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HomeMy WebLinkAboutDSD-18-064 - B 2018-044 - 43 Barclay AveStaff Repoil Development Services Department REPORT TO: DATE OF MEETING SUBMITTED BY: PREPARED BY: WARD: DATE OF REPORT REPORT #: SUBJECT: Committee of Adjustment w R www. kltchener ca July 17, 2018 Juliane von Westerholt, Senior Planner 519-741-2200 ext. 7157 Craig Dumart, Junior Planner - 519-741-2200 ext. 7073 9 June 27, 2018 DSD -18-064 APPLICATION #: B2018-044 43 Barclay Avenue Applicant: Miroslav Orasanin Approve with conditions Location Map: 43 Barclay Avenue l 76 Proposed lot fabric REPORT The subject property is designated as Low Rise Residential in the 2014 Official Plan and zoned Residential Five Zone (R-5) in the Zoning By-law. The subject property is a through -lot with frontage on both Barclay Avenue and South Drive. The Applicant is requesting consent to sever the subject property into two lots. The severed lot would have a frontage along South Drive and the retained lot would have frontage along Barclay Avenue. The existing development of the neighbourhood consists of a mix of single detached dwellings, and low rise multiple dwellings. Lot sizes vary in width, depth, and area. The Applicant is requesting consent to sever the subject property into two lots. The severed lot would have a frontage of 12.51 metres, depth of 21.725 metres, and an area of 244.8 square metres to accommodate a new single detached dwelling, while the retained lot would have a frontage of 12.978 metres, a depth of 22.186 metres, and an area of 282.8 square metres to accommodate the existing single detached dwelling. City Planning staff conducted a site inspection of the property on June 21, 2018. E 43 Barclay Ave existing single detached dwelling Proposed new lot frontage along South Drive 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, both the severed and retained parcels are in conformity with the City's Official Plan and Zoning By-law 85-1. Planning staff is of the opinion that the proposal conforms with the regulations of the Residential Five Zone (R-5). The proposed severance conforms to the City's Official Plan and the configuration of the proposed lots can be considered appropriate for the use of the lands. The lots conform to policy 17.E.20.5 of the Official Plan. Both the retained and severed lots reflect the general scale and character of the established development pattern of surrounding lands. Based on the foregoing, Planning staff recommends that Consent Application B2018-044 requesting consent to sever the subject property into two lots be approved, subject to the conditions listed in the Recommendation section of this report. 3 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. 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 (for new foundations only) and a water 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. • 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. Environmental Planning Comments: Standard condition to enter into an agreement registered on title OF THE SEVERED LANDS ONLY requiring a Tree Preservation / Enhancement Plan be submitted and approved before a Building Permit will be issued will apply. 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 building and the demolition of the detached shed. Transportation Comments: Transportation Services has no concerns with the proposed application subject to the following condition. For the severed portion only, funds for a future concrete sidewalk be provided to the City's Engineering Department along the South Drive frontage. 0 Operations Comments: A cash -in -lieu of land park dedication is required on the severed parcel only, in the amount $5,805.66 as a new development lot will be created as result of the proposed severance. Parkland dedication is calculated at 5% of the per metre lineal frontage land value for the severed portion. The Applicant is advised that there is a City owned tree within the South Drive frontage of the severed lot, which is to be protected from construction related damage and removal in accordance with By-law Chapter 690, Articles 3 and 4. Removal of the tree will require compensation to the City. RECOMMENDATION: I. That application B2018-044 requesting permission to sever the subject property into two lots to allow separate ownership of each semi-detached unit be approved subject to the following conditions: That satisfactory arrangements be made 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 Agn (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. That the owner pay to the City of Kitchener a cash -in -lieu contribution for park dedication equal in the amount of $$5,805.66. which is required on the severed parcel as a new developable lot will be created by the severance. The park land dedication is calculated at the residential rate of 5% of the per metre lineal frontage land value for the severed portion. 4. That the Owner make financial arrangements to the satisfaction of the City's Engineering Division for the installation of any new service connections to the severed and/or retained lands. 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. 6. 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. That the Owner provide a servicing plan showing outlets to the municipal servicing system to the satisfaction of the Director of Engineering Services. That the Owner submit a complete Development and Reconstruction As -Recorded Tracking Form (as per the Public Sector Accounting Board (PSAB) S. 3150) 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 A the satisfaction of the Director of Engineering Services. 9. That the Owner provides Engineering staff with confirmation that the basement elevation 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. 10. That the owner shall enter into an agreement with the City of Kitchener to be prepared by the City Solicitor and registered on title of the severed lands which shall include the following: a) That the owner shall prepare a Tree Preservation/Enhancement Plan for the severed and retained lands in accordance with the City's Tree Management Policy, to be approved by the City's Director of Planning and where necessary, implemented prior to any grading, tree removal or the issuance of building permits. Such plans shall include, among other matters, the identification of a proposed building envelope/work zone, landscaped area and vegetation to be preserved. b) The owner further agrees to implement the approved plan. No changes to the said plan shall be granted except with the prior approval of the City's Director of Planning. 11. The Owner ensures any boulevard tr protected during construction to the Planning. That prior to the issuance satisfactory arrangements financial or existing boulevard trees adjacent to th City's Operations. ees identified by the City for retention are satisfaction of the City's Operations and of a building permit, the Owner makes otherwise for any relocation/removal of any e subject property to the satisfaction of the 12. That the owner provides funds for a future concrete sidewalk for the severed lands only to the City's Engineering Division along the South Drive frontage. 13. That, prior to final approval, the applicant submits the Consent Application Review Fee of $350.00 to the Region of Waterloo. Craig Dumart, BES, MCIP, RPP Junior Planner Juliane von Westerholt, BES, MCIP, RPP Senior Planner N Region of Waterloo File No. D20-20/18 KIT July 9, 2018 Holly Dyson Committee of Adjustment City of Kitchener P.O. Box 1118 200 King Street East Kitchener, ON N2G 4G7 B 2018-044 43 Barclay Ave Miroslav Orasanin PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES Community Planning 150 Frederick Street 8th Floor Kitchener Ontario N2G 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 B2018-044 through B2018-047, B2018-051 through B2018-054 Committee of Adjustment Hearing July 17, 2018 CITY OF KITCHENER The applicant is proposing a lot severance to create a new residential lot. Community Planning: 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: There are no Regional concerns to the above application. However, the owners of the severed and retained lots are advised that the subject lands are located close to the Waterloo International Airport runaway approach surface and therefore occupants may be exposed to the presence and noise from flying aircraft. Document Number: 2769250 Version: 1 Regional staff has no objection to the application subject to the following conditions: 1) That prior to final approval, the applicant submit payment to the Region of Waterloo, the Consent Application Review Fee of $350.00. B 2018-045 and B 2018-046 603 Lancaster St W and 605 Lancaster St W Ajit Arora / Ken Wilson, Stonebridge Guitars International Inc. Application B 2018-045 is proposing to grant an easement along the westerly property line, in favour of the property municipally addressed as 605 Lancaster Street West for access. Application B 2018-046 is proposing to grant an easement along the easterly property line, in favour of the property municipally addressed as 603 Lancaster Street West for access. Corridor Planning: Regional Road Dedication There is no dedicated road widening required for the above applications, keeping in view the existing buildings and porches on the subject properties. However, owners of subject properties (203 and 205 Lancaster Street West) are advised that a future redevelopment application on these lands would require a dedicated road widening of approximately 3.96 metres depth along the entire property frontage to comply with the designated road width of 20.117 metres for Lancaster Street West (RR #29). The road dedication would be required free of any encumbrances and at the owner's cost. Access Permit The existing accesses on the subject properties is functioning as a mutual shared access as confirmed by both property owners in separate letters to the City of Kitchener, as provided in the above applications. Therefore, the owners will be required to apply for a mutual shared Access Permit. No application fee will be required for the access permit. The access permit is application is available at: https://www.regionofwaterloo.ca/en/resources/Access Permit-access.pdf Regional staff has no objection to the application subject to the following conditions: 1) That prior to final approval the applicant obtain a mutual shared Access Permit for the subject properties to the satisfaction of the Region of Waterloo. Document Number: 2769250 Version: 1 B 2018-047 239 Wellington St W Mary Cikic The applicant is proposing to create a new lot intended for the construction of residential duplexes. Community Planning: 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: The severed and retained residential lots will be impacted from road noise due to increased traffic on Wellington Street. Additionally, these lands are in proximity of Metrolinx / Region of Waterloo railway mainlines. The applicant is required to enter into a registered agreement with the Region of Waterloo 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 the severed and retained lots: a) The residential dwellings will be fitted with forced air -ducted heating system suitably sized and designed with provision for the installation of air conditioning in future, at the occupant's discretion. b) The following noise warning clause will be included in all offers of purchase, deeds and rental agreements: "The purchasers / tenants are advised that sound levels due to increasing road traffic on Wellington Street North; and rail noise from Metrolinx / Region of Waterloo railway may occasionally interfere with some activities of the dwelling occupants as the sound levels may exceed the sound level limits of the Waterloo Region and the Ministry of the Environment, Conservation and Parks (MOECP). This dwelling has been fitted with a forced air -ducted heating system and has been designed with the provision of adding central air conditioning at the occupant's discretion. Installation of central air conditioning by the occupant in low and medium density developments will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Waterloo Region and the Environment, Conservation and Parks (MOECP)". "Metrolinx / Region of Waterloo or their assigns or successors in interest has or have a rights-of-way within 300 metres from the land the subject thereof. There Document Number: 2769250 Version: 1 may be alterations to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwelling(s). Metrolinx / Region of Waterloo will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way" Regional staff has no objection to the application subject to the following conditions: 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 enters into a registered development agreement with the Region of Waterloo to include the following noise attenuation measures and noise warning clauses in all offers of purchase/sale or rental agreements for the residential units for both the severed and retained lots: a. The residential dwellings will be fitted with forced air -ducted heating system suitably sized and designed with provision for the installation of air conditioning in future, at the occupant's discretion. b. The following noise warning clause will be included in all offers of purchase, deeds and rental agreements: "The purchasers / tenants are advised that sound levels due to increasing road traffic on Wellington Street North; and rail noise from Metrolinx / Region of Waterloo railway may occasionally interfere with some activities of the dwelling occupants as the sound levels may exceed the sound level limits of the Waterloo Region and the Ministry of the Environment, Conservation and Parks (MOECP). This dwelling has been fitted with a forced air - ducted heating system and has been designed with the provision of adding central air conditioning at the occupant's discretion. Installation of central air conditioning by the occupant in low and medium density developments will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Waterloo Region and the Environment, Conservation and Parks (MOECP)". "Metrolinx / Region of Waterloo or their assigns or successors in interest has or have a rights-of-way within 300 metres from the land Document Number: 2769250 Version: 1 the subject thereof. There may be alterations to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwelling(s). Metrolinx / Region of Waterloo will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way" B 2018-051 304 Park St Michael Prediville The applicant is proposing to create a new lot for residential purposes. Community Planning: 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: The severed and retained lands will be impacted from rail noise from the Goderich Exeter Railway (G. Ex. R.) mainlines. 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 the severed and retained lots: a) The residential dwelling on severed lot will be fitted with forced air -ducted heating system suitably sized and designed with provision for the installation of air conditioning in future, at the occupant's discretion. b) The following noise warning clause will be included in all offers of purchase, deeds and rental agreements for both, severed and retained lots: 1) "The purchasers / tenants are advised that sound levels due to increasing rail noise from Goderich Exeter Railway mainline may occasionally interfere with some activities of the dwelling occupants as the sound levels may exceed the sound level limits of the Waterloo Region and the Ministry of the Environment, Conservation and Parks (MOECP). This dwelling has been fitted with a forced air -ducted heating system and has been Document Number: 2769250 Version: 1 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 Waterloo Region and the Environment, Conservation and Parks (MOECP)". 2) "Goderich Exeter Railway or their assigns or successors in interest has or have a rights-of-way within 300 metres from the land the subject thereof. There may be alterations to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwelling(s). Goderich Exeter Railway will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way" Regional staff has no objection to the application subject to the following conditions: 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 enters 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 the severed and retained lots: a. The residential dwelling on severed lot will be fitted with forced air -ducted heating system suitably sized and designed with provision for the installation of air conditioning in future, at the occupant's discretion. b. The following noise warning clause will be included in all offers of purchase, deeds and rental agreements for both, severed and retained lots: "The purchasers / tenants are advised that sound levels due to increasing rail noise from Goderich Exeter Railway mainline may occasionally interfere with some activities of the dwelling occupants as the sound levels may exceed the sound level limits of the Waterloo Region and the Ministry of the Environment, Conservation Document Number: 2769250 Version: 1 and Parks (MOECP). This dwelling has been fitted with a forced air - ducted heating system and has been designed with the provision of adding central air conditioning at the occupant's discretion. Installation of central air conditioning by the occupant in low and medium density developments will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Waterloo Region and the Environment, Conservation and Parks (MOECP)". ii. "Goderich Exeter Railway or their assigns or successors in interest has or have a rights-of-way within 300 metres from the land the subject thereof. There may be alterations to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwelling(s). Goderich Exeter Railway will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way" B 2018-052 101 Mount Hope St Mohammad Abdullah c/o JEC Properties Inc. The applicant is proposing to sever a parcel of land so each half of a semi-detached residential development can be dealt with separately. Community Planning: 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 conditions: 1) That prior to final approval, the applicant submit payment to the Region of Waterloo, the Consent Application Review Fee of $350.00. Document Number: 2769250 Version: 1 B 2018-053 105 Mount Hope St Mohammad Abdullah c/o JEC Properties Inc. The applicant is proposing to sever a parcel of land so each half of a semi-detached residential development can be dealt with separately. Community Planning: 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 conditions: 1) That prior to final approval, the applicant submit payment to the Region of Waterloo, the Consent Application Review Fee of $350.00. B 2018-054 44 Fifth Ave Goran and Milena Gligorovic The applicant is proposing to sever a parcel of land so each half of a semi-detached residential development can be dealt with separately. Community Planning: 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: The severed and retained lots will be impacted from road noise due to proximity to Highway 7/8 and Kingsway Drive. 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 the severed and retained lots: a) The residential dwelling will be fitted with forced air -ducted heating system suitably sized and designed with provision for the installation of air conditioning in future, at the occupant's discretion. b) The following noise warning clause will be included in all offers of purchase, deeds and rental agreements: Document Number: 2769250 Version: 1 "The purchasers /tenants are advised that sound levels due to increasing road traffic Highway 7/8 and Kingsway Drive may occasionally interfere with some activities of the dwelling occupants as the sound levels may exceed the sound level limits of the Waterloo Region and the Ministry of the Environment, Conservation and Parks (MOECP). This dwelling has been fitted with a forced air -ducted heating system and has been designed with the provision of adding central air conditioning at the occupant's discretion. Installation of central air conditioning by the occupant in low and medium density developments will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Waterloo Region and the Environment, Conservation and Parks (MOECP)". 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 327.8 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 application subject to the following conditions: 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 enters into a development 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 for both the severed and retained lots: a. The residential dwelling will be fitted with forced air -ducted heating system suitably sized and designed with provision for the installation of air conditioning in future, at the occupant's discretion. b. The following noise warning clause will be included in all offers of purchase, deeds and rental agreements: i. "The purchasers / tenants are advised that sound levels due to increasing road traffic Highway 7/8 and Kingsway Drive may occasionally interfere with some activities of the dwelling occupants Document Number: 2769250 Version: 1 as the sound levels may exceed the sound level limits of the Waterloo Region and the Ministry of the Environment, Conservation and Parks (MOECP). This dwelling has been fitted with a forced air - ducted heating system and has been designed with the provision of adding central air conditioning at the occupant's discretion. Installation of central air conditioning by the occupant in low and medium density developments will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Waterloo Region and the Environment, Conservation and Parks (MOECP)". 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 Planner Document Number: 2769250 Version: 1 Grand River Conservation Authority Resource Management Division Trisha Hughes, Resource Planner 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N 1 R 5W6 Phone: (519) 621-2761 ext. 2319 E-mail: thug hes@grand river.ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE RE July 5, 2018 YOUR FILE: See below Applications for Minor Variance: A 2018-057 901 Pebblecreek Court A 2018-058 352 Maple Avenue A 2018-059 39 Susan Crescent A 2018-060 6 Waterwillow Court A 2018-061 1 Adam Street A 2018-063 Doonwoods Crescent A 2018-064 304 Park Street A 2018-065 101 Mount Hope Street A 2018-066 101 Mount Hope Street A 2018-067 105 Mount Hope Street A 2018-068 105 Mount Hope Street A 2018-069 44 Fifth Avenue Applications for Consent: B 2018-044 43 Barclay Avenue B 2018-047 239 Wellington Street North B 2018-048 Weichel Street at Victoria Street South B 2018-049 Weichel Street at Victoria Street South B 2018-050 Weichel Street at Victoria Street South B 2018-051 304 Park Street B 2018-052 101 Mount Hope Street B 2018-053 105 Mount Hope Street B 2018-054 44 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 "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.