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HomeMy WebLinkAboutCSD-18-062 - B 2018-016 - 3 Chapel Hill DrHolly Dyson From: Mike Nielsen <artech@rogers.com> Sent: 12 March, 2018 12:42 PM To: Andrew Pinnell Cc: Brian Bateman; Dianna Saunderson; Holly Dyson; Juliane vonWesterholt; Jason Brule; Linda Cooper Subject: RE: 3 Chapel Hill Drive - Consent Application B2018-016 Hi Andrew, As per our discussion I would like to request the deferral with regard to the easement revisions needed to satisfy comments provided by the engineering department. The revisions will include the relocation of the proposed sanitary services and locating the easement wholly on the private property. thank you for your comments and I look forward to the re submission Mike Nielsen 519-729-0516 From: Andrew.Pinnell@kitchener.ca[mailto:Andrew.Pinnell@kitchener.ca] Sent: March 12, 2018 10:18 AM To: artech@rogers.com Cc: Brian.Bateman@kitchener.ca; Dian na.Saunderson@kitchener.ca; Holly. Dyson@kitchener.ca; Juliane.vonWesterholt@kitchener.ca; Jason.Brule@kitchener.ca; Linda. Cooper@kitchener.ca Subject: 3 Chapel Hill Drive - Consent Application B2018-016 Importance: High Hi Mike, Please note that the below matter is time -sensitive. Further to our phone conversation and Jason Brule's below comments, Engineering Services staff is not able to support the sanitary sewer easement as proposed because it is not located wholly on private property, but rather is located partly on the City's right-of-way. One recommendation option is for you to request a deferral of the application to a subsequent meeting with the intention of revising the easement request. I understand from Jason that the easement should be located wholly on the severed lands and be a minimum width of 5.0 metres, with 2.5 metres of easement on either side of the sanitary pipe. This may mean that the sanitary pipe would have to be relocated, which in turn may mean that the easement would have to be relocated and the that the dimensions would have to be revised. Consequently, the proposed house and driveway location may need to be changed. I strongly suggest that before you re -submit, you meet with Engineering Services staff to confirm that the proposed servicing and easement are supportable. Jason is copied and his phone number is 519-741-2200 ext. 7419. Should you request a deferral, you will need to submit the deferral fee along with a new full package of consent applications and drawings. The deadlines for complete submission for subsequent meetings are today (March 12th) for an April 17th meeting. A more realistic option is to submit for the subsequent deadline of April 9th for a May 15th meeting. Any questions in this regard should be directed to Dianna Saunderson, Committee Administrator (copied; 519-741- 2200 ext.7277) or Holly Dyson (copied; ext. 7594). 1 Alternatively, we would be looking at a refusal recommendation. Please advise this morning how you wish to proceed. Sincerely, Andrew Pinnell, MCIP, RPP Planner I Planning Division I City of Kitchener 519-741-2200 x7668 I TTY 1-866-969-9994 1 andrew.pinnella-kitchener.ca B2018-016, 3 Chapel Hill Drive • Severance of any blocks within the subject lands will require separate, individual service connections for sanitary, storm, and water, in accordance with City policies. The sump pump should be connected to a service lateral going to the municipal storm sewer. • The owner is required to make satisfactory financial arrangements with the Engineering Division for the installation of new ones that may be required to service this property, all prior to severance approval. Our records indicate sanitary, storm and water municipal services are currently available to service this property. Any further enquiries in this regard should be directed to Jason Brule (519-741- 2200 ext. 7419). • Any new driveways are to be built to City of Kitchener standards. 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 and proposed easements will be required to the satisfaction of the Engineering Division prior to severance approval. The sanitary service being installed for the retained property will be a private service with easement through the severed property. The City of Kitchener will not be party to this easement. Also the easement should be shown wholly on private property. • 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 building 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. Virus -free. www.avq.com J Staff Report KIT('HEItiTER Community Services Department www.kitchenerca REPORT TO: Committee of Adjustment DATE OF MEETING: March 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: 4 DATE OF REPORT: March 12, 2018 REPORT #: CSD -18-062 SUBJECT: Application Nos: B2018-016 Address: 3 Chapel Hill Drive Owner: Roy and Murielle Stewart Summarized Recommendation: Defer RECOMMENDATION That Consent Application B2018-016 requesting consent to create a new lot with an approximate lot width of 30.7 metres, a depth ranging between 34.9 and 40.9 metres, and an area of 1,206 square metres be deferred. REPORT Planning Comments: The subject property is located at the southeast corner of Caryndale Drive and Chapel Hill Drive, in the Doon South Planning Community. The application proposes to sever one lot and create a sanitary servicing easement that would allow the retained lot to be serviced through the severed lot. The applicant is requesting deferral to the subsequent Committee of Adjustment meeting in order to allow time to revise the sanitary easement request. Engineering Services does not support the sanitary easement as proposed because it is located partly on the City's Caryndale Drive right-of-way. Engineering Services has advised that the easement should be wholly located on the severed lot. The applicant is requesting deferral in order to provide time to accommodate Engineering Services' comments and revise the easement request. Planning staff supports the deferral request as it will allow an opportunity for the applicant to modify the proposal in a way that would allow staff support. Andrew Pinnell, MCIP, RPP Juliane von Westerholt, MCIP, RPP Planner Senior Planner Attach: Email from applicant requesting deferral *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Region of Waterloo Mra►rem 111134i1rZi1liE:3:411 March 12, 2018 Holly Dyson Committee of Adjustment City of Kitchener P.O. Box 1118 200 King Street East Kitchener, ON N2G 4G7 Re: :W111.1911 [1 3 Chapel Hill Roy and Murielle Stewart 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 Comments for Consent Applications B2018-016 to B2018-023 Committee of Adjustment Hearing March 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 Caryndale Drive. The applicant is required to enter into a registered development agreement with the City of Kitchener 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: Document Number: 2677353 "Purchasers / tenants are advised that sound levels due to increasing road traffic on Caryndale Drive 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 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 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: i. "Purchasers / tenants are advised that sound levels due to increasing road traffic on Caryndale Drive 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." Document Number: 2677353 B 2018-017 to B 2018-019 83 Elmsdale Drive Novacore Communities Corporation The purpose of the applications is to sever 83 Elmsdale Drive into three parcels of land under different ownership to permit redevelopment of the lands. Transportation Planning Regional Road Dedication A Regional Road widening and daylight triangle dedication will be required along the subject property frontage with Ottawa Street South. A depositing Reference Plan was completed and the dedication process was started in 2017. The completion of the dedication process will be required prior to final approval of these consent applications. Traffic Site Circulation & Access The subject property has no existing vehicular access directly onto Ottawa Street South. Region of Waterloo staff and the applicant/owner have agreed to a new access from the subject property (Parcel C/retained parcel) to Ottawa Street South directly across from the MacLennan Park entrance. A secondary access to the subject property is located on Elmsdale Drive. A Transportation Impact Study (TIS) was submitted to the Region of Waterloo for review under the OPA/ZCA applications for this property and Regional staff concurred with the conclusions and recommendations of the TIS which included: an eastbound left turn lane on Ottawa Street South at Elmsdale Drive, an eastbound left turn lane on Ottawa Street South at the proposed access, and a pedestrian refuge island on Ottawa Street South at Elmsdale Drive. The TIS found that traffic signals were not warranted at either the Elmsdale Road/Ottawa Street South intersection or the proposed access from the development onto Ottawa Street South. A Regional Road Access Permit will be required for the proposed access onto Ottawa Street and can be deferred to site plan approval. Stormwater Management Region of Waterloo staff have received copies of the "Functional Servicing Plan" completed by WalterFedy and dated June 15, 2015. Recently, updated Engineering Plans and a Functional Servicing Report were completed by WalterFedy in association with the Parcel B townhouse development. Formal comments will be provided to WalterFedy under separate cover and prior to site plan approval. Transit Planning Grand River Transit (GRT) will be implementing a new Xpress route along this section of Ottawa Street South. There will be a designated transit stop for this new Xpress route immediately in front of the proposed development, close to the Ottawa/Elmsdale intersection. An easement for the future transit facilities is being acquired through a separate Site Plan process for the Parcel B townhouse development. Document Number: 2677353 Under this Consent application, GRT staff will require the developer/owner to provide funds for the bus landing pad and shelter pad for the proposed Xpress facilities on Ottawa Street South. The future transit facilities will provide improved rider amenities which will directly service the site. The approximate cost of the bus landing pad will be $6,600 and the approximate cost of the shelter pad will be $2,400, for a total of $9,000. The funds can be provided directly to the Region of Waterloo and will be required prior to final approval of the Consent application. Noise The lands municipally addressed as 83 Elmsdale are subject to a holding provision that requires submission, to the Region's satisfaction, of a detailed stationary and traffic noise study, based on the proposed site plan, to address compatibility. As such, the application will be required, prior to final approval, to enter into a Registered Development Agreement for each of the parcels created, that will require the owner of the parcel to provide a detailed stationary and traffic noise study, prior to site plan approval, and, if required, enter into a Registered Development Agreement with the Regional Municipality of Waterloo and/or City of Kitchener for implementation of the study's recommendations. Other Please note that this section of Ottawa Street South is identified in the Region Transportation Capital Program as up for major re -construction and re -habilitation in the year 2020. For more information regarding this project please contact Mr. William Gilbert (519-575-4603). Any work required in the Ottawa Street South right-of-way will require Municipal Consent and a Regional Road Work Permit. In this regard the applicant/owner will be required to submit 6 copies of the plans illustrating all the proposed grading, servicing, sidewalk and landscaping on the Regional Road to the Region's Transportation Engineering Services Division (Mr. Mike Jones, 519-575-4069). Fees Staff acknowledge receipt of the required Consent Application Review Fees. Regional staff has no objections to the proposed applications subject to the following conditions: B2018-017 (Parcel "A") 1. That prior to final approval, the applicant enter into a Registered Development Agreement that will require the owner of the parcel to provide a detailed stationary and traffic noise study, prior to site plan approval, and, if required, enter into a Registered Development Agreement with the Regional Municipality Document Number: 2677353 of Waterloo and/or City of Kitchener for implementation of the study's recommendations. B2018-018 (Parcel "B") and B2019-019 (Parcel "C") That the City of Kitchener grants the Regional Municipality of Waterloo a temporary easement, satisfactory to the Regional Solicitor, to the easterly monitoring well nests for ongoing access and monitoring until such time as the easterly well nests are moved offsite and the well nests decommissioned subject to terms and conditions satisfactory to the Regional Municipality of Waterloo. 2. That the applicant/owner grants a permanent easement to the Regional Municipality of Waterloo, satisfactory to the Regional Solicitor, for the purposes of ongoing access and monitoring for the monitoring wells adjacent to the Ottawa Street South road allowance on Parcel B as generally illustrated on "Sketch showing Proposed Severance of Part of Lots 3 and 4, Municipal Compiled Plan 1021 and Part of Lot 1, Municipal Compiled Plan 1022 and Part of Lot 3, Municipal Compiled Plan 1026 in the City of Kitchener" File Number KIT -1021 - PL -16632 by ACI Survey Consultants dated June 15, 2015. 3. That the applicant/owner grants a permanent easement to the Regional Municipality of Waterloo, satisfactory to the Regional Solicitor, for the purposes of ongoing access and monitoring for the monitoring wells adjacent to the Ottawa Street South road allowance on Parcel C as generally illustrated on "Sketch showing Proposed Severance of Part of Lots 3 and 4, Municipal Compiled Plan 1021 and Part of Lot 1, Municipal Compiled Plan 1022 and Part of Lot 3, Municipal Compiled Plan 1026 in the City of Kitchener" File Number KIT -1021 - PL -16632 by ACI Survey Consultants dated June 15, 2015. 4. That prior to final approval, the applicant/owner complete the required road widening dedication. 5. That prior to final approval, the applicant enter into a Registered Development Agreement for both Parcel "B" and Parcel "C" that will require the owner of the parcel to provide a detailed stationary and traffic noise study, prior to site plan approval, and, if required, enter into a Registered Development Agreement with the Regional Municipality of Waterloo and/or City of Kitchener for implementation of the study's recommendations. Document Number: 2677353 B2018-020 334-400 King Street West 2040799 Ontario Limited The purpose of the application is to create a new parcel for mixed use 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. 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. B2018-021 to B2018-023 37 and 45 Heiman Street 2466457 Ontario Incorporated The purpose of these applications is to permit a lot addition (-021) and create two new lots for residential development (-022 and -023). Community Planning Fee Pursuant to Region Fee By-law 17-076, the applicant is required to submit the consent application fee of $350 per each new lot created, for a total of $700 prior to final approval. Water Services The applicant is advised that the subject property is located in Kitchener Zone 4 with a static hydraulic grade line of 384 mASL. Any development with a finished road elevation below 327.8 mASL will require individual pressure reducing devices on each water service in accordance with Section B.2.4.7 of the Design Guidelines and Supplemental Specifications for Municipal Services for January 2018. Regional staff has no objection to the applications, subject to the following condition: Document Number: 2677353 1) That prior to final approval, the applicant submit payment to the Region of Waterloo, the Consent Application Review Fee of $350 per lot created, for a total of $700. 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 Document Number: 2677353 Grand River Conservation Authority Resource Management Division Trisha Hughes, Resource Planner 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. 2319 E-mail: thug hes@grand river. ca DATE: February 28, 2018 YOUR FILE: See below RE Applications for Signs: SG 2018-005 54 Queen Street North Applications for Minor Variance: A 2018-022 205 West Oak Trail A 2018-023 51 Simeon Street A 2018-024 2 Crossbridge Avenue A 2018-025 500 Rivertrail Avenue A 2018-026 70 Castlebay Street A 2018-027 156 Rockcliffe Drive A 2018-029 110, 130 & 136 Fergus Avenue A 2018-032 356-400 King Street West Applications for Consent: B 2018-016 3 Chapel Hill Drive B 2018-017 to 019 83 Elmsdale Drive B 2018-020 334-400 King Street West 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, //V'fig Trisha Hughes Resource Planner Grand River Conservation Authority TH/dp *These comments are respectfully submitted as advice and reflect resource concerns within dee scope and mandate of the Page 1 of 1 Grand River Conservation Authority. Holly Dyson From: Mustafa, Shevan <SMustafa@kwhydro.ca> Sent: 02 March, 2018 8:43 AM To: Holly Dyson Subject: Committee of Adjustments Hello Holly, "The Applicant/Authorized Agent should be aware that KWHI has overhead distribution lines below applications to ensure compliance with all applicable standards and regulations, a minimum horizontal distance (setback) of 4.5m is required from the projection of the outermost powerline or 5.5m from the centre line of each pole". • SG 2018-004 • B 2018-016 • B 2018-017 to B 2018-19 • B 2018-021 • B 2018-022 • B 2018-023 Note The values takes into consideration: • The maximum distance a KWHI typical powerline may swing (1.5m) during windy condition. • 3.Om minimum working distance per OHSA • Framing on 7'-6" cross -arm. Outer wire is attached approximately 3'-6" (-1 m) from centre of pole. • If pole line is framed using 9'-6" cross -arm, the distance from centre of pole should be adjusted accordingly. That is, 6.Om from centre line of pole. Regards, Shevan Mustafa, P.Eng Distribution Engineer Kitchener -Wilmot Hydro Inc. 301 Victoria St. South Kitchener, ON N2G 4L2 Phone: (519) 745-4771 EXT. 6399 Fax: (519) 745-0643 Email: smustafa@kwhydro.ca TNs email has been scanned CONFIDENTIALITY NOTICE: This message is intended solely for the use of the individual or entity to whom it is addressed, and may contain privileged or confidential information. If you are not the intended recipient or the person responsible for delivering the material to the intended recipient, you are hereby notified that any dissemination, disclosure, copying or distribution of this communication is strictly prohibited. If you received this communication in error, please notify me immediately by return e-mail and delete this material from your system.