HomeMy WebLinkAboutDSD-19-175 - B 2019-051 to B 2019-054 & A 2019-082 - 83 Elmsdale DrStaff Repod
De velopment Services Department
REPORT TO:
DATE OF MEETING:
SUBMITTED BY:
PREPARED BY:
WARD:
DATE OF REPORT:
REPORT #:
SUBJECT:
REPORT
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www.kitchenerca
Committee of Adjustment
July 16, 2019
Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
Katie Anderl, Senior Planner— 519-741-2200 ext. 7987
#6
July 10, 2019
DSD -19-175
A2019-082, B2019-051, B2019-052, B2019-053, B2019-054
83 Elmsdale Drive
Owner — Novacore (83 Elmsdale) Inc.
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Planning Comments:
The subject lands are located at 83 Elmsdale Drive and are proposed to be developed with mix of
commercial and residential uses. This large site is being developed comprehensively, having a shared
private street connecting several separately owned parcels. The owner, NovaCore, previously
severed the lands into three parcels with various access and servicing easements. These parcels
have now been created and the deed registered. The subject applications seek to further subdivide
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Parcel C into Parcels C (severed), D (retained) & E (severed) as shown on the sketch above. These
parcels will all share access over the private driveway. New easements for access and servicing are
proposed over Parcels C and E, and the owner is proposing amendments to the existing easements
over Parcels A & B to reflect the proposed access and servicing for the new lots. The owner is also
requesting a minor variance to permit a lot width of 14.2 metres for proposed Parcel C.
The subject property is designated Mixed Use (with Specific Policy Area 31). The property is zoned
Neighbourhood Shopping Centre Zone (C-2) with Special Regulation Provision 649R, Special Use
Provision 436U and Holding Provision 71 H, under Zoning By-law 85-1 and MIX -1 (42) (7H) under
Zoning By-law 2019-051 (under appeal). The intent of the zones under both by-laws is to permit and
support development of the lands with a mix of commercial and residential uses.
Future severance of this site was anticipated as a likely scenario when the zoning and designation
were applied to the lands. The proposed Parcel and driveway configuration is in keeping with the
layout considered by the Master Plan endorsed by Council at the time the zoning and designation
were applied to the lands. The proposed size and shape of the parcels will allow for development
which will generally comply with the applicable regulations and policies, however a variance is required
to permit the width of Parcel C at Ottawa Street South.
A range of uses is permitted by the zoning for each of Parcels C, D and E, and a Holding Provision
continues to require Ministry acknowledgement of a Record of Site Condition, and that a Noise Study
be completed to the satisfaction of the Region prior to sensitive uses being permitted on the lands.
Development of each future Parcel will be subject to Site Plan Approval, and the parcels are proposed
to be addressed from the private street(s), which will be formally named through a future Council
approval.
Consent Applications:
The proposed consents result in parcels as follows:
Parcel C (severed) is proposed to have a width on Ottawa Street South of 14.2 metres, and
an area of 1.22 ha;
Parcel E (severed) is proposed to have a width on Ottawa Street South of 167.8 metres and
an area of 0.89 ha; and
Parcel D (retained) is proposed to have a width on Ottawa Street South 83.4 metres, and an
area of 0.55 ha.
In addition, the applicant is requesting easements over Parcels, A, B, C, and E for the purposes mutual
access, fire -routing, and servicing (water and sanitary) as shown in the table below.
Easement #:
Purpose:
In favour of Parcels:
1
(over Parcel A, & being Parts 5 & 7
on 58R-18985)
Access & Fire Route
B, C, D E
Servicing (water)
C, E
2
(over Parcel B, & being Part 2 on
58R-18985)
Access & Fire Route
A, C, D, E
Servicing (water)
D
3 (over Parcel C)
Access & Fire Route
A, B, D, E
Servicing (water
D
4 (over Parcel C)
Access & Fire Route
A, B, D, E
Servicing (water)
E
5 (over Parcel C)
Access & Fire Route
E
Servicing (water)
E
6 (over Parcel C)
Access & Fire Route
A, B, D, E
7 (over Parcel E)
Servicing (sanitary)
C, D
8 (over Parcel C)
Access & Fire Route
A, B, D, E
Servicing (sanitary)
D
From a Planning and Transportation Planning perspective staff is generally satisfied with the proposed
configuration of the Parcels C, D and E and are of the opinion that the orientation and width of the
shared private roadway is appropriate for a range of future uses and associated parcel configurations.
A Functional Servicing and Stormwater Management Report was submitted in support of the
applications. City and Regional staff have reviewed the report and are requesting that the applications
be deferred to allow additional time to work with the applicant to verify the servicing solution and to
confirm the size and location of the associated servicing easements over parcels C, D and E.
Based on the foregoing, staff recommend that the applications be deferred for a period of up to
3 months (October 15, 2019), but that they be permitted to return sooner.
Minor Variance Application:
A minor variance is requested for proposed Parcel C to permit a lot width of 14.2 metres, whereas the
Neighbourhood Shopping Centre Zone (C-2) of By-law 85-1 requires a minimum lot width of 30.0
metres, and the MIX -1 Zone of By-law 2019-051 (under appeal) required a minimum lot width of 15.0
metres.
Planning staff recommends that consideration of the requested variance be deferred until such time
as the associated consent applications are considered by the Committee.
Operations (Design and Development) Comments:
Parkland dedication for redevelopment of the parcels will be deferred to the Site Plan application process.
Parkland dedication will be calculated for each redevelopment parcel in response to detailed site plan
applications and according to the City's Parkland Dedication Policy.
Building Comments:
The Building Division has no objections to the proposed consent applications.
Transportation Services Comments:
Transportation Services has no objections to the proposed consent applications.
Engineering Services Comments:
Engineering Services staff has expressed to Planning staff that further review and consultation
with the applicant is required to confirm the width and locations of the requested servicing
easements. Engineering staff also acknowledge that the Region has raised concerns with the
proposed sanitary outlet, and request that consideration of the application be deferred.
At such time as the proposed easements are confirmed and the consent applications move
forward, staff anticipates comments and conditions as follows:
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 owner is required
to make satisfactory financial arrangements with the Engineering Division for the installation of
new service connections that may be required to service this property, all prior to severance
approval. Our records indicate sanitary, storm and water municipal services are currently
available to service this property. Any further enquiries in this regard should be directed to Jason
Brule (519-741-2200 ext. 7419).
Any new driveways are to be built to City of Kitchener standards. All works is at the owner's
expense and all work needs to be completed prior to occupancy of the building.
A servicing plan showing outlets to the municipal servicing system and proposed easements will
be required to the satisfaction of the Engineering Division prior to severance approval.
As per the Public Sector Accounting Board (PSAB) S. 3150 the Development and Reconstruction
As -Recorded Tracking Form is required to be filled out and submitted along with a digital
submission of all AutoCAD drawings required for the site (Grading, Servicing etc.) with the
corresponding correct layer names and numbering system to the satisfaction of the Engineering
Division prior to severance approval.
The owner must ensure that the basement elevation of the building can be drained by gravity to
the street sewers. If this is not the case, then the owner would have to pump the sewage via a
pump and forcemain to the property line and have a gravity sewer from the property line to the
street.
Region of Waterloo Comments:
Regional Staff request deferral of consent applications B2019-051 through B2019-054 due to
concerns with the proposed sanitary connection and would recommend that the owner/applicant
discuss with Regional/City Staff to ensure a proper sanitary sewer is installed. Detailed comments
are attached in Appendix A.
RECOMMENDATIONS:
That Applications A2019-082, B2019-051, B2019-052, B2019-053, and B2019-054 for a
period of up to 3 months (October 15, 2019), but that they be permitted to return sooner.
Katie Anderl, MICP, RPP
Senior Planner
Attachments:
Appendix A — Region of Waterloo Comments
Juliane von Westerholt, MCIP, RPP
Senior Planner
N*
Region of Waterloo
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. regionofwaterl oo.ca
Matthew Colley
575-4757 ext. 3210
File No. D20-20/19
KIT
July 10, 2019
Re: Comments for Consent Application B2019-051 through B2019-054
Committee of Adjustment Hearing July 16, 2019
CITY OF KITCHENER
B2019-051 to B2019-054
83 Elmsdale Drive
Novacore (83 Elsmdale Dr.) Inc.
The subject site has previously been severed which resulted in three new parcels (132018-017
through B2018-020). The proposed consent applications are to sever the existing "Parcel U into
three separate Parcels (C, D, and E) with easements for servicing and access.
Regional Comments:
Community Planning:
Regional Staff acknowledge receipt of the required consent review fee ($700.00).
Stormwater Management and Site Grading:
Regional Staff have reviewed the Functional Servicing and Stormwater Management Report
submitted by WalterFedy (June, 2019). The report addresses the proposed servicing for the
severed/retained parcels and proposes two stormwater sewer service connections and one
sanitary sewer connection to the Ottawa Street South right of way.
The provided report specifies that "As design development has progressed, the Region has
permitted a sanitary connection for the original Parcel C to Ottawa Street." Regional Staff have
no documentation to indicate their support for the proposed connection to the existing sanitary
sewer on Ottawa Street South. Regional Staff recommendation for the owner/applicant is to not
connect into the sanitary line on Ottawa Street due to reasons including, but not limited to,
methane being present in the Ottawa Street manholes which can cause varying levels of sanitary
conveyance; previous situations where challenges arise (i.e. clogging) when sanitary lines that
were designed and built based on the transference of only liquids are inundated with solids; and
the potential for odours to be present.
Regional Staff request deferral of consent applications B2019-051 through B2019-054 due to
concerns with the proposed sanitary connection and would recommend that the owner/applicant
discuss with Regional/City Staff to ensure a proper sanitary sewer is installed.
Record of Site Condition:
The Region's Implementation Guidelines For the Review of Development Applications On or
Adjacent to Known and Potentially Contaminated Sites specifies that the completion of an RSC is
required prior to final approval of a consent application. Regional Staff acknowledge that a Record
of Site Condition (RSC) is currently secured through a Holding Provision on Zoning By-law
Amendment application ZC 13/15/E/KA and is to be submitted for the entirety of the subj ect lands.
Regional Staff is satisfied with the use of a holding provision for this proposed development.
Regional Road Dedication:
The proposed severed and retained parcels have direct frontage onto Ottawa Street South (RR
#04). Regional Staff identified a road widening dedication along Ottawa Street South for consent
applications B2018-017, B2018-019 and B2018-020. This road widening dedication, receipted as
WR1173649, was registered on March 15, 2019.
Regional Staff advise that should road improvements be necessary, the owner/applicant may be
required to dedicate the lands to implement those improvements, and be responsible for those
costs associated with any land dedication and capital costs related to the road mitigation.
Transportation Impact Study (TIS):
The subject property has no existing vehicular access directly to Ottawa Street South (RR #04).
Regional Staff and the owner/applicant have agreed to a new access location from the subject
property to Ottawa Street South, directly across from the McLennan Park entrance. This shared
access location is correctly identified as Part 10 on the sketches provided with the application. A
second vehicular access to the subject property is located on Elmsdale Drive. A Transportation
Impact Study (TIS) was submitted to the Region for review under the OPA/ZC applications for
the subject lands.
Regional Staff concurred with the conclusions and recommendations of the TIS which included:
an eastbound left turn lane on Ottawa Street South at Elmsdale Drive, an eastbound left turn lane
on Ottawa Street South at the proposed access, and a pedestrian refuge island on Ottawa Street
South at Elmsdale Drive. The TIS found that traffic signals were not warranted at either the
Elmsdale Road/Ottawa Street South intersection or the proposed access from the development
onto Ottawa Street South.
Regional Staff are aware that the owner/applicant is completing an update to the TIS to reflect
the updated development concept/design to reflect the change in built form. Regional Staff
require the updated TIS to be submitted for review and approval, and if necessary, enter into an
agreement with the Region to implemented required improvements to the Ottawa Street right-of-
way at a future development stage (i.e. Site Plan).
The Region will require the owner/applicant to complete the cost estimate, functional plan, legal
agreement and appropriate funds related to the Ottawa Street South improvements identified in
the existing TIS related to the overall 83 Elmsdale Drive development prior to final approval of
the proposed consent applications. The required improvements to the Ottawa Street South right
of way may change based on the updated TIS, if accepted and approved by the Region of
Waterloo.
Access Permit:
A Regional Road Access Permit will be required for the proposed access location to Ottawa
Street South. The Regional Road Access Permit condition can be deferred to a future Site Plan
application, or may be required at the time of the opening of the access to Ottawa Street South in
relation to the Ottawa Street South road improvements.
The Regional Road Access Permit application can be found on the Region of Waterloo website
(https://www.regionofwaterloo. ca/en/doing-business/applications-licences-and-permits. aspx),
and there is a $230 fee associated with the application.
Environmental Noise:
A Noise Feasibility Study was completed under the previous OPA/ZC application and was
reviewed by Regional Staff at this time. In accordance with the Holding Provision (H) placed on
the site specific zoning By-law for the subject property, a detailed Noise Assessment for the
property will be required prior to Site Plan approval.
Regional Staff recommend the owner/applicant undertake the Noise Assessment as soon as
possible to ensure proper setbacks and building materials are included in the site design. The
detailed Noise Assessment is not a requirement of this Consent application.
Other:
Regional Staff would note that this section of Ottawa Street South is identified in the Region
Transportation Capital Program as scheduled for major re -construction and re -habilitation in
2021 and 2022. For more information regarding this project please contact Mr. John Stephenson
(519-575-4096).
Regional Staff also note that any work required in the Ottawa Street South right-of-way will
require Municipal Consent and a Regional Road Work Permit.
Regional staff recommends deferral of the proposed consent applications as a result of the
following:
• The Functional Servicing and Stormwater Management Report submitted by WalterFedy
(June, 2019) specifies that Regional Staff have permitted a sanitary connection for the
original Parcel C to Ottawa Street. Regional Staff have no documentation to indicate
support for the proposed connection.
• Regional Staff request to discuss the proposed sanitary connection to Ottawa Street South
as Staff recommend the owner/applicant not connect due to reasons including, but not
limited to, methane being present in manholes; potential clogging; and odours
• Regional Staff have concerns with the proposed sanitary connection and would
recommend that the owner/applicant discuss with Regional/City Staff to ensure a proper
sanitary sewer is installed.
General Comments
Regional Staff advise that comments and requirements are based on the information provided by
the owner/applicant. Regional Staff advise that based on further discussions regarding these
matters that comments are subject to change.
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
N*
Region of Waterloo
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. regionofwaterl oo.ca
Matthew Colley
575-4757 ext. 3210
File No. D20-20/19
KIT
July 10, 2019
Re: Comments for Consent Application B2019-051 through B2019-054
Committee of Adjustment Hearing July 16, 2019
CITY OF KITCHENER
B2019-051 to B2019-054
83 Elmsdale Drive
Novacore (83 Elsmdale Dr.) Inc.
The subject site has previously been severed which resulted in three new parcels (132018-017
through B2018-020). The proposed consent applications are to sever the existing "Parcel U into
three separate Parcels (C, D, and E) with easements for servicing and access.
Regional Comments:
Community Planning:
Regional Staff acknowledge receipt of the required consent review fee ($700.00).
Stormwater Management and Site Grading:
Regional Staff have reviewed the Functional Servicing and Stormwater Management Report
submitted by WalterFedy (June, 2019). The report addresses the proposed servicing for the
severed/retained parcels and proposes two stormwater sewer service connections and one
sanitary sewer connection to the Ottawa Street South right of way.
The provided report specifies that "As design development has progressed, the Region has
permitted a sanitary connection for the original Parcel C to Ottawa Street." Regional Staff have
no documentation to indicate their support for the proposed connection to the existing sanitary
sewer on Ottawa Street South. Regional Staff recommendation for the owner/applicant is to not
connect into the sanitary line on Ottawa Street due to reasons including, but not limited to,
methane being present in the Ottawa Street manholes which can cause varying levels of sanitary
conveyance; previous situations where challenges arise (i.e. clogging) when sanitary lines that
were designed and built based on the transference of only liquids are inundated with solids; and
the potential for odours to be present.
Regional Staff request deferral of consent applications B2019-051 through B2019-054 due to
concerns with the proposed sanitary connection and would recommend that the owner/applicant
discuss with Regional/City Staff to ensure a proper sanitary sewer is installed.
Record of Site Condition:
The Region's Implementation Guidelines For the Review of Development Applications On or
Adjacent to Known and Potentially Contaminated Sites specifies that the completion of an RSC is
required prior to final approval of a consent application. Regional Staff acknowledge that a Record
of Site Condition (RSC) is currently secured through a Holding Provision on Zoning By-law
Amendment application ZC 13/15/E/KA and is to be submitted for the entirety of the subj ect lands.
Regional Staff is satisfied with the use of a holding provision for this proposed development.
Regional Road Dedication:
The proposed severed and retained parcels have direct frontage onto Ottawa Street South (RR
#04). Regional Staff identified a road widening dedication along Ottawa Street South for consent
applications B2018-017, B2018-019 and B2018-020. This road widening dedication, receipted as
WR1173649, was registered on March 15, 2019.
Regional Staff advise that should road improvements be necessary, the owner/applicant may be
required to dedicate the lands to implement those improvements, and be responsible for those
costs associated with any land dedication and capital costs related to the road mitigation.
Transportation Impact Study (TIS):
The subject property has no existing vehicular access directly to Ottawa Street South (RR #04).
Regional Staff and the owner/applicant have agreed to a new access location from the subject
property to Ottawa Street South, directly across from the McLennan Park entrance. This shared
access location is correctly identified as Part 10 on the sketches provided with the application. A
second vehicular access to the subject property is located on Elmsdale Drive. A Transportation
Impact Study (TIS) was submitted to the Region for review under the OPA/ZC applications for
the subject lands.
Regional Staff concurred with the conclusions and recommendations of the TIS which included:
an eastbound left turn lane on Ottawa Street South at Elmsdale Drive, an eastbound left turn lane
on Ottawa Street South at the proposed access, and a pedestrian refuge island on Ottawa Street
South at Elmsdale Drive. The TIS found that traffic signals were not warranted at either the
Elmsdale Road/Ottawa Street South intersection or the proposed access from the development
onto Ottawa Street South.
Regional Staff are aware that the owner/applicant is completing an update to the TIS to reflect
the updated development concept/design to reflect the change in built form. Regional Staff
require the updated TIS to be submitted for review and approval, and if necessary, enter into an
agreement with the Region to implemented required improvements to the Ottawa Street right-of-
way at a future development stage (i.e. Site Plan).
The Region will require the owner/applicant to complete the cost estimate, functional plan, legal
agreement and appropriate funds related to the Ottawa Street South improvements identified in
the existing TIS related to the overall 83 Elmsdale Drive development prior to final approval of
the proposed consent applications. The required improvements to the Ottawa Street South right
of way may change based on the updated TIS, if accepted and approved by the Region of
Waterloo.
Access Permit:
A Regional Road Access Permit will be required for the proposed access location to Ottawa
Street South. The Regional Road Access Permit condition can be deferred to a future Site Plan
application, or may be required at the time of the opening of the access to Ottawa Street South in
relation to the Ottawa Street South road improvements.
The Regional Road Access Permit application can be found on the Region of Waterloo website
(https://www.regionofwaterloo. ca/en/doing-business/applications-licences-and-permits. aspx),
and there is a $230 fee associated with the application.
Environmental Noise:
A Noise Feasibility Study was completed under the previous OPA/ZC application and was
reviewed by Regional Staff at this time. In accordance with the Holding Provision (H) placed on
the site specific zoning By-law for the subject property, a detailed Noise Assessment for the
property will be required prior to Site Plan approval.
Regional Staff recommend the owner/applicant undertake the Noise Assessment as soon as
possible to ensure proper setbacks and building materials are included in the site design. The
detailed Noise Assessment is not a requirement of this Consent application.
Other:
Regional Staff would note that this section of Ottawa Street South is identified in the Region
Transportation Capital Program as scheduled for major re -construction and re -habilitation in
2021 and 2022. For more information regarding this project please contact Mr. John Stephenson
(519-575-4096).
Regional Staff also note that any work required in the Ottawa Street South right-of-way will
require Municipal Consent and a Regional Road Work Permit.
Regional staff recommends deferral of the proposed consent applications as a result of the
following:
• The Functional Servicing and Stormwater Management Report submitted by WalterFedy
(June, 2019) specifies that Regional Staff have permitted a sanitary connection for the
original Parcel C to Ottawa Street. Regional Staff have no documentation to indicate
support for the proposed connection.
• Regional Staff request to discuss the proposed sanitary connection to Ottawa Street South
as Staff recommend the owner/applicant not connect due to reasons including, but not
limited to, methane being present in manholes; potential clogging; and odours
• Regional Staff have concerns with the proposed sanitary connection and would
recommend that the owner/applicant discuss with Regional/City Staff to ensure a proper
sanitary sewer is installed.
General Comments
Regional Staff advise that comments and requirements are based on the information provided by
the owner/applicant. Regional Staff advise that based on further discussions regarding these
matters that comments are subject to change.
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
Region of Waterloo
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 i o nofwate rl oo. ca
Matthew Colley
575-4757 ext. 3210
File No. D20-20/19
KIT
July 10, 2019
Re: Comments for Consent Application B2019-051 through
B2019-054
Committee of Adjustment Hearing July 16, 2019
CITY OF KITCHENER
B2019-051 to B2019-054
83 Elmsdale Drive
Novacore (83 Elsmdale Dr.) Inc.
The subject site has previously been severed which resulted in three new parcels
(82018-017 through B2018-020). The proposed consent applications are to sever the
existing "Parcel C' into three separate Parcels (C, D, and E) with easements for
servicing and access.
Regional Comments:
Community Planning:
Regional Staff acknowledge receipt of the required consent review fee ($700.00).
Stormwater Management and Site Grading:
Regional Staff have reviewed the Functional Servicing and Stormwater Management
Report submitted by WalterFedy (June, 2019). The report addresses the proposed
servicing for the severed/retained parcels and proposes two stormwater sewer service
connections and one sanitary sewer connection to the Ottawa Street South right of way.
Document Number: 3052816 Version: 1
The provided report specifies that "As design development has progressed, the Region
has permitted a sanitary connection for the original Parcel C to Ottawa Street." Regional
Staff have no documentation to indicate their support for the proposed connection to the
existing sanitary sewer on Ottawa Street South. Regional Staff recommendation for the
owner/applicant is to not connect into the sanitary line on Ottawa Street due to reasons
including, but not limited to, methane being present in the Ottawa Street manholes
which can cause varying levels of sanitary conveyance; previous situations where
challenges arise (i.e. clogging) when sanitary lines that were designed and built based
on the transference of only liquids are inundated with solids; and the potential for odours
to be present.
Regional Staff request deferral of consent applications B2019-051 through B2019-054
due to concerns with the proposed sanitary connection and would recommend that the
owner/applicant discuss with Regional/City Staff to ensure a proper sanitary sewer is
installed.
Record of Site Condition:
The Region's Implementation Guidelines For the Review of Development Applications
On or Adjacent to Known and Potentially Contaminated Sites specifies that the
completion of an RSC is required prior to final approval of a consent application.
Regional Staff acknowledge that a Record of Site Condition (RSC) is currently secured
through a Holding Provision on Zoning By-law Amendment application ZC13/15/E/KA
and is to be submitted for the entirety of the subject lands. Regional Staff is satisfied
with the use of a holding provision for this proposed development.
Regional Road Dedication:
The proposed severed and retained parcels have direct frontage onto Ottawa Street
South (RR #04). Regional Staff identified a road widening dedication along Ottawa
Street South for consent applications B2018-017, B2018-019 and B2018-020. This road
widening dedication, receipted as WR1173649, was registered on March 15, 2019.
Regional Staff advise that should road improvements be necessary, the owner/applicant
may be required to dedicate the lands to implement those improvements, and be
responsible for those costs associated with any land dedication and capital costs related
to the road mitigation.
Transportation Impact Study (TIS):
The subject property has no existing vehicular access directly to Ottawa Street South
(RR #04). Regional Staff and the owner/applicant have agreed to a new access location
from the subject property to Ottawa Street South, directly across from the McLennan
Park entrance. This shared access location is correctly identified as Part 10 on the
sketches provided with the application. A second vehicular access to the subject
Document Number: 3052816 Version: 1
property is located on Elmsdale Drive. A Transportation Impact Study (TIS) was
submitted to the Region for review under the OPA/ZC applications for the subject lands.
Regional Staff concurred with the conclusions and recommendations of the TIS which
included: an eastbound left turn lane on Ottawa Street South at Elmsdale Drive, an
eastbound left turn lane on Ottawa Street South at the proposed access, and a
pedestrian refuge island on Ottawa Street South at Elmsdale Drive. The TIS found that
traffic signals were not warranted at either the Elmsdale Road/Ottawa Street South
intersection or the proposed access from the development onto Ottawa Street South.
Regional Staff are aware that the owner/applicant is completing an update to the TIS to
reflect the updated development concept/design to reflect the change in built form.
Regional Staff require the updated TIS to be submitted for review and approval, and if
necessary, enter into an agreement with the Region to implemented required
improvements to the Ottawa Street right-of-way at a future development stage (i.e. Site
Plan).
The Region will require the owner/applicant to complete the cost estimate, functional
plan, legal agreement and appropriate funds related to the Ottawa Street South
improvements identified in the existing TIS related to the overall 83 Elmsdale Drive
development prior to final approval of the proposed consent applications. The required
improvements to the Ottawa Street South right of way may change based on the
updated TIS, if accepted and approved by the Region of Waterloo.
Access Permit:
A Regional Road Access Permit will be required for the proposed access location to
Ottawa Street South. The Regional Road Access Permit condition can be deferred to a
future Site Plan application, or may be required at the time of the opening of the access
to Ottawa Street South in relation to the Ottawa Street South road improvements.
The Regional Road Access Permit application can be found on the Region of Waterloo
website (https://www.regionofwaterloo.ca/en/doing-business/applications-licences-and-
permits.aspx), and there is a $230 fee associated with the application.
Environmental Noise:
A Noise Feasibility Study was completed under the previous OPA/ZC application and
was reviewed by Regional Staff at this time. In accordance with the Holding Provision
(H) placed on the site specific zoning By-law for the subject property, a detailed Noise
Assessment for the property will be required prior to Site Plan approval.
Regional Staff recommend the owner/applicant undertake the Noise Assessment as
soon as possible to ensure proper setbacks and building materials are included in the
site design. The detailed Noise Assessment is not a requirement of this Consent
application.
Document Number: 3052816 Version: 1
Other:
Regional Staff would note that this section of Ottawa Street South is identified in the
Region Transportation Capital Program as scheduled for major re -construction and re-
habilitation in 2021 and 2022. For more information regarding this project please contact
Mr. John Stephenson (519-575-4096).
Regional Staff also note that any work required in the Ottawa Street South right-of-way
will require Municipal Consent and a Regional Road Work Permit.
Regional staff recommends deferral of the proposed consent applications as a
result of the following:
• The Functional Servicing and Stormwater Management Report submitted by
WalterFedy (June, 2019) specifies that Regional Staff have permitted a sanitary
connection for the original Parcel C to Ottawa Street. Regional Staff have no
documentation to indicate support for the proposed connection.
• Regional Staff request to discuss the proposed sanitary connection to Ottawa
Street South as Staff recommend the owner/applicant not connect due to
reasons including, but not limited to, methane being present in manholes;
potential clogging; and odours
• Regional Staff have concerns with the proposed sanitary connection and would
recommend that the owner/applicant discuss with Regional/City Staff to ensure a
proper sanitary sewer is installed.
General Comments
Regional Staff advise that comments and requirements are based on the information
provided by the owner/applicant. Regional Staff advise that based on further
discussions regarding these matters that comments are subject to change.
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: 3052816 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