "F". The policy requires that a cul-de-sac in a non-residential area be limited to a maximum length of 150 metres, and that any cul-de-sac over 60 metres be provided with an Emergency Access. The purpose of this policy is to ensure there is sufficient hose length available 20 3 - 20 to fight a fire if a street is blocked. A permanent secondary means of access to a property (such as a street connection or Fire Route) ensures that if one access route is blocked that a second is available. While staff typically discourage cul-de-sacs in industrial subdivisions, the proposed cul- de-sac is anticipated to be temporary as Bullock Street is expected to be connected through to Homer Watson Boulevard at the Beasley Drive intersection at such time as the Budd Park lands are redeveloped. It is desirable to extend Bullock Street to the boundary of Block 11 to provide a sidewalk connection to Budd Park through the industrial/commercial subdivision, and to have this section of roadway built. The applicant has agreed to provide for rights-of-way on the subject plan to create Fire Routes over Blocks 15, 16 and 17 in favour of Blocks 8 and 10, which include lands located farther than 60 metres from the nearest intersection of two streets. Fire Prevention staff are in support of this solution. Agency Comments Regional staff have no objection to the proposed plan of subdivision or zone change application, subject to the conditions provided in their comments attached in Appendix `D'. All other agency requirements have been addressed or are included as conditions of approval (see Appendix "D"). Community Input In response to the preliminary circulation of the applications staff received two written responses from interested parties (see Appendix "E") indicating that they wish to receive notice of the statutory public meeting and the decision of Council with respect to the subject applications. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: This proposal supports the implementation of the community priority Development. The proposed plan and zone change help support the innovative redevelopment of a former industrial site with a well-designed cluster of employment lands. The proposed subdivision is consistent with growth management policies of the Province, Region and City and also contributes to the City's focus on developing employment lands, which contribute to the City's economic health and well-being. FINANCIAL IMPLICATIONS: Upon registration, there will be ongoing operations costs for the maintenance of the stormwater management pond, streets, street trees and underground services. In the long term, there will be repair and replacement costs for streets, sidewalks and services. COMMUNITY ENGAGEMENT: 21 3 - 21 The proposed draft plan of subdivision and zone change application were circulated to City departments, outside commenting agencies and property owners within 120 metres of the subject lands November 22, 2013. Notice signs were placed on the subject site advising of the applications. In response to the circulation of the draft plan and zone change applications staff receive requests for notice from two interested parties. Notice of the Public Meeting will be given in The Record on May 16, 2014. CONCLUSION: Based on the foregoing, the Draft Plan of Subdivision and Zone Change applications are appropriate and represent good planning. They retain an industrial land use and ensure appropriate uses in the zoning. The proposed subdivision and zone change are consistent with previous deliberations of the Ontario Municipal Board. The issues identified through the preliminary circulation have been included as conditions of approval, as necessary. The plan represents proper and orderly development of the City and considers the criteria identified in Section 51(24) of the Planning Act for the subdivision of land. This plan conforms to City, Regional and Provincial policy and incorporates urban design principles. 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: Michael May, Deputy CAO (Community Services) Appendices A — Proposed Draft Plan of Subdivision B — Proposed Zoning By-law & Map 1 C — Newspaper Notice D —Agency Comments E — Community Input F — Exemption Request Letter 22 3 - 22 w O s <a ozs d N C w N co co cz (Z cc cu C5 co co � w t GO U) M C2 ":I- Ln N CD I� cYi°O n n O a LO OO O V N 00 N O O O O S N m Y w 0 NC W Lf) O Co O O O N a w ¢ Z V a Q Z - OQC O z W ui (3) a rz a o W O w a >- gad v H Z � Q W Z w U LL _U � L Z Z OLL Z:) Q W O ���J � Q �� W QUUM ' pLU LU " IDZO� cn U ' W W Q W 7j W U) JU !t Z � > Q � O aQw o m z U VQ H O O Q O r? J wCnUUaa � oa ��o .,_ 0 lz O y�M I� cTMJ ti is N O �r O v mw� Oa WO �yl W v co C/) W U) N os „�Q t Y Y Y Y Y Y Y Y J a wg D UUUUUUUU Q z M. w 00000000 m©¢ S2 J J J J J J J J O > M W ° m „ vp a m < .d ids° O s m O N L - U O rn U}N O J M N a r U O 19 m o CD az ma w m Ln w� o �aals Nosavad o °o N w o o a o 301330 D� /wO2J3WWOO O Lr� o O 9 NOOIO ono n W Q e v J W s U Q M z a O U) 0 �L n U Q M n z oaa � o w � O a O Q w m Q N w t W O C)o Q W m00 VYm We N �f 000 M d^ Y L W m w N U O J J r m 0 Q Zr LL O Z 00 r z v 03o m�N 3 ♦ J W � r O so a adoa swdlla �Q0 3 _ 3� Q Appendix B-Proposed Zoning By-law&Map 1 PROPOSED BY— LAW 12014 BY-LAW NUMBER OF THE CORPORATION OF THE CITY OF KITCHENER (Being a by-law to amend By-law 85-1, as amended, known as the Zoning By-law for the City of Kitchener —2242133 Ontario Inc., 1011 & 1111 Homer Watson Boulevard WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified above; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1. Schedule Nos. 167, 1687 1697 1987 199 and 200 of Appendix"A" to By-law Number 85-1 are 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 General Industrial Zone (M-2) with Special Use Provision 22U to General Industrial Zone (M-2) with Special Use Provision 432U and Special Regulation 643R. 2. Schedule Nos. 166, 1677 200 and 201 of Appendix "A" to By-law Number 85-1 are hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached hereto, from General Industrial Zone (M-2) to General Industrial Zone (M-2) with Special Use Provision 432U and Special Regulation 643R. 3. Schedule Nos. 199 and 200 of Appendix "A" to By-law Number 85-1 are 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 General Industrial Zone (M-2) with Special Use Provision 22U to Hazard Land Zone (P-3). 4. Schedule Nos. 166, 1677 1687 1697 1987 1997 200 and 201 of Appendix "A" to By- law Number 85-1 are hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 5. Appendix "C" to By-law 85-1 is hereby amended by adding Section 432 thereto as follows: "432. Notwithstanding Section 20.1 and 20.2 of this By-law, within the lands zoned M-2 as shown on Schedule Nos. 166, 1677 1687 1697 1987 1997 200 and 201 of Appendix `A' and shown as Areas 1 and 2 on Map 1, the following uses shall not be permitted: 3 - 24 Appendix B-Proposed Zoning By-law&Map 1 • Commercial Recreation • Day Care Facility • Dwelling Unit • Educational Establishment • Garden Centre and Nursery • Gas Station • Health Clinic • Religious Institution • Retail Sale of Office Supplies • Free Standing Office for Surveying, Engineering, Planning or Design Business • Sale, Rental, Service or Repair of Motor Vehicles, Major Recreational Equipment and Part and Accessories for Motor Vehicles or Major Recreational Equipment Further, the following uses shall be permitted: • Stamping, Blanking or Punch-Pressing of Metal." 6. Appendix "C" to By-law 85-1 is hereby amended by adding Section 643 thereto as follows: "643. Notwithstanding Section 20.3 of this By-law, within the lands zoned M-2 as shown on Schedule Nos. 166, 167, 168, 199, 200 and 201 of Appendix `A' and shown as Areas 1 and 2 on Map 1, the following special regulations shall apply: • Surveying, Engineering, Planning or Design Business shall only be permitted as an accessory use to a permitted use or located in a building used for other permitted M-2 uses, and shall not exceed 25 percent of the gross floor area, and shall not exceed 10,000 square metres." PASSED at the Council Chambers in the City of Kitchener this day of 12014 Mayor Clerk 3 - 25 Appendix B-Proposed Zoning By-law&Map 1 �Z =_ N 0 J= 6 H W W Z W CO W U Q W 0 J N N=Z Z Z) O W W O O LU NN (D (D W W W W W a Z? Appendix C-Newspaper Notice PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS A PROPOSED PLAN OF SUBDIVISION AND AMENDMENTS TO THE KITCHENER ZONING BY-LAW UNDER THE SECTIONS 34 AND 51 OF THE PLANNING ACT 1011 and 1111 Homer Watson Boulevard The City of Kitchener has received applications for a Draft Plan of Subdivision and Zone Change to allow the lands to be developed with a commercial/industrial subdivision. The subject lands are 48 hectares in size and are proposed to be developed with 2 commercial blocks, 8 industrial blocks, 3 park/future industrial blocks and a stormwater management pond. The zoning and designation of the commercial component of this development were considered and approved through previous applications. The industrial blocks of land are proposed to retain the existing General Industrial (M-2) zone with special regulations to strengthen their industrial nature. The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals with planning matters on: MONDAY, June 9 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 does not make oral submissions at this public meeting or make a written submission prior to approval/refusal of this, the person or public body is not entitled to appeal the decision to the Ontario Municipal Board, and may not be added as a party to the hearing of an appeal unless there are reasonable grounds in the opinion of the Board. ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the report contained in the meeting agenda (posted 10 days before the meeting at www.kitchener.ca - click on the date in the Calendar of Events and select the appropriate committee), or in person at the Planning Division, 6 ' Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. -5:00 p.m. (Monday to Friday). Katie Anderl, Senior Planner- 519-741-2200 ext. 7987 (TTY: 1-866-969-9994), katie.anderiakitchener.ca 3 - 27 Appendix D-Agency Comments u a 0 ❑ 0 ca a a E ac ro a *� p C7 c E a o ❑ o x c E t, ¢ yr a a 0 E as o a = w c a s v a m a i ^ ro c E - ".": c o ° .rs 'c° won. 5 'ca ° ' '� "�- "' c ro a eo '� ea. �. u c e �. a. to '-,§ a c c x a •c a _ 0 E c a c o a o a V ac, wE ca Fa ro 0 E c`at w ci Y `t � � ° a L E � c° a E a a. a a m L � Al M O C a a o a o E a a a N za -0 3 as a'W a s m °2 � �, n c � E � c oar,a � 3 E c a a cD u a m e ,E � G' cur cr. a q ❑ ±� q3 c ro o �5 e2 i? ta. a ro a a v n a = ,a E v y L a c — a a = _ L O a a.. C 0 a O ❑ a ma L w .c ei c c Cai a •p ❑ E ,.V 3 ub ag E r- � C O L p C ❑_ O w ro - a v1 {) C C 6 a CL a E E 7 N s a` _ ❑ u L� .. a a ta. c C a in a 4 z7. 'C5 Yn a C1 t7 *' C C 4ai7 en u Q1 °i] ?..S 'C? O .. a ,L-^ a A Q �, ODD C. pe C � M W a .E .2 a C a a r0 �,s 7 u "❑ .} O. �- O m en. u Cr Gy i7 O M 3:0 IV Rte! tr^i C ?v1 U a yr 'L7 L a+a❑ir .a aE 'Q a c E '� a _ a a ❑ c� u a C. ' — c c C'^ c ..�4..'. c� C c 'cvr' O M a- L a ' O a ® L to ~ C s CO a 0 ` a a. a Q � , 4 'EL m a :F, C .0 C C ❑ -6 a n E :t-. 1 a a o ❑ e. E c a c F- E a UN " c C a ,0 c o ❑ tv@ `Gr ® a O N rV ° n CL u ." ®o °E p E v ❑ w V E q a�] aO o o C❑y 16 > C C "c m O u c c �, m �^ Kn r• o o •°' '• ai > O _c °� a � c p c nUi }, q •'-" ❑ ° N o m: a g w a a -+�� occo k .'ar °c,.. o '*' a ,wa, � m Q :E .0 - a cro `? M M n v > m Y '� as �a © a. E c c Cr 0 a 0o 0 u a , a yca u u u .0 .s d 'ac p q ca. a a a a V T, a 0 a c m c v Ca, o a �. ❑ C s a v a m c m ;E M v c a da [O m atl ° CL Y ® c q q 0 ❑a ? Appendix D-Agency Comments a tla f6 0 G E Ga Q > E o E c w a w o -0 _ N 5 ° "D `a E m+ % Boa tira °o r-- .0 c -o c tW a mr E in w �s a G E v. a a cu ca G ar "- •i' qy ar "ca .c w. w a u a tin a P c 3 LL o m a 0 ea. E a w as .. Y a m � E � r w G ? m G w N x a w`x° E m m ai v nCc, ci +u a s w .P � m a .c m " p ~ o a E ao ^ ^ j ro ° w ¢ Cl me r"rcr E C? u7 v as *' *' °x, is i b rn ° n+ C a w v o a u a E E o n G G 4 ¢ w •u m 1° n i M m c ^ n y o a E 0 c > Cw m �, a .G v n m 'Ob m W= r a r'J m a m O Q w m t m i''1 ( G u ;cr O m C rW 17 o u u X 3 0 0 as ca o na ro c `S p ° u mm awo o w 0 as .3 ._V C a ,w a E m 0 11 Et 91 r ro " E °a. c ° °G °' .�. m y w " G Cwa a r' ° w m E v a ° v ° ® " v ti E = m uw ° c Y " E z 3 E V of �. E a. O w `�', y� Q1 '� W N a "[7 C u a _ ^ E m ° w e a ua s :u o c n ^b M .a as m °2S E as E a M m V ". C) -cs °-. .' p wa .�-^ 3 0.' p Qo.. �° - E °rim ¢i c - ti �"-' io —maa E w a C3 rs cc xa m n E a ro, = a a w as 0 to a G xy a w =_ o a a c 3 CO v ,_ G w G ° m u 'w G .G d w LfM C *' a _0 m O e ro a n 3 a o w m c E w' o s v w E w `> a rw o auuw p LL E 91 m mu v w u a M mar Na a`i u 3 'u -a a w E w3 v w° v o c c 5 E w w o a m ' w ° ° a a ca G w c c u 7 © w E n u a s o o H a 5 v w E a E > a a m ' u ro ro H 0) a w G a p srr m p,.ry w 'n E sa o u a j 0 = ¢ E �. Y a aLr m ai (° w -0 ar E a Y cis N Vz ]/ O m w -G G vAi G GGa°c C — i'G.n +' awe w © �, � CO w 0 G G °- fl E ® D ca � E Q . v Mm a a a w ca E o -•. ,.. a _ w G rc E '° w w m a s. E_ > c o r`wt, at6 a? °a o o, c o < E c a ° a v ° c ¢ w o v w ° ca a` rn 0 o .> :5 M E C as as a as E, E wa a E n Y c 3 c w _ m Ow `^ na w w ® >. to �,� � a a � � o, a a`r � .c "' '+ .n � a °,-' .9 ..� � ? cwi� ° © nr c Q en G ©j G 3 era G - +< w w '�' o 'cr a" c> f6 U w is w _ c ir. try H ® m '4 u w troi1 1W, wl as 4 ,... a :G a Ga ? !9 w h cl m w Ew > pa ca v, a a Y « L r m a s cal y o w c E °� E w w rE_a p 'w E 0 ow Ica �sw 0 E N v a : o u u va ca E w a Cl E — c i ce ¢ c[ F 3 t- _ w7 C] . c q c a`a pfi ai +� na w c ro '� c w o ro c' w u w w c m w w m 4 ro q tN x a O n Gw a E V. "o G o' ��fa E c -a ;Kq/ a ? a 5 f 4 a rl 5 C Jq u q O R , w �a 0 q ¢ c u G G 3 e ce m o a 3 c m u ar co ,, mw � _ a fl co c 0 G cD 0- 0 °0 r w 0 e w E a ° ,o a m-0 U o 0 2 0 m M n E o u u .c a c > u a a c w G ae : .�� ,a o C o m v &-0 � m Q wL+ �. > a4-.' d W a - a�rr ea 'E so "C ,w ® y -0 . v m wm w � ro oin = '_ W a m E b a m y u .0 a a L - 0 `s ¢ -a ° � w E �' c a fl Cl a u d4 E ,c +goy � `a a E '�Z a © G m ma -a a m a v 0 a n � �a 0 G E v °w t3 v E ca — c um,i c m €a m w eGV c uw a E E ca -cr ru m o c w `" v g �'o f r`m m fu > w E a °- w c u u w v ..ca - m m — m rss c a ,� a c Z � G M I- M a o m u 3 to 3 v E ° _ a� a e7 o a � ^ > c E v m win E I `"', v nw c �n w 9 u > 41 ti. m w a c T w tt. o v 42 3 v °a. Q „-� -2 a q o E C Zm o m b c "CS o °® '°' m l7 a ."G-• a O c c o v�1i v Y rc ar '" a ar a o au `-' 3 n. m � E o.o o.. to"wm rya nr as ;.. E p . m L m y NE' G b w ° as u a <5 Q !u at li s 3 m a c e m 40 o :c a c ° E > ° v .� `ca m p -_ w q vG ¢ o u o "u_" U .w c G w � n o 0 as u •� o '" cz. :c-• cu 'w w 3 c a m c E ° — "� E o m G m �, `a E C a ^ a w E G o f c o m a E o o — a _ E a % v m p ci ? n E o a p c 3 p o c a u ' m m t; a'k7 ¢ Q u awH `° Y �" E "].' E as Y m a E u w +- u m u.. s w a ¢ > a 3 '�- c ° <m a�C7 m .wa a-v 3 w w } = u G C w c w E - w O a ° i n w E o c a .. ....._...,,. w. w,...ay.,, �m _,...,_,_c, ax ro�.yy .—;.. SOl y,� P. �y..,-a._�.. C w M .G C L a G? d ++ E a N a <R a �n .0 c N Ur C a .,�.._[2 9 } 2 ro T!? L w E m E c 0 b 'sic w � r1w" fl �'°-' � ~ 3 ,n © � m a v M o p G r c a 3 nn ca. a s c u o w a-- w aGa a o ua a" o c ..% +.. c w o o E w G a .G `" ., ..c 0 E m w `E E � a aG 3 Gw . w Y o m , 3ii � c as `a G a lu a as w a m w E G ro C ¢ ,_ a s v u u .c o a a o �,+ `"� .� .Q u n a n E qw m w l� w = vG m u m 3 m ° o w a ca m w - za G E g a fq V) w + >,5 w s m o w u w ? o — c w m 3 m Ca 0, G cwa T a w ° w m o +�. w nA w Y, cw ¢ Y, > G C? as a ¢ a m m w 45 +w` n a 0 wo c c. o � ua � ab E � G � a � q w Z = � Ga w 4 E ° o m mo au o � O :ci n ea©, a .a: G 3 y ® a— _ v k- as w an' u G m a. ��Ya c o c m c. u ra a ''C o wtn uan ro = a " '°^ .o. aL�i °> 3 Cr tz. m' sa u, ° o a o w E a .E 3 > w m Es w ra c awc - a o G g -o E a wm v Ev `a 3 ° 'eHuiw wo w -u C µ waEa a a 'a o U T�c `o a — ° c G > G a ° 3 a s °n c .• o 2 in o +n. n M .ic 3 ui C7 v I-°- a ro 3 - 29 Appendix D-Agency Comments @ a U v a Op @ © E a ® •E M tr @ c u a `"° @ ` v v nn v ° a w a ca. av `a ro a •- � `^ a� Q v �' V Q °C 0 Q a dai 4 'q p > v ro � ro y_. "C] " E C q V5 [7 tl E © °Q 0 C3 c w- . Q; a Q vc a °' u c ... �. Ica .cr ° c v 2 z m a a a E a c` :Q v > as C E M ro o E v .w� q ae 3 v En o a v ED v > p E a) 0 c :3 a u q 3 y0 f E Q a F= -DO R Q ce O N a cr N@ u 0 u S -@ as um � v c m � gi a a „s n a -va a a@ c �E. u o c E n o O M a, Q a E� ° m a� C " tea a' a' C p a CO a a bn c — C r M ® WT' 2 E � C m ro p m o c ro © w c h a Ca E O a QG @ c MO ` :3 o c q ° o a Q Q u n u a c -s c ! v+c+aC v s s M v ea w M CL a� cue on v a 'D c0a � cn � a^ � ii. a v E a ar a. l7 @ F 0 v i M a.l v m@ ,�°, Un D Q x.� N qi * ♦.x -Q N mq p c '�' m «'"e c �. ['a.. 'H "c Q �.' '°^ to aen-a .? +°^ ti ax Q c @ @ o c a a c m7 cu � E n CW q .; o cc c e 10 ar ea Q Q o ^ na l u c v ',n Q a @ ' m d M Q m � "c E! N a? O q ap E E N 'C7 q�„ a 'qQ- 3 m ' c W Q q c c ac'rJ r e is c ro a@i m m a C `" q E a ro Kl° w�J U _ cc o ° su > _ ° qm c E t uQ = c Cl° c cn rw a0i 4 ..... Al 'L] N a .a @ a 01? @ �n ro 40 n c c c a 2 c@ Y ° a� �°uw E a ro 7 @ d °"-j Ta. 0 a O a1 Q Q a O v1 ( CC + ++ Q x .... . vl q v c a cy. vs ra •- .c 6 r _ ar irr u a "^ ay Q c a E Z Y r, a c E a p E c a 3 E a, a o a Cc: a v SA g-' 'c°a @ ro a c@ ,°n E c v -a. a D o m a • m a. m O ° O a —ma E ,� @ aW y C Q@ do'� a ..C. Ca C v @ E p o a x .., 'E v c "q s t .0 m �s Q a �' a� a „� @ o a� c E a c v avr = @ a ,0 m e u ~ a c s� v row- ci an�ro c @ Q a. ® a c 2 E q. c ^ E c@ s 3 n c rea a c o Q ° c @vu c @ 3 o ro -.0 "noa c a @ a cv r w m °u = c > a a u 3 ro v nm @ a o ° v c@ a a Q u — c uy v@ a µ r a c w c v u E i7 a — 4 c �` a .V m ry C va C C y G U rn h Q a e c c 3 a ro +, - s v C o a @ C v@ h v u va so .� :q v c: c a a'b a °3 C, :n c v v, v c q _ i., c .x7 a Q - a v °^ a ., v W Z a as c E a V a@ m !9 < c y 0 " E v Q ' c o E E m ° o nr. C o ai a t n. +q ru an q c ea = .�_ w- @ a v E c v c © � a C' c T E a o a c ° c u c V a� o e > °� u 0 cQ C v @ 2 LCY. 4- is CL a, O q Q 40 Q " C '@ CL 3 -r a © V KV 11-CO a a q a E Q s J> ro u p E 0 o .L-c V L u @ s} 'Q -rn N @ '= +.E c`@-- Q e yr Oc n E n? ro` u°e®(V u . u iOQ❑n. a•°a 4`�N- D w c c Q = °© > % a . @ q + P u v 0 ,` o u 1C d Q O fO N Q 7 aj M i Q � � v w m ' {a> � T 6 @ Q a u Q 2 - 5 d u a ]O q1 d a v Q C � l E o E Q 7-a tln ea 0 Q c @ EL a a q c o a p ` m 0 E v o a > > @ > c u° za 0 r © O m > U a c n W Q -2 -2 c J E @ K E v K v Cr m N 3 - 30 Appendix D-Agency Comments w f0 w b ill 4 O �fl) m o p c E c . c c w m w. w n. o O me a ^op t3 Ea w m o as c .g E ro w + a w o a w n .a Q o a v W a c r m m w © c c g o o c m E a c o x 'm v v c o as E o m = w c? o }, o yy O D C a. N H o w "R7 Y60 N .� w YJ c o E 0 o 'a ° m o o c v en E v v o vc a v ^ c c nn c b w o w E _ o co w o > 'T3 '? o fl w e-+ 'm (3 „° co r±5 w 6 '� a e7 p? C h w u siS o > `q E trSY a- c n y v sa ur ., a o b cao we c �7 w Gv zs rp '� d o o Ea c 2 ro a o C m C °'' C 'Cl - C w OCt c C CY. w -- C N b Lh9 ILO. w c E C> m ;� c L 'v c , «- o ra m .s 'u w o -° c V K m C o ' c m °—L' m w q. �;. w N O tl`i L w L °- o ._ _ — _ E a ca E E L sx E c F '° c w m 3 w va o ..c�a c c rcn o c a ,L°, .� o o v c ca w "-' .e.,a '� o E v " w �^ c " L " c a c L �' w ° m a c ¢ w v ° o v w as o L v v ._ m E v� m 0 c N a a 1s w a,.._. a•4p tS CI 0. G`7 "m m .a Q m taa L w w a w E Q w a m L o c o o w c w oa E w E 2a as w 3 c o cs v w o L c o c v b w ° .0 u � c c c c on E w > > —_ > > w o m o a a c w w m o w m 1p a,M, vaa �'' o �-wj m Ll a v d m r�l :C '.. jo o E c " ® b w m rbn o c n > n o © ° c° nc v o o w m x m 3v 3 ° u m E w o Lw o o » L E ?? v E w © ca o "-' CJ � O a .> v 2 0 o o O 14 _m >. xn '� ' "� © > ° °a c ai c ar o" to m ro ac [� E ,a ° a ° w .E m o n w v oo m E b w o v b °c°—wn m m m n c ro v E ' na c m L > ° a c m w a > m m m vm c m ca o w w Ca m w — 7 N G m o c c o Lw Oy v o ea o c v ui m yo .,, o ,c a c a o o w ° v w. w e v c o c `x w w ' a c5 u v ^I io ro m ib -i6 `+3 c a= m e ±n x a m a L c in a w as a.. a m o a w m w .L v m m o c w o Ew m e ,,.,, Z r_, c c w 3 rco E Y mci as '�' m w + m ro o m n m u w m o — o ? E o c c w e �' c o a c o c a m c E sa v c o w c Ca of `w E oa ° a `m� u - c w a, m a fl w q w e E s , u p v o c o w °V °0a ® Owj prCw 6 a '°� E '4' w E m. m tlb no .L.. .«w. U '> N 4 aL- eU n c 3 o c w o c c w L o w Ca Y l7 ° w� ° '© m Iy W- O cK w cR ..E a o en 4 a iu F- w m o h a —[z. E v ° ' `a v c mm a o a> E E o o r .c " b a o s 1D 'ii E u u L h- v> 3 E ® N P v .f° tr°- E x;_" m rei ei oa o �n 0 C3 r+ p 0 m .� +..; M .. m m •E y`, c E u m o-E ' '3.. ' cma c ow'' c o ..b a b o o v' ro o c .cwi �] .L-e to o ce Y o °c° .a w m e bw w m q m ;' v. v v a, m E E > .- c � c © m o E v v w o p E o v E a ° .2 cc ° w o w —° 4 n 0 ° c w aw w o oa ' "lo w l Y m c w w w L twn '°" w Y +"c+ b.vim- vii ve u 7 m w L%w E 6 w o w .v a m E Ew co a` ou a m o w E L w a w E u a c n o o as a S w o o m 3 w vN E F 6 o L t o Lw uo a cs w a w w ;E 'u fly n° w c w e w c� c bci4 w m ,C'D Y vo m b w, 0 o N IM15 � rcj 'P o m a C) o w °E � u7 c ca ° u 3 c = v �O °a c a m w m cw a o � �' c c m w.: o v m m va 3 u `us E v E n„ E E o cmi o w oo o f m a c o c s o c`va o o c E n `a •° c —o "- w c cca is °� cs a- a .c �., ca. «v.- E. v Q c w v w in o o c wo me c > E w > m we o c w a ^ E u "C.Y c w o m -� crxa.o o. w c C '° --' w 7- >. w ,..- a w `ti n`m p a ° E o E o m = a 'bo ° w op m o o v w e L m y E, a q w c m c c a '� t o m w a a N m v a c n E I? an o v o c cu w c u '° °`o � a ° ,L m c w � C]w o E v x Qv -E c m ° 3 o r w e o m w y o cca o w';° ~ a a o o s L w �i`"- vo aIa T, w �. © m a as .c c 2 E c <.a o o E o c e L c no c b m E °1 v w c c w m u o w e ro ,�. ,n . o �� c O c. vw';5 aw o L c c o a w a c c w a c a m y a vw a v c 0 'v w a u w c`x Ew E a w o w w E 3 o 5 'V m w m " av� "° c as e'I m _ m w u T w p m o v s' w a n E w " co c ro c c .� v w m y, �e >, w o m m N dy ly err a no ` m b b a +, b p rq w to.� m — � c w ® o o o _ .o c E o o c v > ° w ° 'c e �..._., c on a �,.,^^° c - w _ — 0 °.CK .w.. ..., o w o ... w M o N ago � 2 .� � m o,..� a� a > u o.....� ._�^..�'.w.di"_ a .�,..^,� � ..._.�. .., .^,.... ...,,,, „m.. d, O � w m L m _aj a s m E �-- a to L 45 'z o Ya v p c nab "c vw o vw a N in o w m as 3 Q o o L a>i a o �:«- Y w c v o o a o a` o > p v v _ v u o 0 3 2 .- ° Im w �''"'� 4 "- c "° m C .v3-� L5 ro .- eL-^ o .._.. o w 'y. o 'fl ' b 2 'o w m v c b .C? a va }• °a' j E `� E 47 '�"' wwi o "w' ° v D > oc° � T7 �'-' °- ° rco b " c as 2 � o E w E w ' o c c� � � � t `o � n � a � v- E m 0 a t o E a`m E E w `> m ¢emu° 4 a is n L $ cl w -a 3 vw a L N w vm tL m ca 3 - 31 Appendix D-Agency Comments q c of u a a a c � u a ro im w ° 'V z' E c "+ c vsi tl cc w o a a E w tl a S o o a ro a o a c cr w �-, Y L? .:: a. �ci C3 � as ° O v u'a rr� 2 c cry w o u lJ as-i C a _E C e-I m' N �. O g tl O :tl ro w rte ry ' o EVY lD .0 7 te CaO- aN . a t0 D Y(} ,is bC a7 l7t f4 N q➢ M � w 'C bo '0' G "L-1 U aC +L+ 93 9t.JD W el 61 q AroJ 2 a . fq a ° ru ro a . v u a s ° as ` d m o o ro 'L^ am`rt ° av m cn c cs ar rs. .c r C+ w y t j a E co. p c o } a x > [5 a c',. w lu C7 rh ro qy L 12 m 2w [x c ro ", ro ..c el, a7 a c o vi c ru n nm c o > a w o ow o- o as .tl n + no C1 V C .b a (9 °r p. W a O w W "Q C w r a b N N a t9 ro w C3 Ufa..•? tR '�.� O <K CD } {NY q' to > t1 C a p, Q1 E C 'D C rt1 qJ C P c'f E N tl w C CNC i7 X Q f2 O >• CL C A d C Q LL' > N (} N ` f1N1 6 C .0 f0 ro C7 m E dA C Lo a d. o N o 'y'" a p. .O N N. w as c > m '4 U °1 o con a a n w c o Z7 .' F, 'ci-, m W c cj w ro 'v cL m nm uro 'o c e > LS ro 3 ro u o O O v1 G= h Pf9 0 K tca jq. a ® <7 (p O o w a ar ry 0 O Ca cC I-- O ua vy +n u n ro w a c m o o w > c c ° E c c a E 'n o ni O t v o w e ,w o is � a � � � m `� E tl 5 w w o o ri ro v a Wr w .� o w �u o c >•' a wo aa nui 'vr O a aroi �. H aroi � '�' 4.Vlo h " oa ro it 7f-: o `�" w c a ay. O w E "' a E f �> d C ice.+ Cd o . ro. +, ro s o a a>r c"a �.. o w as o o % _a op w a o o a+ " .e E c ro c cc ca e E, w m 3 ao s c w ro �. _p na�r o c m m w a o Q 4A C C. o En — to Q ej E N .0 C o N ]-!ro ro E c u c w E 0 ma re n v E ro E w T o C <6 o u N CI.a .0 Ow 9U 't7 u N t0 U! C = E! c tl 'e3 e6 Ct Cs° O v C C x+ N fo C °-� un vY 2 6! N E c a c .c o c o c ..3 E a t c 3 ° 'c ro = O m °' c "° y w a! °' a o 'w^ o Q ai �y w ,a 2 w ai 0 — o p a o �° w E ia. ate-' Ea, E rxi w 3 0 E s° fl c c`a r a w z .. en O " re E a v a E o a ro a w -o E d all o *3"' a fi w p N q }.w O N Ul >O h0 0 = 7 groj O ti° o `' u..�.G a. ° E � b u.,.�, w c 1 a as a = w w � � � m 76 w...� �....... ..., .m..... .._ *_a a. vl.,.. _.. S a O a d — C3 O N o U a rc i a w c a `y ro a n o o c a K S al o w c eo ar a u v O a`a c © w c U, a in � c M Q c w c m 'eo a it = a e © zs a w m .7 m `o o o a tl c a a e L E t ^i Q a w .i w al o. r c +� is na ® o u u o C7 ;E u a rt c. .c E e. a ro a-- w ro o .sa � u c _ E n--• 2 ca e+ m .o EL� a v a .� E u p � `o � > o v N Ll � N A aJ [f? w aol w c © uu m ro u 3 - 32 Appendix D-Agency Comments V as u o [f b 4 N +- ,,, s b C] M1l X41 41' a. v "Ni. ti 9 °�• °b .!v5 LNS C w V j 6 'w C: l O V q a'r`. '6r 4J. CP 0 3 C C O 6 a B . +' °u o w .b « .�, °'N' ado .0 •v '� '+`, o u c o �v �+ � N � v a ca � � o o E cr is b a a ro �, c ar o a U �-, EL o u 'a, ate.. a m. R c a a "« 21 w m 41 °co a m ° o �. a`i a o ,-% S:l c la c Cn o � 13 z o J v c c c v °c cur m .o > a. c a aka u t a c ca. y b 4 a N a N 3 a Q N. U Ch 6 n rt cq . E Y c r is c c� V to, .N c 3 a zz o .v nn m n x, a a ae • .3 ., to cn N v a o q. `c w Zi o "- E. N ® n m a' ro Za o Ta a a a ° u_ `o u a L* H ca a c� .a o b w E 4 � a c a 4n yn .� a a. .Ja o E b K] O h .?+ti, S N 6 I, a `A iM1t-• m o > c q n E cpn m o o s o v m w t3 Ex E n m c n o m o `a m to E i u — 3 v ti C W1 �` '4 -�• C W ' c m a nr cc o, 2. a o ate+ ,tl, v N .q c v=i E �^. o "Lj UD Y✓y C cfl `l L a. hP E o N C? N o W i � � N Q � � � � �• M a Kp C t ..°- a mo' m u Ic -q o n� xa a er E n ° ,cn .•-- rts 6r c CJ n a .e .°+ o iz. in c ,-� •- cam. _ o b y a E ra v ,-, c �' °- o rp 'o c o rm ... _ ...,. c:. ... ....� � � o� m .� w a a o zs � v ?na © � cy ........ m c , �. c .... .., .. .,,...,,,, 1 E v '.E -- w tea` Z o -ra a aa. a, o I o "� �-,- o `o w w a.. 3c on a w a c m E ..» u L ° v " s�ol o a=' c o '_ o f a an • • ro 4 E or ? °w °-�, o f; +o °ca ° D .c � a C3 wO `� o o. ,�' : c w 4 en zi N. m E O ° 3 - 33 Appendix D-Agency Comments u c E a E U ©.. p' ° D v m E w a m e ° ° rc` E D v w v n rm [2 v 'U' E m E N ° E 1O v a E q a ° w o c a o v a ro ncp u y ° E O S c E= Q '.°c w m ._ v'' ° m c is 7 v m E yr c �` a c a „' ° c «�,, 3 0 '0�° N $ `w a a- °_ �' a c°i � ar a w n o m u w c a o 3 w } a s © E v w °.. n m ca. m rn as c = ......,_� .. N... - ..'chi. .c c o .. .... ............ .. .... ......, - c > - w a v mr 15 o> c " c o ro m v a` o °. c ° E c � m c v a e'+r q e a°'i J - E ° v E o x m y. a ro o n c Eu > o n ro ° ° v a ` a o a= w cv m xn° c%. °u 3 - 34 o Appendix D,-Agency Comments R ' s` U Cn° •y+ 3 pfi u o c x a �, a s W m a"r ate. i; a,ii E „�, c° `s c 'ri � � ° � � � � '�a, c ° ;: aaa o v 6 �:'� � =5. C N _ y O aC LY3 '�- v, G u C) C C Ul C1 C W 4 K5 R1 "C1. N '�. -y rcl C 3a au � s'. J•� � G � � � G ar 6� � fl � Q! '41. 7 'tir W w} k'^J : � ry Y G K7 F l C ] b C Y Ti i 9 o m. i +L i7 {Y K7 0.2 ? L 2 C: C7 Q hD Q5 p Q C5 c. n % �' °' � c' c• � cY �` ri`"°j c � m��a `� '� c a ra � 'a+ s ¢� � -ra ��°. � �. 5 w �xF� £v Q 4 ��"• ri v a) o a G � -G ra % I� a ,E �a a, aA !V Cm u c N (] .8 n'OY 5" ry a 'z 5 a� r r v "'. C) ry -°.' rd's r ° era `a `" a aSas a 'I,g�e" ar ! G zz ca. u �., o ° a• sz u m r a �, 3 N .�?v of n. n G7 J N v rY ., n c' c c CIS a 4 iy N ,Y ✓ 0.➢ ry" �] -CJ 3 C O' ,.9 l.D � 4:: fl �K3 in v: V1 N' 4° °) ai Cl IIE Q W `° 'E E �-r n Vic? m 6 •.` a• m �. r AA C` K] O 4Y �` i. a.. 4: 4S , �- 6 ry L? F3, ,KJ C? Ca �t • pg � f4 w rXa C c h" ti kr �: P.:.. L r~ fi :+ CS C .� hl h+ CS c G. o R1 U u "CS .: a 4 ,3. C] Q;• qi N G. ai P, v � a "" � .� w W � a: ��„ ro ° � a � u rry � y o •n _: 's �„o� -r5. ca . c rya � ro v ... "' ...... .. n _. ,, , E _ v �a c °c rr c z c' e ar ni O fr. ba ., 8 qe3 r e v ° �+ w ':� o✓s as a'~) u.; Kz ,G v �,�—, C c .c w n a z:)— ae as 'E+ c � a Kn E a, nr O c as zs n : U C,.Q 'aa' p, C fs CL Ql 4k ti .c 3 - 35 Appendix D-Agency Comments F E ° mace o c` ° ° am Ef0.La is 3 a a L� as fcans�© N `a :? € o L G CJ `-.` al m •u-�7 U) YN/1 QI N b. a G GY a C .G 2°V+ .4.n ;?r m cF°aa !� a 0 r y.+�$-" 4a, m o'o'p ob a) 3: E 1 0 0 0 7 a O m lN a C„ a u C N t/5 Y / O C a 1 p c Q a C 806 m a o C L h^ m NN X. > G t =opuC i.,..? -tia aN c ccL o a �' q .al N naJ - a ( ra ii m ta o 4 lvwm E a'e a b ° m q> n W a W n o c E .a b V c ca o w0 m L o � g N 6 U o b � � N i O cY,+: O cD- LmcW� a �` � � 8 n 8 ED <© 0l a Lc N m.1 .k I M N.D N a C6A'4� 8 � ° Ca ° cn0 Obc E tv5 Z 43a 3 E o u ac _ E ° > o L o c m � ac4carnLL w'v o 6c-: ) � Y ca c co c u L EwLc 1 0 c a) a a w N p n v CC =p N o m a m to a� L'cs E N fJ es. a`a +�: c a, 3 ry a7 m m e too .�. Ew ao ° o Q a�-.- a - E v a o ° c m m a.� a r71 4.c.lr 'rn +�-�F N CaM m - 81 c � p. c a o a a of �2.oc I ° © `cu p 47 QLmo- a, I wN ra °cE :3 a 7Z5L.`m LY A 2 3 ah a,c N O E E a:�' '` cn I ca. N'`) .� c Cl � < N E w, c �aLn c w a` e a w c a m o.- c..c ro w ccF a c8 m E a o 0 � c o cl y-tS rn a rn uI C] = � a c cr c'vlmbaN � �a 4 ..cmaa l, a a t°scr.,a �] m m o 'oo) c ca mm� a =a ca w �o N be aNa O 6 ul Q a C6 a L al N cc o,a N m c® r o W m C C ax $ ..L. v . racLcHc �UE w Q us Lats �rou5 0 a cd0 Cr a 4c1E +ail C6; a b I- .2 L �' N C N C tU a o ONU +S Q aacaca3 m Lb._ m F- a a w a of Na q CY a s _m as u E E E a m Gr _[.S .i0 u CF O C1 N.au c E`�- r bF pc7 c m E ca c' p cas 0 c CL tl_ cii aoya ma ELc°> b c ., ro cea meal C u �a w,cL - a o �a a La 6 ' cLFO �h CY a ° u a a'a a°n al m C3° mfS wT'L a acu m aJ � ucc asc me E a � as aoo 0 o nwaa �aN.mS{/a ova N uNiaut cc°c'-E °s c3 E YY3 m � E 3 - cai ar o ar N Q a�� ota .. B N N qua `o- a S'o.m a g E'cn ar „m L ci c c 'C N cL a �= n a.- b(0 L N a)ja L a O c a L 4 2 C9. a m.L..S/}W 7i M aL...L..4 «.J C°J � CL �S(5 N F-w T W t �- E 47 � C.? tii ui r: u. u c,, G OI o u' U B N - a v a cn-o 0 a aaab a a cc q 1 c .c 0 a m .L.. d] m aL- u � 3N ac rcn as o'c � rn '> a i11 N ©� a ca ar aea..� : 'e� a":- �. L o a Ea au' ma 0 IL U) c+rE ciaFC Lac � � abcuc P m C4 g 2 a..5ua �� a "nom =viawo� � o E QY c c c m 6 a o C tl.X N N N N m CFI c �.. 04 c as Luc mcE � '� t4i cc°n � 5mm � a � F- A a L a_6 P N G. a 6 L c N C a N W o aEj aa=) a cL C a m' as.6 m la .a'C7]r M O C ..a'�.. .' .�. c <C:.o EE c Ea c w a.N „ol 1 n ° © mc� fl� erQUacOaa N C" C gad Cn v v <aYl.L-, a La >w EH ? E E c � a' ca � acLN > ZAL o 66.c°a ai L6 n w n„ ,.o. =m 2 N 4) o.0 6 4aa T3' 2 O co;c,° E, LL}1 c b.o o tFL c-a o cc c L �' C m�a'ua c c '�_ N a a q c - © h oa EaoQ � �� a� [Ey amE�clac ^ 41' �° _N E C71 46a y a O. �U C '•i V1 N} VA cJ N gCL� oO IV C aril E M. Q cr` u7a m0E 'm6 a w uy , a tee» c 'N is'Ee� ea. Ea e � � _ on- E 4 0.c m�'S a'CFa .n ca m'Cw >. 1 Sac c a � E c aua' Gg c3 c� ti "c b c m 46'7. 1a .c° 0.ar E E 2.E ui ei m O fL':" a a7 E C o L o N (J L w C c11 c c CA"- a C° N aL ub Na tra aaN m ? c �,w� c �. _ u c cam u c c a Oa �.a E' o I cn E uo mL q u a ( a v °a .- cm� baa o Boa '" ba0 ° N o c}s -sL-aaN a �,_ y .N CL U r ae7 a c o E a r3 w o w w ai ma6 a N C -3 al a m 0) a Q' a cbi c N e ° a> m 0)° cn a CL m 6 c 3 mFL.. U7 `v " m m' m: c mmp mE ".. mmo b" c°� ? m �` � N to- a acrx=�v 0 � vNa `L S' J Gl hl a N ay 7 c O' op Q,7 q5 -.D = L [6 a 'OJ 4 lk1 1 "m 0C « ,r-• abo N w �a m M C7a mo C,LL EN 'n aULv c an a ° call N mu�' 0as E C m cn w a C m C«_ C 'l7 N Y] C' cr Q a E a cm c M Ca a u. u7 w N w i° - 3 - 36 Appendix D-Agency Comments ° ° r °° .®- o 1 w c Q 0 cc o o mcai Erns E a ° 01 E -m �y c E as m E u "�7 © .c m ' 027 w 'n uwi.,vpi ccs> 0.c'01 m ?: 3 v w e E �3 m a pN. QY. N W ., ` a7 q7, w W o a >,, ° w CE a © c c �E ca a Ca R0 y c M m m v awr ? a c7 � ca 0 c� Q. m' c`7 D a w � w � N 9oExs � vta � cai a n a7 p2y E ° m spa < v n cm o M Gz C1 � a`a m �? S a = E' c E m ' - ? ca U daoac% twee. E 3 CD w M o❑ � c c� � M E 9-6 3 cro4 c a'` E ~r7 uE a �E ca E m m CL cu mm'Fa a E0E wv E � o c P � � �.c c ° N®E� E O � a a v L o f C7 w _ w m � TD m E o a ? 0 E ° c na a t7 E o c7 3 u c wa w � a3Ea ° � °'- ° aw u G mao o cn cam 0 a E °b S � � rai m � soum za ccu is is cwn c p c'°. 'cur m a7 °"to .�IV m ° ,c1 v, rn{ cGq o �° E a7 x'ar Qc�} M E '7J 0- (D 0M, ma,C U 27 N U 4l, w [T N N GJ °L7.'"_" ° N V 4 c w. E N w W ® O [ply 49 G GS. 'M 3; Q 1'S c ° fa C E C a w a t+7' N W C°]. m E E E v°o a ro °p m a a _0� n 0 CL a7 E ay a�� ° w w �� a c ca E cn n.° C3 �a..�r w �7 Ca = 3 a MEN cn� ) E cue.-n cC7 0 , aac acs - a ro a °� Q o Ma c � c ,©�c � EcEu 1a w� E �apmc � riL� ° ca °a . cL � S. q '�a cu4w c o?. ca oqp v e(v o.E m 3 E E 0 w 'E go, m a w NXEn'N a vEccm ciCJ 0w, wa � � � � �� � E rr � ° E �� m� � 3�a c}a w w � E �Z7 tti wz7 cnc ro w v a> w w c c v uano w .c w ro o w a r_ c c sa ro .� r t_... v m7: .c p�...c a u:copy . c a u F 3 ° rn -F mw F 3 m<n a cn 1- 3a nu m t r �I- _ o cv .6 o '0 ca W r ca C9 o cv p u1 w`® c m.. c b e «. sy a tw7 °C V v E.r - to a� " 3 E a7 E: c n Ec' c° o c omvo ay2 7 nw'y o p ""'- O c ay d q G_a , 'qy °' EhY u ; a7 v ° w w w L� o -°� 0)n c'M- w as s co w ° ° o o°.a 3m ' M c° � aroc°i oa ° E E ®.a Em ° ai agty )2 o c ° u w c - 3 ° ea E w u h Q. �� E ° ? ° > °m [n cumw�c7m .E wa� cwE w w E p o 2 v' � _•E.c, ac '' ro M© w N c m , �0 W W M r7 M a7 3 rz ca' �'.''� a.c E yE a i4 MDCW 'o mN vmaci' Mimeo ° } ° a7 0- uw CL a S ca w 3v w u - ouan w � o�w u o wE o u o 3 E o a w N v ow maw �s w mo-- c �Yr m ro tlau1 w ® .w w c'E v U c a ° E 3. uu' w u 0 c � cs a s w "0.71 ay,U'ay w-: 2 CC,a) 4- 0I o,_', Q v a> w-M Cn, — a E.2 ay T ° O c f; � o w 0.'o a) O . a).c S N O a7 cn L 3 C p .0 a o.�-• Ca'a.N o Ev w a " m wC]�, a` c°a fa�c c a m u a°a v w aw.0 arc EErtcr o w a «' ww m ° o�"DCc: S = mom `0) Mw Ecw M cLi -co ClC4 a c cEa °' v. uyay rn uE L o u pM wvt 3ENN ® cr1 �, m �a @@r N 4 uw"i N. c°Ca...O a`Ey rwa(J o w.0 X (D N. -Gl., ° N m RM1 (.f)'c""5. {V7 m C c 'o a, UL5 a = qq}7 c, �^ :� c0.C� c N ca © N 8 j E ua 'c7 ci 4-..° 0� it'E�� � aa) W U _ UY Q1 4{s p C O u'y°f–D7'– w C.0 ma j P,a) C7 � > p c rn cqi 2d cn iy a 0 `tc la E c" ctP' �tv cz w ` a m a aro qu a Mc w V ° w c ca a) to ° EE... oa) av cw w 4aa pj ° E be E . c 0 W<r) oc _ aLEEwE ° o a° c E E. s �.,ay.� , c... a„ rn ca - c �a n m� o c ° o a7 c a 'u (v M o cnma C7 EW � a o. s acv Lo axw � a L aa))� tl �� aE as ouu ari 0 w to � uw' EE � c m 8 � c a ovs Uw c�iEr�m o � w u w ry as o n c c y mo a� ° as° E z rn uy a. Q .u m "= v7 C3 °- F- E w va T -a c(, EL 3 N F 'u o m w a E W ea -6 �� ca ea 3 - 37 i Q a c Appendix D-Agency Comments Va R v l a E 3 y D Y 1 C Q C d R qy q A '� q E V. im Q E m 87 2T > . w Q E L R q� ?. TO % u _S L C v N C, u m v L c � au 4 u s.•-` c+ui N u p °1° [, § �''".' '� pacl F6$ J n • E :3 c .c i na E�,.. o a " "� E c CC w (6 '.�Fp E W Ery Sh�"'fA P-° E F- X X Ga LY¢L LL,W P N 3 p.R q �. � C o > r N cc+� [I7' E c E_iU o cL E m m S N LO O1[a,o v� CL 01 2 43 4� C ,"C3 3 p O V! c'r- E . Q? E b' O—p '" C6 'h •N. U'i 6 Y f4 N '00) Qy f4 E3j- 9 ICS© w E i61 r N Q L awn y Q G D..._: L N Q7 fl! C31 C rn w6 E TU N.f5 0 e ,.TCUJ 3 7•r S�4 IC Q > U7 L 3 d .P- ,,,,,, FJ 9 p N Lg C F m qy c c71 Ed 30 F-•'p C) G r4 °5 5U �k' C7 c L+'.• 10 N Q ca3 ,+, rnc'io.... ot'J O o c - .0 ia.p« m v4'S C3 G'RS z3 -_e ui CL c E m w c 3 Ezl� rr n 0118aa a °fa,S�l 02 1a 3 - 38 Appendix D-Agency Comments v, V v p a Q o r v 0 a W o �i a a CD cn a 3 . w E Q Q w a, a ..co C Q k ° o. tirm -� 3a m c c m� E ar a ar sr i T7 � � v a u > or am y a s Yoz0 K iQ ) pA rte+ G CT T 0 O� A am ap '"" % A M "I U clc , C � I c p,+Y yµ.0�Wy O � „ vi „ 4i 43 N Wx 6fi G: Q % 9Y V" G go'e !�'E 01 L,, 4 r ,_•. z. t2 a C7 c "ca 'ELo L" m us ., ,G.y u era s n 0 3 - 39 C 6 a u c Appendix D-Agency Comments I a dL o M•w a/ o ur -44 >A s p y 0 () -H t, u o 0 r a r c r w rd d aJ a.r 0uu rn 4r qa ara ua u - [di "IV 1" u s ar u wre d L.. N 1.ar b "d u d 4 T 43 d N u O 9iY p d N 0 v H lei Id 27 +s H 10 0 �'w° '� `'' � u 11 a u IV N N M 0-mil A V-• 11 M d u 0 tlr.M 0 w O > 'Q L. 0 0'iH N ve 'IV 0� rn � © b J d uMli tnw �4 oa 0 s�+ aia m�rtF, ns 6 �0 ; ba Sq [7 T,9 a-1 N..L; kr-rl U ®} W M M QD .1 W Ut �B H +JY d N 4r � +arry dM 9? 0 NS7 Nu d la U N N d a Cr d w el l 0 ad d w .+ 4 > w + xr X'eF a d d $1 N v u Lr u v� �r^sz+r � u rr <au M 0 N N « 24 ke UI O 41 M U7 w-� U H w s. c N d d a a. ] d y d aW ..., i..'l C_F rd r ,-tl tl 15rr M N. 'ti5 N O +L d 1 .-I �i r1 ro N v �i aMr ro w nr a a N U M M 1f .4'4.!Q 44 U-+ U 'f7� 4.1 G d a d p d d kn c > a 1 d o Q w W ra � z3 r � +fir o T5 1 A 1.1 U N C7 d y. 0 L1 +lA c7 it Vy rg w la d L I'D b 74 N N N ri-Pa t1. d aJ 1 aFl a' d >0 U 11 pj d M.,.1. >x.N Id u L'O C71 d 41 14 1.1 11 eTJ 4.A•r1 L7 q-i ,.L'j tfi F "b.-1 iC 8a a }i 1a 41 u 04 0 r a u ..Uq d1D N N ll U b 0 O U p d © d 4 N q 9A p N S Qr N d '++ m .M pr.,1 H ©- o tll 21 rs+ u „N b J d d E-o._. c F. "p tP TU7 6'- uH 4: U ,,,,,,, ........... 1 0 tl7 k• d.G 'r O f< "'4? ,9 tl➢C]rn '"� Q q M O p N S7 xl Q �Y�a p ° c Er dcaQ .; a +v Ndcrd � varr �r � w iw d U d c.f G'Y L9 fv 1 ra n 0 Q a u N O O b d ara �Af .w N +�i r2 q di ire rn al KL R1 C7 �,a,e7 ca v W cn ana Lr ..1 "� .•i .ur Awr 'N O<' s7 I I K^1 L" .1 N N1 M d c; M d d nor KL a.4 u. d 4.1 '99 d N d 4s by o � � 6 d Nr-P .�! la as K']' •.i �� d na q.rl (�L...{ .H kJ.u-1 .y .,Ui D.p �,0•rl -VYI Ui naaf.!�-1. U ¢�^s-v-+f 4N r d •sakl l l •wu©.1 s N b.t.r SX q•d�w? O C a r fQ®N rtrr r V SuYSz,H a.c� O r-nr 1 r-+C6 1.. E>CN+ a C d-I.,d{ 3 d. •U rt u d;N✓,d y1 r IpC ll.,� +r°.H.a�u E G L J i tCN vll 4-'FO fd a l Cw,L0..;q J 4'.eL4'> d O d . U ✓ H—rA u 1 1 -O N A d n u M EM 1) 00 N d R. aU N > q J d 6 U M f n 0 O Q 0 � 1a u y C a U u d d 3 - 40 Appendix D-Agency Comments 0) M 0 c a a7 cr? ar 0 E a p a c o a> 0t c 2 CL° _CL "C 0 c ai� � .a m tl7 Ci 4r.. 4° c a n a a E a < � e� n t1- w ci '' ? ° -s' r Q Vii. c w "c `n S v v rya as v ea a o 8 ZS ti t5 C7 E 6 N n�j J O 57 ' t9 °���- G 'C7 •c yp a 1U Q E Cn J:] f3..r"C+ 4 U '� C F : av w a Sy 7G cr c 0 C C nt a� m o n CL 0 (v m v sa D a p r d q v svr E "u c a C.3 "-� E m a' v u ° rn a on I F- UJ c < Ca M 0 o aE E m v 7 o o za O a n` Ct (a N o 6. t?ti -'? p 5 2 F,"g r z < i ? v Q > w m 3 v 0 O 0 7 Q , AS 05 c .- 0 "p � 7 P r�V b� O G9 > Lt C0 4A .G E N P�4 ~ °�^ C U Q) }` N N U 0 0) Z C i 4 `Y a) C a5 4.. +"'Cj J O O -4j Ci^,+' 4T! .a - p gyp.,, ,„ .� E dll (1, w.. D .' Q° E } V1 2 p S .C' 6 S x E a F E a C c c7 c a ? o c E 0 D .'°. d/1 a7 Q 'ig E W u ut e CL a1. o N p day .-•' �➢ .0 a. ? .m_ '. ws a © a o '' y �+ ° ut O u -0 ) '° E,: 4 © U N N to W r? V CL q LY d C N v wr 3 Ts Cl-ca c a o n a o c s o c v ca c'K° m o o a 0 � cn o C C W a CC Q .9 ID c¢ p ID L Q c® 5 o a 27 ro .'., C W C C 'O m 0 c Ci as m` � c � c ° +� s Q) O E va ? p E a a w cC z o m Z v E CL m u 'c a m m c "°t w ai 3 U- E C rn a, 0 a m E 'p o `m C1 t+') a O tut IV °c 2 C-s oY I 'a c ' O an u 5Y aM o c as 4 U u °a M sv° n er 0 v LL q, p o F- ro Y '? v CL m' M v , C r'ay CC, f'' U o f .0 0) F- U E r7 c t a c a' o c E a U- 0o ..�., .0 o -aa m E N ' ra ri, ur C) c n U a 3 Y tY c © 1 1E � c a E c c L7 to a ] to ca r at ® v 3 y r3 -° ro E v E Z � a> as •> w v c2 E° r Y ° ro E m v - , a o ro ° " E © u ayr C - -2 b z q, .o .E a 1- a , 'I~' v a was o -a Y ut n cn o u- m Ea � CO O _ o uy U E cy ? c N c S c}a d ti �. ,,_ ° C1 } r D A 4 L71 m e o at I c at I v C� ar U a) at a ¢ w w e _ cs o v i�i W ,u - [Cl .a•+ -6 7 0> 0 Z t c- CO a c 4041 "� 2 m w �� p 40, C- e Ctrs.N o ai W ''� as ".° ° a ay 1- b d z �. d vi ea KS E :av a 4 c as 4 CO 00 �Y v vE � 3 c � o ca 0 0 c u E c ra m a E J ° acs v o M W a c >:fz v u as Z3 0,.. ° } , 47 1] R O p...w C ,tr . Y ... r^ ........`'rT N..,...... Ul..-`k G- �,.. C ca {3 Cat N tp 13 ..6] N r°r - u3 �a 2 > ° a�a a o .E 4 2 z a w a -0 ro C '5 Ca 16 0 v E ro C7 m, N N n .c a E u c Ca � . C c m C c m ari "� rr c m E C7 b u r es c� a as 0 n U �tfo a E a c m a a cCC a C .� '� amm w E a s a m Z;at a .°- cn C7 s i ra 4 a cu LL U O U Z C] c s 0 < c a � s0 Q Y a d 4 U .CL Y 2 Y {] N r r m m a �' di. rya. M � o va a1 'p e a C 2 a E L) 0 C o. 0. tv B. C7 /.! � C Q.w .�+ .0 b Off. CO 0 F- u.. u 0 W a ro Cl 3 - 41 Appendix D-Agency Comments "�u N V QIY' 07 Cl. W U a " C c I 'a c0 > o. o r N O A O 0. u ? V O W DlCd �„f3 X w C O C M T Ci ac Qd � U J C lJ QJ a TJ iID E 4' 'M a 00 } f3 �. © QJ Q Cj w E wy 43 F6 il. Z w P 0 m 5 o ID w ww �mm � crr '� � I t n cc E E � E � . � c r c E [s a Lai @ v 'u n° _ d?, ea, _ E 0 E C a u w I �cMi m o *`x °�' W n. hc cEi c is c u £ c zym �a a ° u`. 0 btl- in Z LrMHQCC7 m'V!m a w Q C .Q Ch A (0 c > "ny > E N « a oo t9 c ® 1p Ol a O Uy Q O N Q 0) F3,C N <a 2 - h v, N 'a Ga a Y w e Fu 0 O a 7' cn a Z�7 Q�ai C5� na ° 65 9�1 'z5 .� a m cr a —° 4u1 � za 'Q (U N " ° a u w C w 'E a a as m ? �r a`)i c w am ° ¢� a m a E w T3 c). 41 7 C,W 'ur O N M -J Ga"1 Ci N CU ° C6 y o a cn a, Q m to E a a m .a N a C7 c a v p E a n ° za `—t a r 3 mr c i :; 4 > CL ny a ll.. 0 di o L, CO u'aa _a ..r .c c o > a E v U .. u, oy 0- -a ar y Q ro y > a C7 o W as cn u c c ro tv ID a a m �` a�ci ro c". m _° ar m > a, o a c ay mC z c o ar N (F} !S a L A G� IU at }„ Q7 6 t .c S .0 L) ID C1.1 ID t:' m 1 u M o w cla a a, c + m a cc L a a a c co °' z ° C:-E>i6 a c a rn .aa 'D a u e o w ua 'E w cn E L7 . ru a c p o t O tti a a c > p ° a o c a r a _a a ° ca E .c c U ® ci C rn C* M o ° ' E Cc) a "iz c °' > x 2 0 z a c a 'a E ° a ns E ° 0 w a t p' c 0 -a a a M 0 a n E U 0 z - n � ua c a N 2 i p: 0�5 a C73 a��4 -c '� a a°, dJ p > -� ns "S4 c a ' E a w a o ro n o as 'a ' G d m aoa a� E .� " a� o 'e o a , a" va a " m © an p a R, a a .'h F- CL m cai .Ck FL- :� a ° a N a,',,. 'v��D ^�`� 3 fn ce a m a u M CL cn �,,.. y a ,p F° dl. ro (,; a n a L6 O to tL to a U 3 - 42 Appendix D-Agency Comments •� LAS. .�`� q�j CLO AIJp �•� c%5 Qi� C•its C� ?v' b C C7 t� a. e �6 q.Y C> My E E QY � •� � q C3 9�d � N� 1 V) 2 CT. LL W 10 ,L Il),�U�JP m 0 0) Y lV � 0 iff.0 CY 6,C f7" CL 47 E E m CU T U' v .E 'tU - a,. t.2't CD 'y � Q � � 4➢5 cps `C 4°ry> tlB. u`4i CN N v L W v 11.. F ca Kz. 'ca O � W V Cam , V�1 rt w CC X , I Cr z, 9 �? c t C-L, o ca. EL Q �, . 0 41 c K ii a w x u? Ca C} O CO C N q O N C D Y C .m 00 2 qJ p M CX cr — G W p�m - O CI° - Z] v E Vas - i? d- _ a) T.Q CL c ..- h1 ti ip � � � M ro by 4 `ca m... t'di w Cu az as m Q,j"" U e7'[}- C� c,� C u� na n. - -0 q} C7 C3 .0 Y 4d U — w N v-+ C'9 M r to 3 - 43 ppen i D-Agency Comments a oaf a c yy 0 m ""°til Q N N V 7 E n 0 (D co Z 0 C O CO c3 RCS O sq C 75 E as$ w @ p, O d a a2 �" 7 � u c u o c u 44) ❑. W c a a 0,W u ° �^ R r°y ' .a CL 0 C75 y —t7y G]w 0 Q ..0 Wkl➢ 'ca c��a = o c s{ a Vw't°i. �UNwY' c ca �0 CO US 2 C C U y ry ,N rt u 9 } CL ( rne± R c'p NCO 7 171. -_ 'O iz jf a. x� w� .N.4 e 1 3 - 44 c w v Appendix E-Community Input E a c r c c a � � rn c E >- 0 �+ o a E `ate v a c o E a IT 2 n..< o c w v, E ? cfl u (81 v `cz� E Q 4 6 g, ? ? ar ru '3 o ;a a CJ 2 E m c o a� a ¢ E Ea .Z ' c K N a '° o 7 nn 3 0 u ' T ar V � nM ©. �v,. Y ni n 6 by w' C N Ln< c 0 b W h F`b' m V Q Q ti O O L D s M> E w N Dar � e CL ...... ... ... ....._........_ ..,.,C r . ...._....,,.... ... ...,,.. ......... .... ........ ....... ................. ........... ... .... ......... ........ ....., .,...._.___ _....._. ....., ... ...,. ....,,,,.... ...,,... w 4. U 4w a <a c c 6 _ 0 a° 0 LO i q,, a �z tl Ll 6 v ^ o 67 y w U ..'_. �' 4 .': - 'vii. y �4 � 3 - 45 Appendix F-Exemption Request Letter ZELINKA► PRIA MO LTD COPY Plan,-un9 tF'`vattice VIA EMAIL & COURIER April 10, 2014 Office of the Mayor and Council 200 King City Fall , A g Street West Kitchener, ON ?, N2G 4G7 6/ , Dear Mayor Zehr and Council Members: Re: Request for Exemption from Council Policy 1-1-035- Emergency Service Policy Draft Plan of Subdivision 30T-13202 & Tone Change TC13/11/H/KA 1869071 Ontario Ltd. 1011 & 1111 Homer Watson Boulevard Homer Watson Boulevard & Bieams Road Kitchener, ON Our File: IIMA/KIT/08-01 We are the planning consultants for 1869071 Ontario Ltd. that is the owner of the former Kitchener Frame property located at the southeast corner of Homer Watson Boulevard and Bleams Road. Further to the Draft Plan of Subdivision and Zone Change applications for the above-noted property (City of Kitchener File Nos. 30T-13202 and ZC13/11/H/KA) we are requesting an exemption to Council Policy 1-1035-Emergency Service Policy. The requested exemption would allow for a temporary cul-de-sac having a length of approximately 250 metres (820 feet) and extending southerly from the intersection of Bullock Street and Pearson Street shown on the draft plan of subdivision; whereas it is Council policy that cul-de-sacs in non-residential subdivisions have a maximum length of 150 metres (492 feet). It is important to note that the cut-de-sac shown on the draft plan of subdivision is intended as a temporary condition until Bullock Street can be extended through Block 1 1 to Homer Watson Boulevard. Block 11 is among parkland/future employment blocks to be-derlic.rded to .the-C.lty of..Ki_t..hener_ tn..th.e uterirla-ease i.ent(.$)....shown on the draft. plan of subdivision will serve as fire route(s) so that an acceptable lever of emergency service infrastructure is maintained. Specifically, that a secondary means of access to a public right-of-way is provided;and that for cul-de-sacs exceeding 60 metres (197 feet) in 318 Wellington Road London,of x:( 3 - 46 Tel:(519)474-7137•Fax:(5 t 9)474-2284 Email:zpzpplan.com-Website:zpplan.con Appendix F-Exemption Request Letter April 10, 2014 length, an emergency access leading to a public right-of way is within 60 metres (197 feet) of the furthest point of the cul-de-sac, It is our understanding that the requested exemption and easement(s) shown on the draft plan of subdivision are acceptable to (fanning and fire Department Staff. We look forward to your consideration of the requested exemption in order to advance the Draft Plan of Subdivision and Zone Change applications for the above-noted lands. Should you have any question or require further information, please do not hesitate to contact us. Yours very truly, ZELINKA PRIAMO LTD. elissa Campbell, BA, BURN Planner Encl. CC. Kafie Anderl-Senior Planner, City of Kitchener Greg Reitzel- Fire Prevention Officer, Kitchener Fire Department Marty Pathak- 1869071 Ontario Limited' Zeknka Priama Ltd. Page 2 3 - 47