HomeMy WebLinkAboutDSD-18-097 - B 2018-058 - 379-389 Qieen St SStaff Repoil
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Development Services Department www.kitchener.ca
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: Garett Stevenson, Planner - 519-741-2200 ext. 7070
WARD: 9
DATE OF REPORT: August 14, 2018
REPORT NUMBER: DSD -18-097
SUBJECT: Application B2018-058
399 Queen St. S. & 168, 170, 172, 174, 176, 179 & 180 Benton St.
Barra On Queen Inc.
Approve with conditions
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Subject Properties
Background
On November 21, 2017, the Committee of Adjustment approved Severance application 62017-
033 to sever lands addressed as 399 Queen Street South (which had merged with 168 Benton
Street) from lands addressed as 379-389 Queen Street South, and to add the severed lands with
170-172, 176, and 180 Benton Street.
Staff Repoil
Development Services Department
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On December 12, 2017, the Committee of Adjustment approved Severance application 62017-
049 for a below grade severance of a portion of 379-389 Queen Street South to be consolidated
with lands addressed as 399 Queen Street South and 168, 170, 172, 174, 176, 179 & 180 Benton
Street for the purpose of an underground parking structure, along with an easement over the
below grade severed lands in favour of 399 Queen Street South and 168, 170, 172, 174, 176,
179 & 180 Benton Street for the purpose of access and maintenance of the underground parking
structure on the retained lands.
A site inspection was conducted on August 14, 2018.
Subject Area of Proposed Easement (Underground Parking Area Excavated)
Report:
This application is similar to the easement approved under application B2017-049 for access and
maintenance, however the current application additionally proposes servicing right for storm water
Staff Repoil
Development Services Department
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management and catch basins over the below grade severed lands in favour 399 Queen Street
South and 168, 170, 172, 174, 176, 179 & 180 Benton Street.
The proposed easement is approximately 11.18 metres wide with a length of 36.16 metres deep
and a total area of 404.26 square metres.
Planning Comments:
The subject lands are within the Mill Courtland -Woodside Park Secondary Plan and are
designated as Mixed Use Corridor, Open Space, and Medium Density Commercial Residential.
Multiple dwellings are a permitted use with a maximum Floor Space Ratio of 2.0. Special Policy
Area #58 in the City's Official provides the interim policy direction for how development
applications will be evaluated until such time as the City completes the secondary plan review,
including implementation of the Planning Around Rapid Transit Study (PARTS) Central Station
recommendations.
As mentioned above, the subject property is located within the Mill Courtland Woodside Park
Secondary Plan. The land use policies and zoning for the property and area are subject to change
through an upcoming neighbourhood planning review. The City has already began a review of
part of the Mill Courtland Woodside Park Secondary Plan, but it did not include the portion of the
Mill Courtland Woodside Park area where the subject property is located. As part of this review,
the City will be proceeding with the next step of the cultural heritage landscape conservation
process.
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 proposed easement is desirable and appropriate.
The size, dimensions and shape of the proposed easement is suitable for the use of the lands.
The lands (399 Queen Street South and 168, 170, 172, 174, 176, 179 & 180 Benton Street) have
been comprehensively planned to be redeveloped with a multiple dwelling building, which is under
construction. Planning staff is of the opinion that the proposal is consistent with the Provincial
Policy Statement and conforms to the Growth Plan for the Greater Golden Horseshoe.
Building Comments:
The Building Division has no objections to the proposed consent.
Transportation Comments:
Transportation Services has no concerns with the proposed application.
Engineering Comments:
The Engineering -approved plans for SP17/015/Q/GS do not show a catch basin located in Part
2. The owner is required to provide updated plans to Engineering for review and approval, prior
to approval of consent.
Staff Repoil
Development Services Department
Operations Comments:
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Park land dedication will not be required on the severed parcel, as no new development lot will
be created as a result of the severance.
Heritage Comments:
Given that the proposed consent application is to create a servicing easement, Heritage Planning
staff has no concerns with the subject application.
The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and prepared
by the Landplan Collaborative Ltd. was approved by Council in 2015. The CHLS serves to
establish an inventory. The CHLS was the first step of a phased Cultural Heritage Landscape
(CHL) conservation process. The owner of the property municipally addressed 389 and 399
Queen Street South is advised that the property is located within the Victoria Park Neighbourhood
CHL. The owner and the public will be consulted as the City considers listing CHLs on the
Municipal Heritage Register, identifying CHLs in the Official Plan, and preparing action plans for
each CHL with specific conservation options.
The subject property is located within the Victoria Park Area Heritage Conservation District (HCD)
which is designated under Part V of the Ontario Heritage Act. Based on the nature of the proposal,
a Heritage Permit Application is not required and as such Heritage Staff has no concerns with the
proposed creation of an easement in favour of Barra Castle for servicing.
Environmental Planning Comments:
Environmental Planning Staff has no comments on the proposed application. Tree management
and storm water management issues are addressed as part of the site plan approval process.
RECOMMENDATION:
That Application B2018-058 requesting an requesting an easement that is 11.18 metres
wide with a length of 36.16 metres deep and a total area of 404.26 square metres, be
approved subject to the following conditions;
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 Transfer Easement document(s) required to create the Easement(s) 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 Easement(s) and of the
rights and privileges being granted therein (including detailed terms and/or
Staff Repoil
Development Services Department
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conditions of any required maintenance, liability and/or cost sharing
provisions related thereto);
b. a clause/statement/wording confirming that the Easement(s) being granted
shall be maintained and registered on title in perpetuity.
3. That an updated Storm Water Servicing Plan be submitted and approved by the
City's Director of Engineering showing the location of the catch basins.
Garett Stevenson, BES, MCIP, RPP Juliane von Westerholt, BES, MCIP, RPP
Planner Senior Planner
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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
J
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 N1 R 5W6
Phone: (519) 621-2763 ext.2319
Fax: (519) 621-4945
E-mail: thughes@grandriver.ca
DATE: August 13, 2018 YOUR FILE: B 2018-058 — 379-389/399 Queen Street
South
GRCA FILE: B2018-058 - 379-399 Queen St S
RE: Application for Consent B2018-058
379-389 and 399 Queen Street South, City of Kitchener
Michael Puopolo c/o Polocorp Inc. and Barra on Queen Inc.
GRCA COMMENT*:
The Grand River Conservation Authority (GRCA) has no objection to the above noted consent
application. Please see our detailed comments below.
BACKGROUND:
1. Resource Issues:
Information currently available at our office indicates that a portion of 399 Queen Street
South is regulated due to the flood fringe of Schneider Creek, and the associated
allowance to this feature.
2. Legislative/Policy Requirements and Implications
Due to the above noted feature, a portion of the subject lands is regulated by the GRCA
under Ontario Regulation 150/06 — Development, Interference with Wetlands and
Alterations to Shorelines and Watercourses Regulation.
It is our understanding that this severance is to add a catchbasin as part of the
easement for servicing on a portion of 379-389 Queen Street South. We have no
objection to this proposed severance as shown on the Plan of Survey prepared by ACI
(dated April 3, 2018), as the portion of the properties for the easement is outside of the
GRCA regulated area.
Please note that we have previously issued permit #803/17 to construct a multi -unit
residential building, driveway, parking, retaining walls and servicing for the properties at
399-411 Queen Street South, 168, 170-172, and 180 Benton Street in Kitchener.
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; however,
we have recently reviewed a similar consent application B2017-033 and site plan
application SP17/015/Q/GS and will not charge an additional plan review fee for this
severance application.
Pagel of 2
We trust this information is of assistance. If you have any questions, or require additional
information, please contact the undersigned.
Sincerely,
dell 41
l
Trisha Hughes
Resource Planner
Grand River Conservation Authority
C.C. Michael Puopolo c/o Polocorp Inc. and Barra on Queen Inc., 379 Queen Street South,
Kitchener, ON N2G 1W6
Polocorp Inc. c/o Amanda Stellings, 379 Queen Street South, Kitchener, ON N2G 1W6
* These comments are respectfully submitted as advice and reflect resource concerns
within the scope and mandate of the Grand River Conservation Authority.
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