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PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995
CITY OF KITCHENER
The Planning and Economic Development Committee met this date commencing at 3:00 p.m. under
Councillor C. Weylie, Chair, with the following members present: Councillors John Smola, K. Redman, B.
Vrbanovic, T. Galloway, M. Yantzi, J. Ziegler, M. Wagner and Jake Smola. Mayor R. Christy entered the
meeting shortly after its commencement.
Officials present:
Ms. V. Gibaut, Ms. C. Ladd, and Messrs. T. McKay, T. McCabe, B. Stanley, Z.
Janecki, J. Willmer, D. Mansell, J. Witmer, R. Mattice, W. Beck, J. Cicuttin, D. Snow
and L.W. Neil.
1. KITCHENER WATERLOO/OKTOBERFEST "PASSPORT TO SUCCESS" EVENT
The Committee was in receipt of a memorandum dated November 29, 1995 by Ms. V. Gibaut
reporting on the outcome of the 1994 and 1995 Passport to Success events. It was recommended
that the event be continued and that the existing funding be increased by $500 to $3,000 from the
Economic Development Division budget.
Ms. V. Gibaut provided a brief comment on the report and noted that the request for an increase in
budget was generated as a result of price increases experienced in holding the event. In
response to Councillor T. Galloway, she advised that City of Waterloo staff support continuation
and that the requested funding was subject to identical participation by the City of Waterloo.
Further, she noted that as a result of the past events, new investment has been obtained and
potential investors have been identified. Councillor K. Redman commented that she was
personally aware of positive response to the event and Councillor M. Wagner noted there was
also an appreciation of the City's agressiveness in this initiative.
On motion by Councillor M. Wagner -
it was resolved:
"That the City of Kitchener agrees to extend the existing partnership with Waterloo and K-
W Oktoberfest Inc., to promote economic development by inviting key corporate and
business prospects to the exclusive "Passport to Success" event; and further,
That we extend the existing funding of $2,500. by $500 for a total of $3,000 for this event
funded from the Economic Development Division budget, subject to identical financial
participation by the City of Waterloo."
UPDATE ON ECONOMIC DEVELOPMENT DIVISION ACTIVITIES
Ms. V. Gibaut reported on several matters that the Economic Development Division has been
involved in.
The Committee was in receipt of a copy of a memorandum dated November 29, 1995 from Ms. V.
Gibaut advising that she had presented the attached brief to the House of Commons Standing
Committee on Foreign Affairs and International Trade. Ms. V. Gibaut indicated that the Federal
Government had extended an invitation and covered all of her costs with regards to her
presentation which was also accompanied by presentations to the Committee by representatives
of the City of Calgary and the City of Montreal. She indicated that the actual invitation had come
through the Canada's Technology Triangle organization and that she had agreed to make the
presentation on behalf of Kitchener. She reported that other City's utilized twinning, fostered by
their Mayor, to promote economic activity. She suggested that business and industry were looking
to Germany first in this regard. However, she did mention that a great deal of attention was being
given to markets in Asia. In summary she commented that the presentation had turned out to be
an excellent opportunity to promote the City of Kitchener to Members of Parliament.
Ms. Gibaut also distributed copies of articles from the November 12th and 13th editions of the
Ottawa Citizen which make reference to the to Canada's Technology Triangle and the University
of Waterloo's high tech activities. Councillor M. Wagner suggested that on the twinning issue,
contact be made with the German Canadian Business Association and Ms. Gibaut advised that
she would bring the twinning matter to the attention of the Business and Industry Committee and
report back. Mr. T. McKay commented that the twinning being referred
2. UPDATE ON ECONOMIC DEVELOPMENT DIVISION ACTIVITIES (CONT'D)
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 192 - CITY OF KITCHENER
to was in fact economic twinning as opposed to twinning for social purposes. He noted that the
benefits in twinning generally occur when City's of like size twin with each other.
Ms. Gibaut stated that she wished to officially thank the members of her staff for their work in
organizing a very successful Business Heritage Awards event.
Ms. Gibaut then reported on the status of industrial land sales and construction activity. She noted
that recently a staff development team had been gathered together on very short notice to provide
input regarding a customer from Texas who was interested in developing a 60,000 square foot
industrial building. Ms. Gibaut also commented that staff recently assisted a client with an interest
in a 10 acre parcel, two clients with an interest in 5 acre parcels and two clients with an interest in
2 acre parcels. She stressed to the Committee that the City can no longer accommodate any
prospective clients who seek a large land parcel and that the City was now confronted by a
shortage of industrial land. In other matters she advised that staff were working with a consultant
with respect to development of 20,000 square feet of office space and with other entrepreneurs.
Mayor R. Christy entered the meeting at this point.
Councillor M. Wagner referred the Committee to recent activity which was presently taking place
to better promote the Greater Toronto Area. He asked that staff monitor this activity given that
such movement to market the GTA in one voice could impact on the level of business activity in
the Region of Waterloo.
PD 95/91 - LACKNER BOULEVARD & OTTAWA STREET NORTH - REVISION TO GRAND RIVER NORTH COMMUNITY PLAN
- SUBDIVISION APPLICATION 30T-94014
- ZONE CHANGE APPLICATION 94/12/L/JW
- AR-JEL / HIGH TREE DEVELOPMENTS LTD. - STANLEY PARK WARD
The Committee was advised that the Department of Planning and Development was in receipt of
applications for zone change and subdivision from Ar-Jel / High Tree Developments Ltd., with
regard to a parcel of land at the northwest corner of Ottawa Street North and Lackner Boulevard
which also has frontage on Brembel Street. The zoning change proposed is from Neighbourhood
Shopping Centre (C-2) to Residential Six (R-6) with Special Use Provision 179U and Special
Regulation Provision 217R and Open Space (P-2) all according to By-law 85-1. In this regard the
Committee considered Planning and Development Staff Report PD 95/91 dated November 8, 1995
and the proposed by-law dated November 1, 1995 attached to the report.
It was noted in the report that the applicant intends to rezone the subject lands comprising 1.865
hectares to facilitate the development of a plan of subdivision consisting of 5 blocks for street
townhouse dwellings, one walkway block and two blocks for storm water management.
Approximately 45 townhouses would be developed.
Concurrent with the applications the Committee was asked to consider revision to the Grand River
North Community Plan to facilitate the proposed zoning and subdivision applications.
It was pointed out that notice that the Committee would hold a public meeting this date to consider
this matter had previously been given.
Mr. T. McCabe stated that staff had nothing further to add to the report under consideration. He
advised that an issue had arisen which Mr. J. Willmer would address.
Mr. J. Willmer stated that the issue of use had arisen late in the application process based on the
request for street fronting townhouses in an area that happened to be designated as a Secondary
Node, the policy for which encourages maximizing of densities. He stated that both the applicant
and residents have requested full flexibility on the matter of density but the City's general intent of
such regulations was to maximize Nodal policies.
PD 95/91 - LACKNER BOULEVARD & OTTAWA STREET NORTH - REVISION TO GRAND RIVER NORTH COMMUNITY PLAN
- SUBDIVISION APPLICATION 30T-94014
- ZONE CHANGE APPLICATION 94/12/L/JW
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 193 - CITY OF KITCHENER
- AR-JEL / HIGH TREE DEVELOPMENTS LTD. - STANLEY PARK WARD (CONT'D)
Mr. W. Beck appeared before the Committee to comment on the transportation issue relating to
development within areas designated as a Secondary Node. He stated that down zoning a parcel
will impact long term ridership and revenue of the City's transit system and recommended that the
City support those uses on the property that have higher density.
Councillor Jake Smola advised that the residents support only R-6 zoning based on traffic
concerns and vehicular volume that would result on adjacent residential streets. On another
matter, Councillor Smola referred to situations where there was a block of four street townhouses
which can result in two townhouses in the middle being land locked. In this regard, he suggested
the developer should be responsible for the installation of rear yard gates.
At the suggestion of Mr. T. McCabe, and on motion by Councillor Jake Smola the Committee
agreed that the Department of Planning and Development be directed to investigate the problems
of access associated with linear townhouses and report to the Committee.
Mr. Tom Baskerville appeared as a delegation representing Ar-Jel/High Tree Developments. On
the matter of the proposal to restrict the zoning, he commented that it was important to have as
many options as possible in order to market the lots and that he favoured approval by means of a
block approach rather than specified lots. Mr. Baskerville then referred to the maps attached to
the report which designate Block 6 as a walkway to the corner of Ottawa and Lackner Boulevard
and Block 7 as a servicing corridor and suggested that only one of the two blocks was necessary.
On the matter of fencing, Mr. Baskerville stated that as a developer it was not their practice to build
fences and that the fence issue should be left to the builder to deal with as part of the site plan
approval process.
Mr. J. Willmer advised that in order to accommodate Block 6, it had been proposed to reduce side
yard requirements to prevent loss of any dwelling units as a result of the walkway. Mr. D. Mansell
requested that Block 7 as designated on the plan not be changed.
No other delegations responded to an invitation from the Chair to address the Committee on this
matter.
Councillor Jake Smola stated that he would support the R-6 zoning but with deletion of the Special
Use Provision 179U. Mr. T. McCabe advised if that was agreed to, the by-law would be revised to
Residential Six with the Special Regulation Provision remaining.
The matter of whether commercial or residential use would generate more trip generations
affecting Kitchener Transit operations was again discussed. Mr. J. Cicuttin commented that it was
generally known that the higher the residential density permitted the higher the levels of transit
ridership that would be achieved.
The staff report was then considered. The Committee agreed to revise the recommendations in
the staff report so as to provide that the Low Rise Multiple Residential (25 to 40 units/hectare)
designation be changed to (maximum of 40 units/hectare) and that the zone change application be
revised to delete reference to Special Use Provision 179U from the Residential Six zoning and the
proposed by-law be similarly amended to reflect this change.
The recommendation as revised was then considered.
On motion by Councillor Jake Smola -
it was resolved:
'A.
That Map "A" of the Grand River North Community Plan be revised to redesignate a
1.865 hectare parcel of land from "Neighbourhood Commercial" to "Low Rise
Multiple Residential (Maximum of 40 units/hectare)" as shown on Map "A" attached.
PD 95/91 - LACKNER BOULEVARD & OTTAWA STREET NORTH - REVISION TO GRAND RIVER NORTH COMMUNITY PLAN
- SUBDIVISION APPLICATION 30T-94014
- ZONE CHANGE APPLICATION 94/12/L/JW
- AR-JEL / HIGH TREE DEVELOPMENTS LTD. - STANLEY PARK WARD (CONT'D)
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 194 - CITY OF KITCHENER
It is the opinion of this Committee that approval of this Amendment to the
Community Plan is proper planning for the City.
That Zone Change Application 94/12/L/JW (Ar-Jel / High Tree Developments Ltd.)
requesting a change in zoning from Neighbourhood Shopping Centre (C-2) to
Residential Six (R-6) and Special Regulation Provision 217R and Open Space (P-2)
all according to By-law 85-1, on Block 108, Registered Plan 1678, be approved in
the form shown in the attached Proposed By-law dated November 1, 1995, as
revised December 4, 1995, to delete reference in Clause #1 to Special Use
Provision 179U, subject to the Subdivision Conditions contained in C below.
It is the opinion of this Committee that the approval of this application is proper
planning for the City and is in conformity with the City's Municipal Plan.
That Subdivision Application 30T-94014 (Ar-Jel/High Tree Developments Ltd.) be
recommended to the Regional Municipality of Waterloo for draft approval, subject to
the following conditions:
That the Subdivider enter into a City Standard Form Residential Subdivision
Agreement as approved by City Council embracing those lands shown outlined on
the attached Plan of Subdivision and that the following special conditions be written
therein:
The Subdivider covenants and agrees:
51.
That the final plan for registration purposes shall be prepared in accordance with the
attached Plan of Subdivision dated September 26, 1995, providing that minor
amendments to said plan, acceptable to the General Manager of Planning and
Development and not affecting the numbering of lots or blocks may be permitted
without an amendment to this agreement.
52.
That a Grading Control Plan be approved by the City's General Manager of Public
Works, in consultation with the City's General Manager of Parks and Recreation, the
Regional Municipality of Waterloo, the Grand River Conservation Authority and the
Ministry of Natural Resources, prior to any grading or construction on site and prior
to the City's release of the Plan for registration.
53.
That a detailed engineering design for storm water management in accordance with
the approved concept plan be approved by the City's General Manager of Public
Works, in consultation with the City's General Manager of Parks and Recreation, the
Regional Municipality of Waterloo, the Grand River Conservation Authority, and the
Ministry of Natural Resources, prior to any grading or construction on site and prior
to the City's release of the Plan for registration.
54.
That the name of the street within the Plan of Subdivision shall be as shown on the
attached Plan of Subdivision.
55.
To dedicate, by plan registration, to the City of Kitchener Block 6 for public walkway
purposes and to construct at its cost a public walkway on Block 6 to the satisfaction
of the General Manager of Public Works.
56.
Prior to the commencement of construction or the issuance of any building permits
within this Plan, the Subdivider agrees to construct a temporary access road from
Brembel Crescent to Ottawa Street or Lackner Boulevard, with the specific location
to be determined by the General Manager of Public Works in consultation with the
Regional Municipality of Waterloo. Said temporary road is
PD 95/91 - LACKNER BOULEVARD & OTTAWA STREET NORTH - REVISION TO GRAND RIVER NORTH COMMUNITY PLAN
- SUBDIVISION APPLICATION 30T-94014
- ZONE CHANGE APPLICATION 94/12/L/JW
- AR-JEL / HIGH TREE DEVELOPMENTS LTD. - STANLEY PARK WARD (CONT'D)
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 195 - CITY OF KITCHENER
to be designed and built to the satisfaction of the General Manager of Public Works.
The Subdivider hereby agrees to assume all liability with respect to the construction
and use of the temporary road. The Subdivider further agrees to remove the said
temporary access road at such time as required by the General Manager of Public
Works.
57.
That construction traffic to and from the proposed subdivision shall use the
temporary access road from Lackner Boulevard. All construction traffic shall be
prohibited on all local streets. The Subdivider agrees to advise all relevant
contractors, builders and other persons of this requirement with the subdivider being
responsible for any signage, where required, all to the satisfaction of the Director of
Traffic and Parking Services.
58.
To convey to the City of Kitchener, at no cost and free of encumbrance, Blocks 7
and 8 for storm water management purposes, concurrently with the registration of
the subdivision plan.
59.
To design and construct on Block 7 a maintenance access, which shall also be
designed to accommodate major overland storm flows, to the storm water
management facility on Block 8 as part of the servicing of this Plan, all to the
satisfaction of the General Manager of Public Works.
60.
To provide a planting strip having a minimum width of 4.6 metres along the rear of
Blocks 1 and 2 abutting Lackner Boulevard and Ottawa Street North and along the
rear of Block 3 abutting Block 8, and to provide a 1.82 metre high chain link fence
along the rear of Blocks 1, 2, 7 and 8 abutting Lackner Boulevard and Ottawa Street
North. Said planting strip is to be developed at the Subdivider's cost in accordance
with plans/drawings approved by the City's General Manager of Planning and
Development prior to issuance of any building permits for said lots. Further, said
planting strip shall be installed within the affected blocks prior to the transfer of title
of such lots to the first time occupants, or in the event of winter conditions shall be
installed by June 1, immediately following such transfer of title. The Subdivider
agrees to attach the approved planting plan to all Offers to Purchase and Sale of
Lots in which the required planting strip has not been installed due to winter condi-
tions. Further, if physical noise attenuation barriers are required in accordance with
Section 50, installation of said barrier shall substitute for the planting strip
requirement.
61.
To construct 1.5 metre concrete sidewalks along the entire Lackner Boulevard
frontage and along the entire outside of Brembel Crescent.
62.
The Subdivider agrees that the division of lands in respect to all residential Blocks
within the Plan will be permitted subject to sequential compliance with the following:
a)
to submit plans for the approval of the City's General Managers of Planning
and Development and Public Works, in consultation with the Commission's
Engineer, for each block illustrating lotting, building envelopes, driveway
locations, maintenance easements, eave encroachments, service
connections, street utility hardware, proposed grades, together with the plan
showing typical building elevations where required;
b)
to apply for and receive final approval of a Part Lot Control Exemption By-law
respecting the division of the said Blocks and that the Part Lot Control
Exemption By-law not be presented to City Council until the City's General
PD 95/91 - LACKNER BOULEVARD & OTTAWA STREET NORTH - REVISION TO GRAND RIVER NORTH COMMUNITY PLAN
- SUBDIVISION APPLICATION 30T-94014
- ZONE CHANGE APPLICATION 94/12/L/JW
- AR-JEL / HIGH TREE DEVELOPMENTS LTD. - STANLEY PARK WARD (CONT'D)
Manager of Public Works and the Commission's Engineer have confirmed
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 196 - CITY OF KITCHENER
that the lotting pattern is in conformity with the approved engineering
drawings;
c)
that, subsequent to receiving final approval and an exemption from Part Lot
Control, building permits may be applied for and issued for said Blocks,
subject to full compliance with the approved plan and the normal
requirements of the Building Code or any applicable by-law and subject to
plans being submitted to the satisfaction of the City's Director of Building,
Zoning and Inspections;
d)
that a Reference Plan with respect to the division of said Blocks showing all
required maintenance easements and eave encroachments, shall be
prepared and presented to the City's General Manager of Planning and
Development for examination. The Subdivider further agrees not to transfer
title of any part of said Blocks until such time as the Reference Plan has been
deposited in accordance with the Registry Act.
It is the opinion of this Committee that the approval of this application is proper
planning for the City.
That the implementing Zoning By-law for Zone Change Application 94/12/L/JW (Ar-
Jel / High Tree Developments Ltd.) not be presented to City Council until
Subdivision Application 30T-94014 has received Regional Draft Plan Approval
whereupon the amending Zoning By-law shall be presented to Council for all three
readings. Alternatively, three readings of the amending zoning by-law may be given
if the City Clerk is presented with a letter from the Regional Municipality of Waterloo
advising that the Region has no objections to the passing of the By-law.
Following execution and registration of the subdivision agreement detailed in C
above, the City Solicitor be authorized to release Block 108, Registered Plan 1678,
from Subdivision Agreements and Supplementary Subdivision Agreements
previously registered thereon."
PD 94/119 - HOMER WATSON BOULEVARD SOUTH OF BLOCK LINE ROAD EXTENSION - REVISION TO COUNTRY HILLS EAST COMMUNITY PLAN
- SUBDIVISION APPLICATION 30T-93007
- ZONE CHANGE APPLICATION 93/15/HW/ZJ
- DGF INVESTMENTS LTD. - FAIRVIEW WARD
The Committee was advised that the Department of Planning and Development was in receipt of
applications for zone change and subdivision from DGF Investments Ltd., with regard to a parcel
of land fronting Homer Watson Boulevard. The subject lands are comprised of 2.885 hectares
(7.127 acres) of undeveloped land located on the easterly side of Homer Watson Boulevard south
of Block Line Road extension and abutting the Balzer Creek Greenway system on the north.
The proposed zoning change is from Semi-Restricted Residential (R2) with special uses and
regulations according to By-law 4830 to Residential Six Zone (R-6), Residential Eight Zone (R-8)
with special use provision 175U and Hazard Land Zone (P-3) according to By-law 85-1. In this
regard the Committee considered Staff Report PD 94/119 dated November 9, 1995 and the
proposed by-law dated November 6, 1995 attached to the report. It was noted in the report that
the subdivider proposes to rezone the parcel and create a subdivision consisting of 54 street
fronting townhouse units and one open space block. Also for consideration concurrent with the
applications was a proposed revision to the Country Hills East Community Plan.
PD 94/119 - HOMER WATSON BOULEVARD SOUTH OF BLOCK LINE ROAD EXTENSION
- REVISION TO COUNTRY HILLS EAST COMMUNITY PLAN
- SUBDIVISION APPLICATION 30T-93007
- ZONE CHANGE APPLICATION 93/15/HW/ZJ
- DGF INVESTMENTS LTD. - FAIRVIEW WARD (CONT'D)
It was pointed out that notice that the Committee would hold a public meeting this date to consider
this matter had previously been given.
Mr. T. McCabe briefly outlined the history of the subject lands and explained the purpose of the
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 197 - CITY OF KITCHENER
current application. He commented on the departments concern respecting the issue of
prematurity and noted that the adjoining Drewlo lands have now been draft approved and that staff
considered a temporary access from the subject lands to Homer Watson Boulevard to be
acceptable.
Councillor T. Galloway questioned why the two developers were not able to come to an
understanding to achieve a typical cooperative development approach. Mr. McCabe advised that
it was his understanding that Drewlo was not ready to proceed to develop their lands.
Mr. Stephen Grant, Madorin Snyder, appeared as a delegation on behalf of DGF Investments Ltd.,
to advise that the applicant supports the recommendations in the staff report in principle. He did
note that the applicant has a few concerns regarding City policies as to how they would apply to
circumstances within the staff report.
No other delegations responded to the invitation from the Chair to address the Committee on this
matter.
On motion by Councillor J. Ziegler -
it was resolved:
"(A)
That PD 80/87 "Country Hills East Community Plan", as amended, be revised as
follows:
a)
That Map B, dated October, 1994 of the Country Hills East Community Plan
be revised by redesignating the 2.885 hectare parcel of land from Multiple
Residential (100UPH) to Low Density Residential as shown on the attached
Map B.
b)
That Policy 3.3.4 be expanded by adding street fronting townhousing as a
permitted dwelling type.
c)
That Policy 3.2.13 be revised by deleting "non-profit housing site" and
replacing it with "residential development".
It is the opinion of this Committee that approval of this Amendment to the
Community Plan is proper planning for the City.
(B)
That Zone Change Application 93/15/HW/ZJ (DGF Investments Ltd.) requesting a
change in zoning from Semi-Restricted Residential (R2) with special uses and
regulations according to By-law 4830 to Residential Six Zone (R-6), Residential
Eight Zone (R-8) with special use provision 175U and Hazard Land Zone (P-3)
according to By-law 85-1 on part of Lots 1 & 2, Registrar's Compiled Plan 1482 and
part of Block J, Registered Plan 1329, in the form shown in the "Proposed By-law"
attached, dated November 6, 1995 be approved subject to the Subdivision
Agreement conditions listed in (C) below.
It is the opinion of this Committee that approval of this application is proper planning
for the City and is in conformity with the City's Municipal Plan.
(c)
That Subdivision Application 30T-93007 (DGF Investments Ltd.) be recommended
to the Regional Municipality for draft approval subject to the following conditions:
PD 94/119 - HOMER WATSON BOULEVARD SOUTH OF BLOCK LINE ROAD EXTENSION
- REVISION TO COUNTRY HILLS EAST COMMUNITY PLAN
- SUBDIVISION APPLICATION 30T-93007
- ZONE CHANGE APPLICATION 93/15/HW/ZJ
- DGF INVESTMENTS LTD. - FAIRVIEW WARD (CONT'D)
That the Subdivider enter into a City Standard Form Residential Subdivision
Agreement as approved by City Council embracing those lands shown outlined in
the attached Plan of Subdivision and that the following conditions shall be written
therein.
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 198 - CITY OF KITCHENER
The Subdivider Covenants and Agrees:
51.
That the final plan for registration purposes shall be prepared in accordance
with the attached Plan of Subdivision, dated September 27, 1995, providing
that minor amendments to said plan, acceptable to the General Manager of
Planning and Development, and not affecting the number of lots or blocks,
may be permitted without an amendment to this agreement.
52.
To submit a Lot Grading and Drainage Control Plan for the approval of the
City's General Manager of Public Works in consultation with the Department
of Parks and Recreation, the Regional Municipality of Waterloo, the Grand
River Conservation Authority and the Ministry of Natural Resources, prior to
registration of the Plan of Subdivision.
53.
To submit for the approval of the City's General Manager of Public Works, in
consultation with the Department of Parks and Recreation, the Regional
Municipality of Waterloo, the Ministry of Natural Resources and the Grand
River Conservation Authority, a detailed engineering design for Storm Water
Management in accordance with the approved concept plan. Said
engineering design shall include provision for any required erosion and
siltation control features to be installed both during and after grading and
construction stages. The Subdivider further agrees to implement all required
measures as outlined in the approved final design.
54.
To obtain from the GRCA, if required, a Construction and Alteration to
Waterways Regulation Permit pursuant to Ontario Regulation 149 as
amended for any storm sewer outfalls or other alterations within the
floodplain of Balzer Creek and its tributaries, prior to registration of the plan
of subdivision.
55.
To construct 1.5 metre wide concrete sidewalks along the following streets to
the satisfaction of the City's General Manager of Public Works:
a) along both sides of Street A;
b)
along the northerly side of Homer Watson Blvd. from the south limit of
the subdivision to Block Line Road.
56.
That the street name within the Plan of Subdivision shall be approved by City
Council prior to registration of the Plan of Subdivision.
57.
To convey to the City of Kitchener the following lands for the purposes stated
therein, at no cost and free of encumbrance, concurrently with the registration
of the Plan of Subdivision:
a) Block 8 for open space and storm water management purposes;
b) Block 9 for 0.3 metre reserve purposes.
PD 94/119 - HOMER WATSON BOULEVARD SOUTH OF BLOCK LINE ROAD EXTENSION - REVISION TO COUNTRY HILLS EAST COMMUNITY PLAN
- SUBDIVISION APPLICATION 30T-93007
- ZONE CHANGE APPLICATION 93/15/HW/ZJ
- DGF INVESTMENTS LTD. - FAIRVIEW WARD (CONT'D)
58. That construction traffic to and from the proposed subdivision shall be
restricted to using Fallowfield Drive to Block Line Road to Homer Watson
Blvd. In the event that Fallowfield Drive is not built for public use, that
construction traffic shall be restricted to using the temporary access directly
to Homer Watson Blvd. All construction traffic shall be prohibited from using
all other internal residential streets in the Community. The Subdivider agrees
to advise all relevant contractors, builders and other persons of this
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 199 - CITY OF KITCHENER
requirement and the Subdivider shall be responsible for any signage where
required, all to the satisfaction of the City's Director of Traffic and Parking
Services.
59.
That in order to minimize the impact of development on a tree identified as
#4727 in the Phase 1 - Tree Saving Plan for Country Hills East, Stage 1
prepared by Ecoplans Ltd. and located on Block 5 of this subdivision, no
grading of the lands shall occur until all required tree protection measures
have been installed to the satisfaction of the City's Manager of Design,
Heritage and Environment. Such tree protection measures shall be
maintained throughout the construction of Block 5 until final seeding/sodding
of this block.
The Subdivider further agrees to preserve in its natural state, trees and
vegetation located in Block 8, save and except the area for storm water
management facilities and access to these facilities to the satisfaction of the
General Manager of Parks and Recreation. In cases where major irreparable
tree damage is done, in the opinion of the Subdivider's Environmental
Consultant and/or the City, each such tree shall be removed and replaced
with at least one tree of equal value based on the tree value formula as set
out in "Guide for Plant Appraisal" International Society for Arboriculture,
Latest Edition.
60.
To install permanent 1.2 metre high, paige-wire fence or an alternate marking
system to the satisfaction of the City's General Manager of Parks and
Recreation along the flankage/rear lot lines of Block 4 where such lot lines
abut Block 8.
61.
To install 1.2 metre high temporary snow fencing along the limits of Block 4
as it abuts Block 8. The Subdivider shall be responsible for installing
appropriate signs every 45 metres stating that there shall be no dumping in
this area; with installation to the satisfaction of the General Manager of Parks
and Recreation prior to any area grading or building permits being issued.
The Subdivider shall be responsible for the removal of all material dumped in
this area and the temporary fencing shall be removed following completion of
all construction within the plan area.
62.
To make a cash contribution to the City's Park Trust Fund in lieu of land for
park purposes in fulfilment of the Planning Act Park dedication requirement.
Said contribution shall be equivalent to 5% of the land being subdivided with
said value and a contribution being determined as of the day before the day
of draft plan approval and paid immediately prior to registration of the Plan of
Subdivision. As the Subdivider had previously paid a cash contribution for
part of the lands described as Part 4, 58R-7081 no further contribution is
required from said Part 4. However, part of Part 3, 58R-7081 was not
included as part of the original 5% evaluation, and accordingly, a cash
contribution equivalent to the area of 700 square metres shall be calculated
as the required 5% park dedication requirement for this plan of subdivision.
PD 94/119 - HOMER WATSON BOULEVARD SOUTH OF BLOCK LINE ROAD EXTENSION - REVISION TO COUNTRY HILLS EAST COMMUNITY PLAN
- SUBDIVISION APPLICATION 30T-93007
- ZONE CHANGE APPLICATION 93/15/HW/ZJ
- DGF INVESTMENTS LTD. - FAIRVIEW WARD (CONT'D)
63. That the division of lands in respect to Blocks 1 to 6 inclusive within the plan
will be permitted subject to sequential compliance with the following:
To submit plans for the approval of the City's General Managers of the
Departments of Planning and Development and Public Works, for
each block illustrating lotting, building envelopes, driveway locations,
service connections, street utility hardware, proposed grades, together
with the plans showing typical building elevations where required;
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 200 - CITY OF KITCHENER
ii)
To apply for and receive final approval of a Part Lot Control
Exemption By-law in respect to the division of said blocks and that the
Part Lot Control Exemption By-law not be presented to Council until
the Department of Public Works has confirmed that the lotting pattern
is in conformity with the approved engineering drawings;
iii)
That subsequent to receiving Plan Approval and an exemption from
Part Lot Control, building permits may be applied for and issued for
said blocks, subject to full compliance with the Approved Plan and the
normal requirements of the Building Code or any other by-law and
subject to plans being submitted to the satisfaction of the City's
Director of Building, Zoning and Inspections;
iv)
That a Reference Plan with respect to the division of said blocks shall
be prepared and presented to the City's General Manager of Planning
and Development. Further, the Subdivider agrees not to transfer title
of any part of said blocks until such time as said reference plan has
been deposited in accordance with the Registry Act.
64.
That the servicing for this subdivision shall include the extension of a
watermain from the intersection of Kingswood Drive and Block Line Road
easterly along Block Line Road to Homer Watson Blvd., and southerly along
Homer Watson Blvd. to this plan of subdivision all at its cost to the
satisfaction of the General Manager of Public Works. The Subdivider
acknowledges that the Letter of Credit for the subdivision will include costs
associated with the capping of this watermain by the City at Homer Watson
Blvd. and Block Line Road when and if it is deemed no longer required as
determined by the General Manager of Public Works.
65.
To install permanent bollards and chain and appropriate boulevard
landscaping along the property line where the emergency access to Homer
Watson Blvd. is provided, with said installation to take place immediately
upon the completion and opening of Fallowfield Drive and Block Line Road
through the subdivision to the east, to the satisfaction of the General
Manager of the Department of Planning and Development.
66.
To install a 1.8 metre high chain link fence along the entire frontage of Homer
Watson Blvd. save and except for the emergency access road to the
satisfaction of the Regional Municipality of Waterloo.
67.
To make arrangements for the conveyance of Block 104 of Subdivision
Application 30T-86035 to the City immediately after registration of the Drewlo
Holdings Plan of Subdivision 30T-86035. In this regard, prior to the
registration of this plan of subdivision, DGF Investments Ltd. shall present to
the Department of Planning and Development a copy of the accepted
PD 94/119 - HOMER WATSON BOULEVARD SOUTH OF BLOCK LINE ROAD EXTENSION
- REVISION TO COUNTRY HILLS EAST COMMUNITY PLAN
- SUBDIVISION APPLICATION 30T-93007
- ZONE CHANGE APPLICATION 93/15/HW/ZJ
- DGF INVESTMENTS LTD. - FAIRVIEW WARD (CONT'D)
Offer to Purchase of said Block 104 from the adjacent owner of plan 30T-
86035. The Subdivider, further, agrees to construct on Block 104, a 20
metre wide municipal street in accordance to City standards at the time
Fallowfield Drive and Block Line Road in the abutting draft plan of subdivision
30%86035 are constructed to the satisfaction of the General Manager of
Public Works. Block 104 shall be opened by By-law as a Public Highway
following completion of the public road to the satisfaction of the General
Manager of Public Works and opened to vehicular traffic. The Subdivider
also agrees to post 100% security to cover the cost of construction of said
public road at the same time the required securities are posted for all other
services within this plan of subdivision.
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 201 - CITY OF KITCHENER
(D)
(E)
68.
That in the event Stage 1 of the adjacent Plan 30T-86035 has not proceeded
at the time desired for this plan of subdivision and thus Fallowfield
Drive/Block Line Road is not available for Block 104 to connect to, the
Subdivider shall construct, at its cost, a temporary access road from Street A
to Homer Watson Blvd. in the location shown for the permanent emergency
access. The temporary access road shall be completed and opened to
vehicular traffic prior to the issuance of any building permits and constructed
to the satisfaction of the Region of Waterloo and City of Kitchener.
Further, the Subdivider shall remove the temporary road and replace it with
an emergency access once permanent access is available via Fallowfield
Drive to Block Line Road to the satisfaction of the Region of Waterloo.
69.
To notify all purchasers by including in all Offers to Purchase/Agreements of
Purchase and Sale and Deeds, a clause advising that in the event temporary
access to Homer Watson Blvd. proceeds, that vehicular access to this
subdivision will have full temporary movements except for left turn prohibition
in the late afternoon and will revert to only right-in right-out turns after Homer
Watson Blvd. is widened, and further that permanent vehicular access shall
be via Fallowfield Drive to Block Line Road to the east once the abutting
subdivision is developed, and where upon the temporary access will revert to
an emergency access only.
70.
That in addition to including notice on the subdivision sign required in Clause
41, to install additional traffic signage at the temporary entranceway notifying
residents that this access will be only for a temporary period until the abutting
subdivision to the east is developed and permanent access is provided
through that subdivision and that access to Homer Watson Blvd. will revert to
an emergency access only to the satisfaction of the Director of Traffic and
Parking Services.
It is the opinion of this Committee that the approval of this application is proper
planning for the City.
That City Council grant an exemption to its Emergency Access Policy to allow the
maximum length of a cul-de-sac with one emergency access to be 335 metres rather
than the maximum 300 metres set out in the policy.
That the City Solicitor release the existing Subdivision Agreement registered on title
under Instrument No. 1073707 as it applies to the subdivision of these lands
following the registration of this new subdivision agreement required in
Recommendation C above.
PD 94/119 - HOMER WATSON BOULEVARD SOUTH OF BLOCK LINE ROAD EXTENSION - REVISION TO COUNTRY HILLS EAST COMMUNITY PLAN
- SUBDIVISION APPLICATION 30T-93007
- ZONE CHANGE APPLICATION 93/15/HW/ZJ
- DGF INVESTMENTS LTD. - FAIRVIEW WARD (CONT'D)
(F) That the implementing Zoning By-law for Zone Change Application 93/15/HW/ZJ
(DGF Investments Ltd.) shall not be presented to City Council until Subdivision
Application 30T-93007 has received Regional Draft Approval and revisions to the
Country Hills East Community Plan have been approved by the Region where upon
the amending Zoning By-law shall be submitted to City Council for three readings.
Alternatively, three readings of the amending Zoning By-law may be given if the City
Clerk is presented with a letter from the Regional Municipality of Waterloo advising
that the Region has no objection to the passing of the Zoning By-law in the form
shown in Staff Report PD 94/119."
PD 95/122 - 595 & 599 PARK STREET - DEMOLITION CONTROL APPLICATION DC 95171PIRM
- JOHN ALBRECHT - VICTORIA PARK WARD
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 202 - CITY OF KITCHENER
The Committee was advised that the Department of Planning and Development was in receipt of
an application from Mr. John Albrecht to demolish two single detached dwellings known
municipally as 595 & 599 Park Street. It was noted in the report that the applicant proposes the
demolition in order to facilitate the development of a medical clinic. It was also noted in the report
that due to a misunderstanding partial demolition has already occurred but has been halted by a
stop work order and an order to remedy an unsafe condition on the properties.
Mr. B. Stanley commented on the purpose of the application and noted that under normal
circumstances such application would have been a fairly routine matter for the Committee to
consider. However, he advised that due to complications regarding the demolition process, Mr. J.
Witmer, Director of Building & Inspections, would comment on this matter.
Mr. J. Witmer advised that the two existing single family homes were in a partial state of demolition
which appeared to come about because of a misunderstanding between the owner and the people
who had been contracted to perform the proposed demolition. Accordingly, the partial demolition
proceeded without Council's approval under the demolition control by-law or the issuance of a
demolition permit. He noted that at this point in time the roof of the dwellings had been removed
and that the owners had been requested to stop work and ensure that the buildings were safe until
Council was able to deal with the applications.
Mr. John Albrecht, President of John's Nursery and owner of the subject properties, appeared as a
delegation in support of his applications and to answer any questions of the Committee. He
advised that he has owned the subject properties for 20 years along with adjacent properties and
that he proposed to construct a medical centre that could be situate in Kitchener or Waterloo
depending on which of the lots of his land parcel were utilized for a building. He commented that it
was his understanding he could proceed to demolish after November 15th and that this had been
passed on to the individuals who were to do the demolition. He advised that the demolition has
ceased and the property has been fenced. Mr. Albrecht advised that it was his intention to build a
large medical building subject to a marketing study being positive or to renovate one of the other
adjacent properties to be used as a small medical facility if the marketing study was negative and
the remaining properties would be landscaped and parking facilities developed.
Councillor M. Wagner questioned if staff would be recommending approval of the demolition
application if the premature demolition process had not commenced and Mr. B. Stanley advised
that staff's recommendation would have been to approve the demolition applications. Further,
Councillor Wagner questioned if the City normally requires more definitive plans for
redevelopment of the site and Mr. B. Stanley advised that in the past this was a requirement but no
longer is.
No other delegations were registered regarding this matter.
PD 95/122 - 595 & 599 PARK STREET - DEMOLITION CONTROL APPLICATION DC 95171PIRM
- JOHN ALBRECHT - VICTORIA PARK WARD (CONT'D)
On motion by Councillor K. Redman -
it was resolved:
"That Demolition Control Application DC 95/7/P/RM (John Albrecht) requesting approval for
the demolition of two single detached dwellings located at 595 & 599 Park Street legally
described as Part Lot 8 and Lot 7, Plan 408 be approved.
It is the opinion of this Committee that approval of this application is proper planning for the
City."
PD 95/112 - 734 FREDERICK STREET - ZONE CHANGE APPLICATION 951201FIJW
- M. DOWNIE - STANLEY PARK WARD
The Committee was advised that the Department of Planning and Development was in receipt of
an application from M. Downie to change the zoning of lands known municipally as 734 Frederick
Street. The proposed zoning change is from Neighbourhood Institutional (I-1) with Special Use
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 203 - CITY OF KITCHENER
Provision 96 to Neighbourhood Institutional (I-1) with Special Use Provisions 96 and 212
according to By-law 85-1. In this regard the Committee considered Staff Report PD 951112 dated
November 3, 1995 and the proposed by-law dated October 31, 1995 attached to the report. It was
noted in the report that the subject property located at the northwest corner of Frederick Street and
River Road has been used as a health office with one dwelling unit and that the Blue Cross Animal
Hospital intends to convert the Health Office to Veterinary Services.
It was pointed out that notice that the Committee would hold a public meeting this date to consider
this matter had previously been given.
Mr. T. McCabe summarized the purpose of the application and advised that a letter had just been
received objecting to the application which was distributed to the Committee. He advised that it is
not known who the objector is as the letter was provided by a representative of a real estate
company. He indicated that the Department was not aware of any outstanding concerns from the
neighbourhood with respect to the application.
Dr. Cheryl Yuill appeared as a delegation in support of the application. She advised that she owns
the Blue Cross Animal Hospital situate at 709 Frederick Street and plans to relocate to the subject
property. She commented on the letter of objection received suggesting that it might have
something to do with the dissolution of a partnership which she had been involved in at 709
Frederick Street. Councillor K. Redman raised a number of questions which Dr. Yuill responded
to. She advised that at the existing property her staff were occasionally required to walk dogs on
City streets but that at the subject property such exercise could take place on the property itself.
She also explained standards and regulations of various agencies to which the hospital must
comply. Further, she noted that the business at 709 Frederick Street has not received any
complaints relative to noise or hazardous waste disposal practices.
No other delegations responded to the invitation of the Chair to address the Committee on this
matter.
On motion by Councillor Jake Smola -
it was resolved:
"That Zone Change Application 95/20/F/JW (M. Downie, 734 Frederick Street) requesting a
change in zoning from Neighbourhood Institutional (I-1) with Special Use Provision 96 to
Neighbourhood Institutional (I-1) with Special Use Provisions 96 and 212 according to By-
law 85-1, on Part Lot 20, Registered Plan 734, be approved in the form shown in the
attached "Proposed By-law", dated October 31, 1995, without conditions.
It is the opinion of this Committee that approval of this application is proper planning for the
City and is in conformity with the City's Municipal Plan."
PD 95/107 - GLASGOW STREET/UNIVERSITY AVENUE AREA - ZONE CHANGE APPLICATION 941021GIJG
- SUBDIVISION APPLICATION 30T-88015
- MONARCH CONSTRUCTION - WEST WARD
The Committee was advised that the Department of Planning and Development was in receipt of
applications for zone change and subdivision from Monarch Construction in regards to a 1.76
hectare parcel of land located in the triangular area formed by the existing alignment of Glasgow
Street and University Avenue. The proposed zoning change is from Township Agricultural (Twp.
A.) according to By-law 878-A to Residential Four Zone (R-4); Residential Four Zone (R-4) with
special regulation provision 219; Residential Four Zone (R-4) with special use provision 214 and
special regulation provision 219; Hazard Land Zone (P-3); and, Neighbourhood Institutional (I-1),
all according to By-law 85-1. In this regard the Committee considered Staff Report PD 95/107
dated October 30, 1995 and the proposed by-law dated October 11, 1995 attached to the report.
It was noted in the report that the applicant proposes the subject lands be subdivided to allow the
development of 21 single detached dwellings and a stormwater management block.
It was pointed out that notice that the Committee would hold a public meeting this date to consider
this matter had previously been given.
Mr. T. McCabe summarized the purpose of the applications and advised that staff had nothing
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 204 - CITY OF KITCHENER
further to add to the reports under consideration and that he was not aware of any outstanding
issues.
Mr. Glenn Scheels, Green Scheels Pidgeon, appeared as a delegation on behalf of the applicant
and advised that his client supported the recommendations in the staff report.
No other delegations responded to an invitation from the Chair to address the Committee on this
matter.
On motion by Councillor M. Wagner -
it was resolved:
"(A)
That Zone Change Application 94/02/G/J (Monarch Construction Ltd.) requesting a
change in zoning from Township Agricultural (Tap. A.) according to By-law 878-A to
Residential Four Zone (R-4); Residential Four Zone (R-4) with special regulation
provision 219; Residential Four Zone (R-4) with special use provision 214 and
special regulation provision 219; Hazard Land Zone (P-3); and, Neighbourhood
Institutional Zone (I-1), according to By-law 85-1, on Part of Lot 34, German
Company Tract be approved in the form shown in the proposed By-law, attached,
dated October 11, 1995, subject to the Subdivision Conditions contained in (B)
below:
It is the opinion of this Committee that approval of this application is proper planning
for the City and is in conformity with the City's Municipal Plan.
(B)
That Subdivision Application 30T-88015 (Monarch Construction Ltd.) be
recommended to the Regional Municipality of Waterloo for draft approval, subject to
the following conditions:
That the Subdivider enter into a City Standard Form Residential Subdivision
Agreement as approved by City Council embracing those lands shown
outlined on the attached Plan of Subdivision and that the following special
conditions be written therein.
The Subdivider covenants and agrees:
50.
That the final plan for registration purposes shall be prepared in accordance with the
attached Plan of Subdivision dated revised October 31, 1995, provided that minor
changes to said plan, acceptable to the General Manager of Planning and
PD 95/107 - GLASGOW STREET/UNIVERSITY AVENUE AREA - ZONE CHANGE APPLICATION 941021GIJG
- SUBDIVISION APPLICATION 30T-88015
- MONARCH CONSTRUCTION - WEST WARD (CONT'D)
Development and not affecting the numbering of lots or blocks may be permitted
without an amendment to this agreement.
51.
That prior to any grading or construction on site or registration of the Plan, a Grading
Control Plan be approved by the City's General Manager of Public Works in
consultation with the City's General Manager of the Department of Parks and
Recreation, the Regional Municipality of Waterloo, the Grand River Conservation
Authority and Ministry of Natural Resources.
52.
That prior to any grading or construction on site or registration of the Plan, a detailed
design for storm water management be prepared in accordance with the approved
concept plan and approved by the City's General Manager of Public Works in
consultation with the City's General Manager of Parks and Recreation and the
Grand River Conservation Authority, the Ministry of Natural Resources and the
Regional Municipality of Waterloo.
53. The Subdivider agrees in consideration of the wooded character of the subdivision
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 205 - CITY OF KITCHENER
lands and the City's desire to minimize the impact of development on treed areas
worth retaining, to comply with the following process in the development of the
subdivision in accordance with the City's approved Tree Management Policy:
a)
prior to the City releasing the Subdivision Plan for registration, the Subdivider
shall submit the detailed vegetation plan for the approval of the City's
Manager of Design, Heritage and Environment.
b)
that no area/rough grading shall occur on the lands until such time as all
approved measures for protection of isolated trees, tree clusters and
woodlands affected by such grading have been satisfactorily implemented,
and inspected by the City and the Subdivider has received a written
authorization from the City's General Manager of Public Works to proceed
with said grading.
c)
to implement and be responsible for providing all information contained in the
approved detailed vegetation plan, tree preservation/enhancement plan (if
applicable), to all of its heirs, executors, administrators, successors and
assigns in order to ensure that the requirements outlined in said plan(s) are
carried out as specified.
d)
a tree preservation/enhancement plan will be required prior to applying for or
having issued any building permits for those lots or blocks which are subject
to site plan approval under Section 41 of The Planning Act, corner lots where
site service locations and building type have not been predetermined, interior
lots having street frontage greater than 13.7 metres, proposed buildings that
are located deeper on the lot than approved on the detailed vegetation plan
and/or on which the revised grading will have an adverse effect on the
detailed vegetation plan.
e)
in the event of construction causing minor tree damage, remedial measures
such as trimming, dressing or bark doctoring shall be implemented at the
Subdivider's cost and as directed by the Subdivider's Environmental
Consultant who prepared the approved plan. In cases where major
irreparable tree damage is done, liability is questionable, or the tree is judged
to be unsafe, in the opinion of the Subdivider's Environmental Consultant
and/or the City, each such tree shall be removed and replaced with at least
one tree of equal value based on the tree value formula as set out in "Guide
for Plan Appraisal" of the International Society of Aboriculture, latest edition.
Tree replacements are to be located on the
PD 95/107 - GLASGOW STREET/UNIVERSITY AVENUE AREA - ZONE CHANGE APPLICATION 941021GIJG
- SUBDIVISION APPLICATION 30T-88015
- MONARCH CONSTRUCTION - WEST WARD (CONT'D)
same lot or block as the tree requiring removal or to a location within the
subdivision requiring enhancement. Furthermore, such remedial measures
or tree replacements shall be approved by the City's Manager of Design,
Heritage and Environment and shall be satisfactorily implemented prior to
occupancy of the units or, due to weather conditions, by the next planting
season.
54.
To obtain from the Grand River Conservation Authority, a Fill, Construction and
Alteration to Waterways Permit under Ontario Regulation 154/86 prior to any
grading or registration of the Plan.
55.
That the 5% parkland dedication required for the plan of subdivision shall be a cash-
in-lieu contribution equal to the value of 0.08 hectares of land, with the value
determined as of the day before the day of Draft Plan approval and paid prior to the
registration of the Plan of Subdivision.
56. To construct 1.5 metre concrete sidewalks along the following streets, to the
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 206 - CITY OF KITCHENER
57.
58.
59.
60.
61.
satisfaction of the City's General Manager of Public Works:
a) along both sides of Countrystone Drive;
b) along the southeasterly side of Countrystone Place from Lot 68, Registered Plan
1780 to the future walkway;
c) along the southerly side of University Avenue from the westerly limit of Lot 1 to the
end of the existing sidewalk.
To convey to the City, at no cost and free of encumbrance, Block 23 for stormwater
management purposes concurrently with the registration of the Plan.
To arrange for the conveyance to the City, at no cost and free of encumbrance, of a
block of land to be exacted from lands legally described as part of Lot 34, German
Company Tract, more particularly described as Part 3 of Reference Plan 58R-6524,
prior to the City's release of the Plan for registration or prior to pre-servicing. Such
conveyance shall, along with Block 23 in this Plan, satisfy the land required to
implement the stormwater management requirements of the Plan of Subdivision.
To upgrade that section of existing Glasgow Street, to be renamed "Countrystone
Drive" to full municipal standards from the westerly limit of Lot 81, Registered Plan
1780 to the westerly limit of Lot 6 within a 20 metre right-of-way and upgrade that
section to be renamed "Countrystone Place", from Lot 6 to the easterly limit of
Countrystone Place to full municipal services within a 16 metre right-of-way, save
and except for a sidewalk on the northwesterly side of Countrystone Place. In this
regard, the Subdivider shall arrange for the conveyance to the City, at no cost and
free of encumbrance, of an additional road widening extending from Lots 68 to 76,
Registered Plan 1780, to complete the rights-of-way of Countrystone Drive and
Countrystone Place, to the satisfaction of the General Manager of Public Works
prior to the registration of the Plan.
At such time as Countrystone Drive is open to vehicular traffic to University Avenue,
to the satisfaction of the City's General Manager of Public Works, half of the
redundant right-of-way of that section of existing Glasgow Street between the
terminus of Countrystone Place and University Avenue shall be closed and
conveyed to the abutting landowner(s) at fair market value.
The subdivider shall construct a public walkway within that half of the existing right-
of-way of Glasgow Street which will not be legally closed, from the end of
PD 95/107 - GLASGOW STREET/UNIVERSITY AVENUE AREA - ZONE CHANGE APPLICATION 941021GIJG
- SUBDIVISION APPLICATION 30T-88015
- MONARCH CONSTRUCTION - WEST WARD (CONT'D)
Countrystone Place to University Avenue, to the satisfaction of the City's General
Manager of Public Works.
62.
To obtain approval from the City's Manager of Heritage, Design and Environment of
a plan showing a planting strip having a minimum width of 2.5 metres and a 1.8
metre high chain link fence for any lots and future lots abutting University Avenue
prior to the issuance of any building permits affecting such lots. Said planting strip is
to be developed at the Subdivider's cost in accordance with the approved plan.
Further, said planting strip shall be installed within the affected lots prior to the
transfer of title of such lots to the first time occupants, or in the event of winter
conditions shall be installed by June 1, immediately following such transfer of title.
The Subdivider agrees to attach the approved planting plan to all Offers to Purchase
and Agreements of Purchase and Sale of lots in which the required planting strip
has not been installed due to winter conditions.
63.
The Subdivider acknowledges that at such time as the City has quit claimed its
interest in the block of land between Glasgow Street and University Avenue, it is
intended that this parcel be consolidated with Block 21 or Lot 13 and Block 21.
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 207 - CITY OF KITCHENER
64.
That no building permits shall be issued for Block 21 until that section of the existing
Glasgow Street right-of-way between the terminus of Countrystone Place and
University Avenue is closed and consolidated with Block 21 and all or most of that
parcel described in Condition 63 above has been consolidated with Block 21, in
accordance with the provisions set out in said Condition 63.
65.
That the names of the streets within the Plan shall be those shown on the Plan of
Subdivision.
66.
That construction traffic to and from the proposed subdivision development shall be
restricted to accessing the subdivision only from University Avenue. The Subdivider
agrees to advise all relevant contractors, builders, and other persons of the
requirement, with the subdivider being responsible for any signage, if required, all to
the satisfaction of the City's Director of Traffic and Parking Services.
67.
That Block 22 shall only be developed in conjunction with the abutting institutional
lands to the west, described as Part 3 of Reference Plan 58R-6524, or with Lot 14 in
this Plan. In this regard, prior to the City's release of the Plan for registration, the
Subdivider shall provide a copy of an Agreement related to the transfer of these
lands signed by the owners of the institutional property relative to Block 22 , or
alternatively, ensure in writing that Block 22 shall be sold only to the same owner as
Lot 14.
68.
Notwithstanding Condition 48 of this Agreement, the City agrees that a fence shall
not be required on that section of the walkway abutting the property municipally
addressed as 1105 Glasgow Street.
69.
The Subdivider agrees to dedicate Blocks 24 and 25 by Plan registration for road
widening purposes.
It is the opinion of this Committee that the approval of this application is proper planning for
the City.
(D)
Following the registration of this Plan, the City shall rename that section of Glasgow
Street from the westerly limit of Lot 81, Registered Plan 1780 to the intersection with
Countrystone Drive in the Plan, to "Countrystone Drive", and rename that section of
Glasgow Street from its intersection with Countrystone
PD 95/107 - GLASGOW STREET/UNIVERSITY AVENUE AREA - ZONE CHANGE APPLICATION 941021GIJG
- SUBDIVISION APPLICATION 30T-88015
- MONARCH CONSTRUCTION - WEST WARD (CONT'D)
Drive westerly to the end of the cul-de-sac, to "Countrystone Place". Said renaming
shall include the renaming of Blocks 24 and 25.
(E)
The City agrees to quit claim its interest in the parcel of land bounded by University
Avenue, Lot 13, Block 21, and Glasgow Street, which is owned by Monarch
Construction, prior to the registration of this Plan.
(F)
That the implementing zoning by-law for Zone Change Application 94/02/G/J
(Monarch Construction) not be presented to Council until Regional Draft approval of
Subdivision application 30T-88015 has been given. Once final Draft Plan approval
has been issued, the amending zoning by-law shall be presented to Council for
three readings at the following scheduled meeting. Alternatively, three readings of
the by-law may be given if the City Clerk is presented with a letter from the Region of
Waterloo advising that the Region has no objection to the passing of the zoning
by-law."
PD 95/109 - 115 PATRICIA AVENUE - CONVERSION APPLICATION CU/95/001 UNDER RHPA, 1989
- ZONE CHANGE APPLICATION 94/15/P/JW
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 208 - CITY OF KITCHENER
- DRAGICA & POLDI TUKA - VICTORIA PARK WARD
The Committee was advised that the Department of Planning and Development was in receipt of
an application from Dragica & Poldi Tuka to change the zoning of lands known municipally as 115
Patricia Avenue. The proposed zoning change is from Residential Six (R-6) to Residential Six (R-
6) with Special Use Provision 210. In this regard the Committee considered Planning and
Development Staff Report PD 95/109 dated November 2, 1995 and a proposed by-law dated May
29, 1995 attached to the report. It was noted in the report that the applicant intends to convert one
unit of the existing sixplex to a hair salon.
Concurrent with the zone change application the Committee was required to first consider an
application under Section 4(1) of the Rental Housing Protection Act, 1989 that would permit the
conversion of this rental property to non-rental property under the Act. It was noted in the Staff
Report that the subject property is a 2 1/2 storey apartment building containing six units and that it
was built in 1969. Currently there are 5 two bedroom units and one bachelor unit and the
applicant is seeking approval under the RHPA for the conversion of a two bedroom unit to a
hairdresser/aesthetician's establishment. It was outlined in the report which criteria was satisfied
under the RHPA for Council to give its approval of the application.
It was pointed out that notice that the Committee would a public meeting this date to consider this
matter had previously been given.
Mr. B. Stanley summarized the aspects of the conversion application under the RHPA and noted
that there were ample housing options within a short distance of the subject property.
Ms. C. Ladd commented on the accompanying zone change application and advised that staff had
nothing further to add to the recommendation outlined in the staff report.
No delegations responded to an invitation from the Chair to address the Committee on this matter.
On motion by Councillor M. Yantzi -
it was resolved:
'A.
That Council approve Rental Housing Protection Act application CU/95/001
(Dragica & Poldi Tuka) for the conversion of a two bedroom unit to a hair salon at
115 Patricia Avenue subject to the Owner complying with section 105 of the
Landlord and Tenant Act, R.S.O. 1990. c. L.7, as amended. The issuance of the
PD 95/109 - 115 PATRICIA AVENUE - CONVERSION APPLICATION CU/95/001 UNDER RHPA, 1989
- ZONE CHANGE APPLICATION 94/15/P/JW
- DRAGICA & POLDI TUKA - VICTORIA PARK WARD (CONT'D)
120 Day Notice of Termination of the Tenancy Agreement shall not be sooner than
the date of Council's approval of the Owner's application under the Rental Housing
Protection Act.
It is the opinion of this Committee that approval of this application is proper planning
for the City.
That Zone Change Application 94/15/P/JW (D. & P. Tuka, 115 Patricia Avenue)
requesting a change in zoning from Residential Six (R-6) to Residential Six (R-6)
with Special Use Provision 210 according to By-law 85-1, on Lot 32 and Part of Lot
33, Registered Plan 739, be approved in the form shown in the attached "Proposed
By-law", dated May 29, 1995, subject to the following conditions:
1. That prior to any readings of the amending Zoning By-law:
a)
the Owners submit a parking plan and receive approval thereof from
the Director of Traffic and Parking Services; and
b) the Owners construct the parking area in accordance with the
approved plan, to the satisfaction of the Manager of Community
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 209 - CITY OF KITCHENER
10.
Planning and Development Review, or alternatively that the Owners
submit to the Manager of Community Planning and Development
Review a letter of credit in an amount sufficient to guarantee the
construction of the parking area in accordance with the approved plan.
The Owner acknowledges that Condition 1 is required to be satisfied no later
than 7 months from the day of Council having approved by resolution Zone
Change Application 94/15/P/JW. In the event this requirement is not fulfilled
within the 7 month period, Council shall consider rescinding its Zone Change
approval.
It is the opinion of this Committee that the approval of this application is proper
planning for the City and is in conformity with the City's Municipal Plan."
PD 95/114 - DOWNTOWN RESIDENTIAL ZONING REVISIONS - ZONE CHANGE APPLICATION 95/16/TC/JW
- CITY OF KITCHENER INITIATED
- REGULATION FOR LOCATION OF RESIDENTIAL USE
The Committee was advised that the Department of Planning and Development was in receipt of a
zone change application submitted by the City of Kitchener which proposes a revision to the
regulations of Zoning By-law 85-1 for the D-l, D-2 and D-3 zones within the Downtown core. In
this regard the Committee considered Planning and Development Staff Report PD 95/114 dated
November 23, 1995 and the proposed by-law dated November 23, 1995 attached to the report. It
was noted in the report that eliminating disincentives from the zoning by-law was one step to
promoting the creation of new housing in the Downtown and while residential use is permitted in
the zones, the use is not permitted on the ground floor except for access.
It was pointed out that notice that the Committee would hold a public meeting this date to consider
this matter had previously been given.
Mr. T. McCabe advised that staff had nothing further to add to the report under consideration. He
did comment that the report was the first in a series of amendments to be proposed as part of
Council's consideration of improvement within the Downtown. He did state that the amendment
restores an earlier right for main floor residential use but maintains the restriction on King Street
itself. He also asked that the Committee take note of an update provided in the
PD 95/114 - DOWNTOWN RESIDENTIAL ZONING REVISIONS - ZONE CHANGE APPLICATION 95/16/TC/JW
- CITY OF KITCHENER INITIATED
- REGULATION FOR LOCATION OF RESIDENTIAL USE (CONT'D)
staff report on other Downtown zoning issues. The first being a potential amendment to permit
live-work space in the Warehouse District and the second being refining the parking requirements
for new uses and new development in the Downtown.
No delegations responded to an invitation from the Chair to address the Committee on this matter.
On motion by Councillor M. Wagner -
it was resolved:
"That Zone Change Application ZC 95/16/TC/JW (City of Kitchener), representing revisions
to the regulations of the D-l, D-2 and D-3 Zones of Comprehensive Zoning By-law 85-1,
dealing with residential use of ground floor locations, be approved in the form shown in the
attached "Proposed By-law", dated November 23, 1995, without conditions.
It is the opinion of this Committee that the approval of this application is proper planning for
the City."
PD 95/119 -ADDENDUM TO PD 95/110
PD 95/110 - STAGING OF DEVELOPMENT REPORT 1996-POST 1997
The Committee was in receipt of Planning and Development Staff Report PD 95/110 and an
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 210 - CITY OF KITCHENER
10.
Addendum Report PD 95/119 dated November 28, 1995 pertaining to the Staging of Development
Report 1996-Post 1997. It was noted in the staff report that the Staging of Development Report
was prepared by the Department of Planning and Development in close cooperation with the
Department of Public Works and other City departments.
It is prepared as a document outlining municipal intention towards scheduling and processing of
plans of subdivision for residential, industrial and commercial development. Also, it was noted that
it is intended the report be used by City Council, developers and land owners, the development
industry, municipal agencies and the general public as background data and information regarding
current and anticipated residential, industrial and commercial subdivision development.
Further, the Staging of Development Report was intended to be approved by City Council and
integrated with the City's approved 10 Year Capital Budget. The main focus of the report relates to
anticipated municipal approval dates of draft plans of subdivision for those lands requiring
municipal expenditures for growth related services and the relationship of these dates to Council's
scheduling of monies to fund these projects or alternatively, the developers responsibility to install
municipal services in exchange for development charge credits.
The Staging of Development Report is prepared in accordance with policies of the City's new
Municipal Plan, in particular Part 4 - Managing the Plan; Section 1.4 - Staging of Development.
The report is a compilation of firstly; draft plans of subdivision that have received municipal draft
approval, secondly; plans of subdivision that have been formally filed for processing with the
Region and the City, and thirdly; land parcels identified by the Planning and Development
Department, land owners or developers that have subdivision development potential. Finally, the
staging or scheduling of various draft plans of subdivision is based upon a number of factors which
are outlined in the report.
Mr. T. McCabe introduced the annual Staging Report and recognized the participation received
from the Public Works Department and the Finance Department in preparation of the document.
He pointed out that the expected development year for subdivisions should coincide with the
timing of capital works to support such development.
Mr. Z. Janecki commented that the Department had received a 1995 Distinguished Achievement
Award from the Canadian Association of Municipal Administrators in regards to
PD 95/119 -ADDENDUM TO PD 95/110
PD 95/110 - STAGING OF DEVELOPMENT REPORT 1996-POST 1997 (CONT'D)
its 1995 Staging of Development Report. He commented on the applications that were scheduled
for processing during 1995 and what actually took place. Mr. Janecki referred to the number of
building permits issued in 1995 and noted that it was the lowest in 45 years. He also referred to
the fact that there was an abundance of lots for development as there were over 12,000 residential
units available to the marketplace. He advised that the Staging Report PD 95/110 was distributed
in early November and has received favourable response. A number of requests for advancement
have been received and many have been supported and subsequently the addendum report PD
95/119 was prepared. He did state that there were an additional two requests that the Department
was prepared to support, the first related to Parcel #60A which was mentioned in a letter dated
December 1, 1995 from Mr. James W. Richard and staff recommend municipal draft approval post
1997, along with certain statements to be included relating to timing and servicing comments. The
second addition relates to Parcel #76 which was discussed in a letter dated December 4, 1995
from Ms. Astrid Clos and staff support advancing the lands from post 1997 to municipal draft plan
approval 1997. He also requested the Committee give similar treatment to Parcels #75 and 81.
Mr. Janecki commented that some parcels are to be impacted by the final alignment of Fairway
Road and that subdivision applications for these lands should not be processed until the alignment
issue has been resolved. In this regard he requested a statement be included in recommendation
#3 pertaining to Parcels 76, 77 and 82 that the timing comments take note that a subdivision
application will not be processed until the Fairway Road alignment issue has been resolved. In
summary, Mr. Janecki requested that the Committee approve the staff recommendations subject to
the revisions proposed by staff this date. He did note that subdivision applications receiving draft
approval at this meeting will be shifted from Table III to Table II as part of housekeeping of the
Staging Report document and included in the final version of the staff report.
Councillor T. Galloway questioned what policies were being followed pertaining to establishment
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 211 - CITY OF KITCHENER
10.
of a certain number of lots available for building purposes and Ms. C. Ladd advised that Provincial
Policies as well as the RROP were addressed. Mr. T. McCabe advised that the Staging Report
provides for the availability of all types of dwelling units in all locations throughout the municipality.
Mr. James Richard appeared as a delegation in respect to his letter dated December 1, 1995
relative to Parcel #60A as earlier referred to by Mr. Z. Janecki. On motion, the Committee
accepted the staff recommendation pertaining to Parcel #60A.
Ms. Astrid Clos appeared as a delegation in regard to the request outlined in her letter of
December 4, 1995 previously mentioned by Mr. Z. Janecki as it pertains to Parcel #76. On
motion, the Committee accepted the staff recommendation pertaining to Parcel #76. As well, the
Committee accepted Mr. Janecki's recommendations pertaining to Parcels #75 and #81.
Mr. Bora Bosika appeared as a delegation with regard to Parcel #16 located in the Laurentian
West Community to question what action he should be taking relative to future development of his
property. Mr. T. McCabe advised that Mr. Bosika's land was the last parcel that would develop in
Laurentian West. It was his expectation that it would be three or four years before Mr. Bosika
would have to do anything. It was recommended that Mr. Bosika make an appointment with
Planning staff to discuss development of his lands in detail. On motion, the Committee accepted
the staff recommendation pertaining to Parcel #16.
Mr. Jim Collishaw appeared as a delegation representing the Norris/Sternberg property
designated as Parcel #21 in the Laurentian West Community. He referred to the servicing
comments and the drainage pattern issue and requested that the Committee refer to Parcels #18
and #23 on Table II and suggested Parcel #21 should contain similar servicing comments. Ms. C.
Ladd and Mr. D. Mansell commented on the servicing aspects on the request. Mr. Mansell pointed
out that there was a fine line between Laurentian West and the Strasburg. Further, he noted that
at this time no detailed engineering has been done with regard to the servicing of this parcel and
that the owners were welcome to approach staff at any time with required engineering information
and request reconsideration of development timing with respect to their lands. Mr. Mansell
recommended the Committee approve Parcel #21 as it currently is in the staging document on the
expectation that the owners would approach the
PD 95/119 -ADDENDUM TO PD 95/110
PD 95/110 - STAGING OF DEVELOPMENT REPORT 1996-POST 1997 (CONT'D)
Committee with a request to change the anticipated development year. On motion by Councillor
M. Wagner, the Committee accepted the staff recommendation of potential municipal draft plan
approval post 1997 for Parcel #21.
Mr. Glenn Scheels appeared as a delegation on behalf of Monarch Construction Limited with
regard to Parcel #50. He requested the recommendation in the staging report be changed from
1997 to draft 1996 in the latter part of the year. Mr. Scheels advised that a number of studies have
recently been completed, reviewed history of the parcel and pointed out that there were only a few
issues to be resolved. He suggested that the lands could be processed in parallel with the
consideration of the Community Plan and pointed out that at this time Monarch wishes to bring in
other builders and provide the marketplace with additional lot supply encompassing a wider range
of lots. Further, he noted that accelerating this subdivision would bring on the Doon Village Road
diversion sooner.
Councillor T. Galloway noted that Parcels #47 and #48 are associated and he questioned if there
was a coordination problem if Parcel #50 proceeded before Parcels #47 and #48. Ms. C. Ladd
advised that there were a number of things that must be considered prior to the subdivisions
proceeding, including the matter of scenic roads and provision of hard services and that the
Community Plan would consider recommendations in this regard. Councillor Galloway favoured
the Doon Village Road diversion proceeding as soon as possible and Mr. Scheels acknowledged
that the road issue was an important one but that the owners require momentum to be maintained
relative to finalization of development issues pertaining to these lands. Mr. T. McCabe
commented that the parcels represented substantial development and staff resources were
unavailable to properly address requirements. Mr. D. Mansell commented on the capital forecast
and noted that an environmental assessment was scheduled in 1997 that affects these lands.
On motion by Councillor Jake Smola, the Committee accepted the staff recommendation in the
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 212 - CITY OF KITCHENER
10.
document for Parcel #50.
Mr. B. Hermsen, MacNaughton Hermsen Britton Clarkson Planning, appeared as a delegation
representing Parcel #55 and advised that his client was in agreement with recommendation 3a in
staff report PD 95/119. On motion, the Committee accepted the recommendation pertaining to
Parcel #55.
Mr. P. Britton appeared as a delegation with regard to Parcels #14, #18, #19, #39, #48, #60, #77,
#82, #83, #93, #100 and #101 and advised that he was in agreement with all of the staff
recommendations. Mr. Britton indicated that he wanted to comment on the philosophy relative to
the use of the Staging Report within the marketplace. In this regard he suggested that the
marketplace was somewhat more complex than how the tables dealt with the future marketing of
future subdivisions. He noted that the staging could not accurately reflect a developers willingness
to proceed nor his financial ability to proceed and that there were a number of issues that were not
reflected in the report. He also commented that the Community Plan process would need to be
reflected and that he had concern with utilizing the staging report as a market control mechanism.
Following further discussion, Mr. T. McCabe acknowledged that staff do not have information as to
offers on development parcels but that in terms of the consumer, the statistics in the report provide
a reasonably accurate picture of the lot supply in terms of timing to develop same. Mr. Britton
responded that from a strategic point of view, it was imperative that developers try to achieve full
approvals as quickly as they can so as to be in a position to respond to changes in the
marketplace rather than have to seek approvals after changes in the marketplace have already
taken place.
Mr. Mel Code appeared as a delegation and distributed a submission dated December 4, 1995
with regard to Parcels #22 and #23. Certain questions were raised in his submission relative to
timing and servicing. Mr. T. McCabe noted that Mr. Code's request was similar to that of Mr.
Collishaw. In this regard, Mr. McCabe stated that if the developers could prove their case, staff
would be recommending a change in timing and reconsideration of the timing date could take
place. Mr. Code stated that it was necessary to receive staffs help to resolve their problems and
that it was also necessary to plan the entire property of his clients. Mr. Mansell
PD 951119 -ADDENDUM TO PD 951110
PD 95/110 - STAGING OF DEVELOPMENT REPORT 1996-POST 1997 (CONT'D)
commented that it was premature to change timing and servicing comments until detailed
engineering information was brought forward in this regard.
On motion, the Committee accepted the staff recommendations in the document pertaining to
Parcels #22 and #23.
Councillor T. Galloway referred to Table II on Page 27 and noted a statement regarding any
increase in density in Pioneer Tower West under timing comments and questioned why the
statement was worded in that way as it was his view the statement, as worded, presumes an
increase will in fact take place. Mr. T. McCabe commented that the present official plan policy
allows full and private services and that an investigation of full services precipitated possible
increase in density.
The Committee considered the balance of the recommendations as worded in the staff report and
Staging Report document.
On motion, the staging report, the recommendations in the addendum report as well as the
revisions put forward by Mr. Z. Janecki this date were then agreed to. The recommendations, as
revised, were then considered.
On motion by Councillor M. Wagner -
it was resolved:
"The Department of Planning and Development recommends:
That subject to the changes recommended in Sections 2 and 3 below, Council
approve the 1996 - Post 1997 Staging of Development Report dated November 3,
1995 attached to Planning and Development Staff Report PD 95/110. Further, that
all additional requests received for advancement in the municipal Draft Plan
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 213 - CITY OF KITCHENER
Approval date or 1996 Priority not be supported.
2. That the following requests be added to the Staging of Development Report:
(a)
That the property described as Part of Lot 119, German Company Tract
(Zeller Drive) owned by Arthur Huber be added as Parcel #83A for
Municipal Draft Plan Approval Post 1997 with the following information
inserted:
Exact number of lots and units to be determined.
Development Charge Expenditure --
Development Charge Revenue --
Park Frontage City Cost --
Expect Development 2003
Servicing Comments:
Requires extension of appropriate water source.
Infrastructure Study required to determine
location and number of pumping station(s) and
forcemains.
Timing Comments:
Grand River South planning study to determine
land use densities based on residual sanitary
sewer capacity within the present system.
Requires Hallman-Brierdale #83 to proceed first.
(b)
That the property described as Part Lot 10, Beasley's Broken Front
Concession (Pioneer Tower Road) owned by the Pioneer Sportsman Club be
added as Parcel #60A for Municipal Draft Approval Post 1997 with the Timing
and Servicing Comments similar to other Parcels in Pioneer Tower
10.
PD 95/119 -ADDENDUM TO PD 95/110
PD 95/110 - STAGING OF DEVELOPMENT REPORT 1996-POST 1997 (CONT'D)
West and that a special comment be added that Parcel #60A requires a
Municipal Plan Amendment to allow a small portion of its lands to be
developed residentially.
3. That the following requests be advanced in the Staging of Development Report:
a)
That the request from 913612 Ontario Limited be supported and that
Parcel #55 be advanced from 1997 to Municipal Draft Plan
Approval 1996 C;
b)
That the request from 456941 Ontario Limited be supported and that
Parcel #75 be advanced from Post 1997 to Municipal Draft Plan
Approval 1997.
c)
That the request from 583018 Ontario Limited be supported and that
Parcel #76 be advanced from Post 1997 to Municipal Draft Plan
Approval 1997, and that a statement be included in the Timing
Comments noting that a subdivision application will not be processed
until the Fairway Road alignment issue has been resolved.
d)
That the request from Teakwell Holdings be supported and that Parcel
#77 be advanced from Post 1997 to Municipal Draft Plan Approval
1997; and that a statement be included in the Timing Comments
noting that a subdivision application will not be processed until the
Fairway Road alignment issue has been resolved.
e)
That the request from 509132 Ontario Limited be supported and that
Parcel #81 be advanced from Post 1997 to Municipal Draft Plan
Approval 1997.
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 214 - CITY OF KITCHENER
f)
That the request from Northlake Homes be supported and that Parcel
#82 be advanced from Post 1997 to Municipal Draft Plan Approval
1997; and that a statement be included in the Timing Comments
noting that a subdivision application will not be processed until the
Fairway Road alignment issue has been resolved.
g)
That the request from Hallman Brierdale be supported and that Parcel
#83 be advanced from Post 1997 to Municipal Draft Plan Approval
1997;
h)
That the request from Hallman Brierdale be supported and that Parcel
#93 be advanced from 1997 to Municipal Draft Plan Approval 1996
B;
That Parcel #100 Southstaton Holdings be advanced from Post 1997
to Municipal Draft Plan Approval 1997 and that the map be revised
to reflect the exact property dimensions; and
J)
That Parcel #101 Activa Development be advanced from Post 1997
to Municipal Draft Plan Approval 1997 and that the map be revised
to reflect the exact property dimensions.
That the following text changes associated with the respective Land Parcel #'s in the
Staging of Development Report be approved:
10.
PD 95/119 -ADDENDUM TO PD 95/110
PD 95/110 - STAGING OF DEVELOPMENT REPORT 1996-POST 1997 (CONT'D)
Parcel #4 - Bauman, Keller and Highland West Developments
That reference to the traffic study in the Timing Comments be revised as
follows:
"The required traffic study has been completed and the Region recommends
that Victoria Street be extended from its present terminus to the first collector
road in the subject lands for access."
Parcel #19 - Activa Development
That the following statement be added to the end of the Servicing Comments
as follows:
"That relevant phases of the development of this land parcel will require the
extension of Fischer-Hallman Road."
Parcel #50 - Monarch Construction
That the Expected Development date be set back from 1996 to 1998.
Parcel #55 - 913612 Ontario Limited
That the potential unit count be revised to read "33 medium and 1 large
single detached;" and that reference to the required hydrogeological study for
alternative servicing be deleted in the Timing Comments.
Parcel #71 - Old Chicopee Estates
That reference to the residential unit count and Servicing and Timing
Comments be revised to reflect the balance of the subdivision less the latest
registration.
PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES
DECEMBER 4, 1995 - 215 - CITY OF KITCHENER
Parcel #80 - Rockway Holdinqs
That the following phrase be added to the end of the Timing Comments as
follows:
"May require extension of Fairway Road."
Parcel #L - Rockway Holdin,qs
Parcel #M - Steed and Evans
That reference to the septic system under Servicing Comments be revised as
follows:
"Consideration of Regional Official Policies Plan servicing hierarchy to be
resolved."
That the following comments be added to the text of the Staging of Development
Report as follows:
"That as a result of amendments to the Development Charges Act tabled by
the Provincial Government on November 16, 1995, the areas of Grand River
South phases 2 and 3, Pioneer Tower West, portions in the River Road/Old
Chicopee Drive area and the residential portion of the Huron Community may
be affected to the extent that the expected development year shown for these
lands may not be realized due to the potential
10.
11.
12.
PD 95/119 -ADDENDUM TO PD 95/110
PD 95/110 - STAGING OF DEVELOPMENT REPORT 1996-POST 1997 (CONT'D)
restrictions affecting the City's ability to amend its Development Charge By-
law to include necessary new infrastructure to service these areas,"
INFORMATION ITEM
The following information item was attached to the agenda:
· "What Main Street Can Learn From the Mall" Article from the Atlantic Monthly, November
1995
ADJOURNMENT
On motion, the meeting adjourned at 5:45 p.m.
L.W. Neil, AMCT
Assistant City Clerk