HomeMy WebLinkAboutDSD-18-098 - B 2018-059 & B 2018-060 - 640 & 654 Trillium Dr & 95 McBrine PlaceStaff Report ---
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: Brian Bateman, Planner — 519-741-2200 ext. 7869
WARD: 5
DATE OF REPORT: August 8, 2018
REPORT #: DSD -18-098
SUBJECT: B2018-059 and B2018-060 — 640, 645 Trillium Drive & 95 McBrine Place
Applicant — Scott Patterson (Labreche Patterson & Associates)
Owner- FNF Enterprises Inc.
Approve Subject to Conditions
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Aerial View of Subject Properties
*** 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 properties are addressed as 640, 645 Trillium Drive and 95 McBrine Place and located in
the Huron Business Park. These lands comprise two existing industrial/commercial buildings situated
on 640 and 645 Trillium Drive and a surface parking lot on 95 McBrine Place. Staff visited the site on
August 13, 2018.
Up until 2014 these properties were under separate title under the ownership of M&M Meats. Through a
corporate amalgamation the properties have now merged.. FNF Enterprises Inc. has recently acquired
the lands and wishes to re-create three lots (2 severed, 1 retained) in order to separate title and re-
establish the three individual properties, as they are currently addressed. Presently, the buildings are
vacant and the owner is unsure what future plans are being contemplated for these lands. Staff and the
applicant acknowledge that any plans which may involve selling an individual parcel will require further
Planning/Committee of Adjustment permissions, such as revisions to site plan agreements and/or access
and/or parking agreements.
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 severances conforms to the City's Official
Plan. The dimensions and shapes of both the severed and retained lands conform to the zoning
regulations and are appropriate and suitable for the existing buildings and the future development of the
severed lot. The lands front on established public streets, and each parcel of land can be serviced with
independent and adequate service connections to municipal services. 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 B2018-059 and B2018-
060 requesting consent to create two lots and retain one lot be approved, subject to the conditions listed
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.
Operations Comments:
A cash -in -lieu of land park dedication is not required, as the intent of the application is to legally sever
these lots that have merged on title.
Transportation Comments:
Transportation Services has no concerns with the proposed application subject to the following
conditions:
Future sidewalks are required on Trillium Drive and McBrine Place only along the frontage of
the severed portion of lands. The applicant should pay the equivalent fee of the required
sidewalk.
It is recognized that there are internal access connections between the properties. Should the
owner wish to sell the properties, shared access agreements and/or site plan changes would
be required.
Engineering Comments:
Each of the severed and retained properties appear to have separate water and sanitary
servicing therefore Engineering has no concerns
RECOMMENDATION
That applications B 2108-059 and B2018-060 be approved subject to the following conditions:
That satisfactory arrangements be made with the City of Kitchener for the payment of any
outstanding Municipal property taxes and/or local improvement charges.
2. That the owner provide a digital file of the deposited reference plan(s) prepared by an Ontario
Land Surveyor in .dwg (AutoCad) or .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.
4. That the owner makes satisfactory arrangements with the Director of Transportation for payment
towards future sidewalk installation proposed along Trillium Drive and McBrine Place.
Brian Bateman, MCIP, RPP
Senior Planner
Juliane von Westerholt, BES, MCIP, RPP
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
P1
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) 621-2761 ext. 2319
Fax: (519) 621-4945
E-mail: thughes@grandriver.ca
DATE: YOUR FILE: GRCA FILE:
August 13, 2018 B 2018-059 — 640 and 654 Trillium B2018-059-060 — 640 and 654
Drive and 95 McBrine Place Trillium Dr and 95 McBrine PI
B 2018-060 — 640 and 654 Trillium
Drive and 95 McBrine Place
RE: Applications for Consent B 2018-059 and B 2018-060
640 and 654 Trillium Drive and 95 McBrine Place, City of Kitchener
FNF Enterprises Inc.
GRCA COMMENT*:
The Grand River Conservation Authority (GRCA) has no objection to the above noted consent
applications. Please see our detailed comments below.
BACKGROUND:
1. Resource Issues:
Information currently available at our office indicates that the majority of 95 McBrine Place
and 654 Trillium Drive, and a small portion of 640 Trillium Drive are regulated due to the
allowances associated with floodplain and the Provincially Significant Strasburg Creek
Wetland Complex.
2. Legislative/Policy Requirements and Implications:
Due to the above features, a portion of the properties are 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 the applicant is proposing to sever lands that have merged on
title. GRCA has no objection to the proposed severance applications as no new
development is being proposed at this time and the severances are located within the
allowances and not through the wetland or floodplain. As these properties contain GRCA
regulated area, GRCA staff will participate in the review of future applications on these
properties.
Please note that any future development proposed within GRCA regulated areas will require
prior written approval from the GRCA in the form of a permit pursuant to Ontario Regulation
150/06.
3. Plan Review Fees:
The GRCA applies Plan Review Fees for Planning Act applications located within GRCA
areas of interest. This application is considered a `minor' consent application and the
applicable Plan Review Fee is $400.00. With a copy of this correspondence, the applicant
will be invoiced in the amount of $400.00.
Pagel of 2
We trust this information is of assistance. If you have any questions, or require additional
information, please contact the undersigned.
Sincerely,
- col
risha Hughes
Resource Planner
Grand River Conservation Authority
cc: FNF Enterprises Inc., 205 Royal Oak Road, RR #1, Cambridge, ON N3E OA4
Labreche Patterson & Associates Inc. c/o Scott Patterson, 330 Trillium Dr, Unit F,
Kitchener, ON N2E 3J2
* 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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