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HomeMy WebLinkAboutDSD-18-094 - B 2018-055 - 33 Second AveStaff Report Development Services Department J KIR www.ki tch en er. c a REPORT TO: Committee of Adjustment DATE OF MEETING: August 21, 2018 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Katie Anderl, Senior Planner — 519-741-2200 ext. 7987 WARD: 3 DATE OF REPORT: August 10, 2018 REPORT #: DSD -18-094 SUBJECT: B2018-055 — 33 Second Avenue Applicant — Arvind Paul Singh & Amarjit Singh Approve with Conditions Location Map: 33 Second Avenue *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. REPORT Planning Comments: The subject property is located at 33 Second Avenue and is designated Low Rise Residential in the Official Plan and zoned Residential Four (R-4) in Zoning By-law 85-1. The subject property is located in close proximity to the intersection of Second Avenue and Kingsway Drive and is developed with a single detached dwelling. The applicant is proposing to sever the existing property into two separate lots that will have frontage onto Second Avenue. The existing dwelling is proposed to be removed, and a new single detached dwelling is proposed for each lot. The existing property has a lot width of 20.0 metres, a depth of 40.0 metres and a lot area of 800 square metres. The applicant is proposing to sever the lot in half so that each proposed lot will have a width of 10.0 metres and a lot area of 400 square metres. The proposed lot sizes comply with the zoning by-law. The following application to sever 33 Second Avenue into two separate lots is a resubmission of a previous Committee of Adjustment application that was approved on June 20, 2017 with conditions. As per Section 53(41) of the Planning Act, R.S.O. 1990, c.P.13, as amended, if conditions for a consent have been imposed and the applicant has not, within a period of one year after notice was given, fulfilled the conditions, the application for consent shall be deemed to be refused. The conditions of the previous application approved on June 20, 2017 were not completed by the one year deadline and as such, the application was deemed refused. Therefore the applicant was required to file a new application to permit the proposed consent. No changes to the original application have been made. City Planning staff conducted a site inspection of the property on July 27, 2018 33 Second Avenue As in 2017, the subject application has been considered under the policies of the City's 2014 Official Plan. Where policies are under appeal and there is a direct co -relation to policies of the 1994 Official Plan, staff refer to the former policies. The Low Rise Residential designation supports a full range of low density housing types including single detached dwellings. Policies also require that infill development complement existing buildings and contribute to neighbourhood character. Planning Staff recommend conditions requiring a site plan as well as building elevations to ensure that the proposed dwellings are compatible with and sympathetic to the setbacks, building height, design, character, and streetscape of the surrounding community. In reviewing the site plan and building elevations staff will have regard for the direction and recommendations of the Residential Intensification in Established Neighbourhoods Study, as approved by City Council. 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 (R-4) zone. The dimensions and shapes of the proposed lots are appropriate and suitable for the proposed use of the lands and the lands front on an established public street. Both parcels of land can be serviced with independent service connections to municipal services. Improvements to the Montgomery -Freeport Sanitary Drainage Area are underway and are anticipated to be completed by the end of 2018 at which time adequate services will be available. 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. Based on the foregoing, Planning staff recommends that Consent Application B2018-055 requesting permission to sever the existing property into two lots be approved subject to the conditions outlined in the Recommendation section of this report. 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 the demolition of all existing buildings, as well as construction of all new buildings. Transportation Comments: Transportation Services has no concerns with the proposed application 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. • This property is located in the Montgomery -Freeport Sanitary Drainage Area. There is currently a development freeze in this area until the final phase of the Freeport Sanitary Pumping Station is complete. Engineering will not approve any Off -Site Works applications for this site until the pumping station works are complete. Works are anticipated to be completed by the end of 2018. • 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, 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. Operations Comments: A cash -in -lieu of land park dedication is required on the severed parcel having 10.0 lineal metres frontage, in the amount $4,600.00 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 parcel. Heritage Comments: No cultural heritage issues or concerns Environmental Planning Comments: Conditions applied at this time should be consistent with those applied to the previous application. RECOMMENDATION That Application B2018-055 proposing to sever a lot with a width of 10.0 metres, a depth of 40.0 metres, and a lot area of 400 square metres, 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 owner shall submit a draft reference plan showing the boundaries of the lands to be conveyed for approval by the City's Director of Planning. 4. That a site plan showing the location of the proposed dwellings on both the severed and retained lots, along with elevation drawings, be submitted to the satisfaction of the Director of Planning, illustrating that the proposed dwellings will be compatible with the neighbourhood in terms of massing, scale and design, and that the drawings be approved prior to the issuance of any building permit. 5. That a Demolition Control Application be approved for removal of the existing dwelling. 6. That the owner makes financial arrangements to the satisfaction of the City's Engineering Services for the installation of all new service connections and the removal of redundant services to the retained lands. 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 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) 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, to the satisfaction of the Director of Engineering Services. Where this cannot be achieved, the owner is required 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, at the cost of the Owner. 12. That the owner pay to the City of Kitchener a cash -in -lieu contribution for park dedication on the severed parcel in the amount of $4,600.00. Park Dedication is calculated at the residential rate of 5%, for the severed lands only, with a land valuation calculated by the lineal frontage (10 metres) and a land value of $9,200 per metre of frontage. 13. 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 and retained 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 the Director of Operations, 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 (including street trees) 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 and the Director of Operations Katie Anderl, MCIP, RPP Juliane von Westerholt, MCIP, RPP Senior Planner Senior Planner N* Region of Waterloo File No. D20-20/18 KIT August 13, 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. reg ionofwaterl oo.ca Matthew Colley 575-4757 ext. 3210 Re: Comments for Consent Applications B2018-048 through B2018-049, B2018-0555 through B2018-062 Committee of Adjustment Hearing August 21, 2018 CITY OF KITCHENER B2018-048 and B2018-049 Weichel St at Victoria St 19171771 Ontario Inc. c/o Scott Murray The owner/applicant is proposing to sever the land and create two new residential lots fronting onto Weichel Street. Community Planning: Pursuant to Region Fee By-law 17-076, the owner/applicant is required to submit the Region's Consent Application Fee of $350.00 per new lot 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 Development Applications on or Adjacent to Known and Potentially Contaminated Sites, Document Number: 2798486 Version: 1 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 With the proposed severance plan no severed or retained lots will have access form Victoria Street. The access to all lots will be provided from the adjoining municipal street. 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 owner/applicant to ensure the development is not adversely affected by anticipated transportation and/or stationary noise impacts. In this regard the owner/applicant should prepare an Environmental Noise Study. The noise study must be prepared in accordance with MOE NPC -300 Guideline. The noise consultant must be pre -approved by the Region of Waterloo. The noise consultant is responsible for obtaining current information, applying professional Document Number: 2798486 Version: 1 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: //www. reaionofwaterloo. ca/en/I ivina-here/resources/Desian-Standards/Noise- 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 owner/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 owner/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 owner/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 owner/applicant or their consultant should contact Mr. Malcolm Lister, Manager, Technical Services for the Region of Waterloo at 519-575-4432 or at mlister(d)-regionofwaterloo.ca to determine if any engineering plans and/or further information for the Regional Road services are available which may be of assistance. Document Number: 2798486 Version: 1 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 owner/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 (o�regionofwaterloo.ca Water Services: Given the proximity to a 600 mm PVC regional watermain, the owner/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: 2798486 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. B2018-055 33 Second Avenue Arvind Paul Singh The owner/applicant is proposing a severance to create a new residential lot. Community Planning: Pursuant to Region Fee By-law 17-076, the owner/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 close proximity to Highway 7/8. The owner/ 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 unit 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/sale, and rental agreements: "The purchasers / tenants are advised that sound levels due to increasing road traffic Highway 7/8 may occasionally interfere with some activities of the dwelling Document Number: 2798486 Version: 1 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 Ministry of 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 registered 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 unit 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/ sale, and rental agreements: "The purchasers / tenants are advised that sound levels due to increasing road traffic Highway 7/8 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 Document Number: 2798486 Version: 1 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 Ministry of the Environment, Conservation and Parks (MOECP)". B2018-056 63 Plymouth Road Bojan Bijelic The owner/applicant is proposing a severance to create a new residential lot. Community Planning: Pursuant to Region Fee By-law 17-076, the owner/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 close proximity to Highway 7/8. The owner/ 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 unit 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/sales, and rental agreements: "The purchasers / tenants are advised that sound levels due to increasing road traffic Highway 7/8 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 Document Number: 2798486 Version: 1 remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Waterloo Region and the Ministry of 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 registered 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 unit 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/sales, and rental agreements: "The purchasers / tenants are advised that sound levels due to increasing road traffic Highway 7/8 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 Ministry of the Environment, Conservation and Parks (MOECP)". Document Number: 2798486 Version: 1 B2018-057 103 Plymouth Road Vuk Vujevic and Dario Kokorovic The owner/applicant is proposing a severance to create a new residential lot. Community Planning: Pursuant to Region Fee By-law 17-076, the owner/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 close proximity to Highway 7/8. The owner/ 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 unit 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/sales, and rental agreements: "The purchasers / tenants are advised that sound levels due to increasing road traffic Highway 7/8 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 Ministry of 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 Document Number: 2798486 Version: 1 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 registered 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 unit 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/sales, and rental agreements: "The purchasers / tenants are advised that sound levels due to increasing road traffic Highway 7/8 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 Ministry of the Environment, Conservation and Parks (MOECP)". B2018-058 379-389/399 Queen Street South Michael Puopolo c/o Polocorp Inc. The owner/applicant is proposing an easement in favour of Barra on Queen Inc. for servicing rights (catch basin). Regional staff has no objection to the subject application. Document Number: 2798486 Version: 1 B2018-059 and B2018-060 640 and 654 Trillium Drive and 59 McBrine Place FNF Enterprises Inc. The owner/applicant is proposing a severance to create three individual lots as a result of the title of the three properties merging due to a previous amalgamation of the companies holding the real-estate. 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: 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 per new lot. B2018-061 859 Courtland Avenue East 2008703 Ontario Limited The owner/applicant is proposing easements for the purpose of access and environmental monitoring in favour of Nike Incorporated for the purpose of facilitating monitoring required by a Record of Site Condition. Corridor Planning: Regional Staff have no concerns with the subject application with the understanding that no changes to the existing access on Courtland Avenue East are required for the proposed access/easement purpose. The owner is advised that: a) A Regional Access Permit will be required for any modification or change of use to the existing access. b) A Region of Waterloo Work Permit must be obtained from the Region prior to commencing any construction within the Regional right-of-way. Please refer to the following website for further guidance: https://rmowroadperm its. mirasan.ca/ Regional staff has no objection to the subject application. Document Number: 2798486 Version: 1 B2018-062 560-632 Victoria Street North Weston Foods Canada Inc. / GSP Group Inc. The owner/applicant is proposing to a severance to facilitate the redevelopment of the land for commercial purposes. Community Planning: The Region acknowledges receipt of the required Consent Application Review Fee of $350.00. Corridor Planning: Transit Planning: A transit shelter easement measuring 6.0 metres x 1.2 metres beyond the property line will be required as a condition of approval for the subject application. A draft reference plan that specifies the transit shelter easement as a separate part must be prepared by an Ontario Land Surveyor and provided for review by Regional staff prior to depositing the Reference Plan to the Land Registry Office. The owner/applicant must provide a copy of the registered Reference Plan and the owner/applicant's legal representatives must work with Regional Staff to complete the required documentation for the transit shelter easement. Other The following will be required at future development / Site Plan application stage for the proposed development on severed and retained lots: Access.- Once ccess: Once details for the proposed commercial development are available, the accesses for both retained and severed lots may need to be consolidated and redundant accesses may need to be closed. Further details will be determined at future redevelopment stage once detailed plans are available. A Regional access permit along with appropriate application fee will be required for each new, modified, or to be closed access on Victoria Street North (RR #55). Access Permit application form is available at: https://www.regionofwaterloo.ca/en/resources/Access Perm it-access.pdf Any access within permit control area of MTO jurisdiction will be subject to approval by the appropriate MTO authorities. Document Number: 2798486 Version: 1 Transportation Impact Study. A Transportation Impact Study may be required based on the proposed development plans of future commercial development. Environmental Noise. A detailed environmental noise study may be required to assess the impacts of transportation noise from Victoria Street South (RR #55) and rail noise/vibration from Goderich Exeter Railway for any onsite/offsite noise sensitive land uses on the severed lot. 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. It is the responsibility of the owner/applicant to ensure the development is not adversely affected by anticipated transportation and/or stationary noise impacts. In this regard the owner/applicant should prepare an Environmental Noise Study. The noise study must be prepared in accordance with MOE NPC -300 Guideline. 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/I iving-here/resources/Design-StandardsINoise- Assessment-Application--Fee-Form. odf 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: The owner/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 owner/applicant will be required to submit 2 copies of the Site Grading and Drainage Plan(s) and Site Document Number: 2798486 Version: 1 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 owner/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 owner/applicant or their consultant should contact Mr. Malcolm Lister, Manager, Technical Services for the Region of Waterloo at 519-575-4432 or at mlister(d)-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. Site Servicing/ Municipal Consent.- Servicing onsent:Servicing plans will require Regional approval through a separate process of Municipal Consent. Work Permit: A Region of Waterloo Work Permit must be obtained from the Region of Waterloo prior to commencing construction within the Region's right of way. In this regard, please visit https://rmowroadpermits.mirasan.ca/ for further guidance." Water Services: Given the proximity to a 600 mm Ductile Iron regional watermain, the owner/applicant should be made aware that no connection to regional watermains will be permitted in Document Number: 2798486 Version: 1 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 provide a draft reference plan with the required transit shelter easement to the satisfaction of 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, 1rk., e� Matthew Colley Planner Document Number: 2798486 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 August 10, 2018 YOUR FILE: See below Applications for Signs: SG 2018-008 333 Manitou Drive Applications for Minor Variance: A 2018-070 207 Centennial Court A 2018-072 47 Water Street North A 2018-073 42 Crosswinds Drive A 2018-074 390 Rivertrail Avenue A 2018-075 70 Dumart Place A 2018-076 295 Lancaster Street West, Unit B A 2018-077 388-400 King Street East A 2018-078 120, 130, 140 King Street West, B 2018-055 55 Duke Street West A 2018-079 3 Ridgemount Street A 2018-080 11 Ridgemount Street A 2018-081 13 Ridgemount Street A 2018-082 21 Ridgemount Street A 2018-083 23 Ridgemount Street A 2018-084 31 Ridgemount Street A 2018-085 33 Ridgemount Street A 2018-086 41 Ridgemount Street A 2018-087 3 Sportsman Hill Drive A 2018-088 11 Sportsman Hill Drive A 2018-089 13 Sportsman Hill Drive A 2018-090 21 Sportsman Hill Drive A 2018-091 23 Sportsman Hill Drive A 2018-092 31 Sportsman Hill Drive A 2018-093 33 Sportsman Hill Drive A 2018-094 41 Sportsman Hill Drive Applications for Consent: 31 Young Street & B 2018-048 Weichel Street at Victoria Street South (amended) B 2018-049 Weichel Street at Victoria Street South (amended) B 2018-055 33 Second Avenue B 2018-056 63 Plymouth Road B 2018-057 103 Plymouth Road B 2018-062 560-632 Victoria Street North "These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1 of 2 Grand River Conservation Authority. 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 2 of 2 Grand River Conservation Authority.