HomeMy WebLinkAboutCSD-18-044 - B 2018-014, B 2018-015, A 2018-020 & A 2018-021 - 185 Forfar Ave, Staff Report
I .R Community Services Department wm kitcheneua
REPORT TO: Committee of Adjustment
DATE OF MEETING: February 20, 2018
SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY: Andrew Pinnell, Planner — 519-741-2200 ext. 7668
WARD: 1
DATE OF REPORT: February 14, 2018
REPORT #: CSD -18-044
SUBJECT: Application Nos: B2018-014, B2018-015, A2018-020, & A2018-021
Address: 185 Forfar Avenue
Owner: Martea Developments
Summarized Recommendation: Refuse All Applications
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View of the severed lands taken from the north section of Forfar Avenue. The
retained lands containing the existing one -storey detached dwelling are on the right
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*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
RECOMMENDATIONS
A. That Consent Application B2018-014 requesting consent to create a new lot with
an approximate lot width of 14.05 metres, a depth of 29.46 metres, and an area of
415.6 square metres be refused;
B. That Consent Application B2018-015 requesting consent to create a new lot with
an approximate lot width of 13.70 metres, a depth ranging between 27.43 metres
and 29.46 metres, and an area of 394.5 square metres be refused;
C. That Minor Variance Application A2018-020 requesting to reduce the required
minimum lot width for a corner lot proposed through B2018-014 from 15.0 metres
to approximately 14.05 metres be refused; and
D. That Minor Variance Application A2018-021 requesting to reduce the required
minimum lot area for an interior lot proposed through B2018-015 from 411 square
metres to approximately 394.5 square metres be refused.
REPORT
Planning Comments:
The subject property located at the intersection of the north section of Forfar Avenue and the
east section of Forfar Avenue in the Rosemount Planning Community. The property contains a
one -storey single detached dwelling constructed in approximately 1958 that faces onto the north
section of Forfar Avenue. The property possesses approximately 55.3 metres of frontage on
the north section of Forfar Avenue, 27.9 metres of frontage on the east section of Forfar
Avenue, and an area of 1,425.5 square metres.
The lands to the south and west are composed mainly of single detached dwellings constructed
between the early to mid 1980s, with a few interspersed single detached dwellings constructed
in the late 1950s. The lands to the north, on the opposite side of the north section of Forfar
Avenue are composed primarily of industrial / commercial uses. The lands to the east, on the
opposite side of the east section of Forfar Avenue are composed primarily of single detached
dwellings constructed between the early to mid 1980s.
The property is designated Low Rise Residential in the 2014 Official Plan and is zoned
Residential Three (R-3) in the Zoning By-law. Planning staff visited the property on January 30,
2018.
The applicant is requesting consent to create 2 new lots fronting the east section of Forfar
Avenue, while the retained lot would front onto the north section of Forfar Avenue:
• Severed Lot 1 (corner lot; Consent Application B2018-014):
o Lot width: 14.05 metres (Minor Variance Application A2018-020 submitted to
reduce the minimum lot width from 15.0 metres to 14.05 metres)
o Lot depth: 29.46 metres to 29.60 metres
o Lot area: 415.6 square metres
• Severed Lot 2 (interior lot; Consent Application B2018-015):
o Lot width: 13.70 metres
o Lot depth: 27.43 metres to 29.46 metres
o Lot area: 394.5 square metres (Minor Variance Application A2018-021 submitted
to reduce the minimum lot area from 411 square metres to 394.5 square metres)
Retained Lot (the existing single detached dwelling on this lot is not proposed to be
redeveloped):
o Lot width: 24.15 metres
o Lot depth: 27.81 metres to 28.74 metres
o Lot area: 615.4 square metres
As noted above, a minor variance application is required for Lot 1 for corner lot width relief, and
a minor variance application is required for Lot 2 for interior lot area relief.
In considering the four tests for minor variances as outlined in Section 45(1) of the Planning Act,
R.S.O., 1990 Chap. P. 13, as amended, Planning staff offers the following comments.
The variances do not meet the intent of the Official Plan and the Zoning By-law. Section
4.C.1.8. of the 2014 Official Plan states:
Where... minor variances are requested, proposed or required to facilitate residential
intensification or a redevelopment of lands, the overall impact of the... minor variances
will be reviewed, but not limited to the following to ensure, that:
a) Any new buildings and any additions and/or modifications to existing buildings
are appropriate in massing and scale and are compatible with the built form and
the community character of the established neighbourhood.
b) Where front yard setback reductions are proposed for new buildings in
established neighbourhoods, the requested front yard setback should be similar
to adjacent properties and supports and maintain the character of the
streetscape and the neighbourhood.
C) ...
d) New buildings.... are sensitive to the exterior areas of adjacent properties and
that the appropriate screening and/or buffering is provided to mitigate any
adverse impacts, particularly with respect to privacy.
e) ...
f) The impact of each special zoning regulation or variance will be reviewed prior to
formulating a recommendation to ensure that a deficiency in the one zoning
requirement does not compromise the site in achieving objectives of compatible
and appropriate site and neighbourhood design and does not create further
zoning deficiencies.
Furthermore, Section 4.C.1.8. of the 2014 Official Plan states:
Residential intensification and/or redevelopment within existing neighbourhoods will be
designed to respect existing character. A high degree of sensitivity to surrounding
context is important in considering compatibility.
Primarily, Planning staff is concerned that the proposed variances will facilitate the creation of a
corner lot and construction of single detached dwelling on that lot that:
• Is not compatible with the built form and the community character of the established
neighbourhood;
• Has a front yard setback that is not similar to the adjacent properties on the north section
of Forfar Avenue and that does not maintain the character of the streetscape and the
neighbourhood;
• Is not sensitive to the exterior areas of adjacent properties; and
• Does not provide sensitivity to the surrounding context.
To be specific, the future single detached dwelling would be located in such a way that the
established streetscape would be significantly upset along the north section of Forfar Avenue,
because the proposed dwelling would be located much closer to the street than the existing
dwelling on the retained lot, as well as the rest of the dwellings on the north section of Forfar
Avenue. Essentially, the dwelling would protrude beyond and disrupt the established street wall
created by existing houses along this stretch of the street (the street wall along this section is
formed by the placement of 9 single detached dwellings). In addition, the rear yard amenity
space of the future single detached dwelling would be located directly adjacent to the front yard
of the retained lot, creating an awkward and undesirable lot configuration that would create
compatibility and privacy issues.
Secondarily, Planning staff is concerned that both of the severed lots would possess lot areas
that are approximately 85 to 107 square metres less than the lots with the smallest areas in the
neighbourhood (which have an area of 501 square metres), or between approximately 79% and
83% of the area of the smallest lots in the neighbourhood.
Accordingly, the variances are not desirable for the appropriate development of the land.
Instead, the variances will create unacceptably adverse impacts on adjacent properties.
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, Planning staff offers the following comments. Section 17.E.20.5. of
City's 2014 Official Plan states that:
Applications for consent to create new lots will only be granted where:
a) the lots comply with the policies of this Plan, any Community Plan and/or Secondary
Plan, and that the lots are in conformity with the Zoning By-law, or a minor variance
has been granted to correct any deficiencies;
b) the lots reflect the general scale and character of the established development
pattern of surrounding lands by taking into consideration lot frontages, areas, and
configurations;
c) all of the criteria for plan of subdivision are given due consideration....
In this case, staff recommends that the Committee not grant the requested minor variances
necessary to facilitate the subject consent applications to create two new lots for the reasons
noted above. Further, staff is of the opinion that the proposed lots do not reflect the general
scale and character of the established development pattern of surrounding lands since they do
not consider appropriate lot configurations. Moreover, the applications do not meet the criteria
for plan of subdivision outlined in Section 51 (24) off the Planning Act, especially with respect to:
(c) whether the plan conforms to the official plan and adjacent plans of subdivision, if
any; and
(f) the dimensions and shapes of the proposed lots.
Although an argument may be made that an addition could be constructed onto the front of the
dwelling that extends significantly closer to the street than the existing dwelling, no Planning Act
applications would be required in such a circumstance and currently no tools are available to
prevent such an undesirable situation. When Planning Act applications are involved, such as in
this circumstance, the Committee is obligated to ensure conformity with the Official Plan. As
stated above, the applications do not conform to the Official Plan.
Additionally, in keeping with the 2014 Official Plan, as part of the City's Comprehensive Review
of the Zoning By-law (CRoZBy), zoning regulations are being contemplated to prevent such
undesirable additions from occurring by regulating the front and exterior side yard setbacks
within Residential Zones based on average setbacks of existing adjacent dwellings.
Planning staff concedes that the subject area is a "mixed bag" with respect to land use. The lot
is located on a corner lot, across from industrial / commercial development to the north, and a
residential lot to the east, which is buffered by significant vegetation. However, in the balance,
staff is of the opinion that the requested consent application would significantly disturb the
established streetscape for the neighbourhood to the west, and possibly to the south.
Accordingly, Planning staff recommends that the subject applications be refused.
If a new consent application was submitted to request the creation of only one lot, Planning staff
may be able to support such an application, subject to conditions that ensure that the lot does
not compromise the general scale and character of the established development pattern of
surrounding lands and does ensure compatibility with and privacy for adjacent residential
development.
It should be noted that Planning staff discussed this refusal recommendation with the owner by
phone on February 13, 2018 and suggested staff may be able to support the creation of one lot.
However, the owner has decided to continue with the original proposal.
Should the Committee wish to approve the subject applications, conditions should be imposed
to require a site plan, elevation drawings, and landscape plans to minimize the negative impact
on the residential neighbourhood, in accordance with Section 4.C.1.7 of the 2014 Official Plan,
in addition to the standard consent conditions and those conditions outlined in the below
department / agency comments.
Heritage Planning Comments:
No concerns.
Environmental Planning Comments:
Though the proposed severed lot has a tree it happens to be in the general location where a
dwelling would be located. We will not be requesting any tree plans. Environmental Planning
staff has no concerns.
Building Comments:
The Building Division has no objections to the proposed applications provided:
1) A Qualified Designer, Architect or Engineer is retained to complete a building code
assessment as it relates to the new proposed property line and addresses such items as:
Spatial separation of existing buildings' wall face for each building, to the
satisfaction of the Chief Building Official. Upgrading of exterior walls and/or closing
in of openings may be required, pending spatial separation calculation results.
2) A building permit shall be obtained for any remedial work/ upgrades required by the building
code assessment.
Transportation Services Comments:
Consent Application B2018-014: Transportation Services would support this application subject
to the following condition: Sidewalks should be provided along the Forfar Avenue frontage only
for the severed portion of the land.
Consent Application B2018-015: Transportation Services would support this application subject
to the following condition: Sidewalks should be provided along the Forfar Avenue frontage only
for the severed portion of the land.
Minor Variance Applications A2018-020 and A2018-021: Transportation Services have no
concerns with the proposed applications.
Engineering Comments:
Consent Application B2018-014:
• Severance of any blocks within the subject lands will require separate, individual service
connections for sanitary, storm, and water, in accordance with City policies. If the
buildings have basements and a sump pump is required, a storm outlet will be required
also.
• The owner is required to make satisfactory financial arrangements with the Engineering
Division for the installation of new services that may be required to service this property,
all prior to severance approval. Our records indicate municipal water, storm and
sanitary services are currently available to service this property. Each severed lot will
require a sanitary, a storm and a water service. The retained lands (if nothing changes
with the house) will not require any new services. If a new house is built that house will
also require a storm service.
• Any further enquiries in this regard should be directed to Katie Pietrzak (519-741-2200
ext. 7135).
• Any new driveways are to be built to City of Kitchener standards at grade with the
existing sidewalk. All works is at the owner's expense and all work needs to be
completed prior to occupancy of the building.
• A servicing plan showing outlets to the municipal servicing system will be required to the
satisfaction of the Engineering Division prior to severance approval.
• As per the Public Sector Accounting Board (PSAB) S. 3150 the Development and
Reconstruction As -Recorded Tracking Form is required to be filled out and submitted
along with a digital submission of all AutoCAD drawings required for the site (Grading,
Servicing etc.) with the corresponding correct layer names and numbering system to the
satisfaction of the Engineering Division prior to severance approval.
• The owner must ensure that the basement elevation of the house can be drained by
gravity to the street sewers. If this is not the case, then the owner would have to pump
the sewage via a pump and forcemain to the property line and have a gravity sewer from
the property line to the street.
Consent Application B2018-015:
• Severance of any blocks within the subject lands will require separate, individual service
connections for sanitary, storm, and water, in accordance with City policies. If the
buildings have basements and a sump pump is required, a storm outlet will be required
also.
• The owner is required to make satisfactory financial arrangements with the Engineering
Division for the installation of new services that may be required to service this property,
all prior to severance approval. Our records indicate municipal water, storm and
sanitary services are currently available to service this property. Each severed lot will
require a sanitary, a storm and a water service. The retained lands (if nothing changes
with the house) will not require any new services. If a new house is built that house will
also require a storm service.
• Any further enquiries in this regard should be directed to Katie Pietrzak (519-741-2200
ext. 7135).
• Any new driveways are to be built to City of Kitchener standards at grade with the
existing sidewalk. All works is at the owner's expense and all work needs to be
completed prior to occupancy of the building.
• A servicing plan showing outlets to the municipal servicing system will be required to the
satisfaction of the Engineering Division prior to severance approval.
• As per the Public Sector Accounting Board (PSAB) S. 3150 the Development and
Reconstruction As -Recorded Tracking Form is required to be filled out and submitted
along with a digital submission of all AutoCAD drawings required for the site (Grading,
Servicing etc.) with the corresponding correct layer names and numbering system to the
satisfaction of the Engineering Division prior to severance approval.
• The owner must ensure that the basement elevation of the house can be drained by
gravity to the street sewers. If this is not the case, then the owner would have to pump
the sewage via a pump and forcemain to the property line and have a gravity sewer from
the property line to the street.
Minor Variance Applications A2018-020 and A2018-021: Engineering has no concerns.
Operations Division Comments:
A cash -in -lieu of park land dedication will be required on the severed parcel as 2 new
development lots will be created. The cash -in -lieu dedication required is $11,734.60
Park Dedication is calculated at 5% of the new development lots only, with a land valuation
calculated by the lineal frontage (27.91 m, less 2.4m difference between side yard abutting street
vs. side yard interior) at a land value of $9,200 per frontage metre.
Andrew Pinnell, MCIP, RPP Juliane von Westerholt, MCIP, RPP
Planner Senior Planner
Attach: Sketch Submitted with Consent Application Forms
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Region of Waterloo
Mla0rem 1111381iWell Rl1:411
February 12, 2018
Holly Dyson
Committee of Adjustment
City of Kitchener
P.O. Box 1118
200 King Street East
Kitchener, ON N2G 4G7
Re:
B 2018-005
94 Morgan Avenue
Elzbieta & Jerzy Kolosa
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G U3 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
Comments for Consent Applications
B2018-005 to B2018-015
Committee of Adjustment Hearing February 20, 2018
CITY OF KITCHENER
The purpose of the application is to create a new lot for residential development.
Community Planning
Fee
Pursuant to Region Fee By-law 17-076, the applicant is required to submit the Region's
Consent Application Fee of $350.00 per new lot prior to final approval of the consent.
Corridor Planning
Noise
The subject lands will be impacted by transportation noise from Fairway Road North
(RR#3) and rail noise from CP Railway. The applicant is required to enter into a
registered development agreement with the Region of Waterloo to provide a forced air -
ducted heating system suitably sized and designed to permit the future installation of
central air conditioning, as well as include the following noise warning clauses in all
Agreements of Purchase and Sale and/or Rental Agreements for the severed lot:
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"Purchasers / tenants are advised that sound levels due to increasing road traffic on
Fairway Road North (RR #53) and rail traffic from the CN railway mainline may
occasionally interfere with some activities of the dwelling occupants as the sound
levels may exceed the sound level limits of the Regional of Waterloo and the
Ministry of the Environment and Climate change."
"This dwelling unit has been designed with the provision for 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 noise levels are
within the sound level limits of the Region of Waterloo and the Ministry of the
Environment and Climate Change."
Regional staff has no objection to the application subject to the following
condition of approval for the consent:
1) That prior to final approval, the applicant submit payment to the Region of
Waterloo, the Consent Application Review Fee of $350.00.
2) That prior to final approval, the applicant the applicant enter into a Registered
Development Agreement with the Region of Waterloo to secure the following
noise attenuation measures and noise warning clauses in all offers of
purchase/sale or rental agreements for the residential units on the severed lot:
A. The dwellings will be fitted with a forced air -ducted heating system suitably
sized and designed to permit the future installation of a central air
conditioning system by the occupants.
B. The following noise warning clause will be registered on title and required
to be included on all offers of purchase, deeds and rental agreements for
the severed lot:
"Purchasers / tenants are advised that sound levels due to increasing
road traffic on Fairway Road North (RR #53) and rail traffic from
theCN railway mainline may occasionally interfere with some
activities of the dwelling occupants as the sound levels may exceed
the sound level limits of the Regional of Waterloo and the Ministry of
the Environment and Climate change."
"This dwelling unit has been designed with the provision for 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 noise levels are within the sound
level limits of the Region of Waterloo and the Ministry of the
Environment and Climate Change."
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B 2018-006 to B2018-009
883 Doon Village Road
Bob and Alison Lefrance
The purpose of the application is to create four new lots for residential development.
Community Planning
Cultural Heritage
The subject lands contain a designated (OHA Part IV) structure. As identified in the
pre -submission process, an Archeological Assessment is required due to the
designated structure.
As per Regional Official Plan policy 3.G.9, the applicant is required to have a licensed
Archaeologist complete an Archeological Assessment of the entire property, and any
adverse impacts to significant archaeological resources found shall be mitigated,
through preservation or resource removal and documentation, at the expense of the
owner.
The applicant must submit the archaeological assessment report to the Ministry of
Culture, Tourism and Sport, and once reviewed and accepted, provide a copy of the
acceptance letter and assessment report to the Region of Waterloo's Planning,
Development and Legislative Services Department.
The completed Archaeological Assessment and Ministry Acknowledgement will be
required prior to final approval of the Consent Application.
Details and questions about the Archeological Assessment can be directed to:
Kate Hagerman, Specialist, Cultural Heritage, at 519-575-4757 ext. 4094, or at
KHagerman(a)regionofwaterloo.ca.
Fee
Pursuant to Region Fee By-law 17-076, the applicant's fee for review of the consent
applications was received January 31, 2018.
Corridor Planning
Noise
Staff have reviewed the report entitled "Acoustical Impact Assessment" prepared by
Walterfedy, dated January 5, 2018 and generally concur with the findings of the report.
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The applicant is required to enter into a registered agreement with the City of Kitchener
to include the following noise attenuation measures and noise warning clauses in all
offers of purchase/sale or rental agreements for the residential units on severed lots
numbered 1 and 2:
b) The dwellings will be fitted with a forced air -ducted heating system suitably sized
and designed to permit the future installation of a central air conditioning system
by the occupants.
c) The following noise warning clause will be registered on title and required to be
included on all offers of purchase, deeds and rental agreements for the units on
lots 1 and 2:
1) Purchasers / tenants are advised that sound levels due to increasing road
traffic on Doon Village Road may occasionally interfere with some
activities of the dwelling occupants as the sound levels exceed the limits
of the Region of Waterloo and the Ministry of the Environment and Climate
Change.
2) Purchasers / tenants are advised that despite the inclusion of noise control
features in the development and within the building units, sound levels due
to increasing road traffic on Doon Village Road may on occasions interfere
with some activities of the dwelling occupants as the sound levels exceed
the limits of the Region of Waterloo and the Ministry of the Environment
and Climate Change.
3) This dwelling unit 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 Ministry of the Environmental and Climate Change.
Regional staff has no objection to the application subject to the following
conditions of approval for the consent:
1) That prior to final approval, the applicant will submit an archaeological
assessment report to the Ministry of Culture, Tourism and Sport, and once
reviewed and accepted, provide a copy of the acceptance letter and assessment
report to the Region of Waterloo's Planning, Development and Legislative
Services Department.
3) That prior to final approval, the applicant enter into a Registered Development
Agreement with the City of Kitchener to secure the following noise attenuation
measures and noise warning clauses in all offers of purchase/sale or rental
agreements for the residential units on severed lots 1 and 2:
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A. The dwellings will be fitted with a forced air -ducted heating system suitably
sized and designed to permit the future installation of a central air
conditioning system by the occupants.
B. The following noise warning clause will be registered on title and required
to be included on all offers of purchase, deeds and rental agreements for
the units on lots 1 and 2:
1. Purchasers / tenants are advised that sound levels due to
increasing road traffic on Doon Village Road may occasionally
interfere with some activities of the dwelling occupants as the
sound levels exceed the limits of the Region of Waterloo and the
Ministry of the Environment and Climate Change.
2. Purchasers / tenants are advised that despite the inclusion of noise
control features in the development and within the building units,
sound levels due to increasing road traffic on Doon Village Road
may on occasions interfere with some activities of the dwelling
occupants as the sound levels exceed the limits of the Region of
Waterloo and the Ministry of the Environment and Climate Change.
3. This dwelling unit 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 Ministry of the
Environmental and Climate Change.
B2018-010 to B2018-011 and B2018-012
Block 28 and Block 29 Rockcliffe Drive
Primeland Developments (2003) Limited
The purpose of the 3 applications is to create a total of 5 lots (severed and retained) on
the 2 Blocks subject to the applications. All lots will have frontage on Rockcliffe Drive.
The Region's concerns with respect to the subject lands were addressed as part of the
plan of subdivision application 30T-98201 (Stage 413, Blocks 28 and 29, registered as
58M-607), and secured through an agreement with the Region (WR794499 December
11, 2013).
Community Planning
Fee
Pursuant to Region Fee By-law 17-076, the applicant's fee for review of the consent
applications was received February 2, 2018.
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Regional staff has no objection to the applications.
B 2018-013
647 Victoria Street South
Silicon North Real Estate Inc.
The purpose of the application is to reestablish legal lot lines as this property has
merged on title with the adjacent property at 659 Victoria Street South.
Regional staff have no objection to the application.
B 2018-014 and B 2018-015
185 Forfar Avenue
Martea Developments
The purpose of the application is to create two new lots for residential development.
Community Planning
Fee
Pursuant to Region Fee By-law 17-076, the applicant is required to submit the Region's
Consent Application Fee of $350.00 per new lot prior to final approval of the consent, for
a total fee of $700.00.
Corridor Planning
Noise
It is the responsibility of the applicant to ensure the development is not adversely affected
by the impacts of transportation noise from Victoria Street North (RR #55); rail noise from
the CN Railway mainline (including the rail yard) north of Victoria Street, and stationary
noise from adjacent businesses, including Kitchener Auto Wreckers and Denomme
Automotive. In this regard the applicant must prepare an Environmental Noise Study. The
noise study must be prepared in accordance with MOE NPC -300 Guideline.
The noise consultant must be pre -approved by the Region of Waterloo. The noise
consultant is responsible for obtaining current information, applying professional expertise
in performing calculations, making detailed and justified recommendations, submitting the
Consultant Noise Study Declaration and Owner/Authorized Agent Statement along with 2
hard copies and an electronic copy of the noise study to the Region of Waterloo.
A $250 fee for the preparation of traffic forecasts for Regional roads and review of
Environmental Noise Studies would be required. The noise consultant preparing the
Environmental Noise Study must complete and submit a Transportation Planning Noise
Assessment Fee Form and must request forecasted traffic data for the appropriate
Regional roadways. The form can be found at:
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http://www.regionofwaterloo.ca/en/doingBusiness/resources/Noise Assessment Applicati
on Fee Form.pdf
As indicated on the form, traffic forecasts for noise assessments will be prepared within 15
business days of the data of the request, but will be withheld if payment has not been
received.
The Environmental Noise Study will be required as a condition of this consent.
Additionally, the applicant, if necessary based on the findings and recommendations of the
study will be required to enter into an agreement with the Region of Waterloo to implement
the recommendations of the study.
Regional staff has no objection to the application subject to the following
conditions of approval for the consent:
1) That prior to final approval, the applicant submit payment to the Region of
Waterloo, the Consent Application Review Fee of $350.00 per lot created for a
total of $700.00.
2) That prior to final approval, the applicant submit an Environmental Noise Study,
for both stationary and road noise, to the Region of Waterloo, and, if necessary,
based on the findings of the study, enter into a Registered Development
Agreement with the Region of Waterloo to implement 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,
Carolyn Crozier M.Sc.PI, MCIP, RPP
Principal Planner
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Region of Waterloo
February 08, 2018
Holly Dyson
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Dyson:
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
150 Frederick Street, 8th Floor
Kitchener ON N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4449
www. reg i o n ofwate r l o o. ca
File: D20-20/
VAR KIT GEN
(1) / KING KIT, Grand River Hospital
(6)/08 WEBER KIT, Lin Corp Solutions Inc.
(9) /04 URBAN, Urban Oakloft Inc.
(10, 14, 15)/53 Fairway, Fusion Homes
(11)/VAR KIT, Revel Development Corp.
(16, 17)/ 55, Silicon North Real Estate Inc.
(18, 19)/VAR KIT, Marlea Developments
Re: Committee of Adjustment Meeting on February 20, 2018, City of Kitchener.
Regional staff have reviewed the following Committee of Adjustment application(s) and
have the following comments:
1. 835 King Street West (SG 2018-002): No concerns.
2. 125 Highland Road East (SG 2018-003): No concerns.
3. 12 Redtail Street (A 2018-005): No concerns.
4. 48 Crosswinds Drive (A 2018-006): No concerns.
5. 56 Crosswinds Drive (A 2018-007): No concerns.
6. 1087 Weber Street East (A 2018-008): No concerns to this application. However,
the owner please be advised that any redevelopment application on these lands
would require a dedicated road widening up to 13.10 metres from Weber Street
centre line.
7. 211 Strange Street (A 2018-009): No concerns.
8. 7 Peachwood Court (A 2018-010): No concerns.
9. 241 and 247 Ottawa Street South (A 2018-011): No concerns.
10.481 Rivertrail Avenue (A 2018-012): No concerns.
11. 65, 71 and 79 Madison Avenue South (A 2018-013): No concerns.
12. 223 to 235 Heiman Street (A 2018-014): No concerns.
13.298 Mill Street (A 2018-015): No concerns.
14.139 Rockcliffe Drive (future) (A 2018-016): No concerns.
15.143 Rockcliffe Drive (future) (A 2018-017): No concerns.
16. 647 Victoria Street South (A 2018-018): No concerns.
17. 659 Victoria Street South (A 2018-019): No concerns.
DOCS: 2643154
18. 185 Forfar Avenue (A 2018-020): No concerns.
19.185 Forfar Avenue (A 2018-021): No concerns.
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
development(s) prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application number(s) listed. If a
site is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application number(s) to the
undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4757 ext 3867
' Grand River Conservation Authority
Resource Management Division
Beth Brown, Supervisor of
Resource Planning
PLAN REVIEW REPORT: City of Kitchener
Holly Dyson
400 Clyde Road, P.O. Box 729
Cambridge, Ontario N1 R 5W6
Phone: (519) 621-2761 ext. 2307
E-mail: bbrown@grandriver.ca
DATE: January 31, 2018 YOUR FILE: See below
RE. Applications for Signs:
SG 2018-002 835 King Street West
SG 2018-003 125 Highland Road East
Applications for Minor Variance:
A 2018-005
12 Redtail Street
A 2018-006
48 Crosswinds Drive
A 2018-007
56 Crosswinds Drive
A 2018-008
1087 Weber Street East
A 2018-009
211 Strange Street
A 2018-010
Peachwood Court
A 2018-011
241-247 Ottawa Street South
A 2018-012
481 Rivertrail Avenue
A 2018-013
65, 71 & 79 Madison Avenue South
A 2018-015
298 Mill Street
A 2018-016
Rockcliffe Drive (future # 139)
A 2018-017
Rockcliffe Drive (future #143)
A 2018-018
647 Victoria Street South
A 2018-019
659 Victoria Street South
A 2018-020
185 Forfar Avenue (corner lot)
A 2018-021
185 Forfar Avenue (interior lot)
Applications for Consent:
B 2018-005
94 Morgan Avenue
B 2018-006 to 009 883 Doon Village Road
B 2018-010
Rockcliffe Drive (future #155-163)
B 2018-011
Rockcliffe Drive (future #159-163)
B 2018-012
Rockcliffe Drive (future #139 & 143)
B 2018-013
647 Victoria Street South
B 2018-014
185 Forfar Avenue (corner lot)
B 2018-015
185 Forfar Avenue (interior lot)
GRCA COMMENT*:
The above noted applications are located outside the Grand River Conservation Authority areas
of interest. As such, we will not undertake a review of the applications and plan review fees will
not be required. If you have any questions, or require additional information, please contact me.
Sincerely,
Beth Brown
Supervisor of Resource Planning
*These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1 of 1
Grand River Conservation Authority.