Loading...
HomeMy WebLinkAboutCSD-18-065 - B 2018-020 & A 2018-032 - 334-400 King St WJ 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: 10 DATE OF REPORT: March 12, 2018 REPORT #: CSD -18-065 SUBJECT: Application Nos: B2018-020 [334-400 King St W] and A2018-032 [352 King St W (McCabes Restaurant) and 400 King St W (The Beer Store)] Applicant: GSP Group (c/o Heather Price) Owner: 2040799 Ontario Limited Summarized Recommendation: Approve B2018-020 subject to conditions and approve A2018-032 without conditions *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. RECOMMENDATION A. That application B2018-020 requesting consent to create a lot with an approximate lot width of 30.1 metres along King Street West, a depth of 43.6 metres, and an area of 1,303.5 square metres, be approved, subject to the following conditions: 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(ies) to the satisfaction of the City's Revenue Division. 2. 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. 3. That the owner make financial arrangements to the satisfaction of the City's Engineering Services, for the installation of all new service connections (i.e., sanitary, storm, and water) to the severed and retained lands. 4. That the owner make financial arrangements to the satisfaction of the City's Engineering Services for the installation, to City standards, of boulevard landscaping including street trees, and a paved driveway ramp, on the severed lands, or otherwise receive relief from Engineering Services for this requirement. 5. That the owner prepare a servicing plan showing outlets to the municipal servicing system to the satisfaction of Engineering Services. 6. That the owner complete and submit the Development and Reconstruction As - Recorded Tracking Form 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, in accordance with the Public Sector Accounting Board (PSAB) S. 3150, to the satisfaction of the City's to Engineering Services, prior to endorsement of the deed for the severed lands. B. That application A2018-032 requesting a minor variance to: Permit ground floor fagade openings equivalent to 35% of the ground floor fagade area of the existing buildings, whereas a minimum of 50% is required; and increase the permitted distance between display windows or building entrances to 11.5 metres, whereas a maximum spacing of 4.0 metres is required, be approved without conditions. REPORT Planning Comments: The subject property is located on the northeast side of King Street West, between Francis Street and Water Street on the block informally known as the Block that Rocks. The property currently contains The Beer Store at the corner of Francis Street / King Street (400 King Street West), McCabes Restaurant (352 King Street West), and several small storefronts with residential dwelling units above (334 King Street West). The property is designated City Centre District in the City's 2014 Official Plan and is zoned Retail Core Zone (D-1) in the Zoning By-law. Planning staff visited the property on March 12, 2018. The applicant advises that the subject property, which has a range of addresses from 334 King Street West to 400 King Street West, is one lot. This lot is the subject of Consent Application B2018-020 which proposes to sever 334 King Street West from the retained lands which are addressed as 352 King Street West (McCabes) and 400 King Street West (The Beer Store). The severed lot would have a lot width along King Street West of approximately 30.1 metres, a depth of 43.6 metres, and an area of 1,303.5 square metres. The retained lot would have a lot width along King Street West of approximately, 39.5 metres, a depth ranging between 40.0 metres and 43.6 metres, and an area of 1,872.6 square metres. The severed lands are the subject of Site Plan Application SP17/130/K/AP which was approved in principle on February 5, 2018. This Site Plan proposes to construct a 2 storey building with a new LCBO retail store on the ground floor and office space on the second storey. The owner has submitted the subject consent application in order to fulfill a site plan condition which requires that the lot that is to contain the LCBO/office be created prior to final site plan approval. In order to facilitate the consent application, the owner has submitted Minor Variance Application A2018-032 to request relief from Section 14.3 of the Zoning By-law related to facade openings. This variance would apply only to the retained lot only. Through this application, the owner is requesting to: 1. Permit ground floor facade openings equivalent to 35% of the ground floor facade area of the existing buildings, whereas a minimum of 50% is required; and 2. Increase the permitted distance between display windows or building entrances to 11.5 metres, whereas a maximum spacing of 4.0 metres is required. The attached "Glazing Calculations" drawing visually outlines the extent of the facade openings, display windows, and building entrances. In November 2014 the Committee approved Minor Variance Application A2014-076 which related only to 400 King Street West. This variance requested to reduce the facade openings from 50 percent to 33 percent for the proposed King Street facade. A condition was applied to ensure that the variance applied only to the lands subject to Site Plan Application SP13/124/K/LT, which included only 400 King Street West. For this reason, and since no relief was granted for maximum spacing between display windows or building entrances, the subject variance is now required. However, it should be noted that no changes to the facade openings, display windows, or building entrances are proposed. The variance seeks only to legalize the existing situation. It should also be noted that the one area where there is a gap of greater than 4.0 metres between display windows or building entrances contains a significant amount of glazing in the form of spandrel glazing. This gives the illusion of display windows while protecting the privacy of the business (there are staff washrooms a secure warehouse in the area behind the spandrel glazing). 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 offer the following comments. The variances meet the intent of the 2014 Official Plan and Zoning By-law. The primary intent of these policies and regulations is to support human -scaled development along King Street. The existing facade design provides regularly spaced openings along King Street. The exiting situation provides regularly spaced openings, which contributes to the rhythm and interest of the streetscape. The variances would allow the continued use of the property with permitted uses. The City Centre District designation states: 15.D.2.34. The City Centre District will be the predominant location in the Downtown for uses such as: a) all types and sizes of retail; i) restaurants and outdoor patios, excluding drive-through restaurants. 15.D.2.35. The predominant use along King Street will be ground floor retail and restaurants with residential, office, and personal services where appropriate, on upper floors. 15.D.2.42. The City will utilize the Zoning By-law to direct and guide the location of uses and the development or redevelopment of properties in this District in the following ways:... c) impose facade and building height regulations to ensure that buildings maintain a human -scaled form of development along the street... The variances are minor in that they do not cause unacceptably adverse impacts on adjacent properties — the variances propose only to legalize an existing situation. Additionally, the variances are desirable for the appropriate use of the land as they will ensure that human - scaled development continues and that permitted uses will continue. The variances will facilitate the site plan application for the redevelopment of the lands with desirable land uses. 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, the uses of both the severed and retained parcels conform to the City's Official Plan, the dimensions and shapes of the proposed lots are appropriate and suitable for the existing use of the lands, the proposed lots front onto an established public street, and all new lots will be serviced with independent and adequate municipal service connections. The aforementioned variance application would grant minor relief to the retained lot in an appropriate manner. Based on the foregoing, Planning staff recommends that all subject applications be approved, subject to the conditions outlined in the Recommendation section of this report. Heritage Planning Comments: Note that the subject property municipally addressed as 340-400 King Street West is located adjacent to a protected heritage property 404 King Street West that is designated under Part IV of the Ontario Heritage Act. Additionally, the subject property is adjacent to the Warehouse Cultural Heritage Landscape. Heritage Planning staff have reviewed the proposed application and have concluded that there are no negative impacts on the adjacent heritage property or the Cultural Heritage Landscape. Environmental Planning Comments: No concerns. Building Comments: The Building Division has no objections to the proposed consent. Transportation Services Comments: Transportation Services has no concerns with the proposed applications. Engineering Comments: B2018-020, 334-400 King Street West • 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 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. • 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. A2018-032, 356-400 King Street West • Engineering has no concerns. Operations Division Comments: Park land dedication will not be required on the severed parcels. Property falls within the Downtown Core Area and is exempt from dedication purposes. Andrew Pinnell, MCIP, RPP Planner Juliane von Westerholt, MCIP, RPP Senior Planner Attach: Plans Submitted with Subject Application Forms s $s E$9 a % got go in IW v $ In a, m �I Igi� 4 ' M �a=w�c3 n l W 8 U H -L JON J.332JJ_S �13J_' M w a ! I I� I� iiiii FL54'0— s9s2 1.ss.se.lxr+ 3.sraLivr+�j i � !! - rC[ - I '- L a- p gg n a------ e A s a •I p r4� uec-des me card roe des 'z tiaa rca�ars °" Iwd — n R HidON 1311diS SIONVHJ 7 NIA `.]N171 N(7 0901 NO J e Ch W oe 3 0 N V7 S7 W (-0 LL m zrzoeioa [] ori � SNouvinzrvO `JNIZ' 10low or 0 0 LLLL Li Z LL 0¢ I',' U 0 LL R�pp 0 0 F-- Z LL L a^ 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 Region of Waterloo March 06, 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 (3)/58 KIT, Bromberg, Garry, 1415 Huron Road (5, 6)/53 Fairway, Fusion Homes (7, 8) /VAR KIT, Freure North Subdivision (10)/VAR KIT, Emmanuel Bible College 70-136 Fergus Avenue Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener. Regional staff have reviewed the following Committee of Adjustment application(s) and have the following comments: 1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However, the owner should be made aware that any redevelopment application for these lands may require dedicated road widening up to 13.107 metres from Bridge Street centreline. Therefore, it is strongly recommended that the sign be located accordingly. Otherwise, an encroachment agreement with the Region; or actual relocation of the sign would be required at the owner's cost, at such times in future. 2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private property and should comply with City of Kitchener Sign By-law. 3. 205 West Oak Trail (A 2018-022): No concerns. 4. 51 Simeon Street (A 2018-023): No concerns. 5. 2 Crossbridge Avenue (A 2018-024): No concerns. 6. 500 Rivertrail Avenue (A 2018-025): No concerns. 7. 70 Castlebay Street (A 2018-026): No concerns. 8. 150 Rockcliffe Drive (A 2018-027: No concerns. 9. 66 West Avenue (A 2018-028): No concerns. 10.110, 130 and 136 Fergus Avenue (A 2018-029): No concerns. 11.356-420 King Street West (A 2018-032): No concerns. DOCS: 2670864 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 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.