HomeMy WebLinkAboutDSD-19-171 - B 2019-029 & A 2019-063 - 4278 King St EStaff Report
Development Services Department
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REPORT TO: Committee of Adjustment
DATE OF MEETING: July 16, 2019
SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY: Andrew Pinnell, Planner — 519-741-2200 ex. 7668
WARD: 3
DATE OF REPORT: July 5, 2019
REPORT #: DSD -19-171
SUBJECT: B2019-029 and A2019-063 — 4278 King Street East
Owners — Sportsworld Crossing Inc.
Approve subject to conditions
REPORT
Planning Comments:
The subject property is located at the corner of King Street East and Sportsworld Crossing Road (private
street), and is included within the Sportsworld Crossing development, in the Pioneer Tower East Planning
Community. The subject property is owned by Sportsworld Crossing Inc. and contains an existing one -
storey, 1,745 square metre office building that was constructed in approximately 2004 (occupied by
Christian Horizons), as well as a small hydro building.
The property is designated Commercial Campus in the Official Plan and is classified as a Major Transit
Station Area within the Urban Structure. The property is zoned Commercial Campus Zone (C-8) with
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Special Regulation Provision 449R in the Zoning By-law. Recently, City Council approved new zoning for
the property [i.e., COM -4 (37)], but this has been appealed to the Local Planning Appeal Tribunal by third
parties and is not force at this time. On May 31, 2019, Planning staff conducted a site inspection of the
subject property.
In order to facilitate the creation of a lot to contain the existing office building, and facilitate future
development on the retained lands, the applicant is requesting:
Approval of Consent Application B2019-029 to:
a. Create a new, "flag lot" (i.e., Lands to be Severed/ Parcel A on the plan submitted with the
application form) with 14.0 metres of frontage on King Street East, a depth of approximately
178 metres, and an area of 0.84 hectares. Parcel A would be irregularly shaped and would
contain the existing office building, associated parking, large retaining wall, and hydro
building, as well as a proposed shared driveway access for Parcel A and Parcel B (note the
existing driveway access is proposed to be modified).
The retained lot (i.e., Lands to be Retained / Parcel 8 on the plan submitted with the
application form) would have 95.4 metres of frontage on King Street East, a depth of
approximately 140 metres, and an area of 1.15 hectares. Parcel B would be irregularly
shaped and would abut Sportsworld Crossing Drive at the southeast end. The retained lot is
vacant and would be for future development. Access would be provided via a shared
driveway, secured through an easement over Parcel A (described immediately below).
b. Create an easement over Parcel A in favour of Parcel B for a shared driveway access. The
easement would have a width of 14.0 metres and an approximate depth of 69.6 metres.
2. Approval of Minor Variance Application A2019-063 for Parcel A, which requests a:
a. Lot width of 14.0 metres, whereas Section 13A.2.1 of Zoning By-law 85-1 requires a minimum
lot width of 25.0 metres (note that the COM -4 Zone, in Section 9.3 of By-law 2019-051,
requires a minimum lot width of 30.0 metres), and
b. Side yard of 1.2 metres for the existing hydro building, whereas Section 13A.2.1 of Zoning By-
law 85-1 requires a minimum side yard of 3.0 metres (note that the COM -4 Zone, in Section
9.3 of By-law 2019-051, also requires a minimum side yard of 3.0 metres).
The applicant has advised that all municipal services to the existing office building on proposed Parcel A
are located within Parcel A. Also, the applicant has advised that the existing stormwater management
scheme for Parcel A provides for stormwater control through the existing storm sewer network and that
no overland flow is directed towards Parcel B. However, it should be noted that there is a Kitchener -
Wilmot Hydro ductbank that services Parcel A and extends from King Street, over Parcel B, to the small,
existing hydro building on Parcel A (see Appendix D).
Although flag lots are sometimes undesirable for a number of reasons, in this case, Planning staff does
not have concerns with the proposal. Planning staff offers the following comments based on
considerations included within a best practices document prepared by staff to assist in the review of
applications proposing flag lots:
Emergency Access: Fire Services has not identified any emergency services concerns, except
for addressing. However, the addressing concern can be resolved via a future site plan
application (recommended as a condition of consent approval).
Transportation:
o The proposal facilitates the creation of a shared driveway between two development sites,
both with frontage on a Regional Road. Sharing the driveway is desirable because it
reduces potential for vehicular and pedestrian conflicts where the driveway connects to
the street.
o Transportation Services has stated that it has no concerns with the proposed application.
Planning:
o The existing building at the rear (furthest from the street) of Parcel A is already
constructed. The subject Consent Application will facilitate the development of the lands
in front, closest to the street (typically, the opposite is true, which is sometimes a concern).
This is positive because it facilitates an opportunity for street -oriented and transit -oriented
development within a Major Transit Station Area.
o Although privacy is often a concern with flag lots, the existing development maintains
minimum setbacks and is not located in a residential context. Planning staff does not have
concerns with respect to privacy.
o Planning staff also notes that Parcel A is already distinct from Parcel B due to a grade
differential: Parcel A sits at a high grade/elevation, while Parcel B sits at a low
grade/elevation (similar grade as King Street).
Crime Prevention Through Environmental Design (CPTED): Planning staff does not have
concerns because the existing building at the rear of Parcel A is already constructed, is highly
visible from bounding streets because of its high grade/elevation, and will be accessible via a new
driveway.
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 offers the following comments.
The uses of the resultant parcels conform to the City's Official Plan. Policy 17.E.20.5. states:
Applications for consent to create new lots will only be granted where:
a) the lots comply with the policies of this Plan, any Community Plan and/or Secondary Plan,
and that the lots are in conformity with the Zoning By-law, or a minor variance has been
granted to correct any deficiencies;
b) the lots reflect the general scale and character of the established development pattern of
surrounding lands by taking into consideration lot frontages, areas, and configurations;
Planning staff is of the opinion that the requested variance for lot width is appropriate (see below analysis)
and that, in this specific case, the resultant lots reflect the general scale and character of the established
development pattern of surrounding lands, and that future development is not compromised. The
dimensions and shapes of the resultant parcels are appropriate. The lands are suitable for the purposes
for which they are to be severed. In addition, the resultant lots will be subject to site plan control which
will ensure orderly development. Lastly, the resultant parcels will be serviced with independent, adequate
municipal service connections.
In considering the four tests for minor variances as outlined in Section 45(1) of the Planning Act, R.S.O.,
1990 Chap. P. 13, as amended, Planning staff offer the following comments.
The requested variances for minimum lot width and minimum side yard maintain the general intent of the
Official Plan and Zoning By-law for the following reasons. The requested 14.0 metre lot width is sufficient to
allow all necessary site development components, including the driveway, sidewalk, lighting, landscaping,
and municipal services, etc. Moreover, Planning staff recommends an approval condition to require the
registration of a new site plan agreement over Parcel A to address all site development matters. The
requested 1.2 metre side yard setback applies only to the hydro building and maintains an adequate buffer
to the Parcel B. Kitchener -Wilmot Hydro has advised that the requested setback is adequate.
The requested variances are minor since they will not cause unacceptably adverse impacts to adjacent
properties. The lot width is sufficient to provide a shared driveway and associated infrastructure, while the
potentially reducing pedestrian and vehicular conflicts. Also, appropriate side yard buffers are maintained
from the hydro building to the side lot line.
The requested variances are desirable for the appropriate development (Parcel B) / use (Parcel A) of the
land. The variances will facilitate the creation of Parcel A and the continued use of the existing office use,
which is permitted by the C-8 and COM -4 zoning. The retained parcel does not require variances, but its
creation and future development would be facilitated by the creation of Parcel A (which is dependent upon
the variances).
Based on the foregoing, Planning staff recommends that the Consent Application and Minor Variance
Application be approved, subject to the conditions outlined in the Recommendation section of this
report.
Heritage Planning Comments:
No heritage planning concerns.
Environmental Planning Comments:
Tree Management Policy requirements will be addressed through the site plan process at a later date.
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. Separate building permit(s) will be required for the construction of any new
commercial buildings.
Fire Services Comments:
The most significant issue is the addressing of existing building. It is required that the address for the
existing building be visible from the street. As part of the condition for site plan approval, the
owner/applicant should be required to obtain approval of and erect a sign near the driveway entrance
that clearly indicating that the driveway is for 4278 King St. E. Additional addressing signage for the
development of the retained lot would be required at the time of future development. Fire route plans
would be required for both properties. Fire Services notes that there is a private hydrant for the existing
building.
Transportation Services Comments:
Transportation Services has no concerns with the proposed application.
Operations Comments:
Parkland dedication is not required for this application as parkland dedication was taken via
SP07/056/S/JVW in 2008. A deferral agreement was also entered into for MTO in which the deferred
amount was paid in 2011.
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. The servicing plan
submitted with the application indicate each property already has services. Please provide
confirmation that no stormwater is required to flow overland from the severed portion over the
retained portion.
Any new driveways are to be built and existing driveways to be removed to Region of Waterloo
standards. All work is at the owner's expense.
The severed portion will be required to submit a Stamp Plan `A' application and fulfill all conditions
prior to severance approval. Additional Engineering comments for the severed lands will be
provided through that circulation.
Kitchener -Wilmot Hydro Comments:
A servicing easement will be required in order to protect the existing service to #4278 (i.e., the Christian
Horizons building) through the retained lot (Parcel B). The easement must be a minimum 2.Om in width
and run over the entire length of the existing ductbank from the property line to the transformer enclosure
building (see Appendix D). [Planning staff note: this easement will be required as a condition of consent
approval]. This easement will eliminate the possibility of buildings being constructed over top of the
existing duct structure.
Alternatively, the owner/applicant may relocate the existing ductbank (this option would be far more costly
than the easement option). If the owner/developer would like to relocate the existing service instead of
granting an easement, the owner/developer will need to contact KWHI to make arrangements for the
relocation.
Note that, presently, the transformer enclosure building services the severed lot only (Parcel A). The
proposed lot line that separates Parcel A from Parcel B is very close to the edge of the building, but is
acceptable. Any changes to the transformer enclosure building will be at the customer's expense.
Note that only one service is allowed per address/lot. Multiple services are not permitted.
RECOMMENDATION
A. That Consent Application B2019-029 requesting consent to:
a. create a new lot with approximately 14.0 metres of frontage on King Street East, a depth
of approximately 178 metres, and an area of approximately 0.84 hectares, and
b. create an easement over the severed parcel in favour of the retained parcel for a shared
driveway access with an approximate width of a width of 14.0 metres and an approximate
depth of 69.6 metres,
be approved, subject to the following conditions:
1. 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(ies) to the satisfaction of the City's
Revenue Division.
2. That the owner shall provide a digital file of the deposited reference plan(s) prepared by
an Ontario Land Surveyor in PDF and either .dwg (AutoCad) or .dgn (Microstation) format,
as well as two full sized paper copies 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.
3. That variance application A2019-063 receive final approval.
4. That the owner shall provide confirmation that no stormwater is required to flow overland
from the severed portion over the retained portion, to the satisfaction of the City's
Engineering Services.
5. That the Transfer Easement documents required to create the Easement being approved
herein shall include the following and shall be approved by the City Solicitor, in
consultation with the City's Director of Planning:
a. a clear and specific description of the purpose of the Easement and of the rights
and privileges being granted therein (including detailed terms and/or conditions of
any required maintenance, liability and/or cost sharing provisions related thereto);
b. a clause/statement/wording confirming that the Easement being granted shall be
maintained and registered on title in perpetuity and shall not be amended, released
or otherwise dealt with without the express written consent of the City
6. That a satisfactory Solicitor's Undertaking to register the approved Transfer Easement
and to immediately thereafter provide copies thereof to the City Solicitor be provided to
the City Solicitor.
7. The owner shall submit a draft copy of the proposed Transfer for the severed parcel for
review and approval, to the satisfaction of the City Solicitor.
8. The owner shall apply for, obtain approval of, and finalize a Stamp Plan "A" Site Plan
Application for the severed lands, including registration on title of a new Section 41
Agreement. The Application shall, among other requirements,:
a. address the following site changes, including, but not limited to, constructing a new
driveway and closing the existing driveway, adding/revising address signage,
relocating the sidewalk, relocating lighting, and adding landscape buffers, all within
the 14m wide frontage. Note that no retaining walls will be permitted within
Driveway Visibility Triangles,
b. request removal of the severed lands from the existing, overall Sportsworld
Crossing Section 41 Agreement, with the retained lands to remain part of said
Agreement.
c. propose to restore the as -built parking and loading layout to the layout approved
through SP04/32/K/LT. Alternatively, the applicant may request revisions allow
existing layout, and shall obtain approval,
d. address any Tree Management Policy matters,
e. address any zoning non-compliance matters (e.g., barrier -free parking), and
f. require the owner shall obtain access permits from the Region for the new access
and the closure of the existing access.
9. The owner shall convey a servicing easement over the retained lands in favour of
Kitchener -Wilmot Hydro for the existing ductbank extending from King Street to the
severed lands, to the satisfaction Kitchener -Wilmot Hydro, or otherwise receive a written
exemption from this requirement, from Kitchener -Wilmot Hydro.
B. That Minor Variance Application B2019-063 requesting relief from:
a. Section 13A.2.1 of Zoning By-law 85-1 to allow a minimum lot width of 14.0 metres,
whereas 25.0 metres is required, and
b. Section 13A.2.1 of Zoning By-law 85-1 to allow a minimum side yard of 1.2 metres,
whereas 3.0 metres is required for an existing hydro building,
be approved, without conditions.
C. That Minor Variance Application B2019-063 requesting relief from:
a. Section 9.3 of By-law 2019-051 to allow a minimum lot width of 14.0 metres, whereas 30.0
metres is required, and
b. Section 9.3 of By-law 2019-051 to allow a minimum side yard of 1.2 metres, whereas 3.0
metres is required for an existing hydro building,
be approved, subject to this minor variance becoming effective only at such time as Zoning By-
law 2019-051 comes into force, pursuant to section 34 (30) of the Planning Act, R. S. O. 1990, c.
P 13, as amended. At such time, the variance shall be deemed to have come into force as of the
date of this decision. Further, should the regulations relating to the requested variance change
prior to Zoning By-law 2019-051 coming into force, this variance shall be void.
Andrew Pinnell, MCIP, RPP
Planner
Juliane von Westerholt, MCIP, RPP
Senior Planner
Attachments:
• Appendix A — Severance Sketch with aerial photo submitted with application form
Appendix B —
Severance Sketch submitted with application form
Appendix C
— Existing Servicing Plan submitted with application form
Appendix D
— Easement sketch prepared by KW Hydro (excerpt)
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Region of Waterloo
Holly Dyson
Committee of Adjustment
City of Kitchener
P.O. Box 1118
200 King Street East
Kitchener, ON N2G 4G7
*Z11 P111P4.1
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 i o nofwate rl oo. ca
Matthew Colley
575-4757 ext. 3210
File No. D20-20/19
KIT
July 9, 2019
Re: Comments for Consent Application B2019-025 through
B2019-050 and CC2019-005 to CC2019-007
Committee of Adjustment Hearing July 16, 2019
CITY OF KITCHENER
4283 King Street East
1719288 Ontario Inc.
The owner/applicant is proposing to extend an existing lease.
Regional staff has no objection to the application.
4285 King Street East
1719288 Ontario Inc.
The owner/applicant is proposing to extend an existing lease.
Regional Staff has no objection to the application.
Document Number: 3051281 Version: 1
B2019-027
1340 Fischer -Hallman Road
Activa Holdings Inc.
The owner/applicant is proposing a consent application to create a stormwater
easement for the purpose of receiving stormwater from the adjacent lands to the north
and permitting it to flow through to the outlet (Strasburg Creek).
Regional Staff has no objection to the application.
B2019-028
37 Heiman Street
Kiah Group Inc. c/o Sean O'Neill
The owner/applicant is proposing a lot severance. The Committee of Adjustment
previously granted provisional consent approval to create this lot in March 2018 via
application B2018-023.
Regional Comments:
Community Planning:
Regional Staff require the owner/applicant to submit the required consent review fee of
$350.00 for the creation of a new lot.
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 2019.
Regional staff has no objection to the application, subject to the following
conditions of approval:
1) That prior to final approval, the owner/applicant submit payment to the Region of
Waterloo, the Consent Application Review Fee of $350.00.
B2019-029
4278 King Street East
Sportsworld Crossing Inc.
The owner/applicant is proposing to a lot severance. The proposed severed lot will
include the existing office building and parking lot and the proposed retained lot will
remain vacant for future commercial uses. The owner/applicant also requires an
easement for shared use of the existing driveway.
Document Number: 3051281 Version: 1
Regional Comments:
Community Planning:
Regional Staff require the owner/applicant to submit the required consent review fee of
$350.00 for the creation of a new lot.
Noise:
The owner/applicant will be required to enter into an agreement with the Region to
submit a detailed Environmental/Stationary Noise Study and secure its implementation
prior to Site Plan approval for any proposed development on the retained lands (Parcel
B).
The Assessment must address the possible impact of road traffic on any proposed
development. In addition the Assessment must address the possible impact generated
by the proposed development on all noise -sensitive uses in the vicinity and on the
development itself, as well as any off-site noise sources identified by the noise
consultant that may have an impact on the proposed development.
The owner/applicant is required to enter into an agreement with the Region to complete
the noise study prior to Site Plan and once approved amend/enter into a new
agreement to implement the recommendations of that study.
Regional Road Dedication:
While no further road widening dedication is required along Regional Road 08 (King
Street East) in accordance with the designated road width provided in Schedule `A' of
the Regional Official Plan (ROP), please be advised that the King Street East corridor
has been identified as the Region of Waterloo Council Endorsed, Preferred Option for
Stage 2 of the Region's Light Rail Transit (ION). Under the ION Stage 2 re -construction
process, further property dedications may be required in association with that project.
For more information regarding the Region of Waterloo ION Stage 2 project please
consult the Region of Waterloo website.
(https://rapidtransit. regionofwaterloo.ca/en/stage21ON/stage2ion.asp)
Access Permit/TIS/Access Regulation:
The subject property currently has a right -in, right -out vehicular access to King Street
East which also connects internally to the #4220 King Street East property.
A new mutual shared access at the northwest property limits along with a mutual shared
access easement between the properties owners intended to use the new relocated
access will be required. The existing right -in, right -out access on King Street East will be
closed.
Document Number: 3051281 Version: 1
A Regional Road Access Permit application with an application fee of $230 will be
required for the proposed access re -location and the closure of the existing access. The
access permit application is available at:
https://www.regionofwaterloo.ca/en/resources/Access Perm it-access.pdf.
No other direct access to King Street East would be allowed to the retained lands.
Regional Road Reconstruction — Please be advised that this section of King Street East
is scheduled for re -construction in 2021 & 2022 according to the Region of Waterloo 10 -
Year Transportation Capital Program. For more information on this project please
contact Mr. William Gilbert at 519-575-4603.
Stormwater Management:
Regional Staff would note that a detailed SWM management report would be required
for any development on the proposed severed and retained lots.
Regional staff has no objection to the applications, subject to the following
conditions of approval:
1) That prior to final approval, the owner/applicant submit payment to the Region of
Waterloo, the Consent Application Review Fee of $350.00.
2) That prior to final approval, the owner/applicant enter into an agreement with the
Region of Waterloo to submit a detailed Environmental and Stationary Noise
Study prior to Site Plan approval for any proposed development on the retained
lands.
3) That prior to final approval, the owner/applicant obtain an access permit(s) to the
satisfaction of the Region of Waterloo.
B2019-030 and B2019-031
452 and 256 Prospect Avenue
William Wirtz
The owner/applicant is proposing to sever the rear yard of 452 Prospect Avenue and
add the severed portion to 456 Prospect Avenue. Then owner/applicant also would
simultaneously sever the rear yard of 456 Prospect Avenue, including the added portion
to create a new lot fronting on Broadview Avenue.
Regional Comments:
Community Planning:
Regional Staff require the owner/applicant to submit the required consent review fee of
$350.00 for the creation of a new lot.
Document Number: 3051281 Version: 1
Regional staff has no objection to the applications, subject to the following
conditions of approval:
1) That prior to final approval, the owner/applicant submit payment to the Region of
Waterloo, the Consent Application Review Fee of $350.00.
B2019-032 to B2019-042
78, 84, 86, 94, 104, 112, 114,
Activa Holdings Inc.
122 Monarch Woods Drive
The owner/applicant is proposing easements to provide access to the rear yard for
residents.
Regional staff has no objection to the applications.
B2019-043 to B2019-050
110, 116, 118, 124, 126, 132,
Activa Holdings Inc.
134,140 Ian Ormston Drive
The owner/applicant is proposing easements to provide access to the rear yard for
residents.
Regional staff has no objection to the applications.
CC2019-005 to CC2019-007
25 and 31 Fourth Avenue
Lino and Angela Santarosa
The owner/applicant has requested revisions to the proposed conditions as a result of
the current ownership of the subject parcels and the timing of clearing certain
conditions. The proposed consent applications are to facilitate future development plans
for the two existing lots to become four lots. In order to close proposed transactions,
the conditions of approval are required to be amended.
Regional Comments:
Regional Staff have no concerns as the proposed changes are to City of Kitchener
conditions. Regional Staff had no concerns with the proposed applications B2019-002
to B2019-004 and the Regional condition for the consent review fee is not proposed to
be changed.
Regional staff has no objection to the subject applications.
Document Number: 3051281 Version: 1
General Comments
Any future development on the lands subject to the above -noted consent application(s)
will be subject to the provisions of Regional Development Charge By-law 14-046 or any
successor thereof. Please accept this letter as our request for a copy of the staff
reports, decisions and minutes pertaining to each of the consent applications noted
above. Should you require Regional Staff to be in attendance at the meeting or have
any questions, please do not hesitate to contact the undersigned.
Yours truly,
Matthew Colley
Planner
Document Number: 3051281 Version: 1
Region of Waterloo
July 05, 2019
Holly Dyson
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
Dear Ms. Dyson:
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
150 Frederick Street, Sth Floor
Kitchener ON N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4449
www. reg i o n ofwate r l o o. ca
File No.: D20-20/VAR KIT GEN
(7) /08 KING KIT, SPORTSWORLD CROSSING AND
CHRISTIAN HORIZONS
(10, 11) /12, Charlie Ormston
Re: Committee of Adjustment Meeting on July 16, 2019, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have following comments:
1. SG 2019-014 — 150 Pioneer Drive — No Concerns.
2. SG 2019-015 — 2960 Kingsway Drive— No Concerns.
3. A 2019-059 — 364 Heritage Drive — No Concerns.
4. A 2019-060 — 72 Archer Place — No Concerns.
5. A 2019-061 — 15 Peter Street — No Concerns.
6.
A 2019-062 — 920 Keewatin Place —
No Concerns.
7.
A 2019-063 — 4278 King Street East
— No Concerns.
8.
A 2019-064 — 452 Prospect Avenue
— No Concerns.
9.
A 2019-065 — 456 Prospect Avenue
— No Concerns.
10.A
2019-066 to 073 — 74 to 122 Monarch Woods Drive — No Concerns.
11.A
2019-074 to 081 — 110 to 140 Ian Ormston Drive — No Concerns.
12.A 2019-082 — 83 Elmsdale Drive — No Concerns.
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 14-046 or any successor
thereof and may require payment of Regional Development Charges for these
developments prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application numbers listed. If a site
is subject to more than one application, additional comments may apply.
Please forward any decisions on the above mentioned Application numbers to the
undersigned.
Document Number: 3050713
Page 1 of 2
Yours Truly,
Joginder Bhatia
Transportation Planner
(519) 575-4500 Ext 3867
Grand River Conservation Authority 400 Clyde Road, P.O. Box 729
Resource Management Division Cambridge, Ontario N 1 R 5W6
Trisha Hughes, Resource Planner Phone: (519) 621-2761 ext. 2319
E-mail: thughes(u-)grandriver.ca
PLAN REVIEW REPORT: City of Kitchener
Holly Dyson
DATE: July 5, 2019
RE: Applications for Minor Variance:
YOUR FILE: See below
SG 2019-015
2960 Kingsway Drive
A 2019-059
364 Heritage Drive
A 2019-060
72 Archer Place
A 2019-061
15 Peter Street
A 2019-062
920 Keenwatin Place
A 2019-063
A 2019-064
A 2019-065
A 2019-066 to 073
A 2019-074 to 081
A 2019-082
4278 King Street East
452 Prospect Avenue
456 Prospect Avenue
78, 84, 86, 94, 104, 112,
110, 116, 118, 124, 126,
83 Elmsdale Drive
Applications for Consent:
114, 122 Monarch Woods Drive
132, 134, 140 Ian Ormston Drive
B 2019-025
4283 King Street East
B 2019-026
4285 King Street East
B 2019-029
4278 King Street East
B 2019-030
452 Prospect Avenue
B 2019-031
456 Prospect Avenue
B 2019-032 to 042
78, 84, 86, 94, 104, 112, 114, 122 Monarch Woods Drive
B 2019-043 to 050
110, 116, 118, 124, 126, 132, 134, 140 Ian Ormston Drive
B 2019-051 to 054
83 Elmsdale Drive
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
xThese comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1 of 1
Grand River Conservation Authority