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HomeMy WebLinkAboutCSD-18-082 - B 2018-025 - 50 Brookside Cresecentl Staff Report KITCHENER Camt?11nityServi(8sDepartment wwwkrtchenerca REPORT TO: Committee of Adjustment DATE OF MEETING: April 17, 2018 SUBMITTED BY: Juliane von Westerholt, Senior Planner 519-741-2200 ext. 7157 PREPARED BY: Craig Dumart, Junior Planner - 519-741-2200 ext. 7073 WARD: 5 DATE OF REPORT: April 6, 2018 REPORT #: CSD -18-082 SUBJECT: APPLICATION #: B2018-025 50 Brookside Crescent Applicant: Michael Krause Recommendation to approve with conditions I Sfi � 180Z2 155 tom- TW - /:5. 0 -r Location Map: 50 Brookside Crescent �W Book RECOMMENDATION That application B2018-025 requesting consent to sever the subject property into two lots, be approved subject to the following conditions: 1. That the owner makes satisfactory arrangements with the City of Kitchener for the payment of any outstanding Municipal property taxes and/or local improvement charges. 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 pay to the City of Kitchener a cash -in -lieu contribution for park dedication in the amount of $4,379.20 equal to 5% of the value of the lands to be severed. 4. That, prior to final approval, the applicant submits the Consent Application Review Fee of $700.00 to the Region of Waterloo. 5. That the owner enters into a modified subdivision agreement with the City of Kitchener to be prepared by the City Solicitor to the satisfaction of the City's Director of Planning, and registered on title of the severed lands. Said agreement shall include the following special conditions: Prior to April 17, 2019 (i.e., within 1 year of the date of the decision) That the SUBDIVIDER shall prepare a Tree Preservation Plan/ Enhancement Plan for the severed lots, and the retained lot, in accordance with the City's Tree Management Policy, each of which is to be approved by the City's Director of Planning. Such plans shall include, among other matters, retention of street trees along Brookside Crescent adjacent to the proposed lot, identification of proposed driveways, proposed building envelopes / work zones, landscaped areas, proposed additional street trees, and vegetation to be preserved. Prior to Endorsement of the Deeds associated with consent application B2018-025 or April 17, 2020, whichever shall occur first The SUBDIVIDER agrees to implement the mitigation measures, including front yard setback, building height, dwelling and garage design, materials, and colours, related to the proposed new dwelling on the severed lands in accordance with the approved Heritage Impact Assessment, prepared by CHC Limited, dated March 14, 2018, to the satisfaction of the CITY's Director of Planning. Further, the approved Heritage Impact Assessment shall be registered on title of the subject lands, and attached to the subdivision agreement. Prior to Grading, Tree Removal, or Issuance of any Building Permits, whichever shall occur first The SUBDIVIDER shall implement all approved measures for the protection of trees as approved in the Tree Preservation Plan (where applicable) and to provide written certification from the SUBDIVIDER'S Environmental Consultant to the CITY'S Director of Planning that all protection measures have been implemented and inspected, in accordance with the CITY'S Tree Management Policy. No changes to the said plans shall be granted, except with the prior approval of the City's Director of Planning. E Prior to Application for and Issuance of any Building Permits The SUBDIVIDER agrees that the retained lands will be designated under Part IV of the Ontario Heritage Act in accordance with the heritage attributes listed in the approved Heritage Impact Assessment, prepared by CHC Limited, dated March 14, 2018. The SUBDIVIDER agrees to submit building elevation, building location, and lot grading drawings for the Severed Lands in accordance with the approved Heritage Impact Assessment, prepared by CHC Limited, dated March 14, 2018, for approval by the CITY'S Director of Planning. The SUBDIVIDER further agrees that dwellings shall be designed and constructed in accordance with the approved plans, to the satisfaction of the CITY's Chief Building Official. Other Time Frames The SUBDIVIDER agrees that no building permit shall be applied for or issued for the Severed Lands unless the building designs are in accordance with the approved Heritage Impact Assessment and the approved building elevation drawings to the satisfaction of the CITY's Chief Building Official and the CITY's Director of Planning. The SUBDIVIDER and subsequent OWNER's of the affected lot are advised that this requirement shall also apply to future additions and major alterations. • The SUBDIVIDER agrees to develop the severed lands in accordance with the approved Heritage Impact Assessment and the approved building elevation drawings, to the satisfaction of the CITY's Director of Planning. That prior to the final approval of the plan to be registered, the SUBDIVIDER shall fulfill the following: The SUBDIVIDER shall register the approved Heritage Impact Assessment on title of the severed lands, and attach the approved Heritage Impact Assessment to the subdivision agreement. 6. That the owner make satisfactory financial arrangements with the Engineering Division for the installation of new services that may be required to service lands all prior to severance approval. 7. That the Owner makes arrangements financial or otherwise for the relocation of any existing City -owned street furniture, signs, hydrants, utility poles, wires or lines, as required, to the satisfaction of the appropriate City department. 8. That the Owner provide a servicing plan showing outlets to the municipal servicing system to the satisfaction of the Director of Engineering Services for the severed and retained lands. 9. That any new driveways be built to City of Kitchener standards at the Owner's expense prior to occupancy of the building to the satisfaction of the City's Engineering Division. 10. That the Owner submit a complete Development and Reconstruction As -Recorded Tracking Form (as per the Public Sector Accounting Board (PSAB) S. 3150) 3 together 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 Director of Engineering Services for the retained lands. 11. That the owner provides Engineering staff with confirmation 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 to the satisfaction of the Director of Engineering Services. 12. In accordance with Section 53 of the Ontario Water Resources Act, an environmental compliance approval for sewage works will be required by the Ministry of Environment and Climate Control for the extension of the municipal sewer to the satisfaction of the Director of Engineering prior to approval. 13. That the Owner obtain building permits for servicing and or construction of a new unit. I (,pT 16—T iOT 162 i LOT 16? i ,° Lr+ 158 �n u n - • I r _a Y _ ——H54n_42, E: J —_ I I X7459 . Sym. - LOT Y% 61 OGif '0- rt 1 i zs )T 1 STOREY 27450: LOT M # STCREY 1 SftCYiEY y. ST$E t FRAME HW3E lEl2 50 paw r _ rr ._ 7 . p� W ..._ _�___.7 __ ____________ .. - - _,.Y . 1 J,- 47782 r �. 0-52 rp¢ BROOKSVE CRESMVT Proposed lot fabric REPORT The subject property is designated as Low Rise Residential in the 2014 Official Plan and zoned Residential Four Zone (R-4) in the Zoning By-law. The lands are currently developed with an existing single detached dwelling. The owner is proposing to sever the lot into two lots and keep the existing single detached dwelling on the retained lot. The existing development of the 0 neighbourhood consists of a mix of single detached dwellings, duplex dwellings and street fronting townhouse dwellings. The owner is requesting permission to sever the subject lands with the intent to develop the severed lands with a single detached dwelling. The first severed lot would have a lot width of 9.52 metres, a depth of 35.448 metres, and an area 337.46 square metres. The retained lot would have a lot width of 46.632 metres, a depth of 43.464 metres, and an area of 2037 square metres. City Planning staff conducted a site inspection of the property on March 20, 2018. Existing single detached dwelling at 50 Brookside Crescent. Planning Comments: 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 is of the opinion that the proposed severance conforms to the City's Official Plan and will allow for orderly development that is compatible with the existing community. The severed and retained lots comply with the regulations of the Residential Four Zone (R-4). The dimensions and shapes of the proposed lots are appropriate and suitable for the proposed use of the lands, the lands front on an established public street, and both parcels of land can be serviced with independent and adequate service connections to municipal services. Staff is further of the opinion that the proposal is consistent with the Provincial Policy Statement and conforms to the Growth Plan for the Greater Golden Horseshoe. A The existing single family dwelling on the retained lands is listed as a non -designated property of cultural heritage value or interest on the City's Municipal Heritage Register. A Heritage Impact Assessment (HIA) has been approved to ensure that the proposed new lot was consistent with Provincial, Regional and Municipal policies relating to the conservation of cultural heritage resources. For more details refer to the Heritage Planning comments below. Based on the foregoing, Planning staff recommends that Consent Applications B 2018-025 requesting consent to sever the subject property into two lots, be approved, subject to the conditions listed in the Recommendation section of this report. Heritage Planning Comments: The property municipally addressed as 50 Brookside Crescent is listed as a non -designated property of cultural heritage value or interest on the City's Municipal Heritage Register. The submission and approval of a Heritage Impact Assessment (HIA) was made a requirement of the processing of the Committee of Adjustment application in order to ensure that the proposed new lot had regard for and was consistent with Provincial, Regional and Municipal policies relating to the conservation of cultural heritage resources. A draft HIA prepared by CHC Limited dated February 13, 2018 was submitted and scheduled for comment by the City's Heritage Kitchener committee on Tuesday, March 6, 2018. Several members spoke in support of the HIA. A few members expressed a desire to maintain the size of the lot. Heritage Planning staff has considered these comments. Heritage Planning staff agrees with the conclusions of the HIA, which indicate that the rural and agricultural context has been lost and that views as you approach the farmhouse from either direction are partially obstructed. In addition, the views are not long or wide, and do not form part of a terminating vista. As a result, it is the opinion of Heritage Planning staff that the size of the lot is not a heritage attribute. A final HIA prepared by CHC Limited dated March 14, 2018 was submitted in relation to Committee of Adjustment application B2018-025. The HIA concluded that the original c. 1855 farmhouse with its summer kitchen wing is a heritage attribute of the property. The HIA also concluded that the proposed severance will not result in any loss of cultural heritage value, will have minimal impact on the streetscape and neighbourhood context, and will have no impact on the heritage attributes of the property. The HIA recommended mitigative measures to address impacts to the streetscape and neighbourhood context, including: establishing a minimum 6.0 metre setback from the front lot line; complying with all other yard setbacks outlined in the Zoning By-law; limiting the new dwelling to a height of 1 or 1.5 storeys; designing the new dwelling with a garage that is located flush or behind the front fagade; requiring building elevations to be submitted for review and approval to ensure the design, colour and construction materials are compatible with the adjacent heritage building and the broader neighbourhood; and, requiring a tree preservation plan to be submitted for review and approval. The HIA also recommended that the original c. 1855 farmhouse with its summer kitchen wing be designated under Part IV of the Ontario Heritage Act. As a result, the existing farmhouse will be conserved on the retained lands. The final HIA was approved by the Director of Planning on April 4, 2018. The appropriate tools to conserve the farmhouse include designating the retained lands under Part IV of the Ontario Heritage Act and implementing the mitigative measures and M recommendations of the HIA through conditions. A number of consent conditions have been prepared to ensure the conservation of the farmhouse. In general, the consent conditions address the following: • requiring the owner to enter into a modified subdivision agreement to be registered on title of the lands in order to ensure: o the retained lands are designated under Part IV of the Ontario Heritage Act; o the owner designs and constructs the new dwelling in accordance with the recommendations of the approved HIA (e.g. front yard setback, building height, etc.); o the owner submits and receives approval for building elevation drawings, building location drawings, and lot grading drawings for the new dwelling; and, o the owner submits and receives approval for a Tree Preservation Plan for the severed and retained lands. Based on the above comments, Heritage Planning staff has no concerns with the proposed consent subject to implementation of the mitigative measures and recommendations of the approved HIA. As a result, Heritage Planning staff recommend the following conditions: • That the owner enter into a modified subdivision agreement with the City of Kitchener to be prepared by the City Solicitor to the satisfaction of the City's Director of Planning, and registered on title of the severed lands. Said agreement shall include the following special conditions: Prior to April 17, 2018 (i.e., within 1 year of the date of the decision) That the SUBDIVIDER shall prepare a Tree Preservation Plan for the severed lots, and the retained lot, in accordance with the City's Tree Management Policy, each of which is to be approved by the City's Director of Planning. Such plans shall include, among other matters, retention of street trees along Brookside Crescent adjacent to the proposed lot, identification of proposed driveways, proposed building envelopes / work zones, landscaped areas, proposed additional street trees, and vegetation to be preserved. Prior to Endorsement of the Deeds associated with consent application B2018-025 or April 17, 2020, whichever shall occur first The SUBDIVIDER agrees to implement the mitigation measures, including front yard setback, building height, dwelling and garage design, materials, and colours, related to the proposed new dwelling on the severed lands in accordance with the approved Heritage Impact Assessment, prepared by CHC Limited, dated March 14, 2018, to the satisfaction of the CITY's Director of Planning. Further, the approved Heritage Impact Assessment shall be registered on title of the subject lands, and attached to the subdivision agreement. Prior to Grading, Tree Removal, or Issuance of any Building Permits, whichever shall occur first The SUBDIVIDER shall implement all approved measures for the protection of trees as approved in the Tree Preservation Plan (where applicable) and to provide written certification from the SUBDIVIDER'S Environmental Consultant to the CITY'S Director of Planning that all protection measures have been implemented and inspected, in accordance with the CITY'S Tree Management Policy. No changes to the said plans 7 shall be granted, except with the prior approval of the City's Director of Planning. Prior to Application for and Issuance of any Building Permits • The SUBDIVIDER agrees that the retained lands will be designated under Part IV of the Ontario Heritage Act in accordance with the heritage attributes listed in the approved Heritage Impact Assessment, prepared by CHC Limited, dated March 14, 2018. The SUBDIVIDER agrees to submit building elevation, building location, and lot grading drawings for the Severed Lands in accordance with the approved Heritage Impact Assessment, prepared by CHC Limited, dated March 14, 2018, for approval by the CITY'S Director of Planning. The SUBDIVIDER further agrees that dwellings shall be designed and constructed in accordance with the approved plans, to the satisfaction of the CITY's Chief Building Official. Other Time Frames The SUBDIVIDER agrees that no building permit shall be applied for or issued for the Severed Lands unless the building designs are in accordance with the approved Heritage Impact Assessment and the approved building elevation drawings to the satisfaction of the CITY's Chief Building Official and the CITY's Director of Planning. The SUBDIVIDER and subsequent OWNER's of the affected lot are advised that this requirement shall also apply to future additions and major alterations. • The SUBDIVIDER agrees to develop the severed lands in accordance with the approved Heritage Impact Assessment and the approved building elevation drawings, to the satisfaction of the CITY's Director of Planning. That prior to the final approval of the plan to be registered, the SUBDIVIDER shall fulfill the following: • The SUBDIVIDER shall register the approved Heritage Impact Assessment on title of the severed lands, and attach the approved Heritage Impact Assessment to the subdivision agreement. Engineering Comments: • 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 services that may be required to service this property, all prior to severance approval. Our records indicate municipal water and sanitary services are currently available to service this property. Storm services are not available in front of this property off Brookside Crescent. Each severed lot will require a sanitary, a storm and a water service, therefore the storm sewer will need to be extended to the property. 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 Natasha Prepas-Strobeck (519-741-2200 ext. 7136). • Any new driveways are to be built to City of Kitchener standards. All work is at the owner's expense and all work needs to be completed prior to occupancy of the building. R • 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. • In accordance with Section 53 of the Ontario Water Resources Act, an environmental compliance approval for sewage works will be required by the Ministry of Environment and Climate Control for the extension of the municipal sewer to the satisfaction of the Director of Engineering prior to approval. Environmental Planning Comments: The owner must enter into an agreement registered on title of both the severed and retained lands requiring a tree preservation / enhancement plan be submitted and approved before a building permit will be issued. Operations Comments: Cash -in -lieu of park land dedication will be required on the severed parcel as a new development lot will be created. The cash -in -lieu dedication required is $4,379.20 Park Dedication is calculated at 5% of the new development lot only, with a land valuation calculated by the lineal frontage (9.52) at a land value of $9,200 per frontage meter. Building Comments: The Building Division has no objections to the proposed consent. Region of Waterloo and Area Municipalities' Design Guidelines and Supplemental Specifications for Municipal Services (DGSSMS) allows only one service per lot. Should a severance be approved, additional services will be required for severed lot — a building permit will be required for this work. Separate building permit(s) will also be required for construction of new unit. Transportation Comments: Transportation Services has no concerns with the proposed application. Craig Dumart, BES, MCIP, RPP Junior Planner Juliane von Westerholt BES, MCIP, RPP Senior Planner 0 Region of Waterloo File No. D20-20/18 KIT April 6, 2018 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 N213 4A Canada Telephone:519-575-4400 TTY: 519-575-4608 Fax: 519-575-4466 www. regionofwaterloo.ca Matthew Colley 575-4757 ext. 3210 Re: Comments for Consent Applications B2018-016, B2018-024 to B2018-025, B2018-028 to B2018-030 Committee of Adjustment Hearing April 17, 2018 CITY OF KI TCHENER B 2018-016 3 Chapel Hill Roy and Murielle Stewart The purpose of this application is to create a new lot for residential development. The application was amended slightly in regards to the easement and location. No changes were made with the severance to this amended application. The Region's previous comments regarding B2016-016 still apply. 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. Document Number: 2693646 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: "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 Document Number: 2693646 the sound level limits of the Regional of Waterloo and the Ministry of the Environment and Climate change." ii. "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." B 2018-024 259, 275 and 335 Gage Avenue Twin City Dry Storage Ltd. The purpose of this application is to sever 335 Gage Avenue from 259-275 Gage Avenue. The parcels will contain existing buildings and no changes to existing industrial uses are proposed. 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. B 2018-025 50 Brookside Crescent Michael Krause 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. Document Number: 2693646 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. B 2018-028 Rockcliffe Drive (future #119-127) Primelands Developments (2003) Limited The purpose of the application is to create new lots from existing blocks created as part of the registration of Stage 4b within the Huron Woods subdivision. Regional staff has no objection to the application. B 2018-029 Rockcliffe Drive (future #123-127) Primelands Developments (2003) Limited The purpose of the application is to create new lots from existing blocks created as part of the registration of Stage 4b within the Huron Woods subdivision. Regional staff has no objection to the application. B 2018-030 151 Fifth Avenue Vladan Knezevic The purpose of the application is to create a new lot for future 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. Water Services: 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 327.8mASL 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. Document Number: 2693646 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. 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, Matthew Colley Principal Planner Document Number: 2693646 Grand River Conservation Authority Resource Management Division Trisha Hughes, Resource Planner PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: April 5, 2018 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N1 R 5W6 Phone: (519) 621-2761 ext. 2319 E-mail: thug hes@g randriver. ca YOUR FILE: See below RE: Applications for Minor Variance: A 2018-024(amended) 2 Crossbridge Avenue A 2018-030 397 Greenfield Avenue A 2018-033 14 Ellen Street West A 2018-034 731 Huron Road A 2018-035 47 Floyd Street A 2018-036 810 Frederick Street A 2018-037 396 Victoria Street South A 2018-038 105 Brubacher Street A 2018-039 Rockcliffe Drive (future #123) A 2018-040 Rockcliffe Drive (future #127) A 2018-041 151 Fifth Avenue A 2018-042 151 Fifth Avenue Applications for Consent: B 2018-016(amended) 3 Chapel Hill Drive B 2018-024 259, 275 & 335 Gage Avenue B 2018-025 50 Brookside Crescent B 2018-028 Rockcliffe Drive (future #119-127) B 2018-029 Rockcliffe Drive (future #123 & 127) B 2018-030 151 Fifth Avenue 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, Trisha Hughes Resource Planner Grand River Conservation Authority TH/dp *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1 of ] Grand River Conservation Authority.