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HomeMy WebLinkAboutDSD-18-068 - B 2018-048 to B 2018-050 - Weichel St at Victoria St SStaff Report KN- Development Services Department www.kitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: July 17, 2018 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Andrew Pinnell, Planner— 519-741-2200 ext. 7668 WARD: 8 DATE OF REPORT: July 6, 2018 REPORT #: DSD -18-068 SUBJECT: B2018-048 through B2018-050 — Northeast Corner of Weichel Street and Victoria Street South Applicant — Scott Patterson (Labreche Patterson & Associates) Owner — 1917171 Ontario Inc. Defer REPORT Planning Comments: The subject property is located at the northeast corner of Weichel Street and Victoria Street South in the Victoria Hills Planning Community. Planning staff visited the site on June 25, 2018. The applications propose to sever three lots with primary frontage on Weichel Street and retain one lot with frontage on Victoria Street South (only). *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Region comments, dated July 6, 2018, indicate that access to the retained lot (which has frontage only on Victoria Street) will not be permitted from Victoria Street South due to deficient sight distance visibility (i.e., a traffic safety issue). Accordingly, the retained lot is not functional and cannot be supported by Planning staff. Because all 3 applications relate to each other, none of the applications can be supported. Planning staff contacted the applicant on June 6, 2018 (via email and phone) and had a phone conversation regarding this issue. The applicant and staff discussed options for the severance of the lands, including the possibility of eliminating the retained lot in favour of deeper lots fronting Weichel Street, which Planning staff said would require the applicant to withdraw the applications and submit new applications. However, no clear direction was provided by the applicant by the report preparation deadline the same day. Accordingly, rather than recommending refusal of the applications, Planning staff is recommending deferral in order to allow the applicant time to consider the options and provide direction regarding how he wishes to proceed. RECOMMENDATION That Consent Applications 132018-048, 132018-049, and B2018-050 requesting consent to create new lots be deferred. Andrew Pinnell, MCIP, RPP Planner Juliane von Westerholt, MCIP, RPP Senior Planner Region of Waterloo File No. D20-20/18 KIT July 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 N2G U 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 B2018-048 through B2018-050 Committee of Adjustment Hearing July 17, 2018 CITY OF KITCHENER B 2018-048 through B 2018-050 Weichel St at Victoria St 19171771 Ontario Inc. c/o Scott Murray The applicant is proposing to sever the land and create three new lots facing Weichel Street and have one retained lot facing Victoria Street South. Each lot would be developed 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 (three proposed severed lots) prior to final approval of the consent. Record of Site Condition: The subject property is part of a former (historical) landfill and is identified as a known threat for environmental contamination due to past and existing uses. In accordance with the Region of Waterloo's Implementation Guidelines for the Review of Document Number: 2772659 Version: 1 Development Applications on or Adjacent to Known and Potentially Contaminated Sites, a Record of Site Condition (RSC) is required prior to final approval of the consent application. Corridor Planning: Regional Road Dedication A dedicated road widening of 7.62 metres daylight triangle will be required at the northeast corner of Victoria Street South/ Weichel Street. A draft reference plan for the road widening/ daylight triangle will need to be prepared by an Ontario Land Surveyor and must be provided for review by Regional staff, prior to depositing the Reference Plan to Land Registry Office. The owner must provide a copy of registered Reference Plan and owner' s legal representative's contact information who would be required to work with Region's Legal staff to complete the required documentation for the dedicated road widening/ daylight triangle. A Phase I and Phase II Environmental Site Assessment (ESA) is required for the portions of lands to be dedicated to the Region and must be excluded from the RSC for the balance of the lands. Access Access to the proposed severed lots must be provided from Weichel Street. The access to the retained lot will not be permitted from Victoria Street South due to deficient sight distance visibility towards west. Therefore, alternate arrangement must be made to provide access to the proposed retained lot via one of the adjacent lots and the severance plan changed accordingly. Environmental Noise A detailed environmental noise study will be required to assess the impacts of transportation noise from Victoria Street South (RR #55) and Westmount Road West (RR #50). The recommendations of the detailed noise study will be required to be implemented as a Regional condition through a registered agreement with the Region of Waterloo. Condition(s) must be secured as accordingly. It is the responsibility of the applicant to ensure the development is not adversely affected by anticipated transportation and/or stationary noise impacts. In this regard the applicant should prepare an Environmental Noise Study. The noise study must be prepared in accordance with MOE NPC -300 Guideline. Document Number: 2772659 Version: 1 The noise consultant must be pre -approved by the Region of Waterloo. The noise consultant is responsible for obtaining current information, applying professional expertise in performing calculations, making detailed and justified recommendations, submitting the Consultant Noise Study Declaration and Owner/Authorized Agent Statement along with three copies of the Environmental Noise Study to the Region of Waterloo. Please note that the Region of Waterloo charges $250 for the preparation of traffic forecasts and review of Environmental Noise Study. The noise consultant preparing the Environmental Noise Study must complete and submit a Transportation Planning Noise Assessment Fee Form and must request forecasted traffic data for the appropriate Regional roadways. The form can be found at: https://www.regionofwaterloo.ca/en/living-here/resources/Design-StandardsINoise- Assessment-Application--Fee-Form. pdf As indicated on the form, traffic forecasts for noise assessments will be prepared within 15 business days of the data of the request, but will be withheld if payment has not been received. Stormwater Management and Site Grading As a condition of the consent, the applicant must submit a Site Grading and Drainage Plan, Site Servicing Plan and Storm Water Management Plan, and enter into any necessary development agreements with the Region to the satisfaction of the Region. The applicant will be required to submit 2 copies of the Site Grading and Drainage Plan(s) and Site Servicing Plan(s), and accompanying Storm Water Management Report to the Region of Waterloo for approval. This should include infiltration of roof top runoff where soils conditions permit, showing drainage details for the subject property, abutting properties and the public road allowance so as to ensure compatible drainage and to show all existing and proposed connections to the municipal storm sewers, sanitary sewers and water mains and all detailed erosion and siltation control features, all to the satisfaction of the Regional Municipality of Waterloo. A private storm water connection to any storm sewer on any Regional Road will be discouraged where an alternate storm water connection is available, or if it is determined that the Regional Road storm sewer does not have the sufficiency (condition or capacity) to accommodate private storm water flows from this site. It is the responsibility of the applicant's engineering consultant to determine a storm water outlet from the site and sufficiency of the receiving storm sewer system and to include this information in the stormwater management report. The applicant or their consultant should contact Mr. Malcolm Lister, Manager, Technical Document Number: 2772659 Version: 1 Services for the Region of Waterloo at 519-575-4432 or at mlister _regionofwaterloo.ca to determine if any engineering plans and/or further information for the Regional Road services are available which may be of assistance. The site must be constructed and graded in accordance with the approved plans and Storm Water Management Report, and the storm water management features maintained in accordance with the suppliers and reports recommendations. The Regional Road allowance must be restored to the satisfaction of the Regional Municipality of Waterloo. Other The following will be required at future development / Site Plan application stage for the proposed development on severed and retained lots: Site Servicing/ Municipal Consent: Servicing plans will require Regional approval through a separate process of Municipal Consent. Also any work required within the Region of Waterloo road allowance will require a Regional Work Permit. In this regard the applicant will be required to submit 6 copies of the plans illustrating all the proposed grading, servicing, sidewalk and landscaping on the Regional Road to the Region's Transportation Engineering Services Division (Mr. Josh Graham, 519-575-4400 ext 3580 or by email at: JGraham(@-regionofwaterloo.ca Water Services: Given the proximity to a 600 mm PVC regional watermain, the applicant should be made aware that no connection to regional watermains will be permitted in accordance with Section B.2.1.4.1 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 for each new residential lot created. 2) That prior to final approval the applicant submit a Record of Site Condition, acknowledged by the Ministry of the Environment, Conservation and Parks, to the Region of Waterloo. 3) That prior to final approval, the applicant complete the required road widening dedication. Document Number: 2772659 Version: 1 4) That prior to final approval, the applicant submit a Stage 1 and 2 Environmental Site Assessment for the portions of land to be dedicated to the Region to the satisfaction of the Region of Waterloo. 5) That prior to final approval, the applicant submit an Environmental Noise Study to the Region of Waterloo for review and approval, and, if necessary, based on the recommendations of the study, enter into a Registered Development Agreement with the Region of Waterloo to implement the recommendations of the study. 6) That prior to final approval, the applicant submit a Site Grading and Drainage Plan, Site Servicing Plan, and Storm Water Management Plan, to the Region of Waterloo for review and approval, and, if necessary, enter into a Registered Development Agreement with the Region of Waterloo. 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, i Matthew Colley Planner Document Number: 2772659 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.