HomeMy WebLinkAboutCA - 2017-11-21 - B 2017-033 - 379-389 & 399 Queen St S & 168 Benton Stf/
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Report:
The application is proposing to sever lands addressed as 399 Queen Street South (which has
merged with 168 Benton Street) from lands addressed as 379-389 Queen Street South, and to
add the severed lands with 170-172, 176, and 180 Benton Street.
Staff Report
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Community Services Department wmkitchenerca
REPORT TO:
Committee of Adjustment
DATE OF MEETING: November 21, 2017
SUBMITTED BY:
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY:
Garett Stevenson, Planner — 519-741-2200 ext. 7070
APPLICATION #:
B2017-033
ADDRESS:
393-411 Queen St. S. & 168,170-172,176 & 180 Benton St.
PROPERTY OWNER:
Polocorp Inc. & Barra On Queen Inc.
SUMMARIZED
RECOMMENDATION:
Approve with conditions
DATE OF REPORT:
November 10, 2017
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Subject Properties
Report:
The application is proposing to sever lands addressed as 399 Queen Street South (which has
merged with 168 Benton Street) from lands addressed as 379-389 Queen Street South, and to
add the severed lands with 170-172, 176, and 180 Benton Street.
, Staff Report
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In September 2016, Kitchener City Council approved zone change application ZC13/10/Q/GS to
apply Special Regulation 517R (as revised) to the proposed severed lands and the lot addition
properties to allow for the comprehensive redevelopment with a multiple dwelling development.
The proposed development has been site plan approved in principle. The existing four
residential buildings along Benton Street are proposed to be demolished. A temporary
condominium sales trailer is currently on site at 399 Queen Street South. A site visit was
undertaken on November 9, 2017.
The proposed severed lands are approximately 31.992 metres wide at Queen Street and 16.764
metres wide at Benton Street, a total depth of 123.176 metres, and a total area of 3214 square
metres.
View from Queen Street South
Planning Comments:
The subject lands are within the Mill Courtland -Woodside Park Secondary Plan and are
designated as Mixed Use Corridor, Open Space, and Medium Density Commercial Residential.
Multiple dwellings are a permitted use with a maximum Floor Space Ratio of 2.0.
The lands are within the plan boundary of the PARTS Central Plan which was approved on May
16, 2016 by Kitchener City Council. The portion of the property along Queen Street South is
shown as Low Density Mixed Use and the portion along Benton Street is Low Rise Residential.
While the properties have split zoning, both the proposed severed lands and lot addition lands
are all subject to Special Regulation Provision 517R which provides site specific zoning
regulations for the redevelopment proposal. The base zoning of the portion along Queen
, Staff Report
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Street South is Low Intensity Mixed -Use Corridor (MU -1) and the portion along Benton Street is
Commercial Residential Two Zone (CR -2). The Benton Street properties are also subject to a
special use provision to permit semi-detached and street fronting townhouses.
With respect to the criteria for the subdivision of land listed in Section 51 (24) of the Planning
Act, R.S.O. 1990, c.P.13, staff is satisfied that the proposed severance and lot additions are
desirable and appropriate. The uses of both the severed and retained parcels are in conformity
with the City's Official Plan and Zoning By-law. The size, dimensions and shapes of the
proposed lots is suitable for the use of the lands. The lands front onto two established public
streets, and both the severed and retained lands can be adequately serviced with connections
to municipal services. Planning staff is of the opinion that the proposal is consistent with the
Provincial Policy Statement and conforms to the Growth Plan for the Greater Golden
Horseshoe.
Building Comments:
The Building Division has no objections to the proposed consent.
Transportation Comments:
Transportation Services has no concerns with the proposed application.
Engineering Comments:
This project is currently under review by Engineering as part of the site plan approval process
and all engineering comments will be addressed as part of that approval.
Operations Comments:
Park Dedication will be calculated as part of the site plan approval process.
Heritage Comments:
The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and prepared
by The Landplan Collaborative Ltd. was approved by Council in 2015. The CHLS serves to
establish an inventory. The CHLS was the first step of a phased cultural heritage landscape
(CHL) conservation process. The owner of the properties along Benton Street is advised that
the properties are located within the Cedar Hill Neighbourhood CHL. The owner will be
consulted as the City considers listing CHLs on the Municipal Heritage Register, identifying
CHLs in the Official Plan and preparing action plans for each CHL with specific conservation
options. Please contact Michelle Drake, Senior Heritage & Policy Planner, for more information.
In addition, the subject properties along Queen Street South are located within the Victoria Park
Area Heritage Conservation District (VPAHCD). As such, they are designated under Part V of
the Ontario Heritage Act and subject to the policies and guidelines of the VPAHCD Plan. A copy
of the District Plan is available online
http://www.kitchener.ca/en/livinginkitchener/resources/Heritage plan victoria park.Pdf.
, Staff Report
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Given that the proposed consent application is to sever lots on title, Heritage Planning staff has
no concerns with the subject application.
Note that the subject properties are located within the Mill Courtland Woodside Park Secondary
Plan. The City will be commencing a secondary plan review in 2018. The land use and zoning of
the properties are subject to change. For more information, please contact Lauren Nelson by
phone (519-741-2200 ext. 7072) or by email (lauren.nelson(a�kitchener.ca).
Environmental Planning Comments:
Environmental Planning Staff has no comments on the proposed application. Tree
management and storm water management issues are addressed as part of the site plan
approval process.
RECOMMENDATION:
That application and Application B2017-033 requesting to sever lands that are 31.992
metres wide at Queen Street and 16.764 metres wide at Benton Street, a total depth of
123.176 metres, and an approximate total area of 3214 square metres, be approved
subject to the following conditions;
1. That the Owner provide a digital file of the deposited reference plan(s) prepared
by an Ontario Land Surveyor in .dwg (AutoCad) or .dgn (Microstation) format, as
well as one full size paper copy of the plan(s). The digital file needs to be
submitted according to the City of Kitchener's Digital Submission Standards to
the satisfaction of the City's Mapping Technologist.
2. That the lands to be severed be added to the abutting lands and title be taken into
identical ownership as the abutting lands. The deed for endorsement shall include
that any subsequent conveyance of the parcel to be severed shall comply with
Sections 50(3) and/or (5) of the Planning Act, R.S.O. 1990, c. P.13, as amended.
3. That the owner's Solicitor shall provide a Solicitor's Undertaking to register an
Application Consolidation Parcels immediately following the registration of the
Severance Deed and prior to any new applicable mortgages, and to provide a copy
of the registered Application Consolidation Parcels to the City Solicitor within a
reasonable time following registration.
4. That the Owner shall obtain a tax certificate from the City of Kitchener to verify
that there are no outstanding taxes on the subject property to the satisfaction of
the City's Revenue Division.
Garett Stevenson, BES, MCIP, RPP Juliane von Westerholt, MCIP, RPP
Planner Senior Planner
N*
Region of Waterloo
Holly Dyson
Committee of Adjustment
City of Kitchener
P.O. Box 1118
200 King Street East
Kitchener, ON N2G 4G7
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4J3 Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www. reg ionofwate rl oo.ca
Carolyn Crozier 575-4757 ext. 3657
File No. D20-20/17 KIT
November 15, 2017
Re: Comments for Consent Applications
B2017-032 to B2017-047 and
CC 2017-001
Committee of Adjustment Hearing November 21, 2017
CITY OF KITCHENER
B 2017-032
101 & 105 Mount Hope Street
Mohammad Abdullah c/o JEC Properties Inc.
The purpose of this application is to create a new lot for residential development.
Community Planning
Fees
Pursuant to Fee By-law 17-001, the applicant is required to submit the consent
application fee of $350.00.
Regional staff has no objections to the proposed application subject to the
following condition:
That, prior to final approval, the applicant submits payment to the Region the
Consent Application Review Fee of $350.00.
Document Number: 2557950
B 2017-033
393-411 Queen Street S., 168, 170-172, 176 and 180 Benton Street
Polocorp Inc.
The purpose of this application is to sever a parcel of land from 399 Queen Street South
and 168 Benton Street and convey it as a lot addition to the lands addressed as 170-
172, 176 and 180 Benton Street.
Corridor Planning
Noise
A noise study, dated January 17, 2017, prepared by IBI Group was submitted for the
associated Site Plan application SP17/015/Q/GS. Clarifications on details of the study
were requested by Corridor Planning staff on March 13, 2017. Clarification has not yet
been received.
Prior to final approval, the applicant is required to satisfy outstanding matters pertaining
to the noise study, and, if required, enter into a registered development agreement with
the Region of Waterloo to implement the findings of the study.
Regional staff has no objections to the proposed application, subject to the
following condition:
1. That, prior to final approval, the applicant provides clarification to Region staff to
satisfy the noise study requirements, and, if necessary, enter into a Registered
Development Agreement with the Region of Waterloo to implement the findings
of the study.
B2017-034 — B2017-037
Courtland Avenue East and Blockline Road
Viridis Development Group Inc.
The purpose of these applications is to sever three lots for residential/commercial
development and retain one lot, and create easements for servicing.
Community Planning
Fees
Pursuant to Fee By-law 17-001, the applicant is required to submit the consent
application fee of $350.00 per each new lot created, for a total fee of $1,050.00.
Source Water Protection
Document Number: 2557950
The applicant is advised that they will be required to submit a Salt Management Plan for
the severed and retained lots, prior to Site Plan approval.
Corridor Planning
Regional Road Dedication
While no additional lands are required to satisfy the Regional Official Plan, additional
lands are required to accommodate the implementation of a 2.1 metre sidewalk along
the entire Courtland Avenue frontage. The applicant must engage an Ontario Land
Surveyor (OLS) to prepare a draft reference plan which illustrates the required road
allowance widening and/or easement where required. Prior to registering the reference
plan, the OLS should submit a draft copy of the plan to the Transportation Planner for
review. An electronic copy of the registered plan is to be emailed to the Transportation
Planner. Further instructions will come from the Region's Legal Assistant with regard to
document preparation and registration. Final registration of the reference plan can be
deferred to the Site Plan Application.
Traffic Site Circulation & Access
Regional staff are working with the applicant to secure a full movement access from
Courtland Avenue directly opposite Hillmount Street. Final design and costing will all be
deferred to the Site Plan Application.
The applicant will be required, prior to final approval of the consent application, to enter
into an agreement with the Region of Waterloo to provide reciprocal access easements
between the proposed retained lands and the severances to accommodate vehicular,
bus and construction traffic.
A Regional Road Access Permit will be required for the proposed access to Courtland
Avenue. The Access Permit can be deferred to the Site Plan Application.
Stormwater Management
A lot grading plan and stormwater management report will be required at the Site Plan
Application stage.
Transit Planning
Grand River Transit has been involved in the development of these lands and transit
comments will be provided at the Site Plan Application stage.
Land Use Compatibility
Document Number: 2557950
The applicant is required to address land use compatibility through the associated
Official Plan Amendment and Zone Change Applications. Land use compatibility studies
include, but are not limited to, road, rail and stationary noise, and vibration studies.
Road, stationary, and railway noise and vibration studies have been submitted in
support of the aforementioned Official Plan Amendment and Zone Change Applications
for these lands. These studies are currently under review by both the Region and rail
line authorities (CNR and CPR).
Additional study requirements and/or recommendations for mitigation stemming from
these studies must be secured through a Registered Development Agreement with the
City of Kitchener and/or the Region of Waterloo, or the rail line authorities, as
necessary, prior to final approval of these consent applications.
Regional staff has no objections to the proposed applications subject to the
following conditions:
That, prior to final approval, the applicant submits payment to the Region the
Consent Application Review Fee of $350.00 for each new lot created, for a total
fee of $1,050.00.
2. That, prior to final approval, the applicant enters into a Registered Development
Agreement with the Region of Waterloo to provide for reciprocal access
easements between the proposed retained lands and the severances to
accommodate vehicular, bus and construction traffic.
3. That, prior to final approval, the applicant enters into a Registered Development
Agreement with the City of Kitchener and/or the Region of Waterloo, or rail
authorities, as necessary, to implement the findings of the following studies, and
any addendums, or emerging reports:
a. "Virerra Village, Kitchener Ontario, Acoustical Report" (IBI Group, March
31,2017);
b. "Courtland and Blockline Development,
Kitchener, Ontario" (Aercoustics, April 7
B2017-038 and B2017-039
125 Margaret Avenue
2361693 Ontario Inc.
Rail Vibration Impact Study,
, 2015).
The purpose of these applications is to create a new lot for residential development
(132017-038) and to grant easements on the severed and retained lands for driveway
access (132017-039).
Community Planning
Document Number: 2557950
Fees
Staff acknowledge receipt of the consent application fee of $350.00.
Corridor Planning
Noise
The severed and retained lands will have impacts from increasing road noise on
Margaret Avenue and Wellington Street North. The lands are also in close proximity to a
railway mainline.
Prior to final approval, the applicant is required to enter into a Registered Development
Agreement with the City of Kitchener to provide for the following:
1) That all units on the severed lot be constructed with a forced air -ducted heating
system suitably sized and designed with the provision for the installation of air
conditioning in the future at the occupant's discretion.
2) That the following noise warning clause in all offers of purchase/sale, or rental
agreements for all residential units on the severed lot:
The purchasers / tenants are advised that sound levels due to increasing road
traffic on Margaret Avenue and Wellington Street North, and rail noise from
Goderich Exeter Railway and Canadian National Railway may interfere with
some activities of the dwelling occupants as the sound levels exceed the sound
level limits of the Region of Waterloo and the Ministry of the Environment and
Climate Change (MOECC). This dwelling has been fitted with a forced air -ducted
heating system and has been designed with the provision of adding central air
conditioning at the occupant's discretion. Installation of central air conditioning
by the occupant in low and medium density developments will allow windows and
exterior doors to remain closed, thereby ensuring that the indoor sound levels are
within the sound level limits of the Region of Waterloo and the Environment and
Climate Change (MOECC).
3) That the following noise warning clause will be included on all offers to purchase
and sale or rental agreements for all units on both the severed and retained lots:
Canadian National Railways/Goderich Exeter Railways or its assigns or it
assigns or successors in interest has or have a rights-of-way within 300 metres
from the land the subject thereof. There may be alterations to or expansions of
the railway facilities on such rights-of-way in the future including the possibility
that the railway or its assigns or successors as aforesaid may expand its
operations, which expansion may affect the living environment of the residents in
the vicinity, notwithstanding the inclusion of any noise and vibration attenuating
measures in the design of the development and individual dwelling(s).
CNR/GExR will not be responsible for any complaints or claims arising from use
of such facilities and/or operations on, over or under the aforesaid rights-of-way"
Document Number: 2557950
Regional staff has no objections to the proposed application subject to the
following conditions:
That, prior to final approval, the applicant enter into a Registered Development
Agreement with the City of Kitchener to provide for the following:
That all units on the severed lot be constructed with a forced air -ducted heating
system suitably sized and designed with the provision for the installation of air
conditioning in the future at the occupant's discretion.
That the following noise warning clause in all offers of purchase/sale, or rental
agreements for all residential units on the severed lot:
The purchasers / tenants are advised that sound levels due to increasing road
traffic on Margaret Avenue and Wellington Street North, and rail noise from
Goderich Exeter Railway and Canadian National Railway may interfere with
some activities of the dwelling occupants as the sound levels exceed the sound
level limits of the Region of Waterloo and the Ministry of the Environment and
Climate Change (MOECC). This dwelling has been fitted with a forced air -ducted
heating system and has been designed with the provision of adding central air
conditioning at the occupant's discretion. Installation of central air conditioning
by the occupant in low and medium density developments will allow windows and
exterior doors to remain closed, thereby ensuring that the indoor sound levels are
within the sound level limits of the Region of Waterloo and the Environment and
Climate Change (MOECC).
That the following noise warning clause will be included on all offers to purchase
and sale or rental agreements for all units on both the severed and retained lots:
Canadian National Railways/Goderich Exeter Railways or its assigns or it
assigns or successors in interest has or have a rights-of-way within 300 metres
from the land the subject thereof. There may be alterations to or expansions of
the railway facilities on such rights-of-way in the future including the possibility
that the railway or its assigns or successors as aforesaid may expand its
operations, which expansion may affect the living environment of the residents in
the vicinity, notwithstanding the inclusion of any noise and vibration attenuating
measures in the design of the development and individual dwelling(s).
CNR/GExR will not be responsible for any complaints or claims arising from use
of such facilities and/or operations on, over or under the aforesaid rights-of-way"
B2017-040
100-110 Fergus Avenue
Document Number: 2557950
Emmanuel Bible College
The purpose of this application is to sever a parcel of land for residential development.
Community Planning
Fees
Pursuant to Fee By-law 17-001, the applicant is required to submit the consent
application fee of $350.00.
Corridor Planning
Regional Road Dedication
A dedicated road widening is required. An Ontario Land Surveyor must determine the
exact amount of the road widening along Weber Street East. Additionally, a daylight
triangle of 7.62 metres along the new property lines along Weber Street East and
Fergus Avenue will be required at owner's cost. A plan showing the required dedicated
widening is attached.
A draft reference plan for the road widening prepared by an Ontario Land Surveyor
must be provided for review by Regional staff, prior to depositing the Reference plan to
Land Registry office.
The owner must provide a copy of registered Reference plan and owner's legal
representative's contact information who would be required to work with Region's Legal
division to complete the required documentation for the dedicated road widening.
The dedication is required prior to final approval of the consent application.
Noise
The severed and retained lands will have impacts from increasing road noise on Weber
Street, Highway 8 and Fergus Avenue. Prior to final approval of the consent
application, the applicant is required to enter into a Registered Development Agreement
with the Region of Waterloo to provide for the following:
That the following noise warning clause will be included on all offers to purchase
and sale or rental agreements for all units on both the severed and retained lots:
"The purchasers/tenants are advised that sound levels due to increasing road
traffic on Weber Street, Highway 8 and Fergus Avenue may occasionally
interfere with some activities of the dwelling occupants as the sound levels may
exceed the sound level limits of the Region of Waterloo and the Ministry of the
Environment and Climate Change (MOECC)."
Document Number: 2557950
Regional staff has no objections to the proposed application subject to the
following conditions:
That, prior to final approval, the applicant submits payment to the Region the
Consent Application Review Fee of $350.00.
2. That, prior to final approval, the applicant is required to convey the road widening
(equal to 26.213 meters) and the 7.62 daylight triangle to the Region.
3. That, prior to final approval, the applicant enters into a Registered Development
Agreement to provide for the following:
That the following noise warning clause will be included on all offers to purchase
and sale or rental agreements for all units on both the severed and retained lots:
"The purchasers/tenants are advised that sound levels due to increasing road
traffic on Weber Street, Highway 8 and Fergus Avenue may occasionally
interfere with some activities of the dwelling occupants as the sound levels may
exceed the sound level limits of the Region of Waterloo and the Ministry of the
Environment and Climate Change (MOECC)."
B2017-041 and B2017-042
27 Bismark Avenue
2536306 Ontario Inc.
The purpose of these applications is to create a new lot for residential development
(B2017-041) and to grant easements on the severed and retained lands for mutual
driveway access (B2017-042).
Community Planning
Fees
Pursuant to Fee By-law 17-001, the applicant is required to submit the consent
application fee of $350.00.
Corridor Planning
Noise
The subject lands are located within 75 metres vibration influence zone of a main
railway line. Prior to final approval, the applicant is required to enter into a Registered
Development Agreement with the City of Kitchener to provide for the following:
1) That all units on the severed lot be constructed with a forced air -ducted heating
system suitably sized and designed with the provision for the installation of air
conditioning in the future at the occupant's discretion.
Document Number: 2557950
2) That the following noise warning clause in all offers of purchase/sale, or rental
agreements for all residential units on the severed lot:
"The purchasers / tenants are advised that sound levels due to increasing rail
noise and vibration from Region of Waterloo railway may occasionally interfere
with some activities of the dwelling occupants as the sound and vibration levels
may exceed the sound and vibration level limits of the Region of Waterloo and
the Ministry of the Environment and Climate Change (MOECC). This dwelling
has been fitted with a forced air -ducted heating system and has been designed
with the provision of adding central air conditioning at the occupant's discretion.
Installation of central air conditioning by the occupant in low and medium density
developments will allow windows and exterior doors to remain closed, thereby
ensuring that the indoor sound levels are within the sound level limits of the
Region of Waterloo and the Environment and Climate Change (MOECC)"
3) That the following noise warning clause will be included on all offers to purchase
and sale or rental agreements for all units on both the severed and retained lots:
"Warning: Canadian National Railway Company or its assigns or successors in
interest has or have a rights-of-way within 300 metres from the land the subject
thereof. There may be alterations to or expansions of the railway facilities on
such rights-of-way in the future including the possibility that the railway or its
assigns or successors as aforesaid may expand its operations, which expansion
may affect the living environment of the residents in the vicinity, notwithstanding
the inclusion of any noise and vibration attenuating measures in the design of the
development and individual dwelling(s). CNR will not be responsible for any
complaints or claims arising from use of such facilities and/or operations on, over
or under the aforesaid rights-of-way."
Regional staff has no objections to the proposed application subject to the
following conditions:
That, prior to final approval, the applicant submits payment to the Region the
Consent Application Review Fee of $350.00.
2. That, prior to final approval, the applicant enter into a Registered Development
Agreement with the City of Kitchener to provide for the following:
That all units on the severed lot be constructed with a forced air -ducted heating
system suitably sized and designed with the provision for the installation of air
conditioning in the future at the occupant's discretion.
That the following noise warning clause in all offers of purchase/sale, or rental
agreements for all residential units on the severed lot:
"The purchasers / tenants are advised that sound levels due to increasing rail
noise and vibration from Region of Waterloo railway may occasionally interfere
Document Number: 2557950
with some activities of the dwelling occupants as the sound and vibration levels
may exceed the sound and vibration level limits of the Region of Waterloo and
the Ministry of the Environment and Climate Change (MOECC). This dwelling
has been fitted with a forced air -ducted heating system and has been designed
with the provision of adding central air conditioning at the occupant's discretion.
Installation of central air conditioning by the occupant in low and medium density
developments will allow windows and exterior doors to remain closed, thereby
ensuring that the indoor sound levels are within the sound level limits of the
Region of Waterloo and the Environment and Climate Change (MOECC)"
That the following noise warning clause will be included on all offers to purchase
and sale or rental agreements for all units on both the severed and retained lots:
"Warning: Canadian National Railway Company or its assigns or successors in
interest has or have a rights-of-way within 300 metres from the land the subject
thereof. There may be alterations to or expansions of the railway facilities on
such rights-of-way in the future including the possibility that the railway or its
assigns or successors as aforesaid may expand its operations, which expansion
may affect the living environment of the residents in the vicinity, notwithstanding
the inclusion of any noise and vibration attenuating measures in the design of the
development and individual dwelling(s). CNR will not be responsible for any
complaints or claims arising from use of such facilities and/or operations on, over
or under the aforesaid rights-of-way."
B2017-043 — B2017-047
Plan of Subdivision 58M-569 of Part of Lot 13, Biehn's Tract (Rockcliffe Drive)
Community Planning
The Region's concerns regarding the subject lands have previously been addressed
through the subdivision application 30T-98201 Stage 5a, registered as 58M-569
December 12, 2013.
Staff notes the intent of the above applications is to create 6 lots from previous 5 lots
and adjust the lot lines accordingly. For clarification it must be noted that that new
Municipal Nos. 11, 7, 5 would be subject to conditions as previously applicable to Lots 3
& 4 in the original subdivision agreement; and new Municipal No. 3 (corner lot) would be
subject conditions as previously applicable to Lot 5 in the original subdivision agreement
with the City (WR791465 November 26, 2013). It is anticipated that based on the final
lots configuration the Municipal No. 11 being partially on lands of the original lot 3 in the
approved subdivision; for purpose of the noise study, a revision to the original
subdivision agreement may not be required.
Due to minor adjustments of the lot lines as shown on the Figure 6 -Ultimate Lotting, an
update / addendum to the final noise study dated revised February 2014 as accepted
by the Region's letter dated April 08, 2014 will not be required for the above
applications.
Document Number: 2557950
Regional staff has no objections to the proposed application.
CC 2017-001
369 and 375 Frederick Street
Brent Gingerich, People Care Inc.
The purpose of this application is to seek permission to change the conditions of
Provisional Consent application B2017-019 to include an additional condition granting a
servicing easement.
Corridor Planning
Noise
Corridor Planning staff recently received a Noise Impact Feasibility Study, prepared by
Pinchin Ltd., dated March 29, 2017, in support of the original consent application.
Staff are currently reviewing the study and any recommendations from the study must
be secured through a Registered Development Agreement with the Region of Waterloo
prior to final approval of the consent.
Regional staff has no objections to the proposed application, subject to the
following condition:
1) That, prior to final approval, the applicant, if necessary, based on the review of
the submitted noise study, enter into a Registered Development Agreement with
the Region of Waterloo to implement the findings of the study.
General Comments
Any future development on the lands subject to the above -noted consent application(s)
will be subject to the provisions of Regional Development Charge By-law 14-046 or any
successor thereof.
Please accept this letter as our request for a copy of the staff reports, decisions and
minutes pertaining to each of the consent applications noted above.
Should you require Regional Staff to be in attendance at the meeting or have any
questions, please do not hesitate to contact the undersigned.
Yours truly,
G�
Carolyn Crozier M.Sc.PI, MCIP, RPP
Principal Planner
Document Number: 2557950
cc. Juliane vonWesterholt, City of Kitchener (via email)
Brian Bateman, City of Kitchener (via email)
Document Number: 2557950
400 Clyde Road, P.O. Box 729
Grand River Conservation Authority Cambridge, Ontario N1 R 5W6
Resource Management Division Phone: (519) 621-2763 ext.2307
Beth Brown, Supervisor of Resource Planning Fax: (519) 621-4945
E-mail: bbrown@grandriver.ca
PLAN REVIEW REPORT: City of Kitchener
Garrett Stevenson
DATE: November 16, 2017 YOUR FILE: B 2017-033 — 393-411 Queen St. S, 168,
170-172, 176 and 180 Benton Street
GRCA FILE: B2017-033 — 379-389 Queen St S-393-411 Queen St S and 168 Benton St
RE: Application for Consent B2017-033
379-389 Queen Street South, 393-411 Queen Street South and 168 Benton
Street, Kitchener
Polocorp Inc.
GRCA COMMENT*:
The Grand River Conservation Authority (GRCA) has no objection to the above noted consent
application.
BACKGROUND:
1. Resource Issues:
Information currently available at our office indicates that a portion of 393-411 Queen
Street South is regulated due to the flood fringe of Schneider Creek, and the associated
allowance to this feature. Consequently, a portion of the subject lands is regulated by the
GRCA under Ontario Regulation 150/06 — Development, Interference with Wetlands and
Alterations to Shorelines and Watercourses Regulation.
2. Legislative/Policy Requirements and Implications
It is our understanding that 379-389 Queen Street South has merged on title with 393-
411 Queen Street South and 168 Benton Street. The applicant is proposing to sever
393-411 Queen Street South and 168 Benton Street from 389-389 Queen Street South
to put the properties under different ownership. We have no objection to this proposed
severance.
We also understand that the applicant proposes to sever a below grade portion of 379-
389 Queen Street South to accommodate a proposed below -ground parking structure.
We have no objection to this proposed severance, as this portion of the underground
parking is outside of the floodplain and we will ensure the entrance to the parking garage
located in the flood fringe on 393-411 Queen Street South meets policy requirements
through the site plan and GRCA permitting process.
3. Plan Review Fees
The GRCA applies Plan Review Fees for Planning Act applications located within GRCA
areas of interest. This application -is considered a "minor" consent application; however,
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we are reviewing the development through site plan application SP17/015/Q/SG and will
not charge an additional plan review fee for the severance application.
We trust this information is of assistance. If you have any questions, or require additional
information, please contact Trisha Hughes at 519-621-2763 ext.2319 or
thughes(a)-grand river: ca.
Yours truly,
VIVE — -
Beth Brown
Supervisor of Resource Planning
Grand River Conservation Authority
C. C. Polocorp Inc. c/o Amanda Stellings, 379 Queen Street South, Kitchener, ON N2G 1W6
* These comments are respectfully submitted as advice and reflect resource concerns
within the scope and mandate of the Grand River Conservation Authority.
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