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HomeMy WebLinkAboutDSD-18-066 - B 2018-045 & B 2018-046 - 603 & 605 Lancaster St WStaff Report Development Services Department REPORT TO: DATE OF MEETING: SUBMITTED BY: PREPARED BY: WARD: DATE OF REPORT: REPORT #: SUBJECT: Report: i K n x www. kitchener. ca Committee of Adjustment July 17, 2018 Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 Lisa Thompson, Planning Technician — 519-741-2200 ext. 7847 1 July 9, 2018 DSD -18-065 & DSD -18-066 B2018-045 & B2018-046 603 & 605 Lancaster Street West Approve with Conditions Subject Properties: 603 & 605 Lancaster Street West The applicant is requesting permission to create reciprocal access easements for a mutual driveway over the properties municipally addressed as 603 and 605 Lancaster Street West. A site visit was undertaken on June 28, 2018. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance Planning Comments: The subject lands are located on the west side of Lancaster Street West between Bridge Street and Wagner Place. The front portion of both properties is zoned MU -1 with special provisions 1R, 624R and 421 U, and the rear portion is zoned E-1 with special provision 190U. The Official Plan designation is Mixed Use. The owner of 605 Lancaster Street West applied to the City for a business license, certificate of occupancy and a sign permit for a business to operate out of 605 Lancaster Street West. Through review of these applications it was identified that reciprocal access easements are required in order to establish legal access to parking at the rear of the properties. The buildings on each property were originally constructed prior to the City's requirement for individual property driveways. 603 Lancaster Street West is presently occupied as a duplex with parking in the rear yard and 605 Lancaster Street West is being used as a commercial property, again with parking in the rear. Creating the reciprocal access easements will legalize the driveway access to the rear of both properties in perpetuity. View of single driveway from Lancaster St W. View of single driveway from rear of properties. In order to obtain the required City permits and licenses, the applicant is proposing to establish the reciprocal access easements as follows, and as depicted on the plan attached to the application: B 2018-0045 (Proposed Part 2 in favour of 605 Lancaster Street West) Width — 1.372m Depth — 46.497m Area — 63.793m2 B 2018-046 (Proposed Part 1 in favour of 603 Lancaster Street West) Width — 1.372m Depth — 46.334m Area — 63.570m2 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, staff is satisfied that the creation of the reciprocal access easements is desirable and appropriate. The use of the shared driveway will be legalized to ensure future access for both properties. Planning staff is of the opinion that the access easement proposal is consistent with the Provincial Policy Statement and conforms to the Growth Plan for the Greater Golden Horseshoe. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance Building Comments: No concerns with the proposed applications. Transportation Comments: No concerns with the proposed applications. Engineering Comments: No concerns with the proposed applications. Environmental Planning Comments: As no new development is being proposed Environmental Planning has no concerns. The majority of the properties are within the Laurel Creek - Bridgeport Floodway and Two Zone Fringe and therefore Regulated by the GRCA. It should be noted that both properties have placed fill/encroached onto the property to their rear (10 Woolwich St.) within the riparian area of Laurel Creek and Regulated by the GRCA. The owners should be advised that any future requests to redevelop either property will require the matter of the fill/encroachment to be resolved. RECOMMENDATION: That applications B2018-045 and B2018-046 to create reciprocal access easements as shown on the proposed easement plan submitted in support of the applications, be approved subject to the following conditions: 1. 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. 2. 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 to the satisfaction of the City's Revenue Division. 3. That the Transfer Easement documents required to create the Easements being approved herein shall include the following and shall be approved by the City Solicitor: a. a clear and specific description of the purpose of the Easements and of the rights and privileges being granted therein (including detailed terms and/or conditions of any required maintenance, liability and/or cost sharing provisions related thereto); b. a clause/statement/wording confirming that the Easements being granted shall be maintained and registered on title in perpetuity and shall not be amended, released or otherwise dealt with without the express written consent of the City. 4. That a satisfactory Solicitor's Undertaking to register the approved Transfer Easements and to immediately thereafter provide copies thereof to the City Solicitor be provided to the City Solicitor. Lisa Thompson, CPT Juliane von Westerholt, MCIP, RPP Planning Technician Senior Planner *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance Region of Waterloo 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 dhl 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 N 1 R 5W6 Phone: (519) 621-2761 ext. 2319 Fax: (519) 621-4945 E-mail: thug hes@grandriver.ca DATE: YOUR FILE: GRCA FILE: July 5, 2018 B 2018-045 — 603 Lancaster St W 82018-045-046 — 603 and 605 B 2018-046 — 605 Lancaster St W Lancaster St W RE: Applications for Consent B 2018-045 and B 2018-046 603 and 605 Lancaster Street West, City of Kitchener Ken Wilson/Ajit Arora GRCA COMMENT*: The Grand River Conservation Authority (GRCA) has no objection to the above noted consent applications. BACKGROUND: Resource Issues: Information currently available at our office indicates that the majority of the lands are regulated due to the floodplain of Laurel Creek and the associated allowance around the floodplain. 2. Legislative/Policy Requirements and Implications: This reach of Laurel Creek has been designated as a Two -Zone Floodplain Policy Area. In Two -Zone areas, the floodplain is comprised of two sections - the floodway and the flood fringe. The floodway is the area of the floodplain required to pass the flows of greatest depth and velocity. No new development is permitted within the floodway. The flood fringe lies between the floodway and the edge of the floodplain. Depths and velocities of flooding in the flood fringe are much less than those in the floodway, allowing for limited development to occur if certain criteria are met. A portion of the subject properties are located within the floodway and a portion of the subject properties, closer to Lancaster Street West, is within the flood fringe (map enclosed). It is our understanding that the applicant is proposing to establish a legal easement over both properties for a shared driveway. Based on letters from the landowners dated September 30, 2016 and May 31, 2018, the shared driveway already exists. As such, GRCA has no objection to the proposed severance applications as no new development is being proposed. Please note that any future development proposed within GRCA regulated areas will require prior written approval from the GRCA in the form of a permit pursuant to Ontario Regulation 150/06 — Development, Interference with Wetlands and Alterations to Shorelines and Watercourses Regulation. Any future development within the regulated area on either property would need to conform to the Two Zone Floodplain Policy Area policies within the City of Kitchener Official Plan and the GRCA's Policies for the Administration of Ontario Regulation 150/06. Page 1 of 2 3. Plan Review Fees: The GRCA applies Plan Review Fees for Planning Act applications located within GRCA areas of interest. This application is considered a `minor' consent application and the applicable Plan Review Fee is $400.00. With a copy of this correspondence, the applicant will be invoiced in the amount of $400.00. We trust this information is of assistance. If you have any questions, or require additional information, please contact the undersigned. Sincerely, Trisha Hughes Resource Planner Grand River Conservation Authority Encl. cc. Ken Wilson, Stonebridge Guitars International Inc., 605 Lancaster Street West, Kitchener, ON N2K 1 M5 Ajit Arora, 53 Marchwood Crescent, Richmond Hill, ON L4C 8M5 * These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Grand River Conservation Authority Page 2 of 2 W L Z O N `o_ m v _ E L- ++ N 3 a N '. - N Q O O Q c7 O c a has - v OOry __��En `og �S3 C .. r Q Q am U _ X 5-, o` a O m O I () of T m U d o �' c o v y a` E a 9� p N 'o o G m �? 'Fay a'8Qo-os n- O o y .E m m U m o U n a o o c a N m E a� �'v"3 ��s LD L T a) R U) LO W J �� Q m m E ami C7 ami m W w _ m" O o a) m 'on m O O E "ai T O �at `= o. x E "°mm U aa> )' n O U) oti O a) m N a) - - N '• '�^ a v m O (`�7 d' I� _O N a) ®� No J J J J d 3� to R A!' N ff LL a� o c N O 6 7 L N H S v N'm ' o u ° �cisc N� v U `~ o 1 o o c O N _ O - N N � f N N U) 'rte LO A N L CD • ;,tom 46 f •! r r W W _ V M N _ M 0 _ a z r -��r a Holly Dyson From: Danielle Ingram <Danielle.ingram@waterloo.ca> Sent: 29 June, 2018 9:00 AM To: Holly Dyson Subject: 2018-045 (603 Lancaster St W) & 2018-046 (605 Lancaster St W) Follow Up Flag: Follow up Due By: 05 July, 2018 9:00 AM Flag Status: Flagged Hi Holly, The City of Waterloo has no concerns and will defer to the City of Kitchener planning staff to undertake a planning review and determine the merits of the two consent applications noted above. Thank you, Danielle Ingram Planning Approvals I Integrated Planning & Public Works I City of Waterloo 100 REGINA ST. S. I PO Box 337, STN WATERLOO WATERLOO, ON, N2J 4A8 P: 519.747.8773 1 F: 519.747.8523 1 TTY: 1.886.786.3941 E: danielle.ingram@waterloo.ca www.waterloo.ca I www.twitter.com/citywaterloo www.youtube.com/citywaterloo I www.facebook.com/citywaterloo IMPORTANT NOTICE: This communication (including attachments) is intended solely for the named addressee(s) and may contain information that is privileged, confidential and exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. If you are not the intended recipient of this communication, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited.