HomeMy WebLinkAboutDSD-20-147 - B 2020-038 & A 2020-074 - 31 Wilfong Dr & 15 Mitierra DrStaff Report
AaR
Development Services Department
www.kitchenerca
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 15, 2020
SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157
PREPARED BY: Eric Schneider, Planner — 519-741-2200 ext. 7843
WARD: 4
DATE OF REPORT: September 4, 2020
REPORT #: DSD -20-147
SUBJECT: B2020-038 & A2020-074 — 31 Wilfong Drive
Applicant — Andrew Head
Approve
Location Map: 31 Wilfong Drive & 8-16 Mitierra Drive
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REPORT
Background:
The parcel at 31 Wilfong Drive contains a single detached dwelling. The parcel at 8-16 Mitierra
Drive contains a building with 4 street- fronting townhomes. Both properties were owned by the
same party and the death of a spouse caused an inadvertent land merge of both properties. The
owner wishes to sell the property at 31 Wilfong containing the single detached dwelling and in
order to do so, must come before the Committee of Adjustment for severance permission to re-
establish the property lines. Staff has confirmed the property lines to be existing for at least 60
years prior to the inadvertent merge.
Planning Comments:
The subject properties located at 31 Wilfong Drive and 8-16 Mitierra Drive are zoned Residential
Two Zone (R-2) with Special Use Provision 187U in the Zoning By-law. The property is
designated Low Rise Residential in the Official Plan. Staff conducted a site inspection of the
property on September 4, 2020.
The applicant is requesting permission to sever the two properties to re-establish the historical
lot lines. As a result, the site at 31 Wilfong is requesting relief from Special Use Provision 187U
in the Zoning By-law for reduction of lot width from 30.48 metres to 19.74 metres and reduction
in lot area from 2023 square metres to 724 square metres.
The properties are located within the Upper Doon Heritage Conservation District. Special Use
Provision 187U is informed by this district and is intended to preserve existing lot fabrics. Staff
has confirmed that the properties historical lot lines were existing prior to the establishment of
the Upper Doon Heritage District. No new development is proposed as a result of this
application.
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Existing Single Detached Dwelling at 31 Wilfong Drive (September 4, 2020)
Existing Building containing Street Townhouse Dwellings at 8-16 Mitierra Drive
(September 4, 2020)
Building Comments:
The Building Division has no objections to the proposed consent and variance.
Transportation Services Comments:
Transportation Services does not have any concerns with the proposed application.
Heritage Planning Comments:
The property municipally addressed as 31 Wilfong Drive is designated under Part V of the
Ontario Heritage Act and forms part of the Upper Doon Heritage Conservation District. Special
Use Provision 187U of the City's Zoning By-law, which establishes a minimum lot area of 2,023
square metres, is applicable to the subject property. However, it has been established that the
lot area of the subject property, which is significantly less than the minimum 2,023 square
metres lot area, existed prior to the application of Zoning By-law Special Use Provision 187U,
and had legal non -conforming status.
Given that this is an existing situation within the Upper Doon Heritage Conservation District and
the application is technical in nature to re-establish a lot line to correct a legal error, Heritage
Planning staff has no concerns.
Environmental Planning Comments:
Recognizing that there is no new development lots being created, there are no environmental
planning concerns.
Engineering Comments:
Engineering has no comments or concerns.
Operations Comments:
Park Dedication is calculated at 5% of the new development lots only, with a land valuation
calculated by the lineal frontage (19.74m) at a land value of $9,200 per frontage meter. The
total Park Dedication for this application is $7,700.40. Any change to the proposal for
development may require a re -assessment of Park Dedication.
RECOMMENDATION
That minor variance application A2020-074 requesting permission reduction of lot width from
30.48 metres to 19.74 metres and reduction in lot area from 2023 square metres to 724 square
metres, AS AMENDED be approved.
That consent application B2020-038 requesting permission to sever a parcel of land municipally
addressed as 31 Wilfong Drive having a width of 19.74m, a depth of 41.25m and an area of 724
sq.m. be approved, subject to the following conditions:
1. That the Owner shall obtain a tax certificate from the City of Kitchener to verify that there
are no outstanding taxes on the subject property(ies) to the satisfaction of the City's
Revenue Division;
2. That the Owner provides a digital file of the deposited reference plan(s) prepared by an
Ontario Land Surveyor in .dwg (AutoCad) or .dgn (Microstation) format, as well as two
full size paper copies of the plan(s). The digital file needs to be submitted according to
the City of Kitchener's Digital Submission Standards to the satisfaction of the City's
Mapping Technologist.
3. That the Owner pays to the City of Kitchener a cash -in -lieu contribution for park dedication
on the severed parcel equal in the amount of $7,700.40.
4. That, prior to final approval, the applicant submits the Consent Application Review Fee of
$350.00 to the Region of Waterloo.
Eric Schneider, MCIP, RPP
Planner
' Xdo' c, 1.�
Juliane von Westerholt, B.E.S., MCIP, RPP
Senior Planner
N14*4r
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 N213 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www. reglonofwate rloo.ca
Matthew Colley
575-4757 ext. 3210
D20-20/20 KIT
August 28, 2020
Re: Comments for Consent Applications B2020-027 to 62020-
038 and CC2020-002 to C2020-003
Committee of Adjustment Hearing September 15, 2020
CITY OF KITCHENER
B2020-027 and B2020-028
11 Chicopee Park Court
Dharmanand and Basmatie Anghad
The owner/applicant is proposing a severance to create three residential lots. The
application was previously brought forward as B2018-119 and B2018-120.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
per new lot created prior to final approval of the consent.
Environmental Noise:
Regional Staff note that the subject property is in close proximity to both Fairway Road
and River Road. As a result, the owner/applicant is required to enter into an agreement
with the Region of Waterloo to include the following noise warning clause in all Offers of
Purchase and Sale, lease/rental agreements and condominium declarations for all
dwellings on the severed and retained lands:
Purchasers/tenants are advised that sound levels due to increasing road traffic
from Fairway Road and River Road may occasionally interfere with some
activities of the dwelling occupants as the sound levels may exceed the sound
Document Number: 3387664 Version: 1
level limits of the Regional Municipality of Waterloo (RMOM and the Ministry of
the Environment Conservation & Parks (MECP).
The Region has no objection to the proposed application, subject to the following
conditions:
1) That prior to final approval, the owner/applicant submit the Regional consent
review fee of $350.00 per new lot created.
2) The owner/applicant is required to enter into an agreement with the Region of
Waterloo to include the following noise warning clause be included in all Offers of
Purchase and Sale, lease/rental agreements and condominium declarations for
all dwellings on the severed and retained lands:
Purchasers/tenants are advised that sound levels due to increasing road
traffic from Fairway Road and River Road may occasionally interfere with
some activities of the dwelling occupants as the sound levels may exceed
the sound level limits of the Regional Municipality of Waterloo (RMOW)
and the Ministry of the Environment Conservation & Parks (MECP).
B2020-029
442 Old Chicopee Trail
Ewa Munch and John Brodrecht
The owner/applicant is proposing to demolish the existing dwelling and sever the
existing oversized irregular lot into two separate buildable residential lots.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
per new lot created prior to final approval of the consent.
Archaeological Assessment:
Regional Staff acknowledge that although the subject lands at 442 Old Chicopee
Trail was excluded from the archaeological assessments completed for the surrounding
developments, the majority of this parcel has been disturbed, and will not
require archaeological assessment. However, the owner/applicant should be aware
that a registered archaeological site is in very close proximity to the subject lands. Due
to the proximity of registered archaeological resources the owner/applicant should be
aware that:
• If archaeological resources are discovered during future development or
site alteration of the subject property, the owner/applicant will need to
immediately cease alteration/development and contact the Ministry of
Heritage, Sport, Tourism and Culture Industries. If it is determined that
additional investigation and reporting of the archaeological resources is
Document Number: 3387664 Version: 1
needed, a licensed archaeologist will be required to conduct this field work
in compliance with S. 48(a) of the Ontario Heritage Act; and/or,
• If human remains/or a grave site is discovered during development or site
alteration of the subject property, the owner/applicant will need to
immediately cease alteration and must contact the proper authorities
(police or coroner) and the Registrar at the Bereavement Authority of
Ontario in Compliance with the Funeral, Burial and Cremation Services
Act, 2002 S. 96 and associated Regulations.
Environmental Noise:
The owner/applicant is advised that the subject lands are located within the Zoned
Regulated Area of the Region of Waterloo International Airport, specifically the Outer
Limit. As such, the dwelling occupants will be subject to presence and noise from flying
aircraft. These lands will be subject to provisions of the Airport Zoning regulations.
Regional Staff note that the subject lands are also located approximately 185 metres of
Fairway Road North (RR#53) and may be impacted by transportation noise. As a result,
the owner/applicant must enter into an agreement with the Region of Waterloo to
include the following noise mitigation and warning clauses in all Offers of Purchase and
Sale, lease/rental agreements for all dwellings on the severed lands:
"Purchasers/tenants are advised that sound levels due to increasing road traffic
from Fairway Road (RR #53) may occasionally interfere with some activities of
the dwelling occupants as the sound levels may exceed the sound level limits of
the Regional Municipality of Waterloo (RMOW) and the Ministry of the
Environment Conservation & Parks (MECP)."
ii. "Purchasers/tenants are advised that this property is located within the Outer
Limit of the Region of Waterloo International Airport. As such the dwelling
occupants will be subject to presence and noise from the flying aircraft. These
lands would be subject to provisions of the Airport Zoning regulations."
The owner/applicant must enter into an agreement with the Region of Waterloo to
include the following noise mitigation and warning clauses in all Offers of Purchase and
Sale, lease/rental agreements for all dwellings on the retained lands:
"Purchasers/tenants are advised that this property is located within the Outer
Limit of the Region of Waterloo International Airport. As such the dwelling
occupants will be subject to presence and noise from the flying aircraft. These
lands would be subject to provisions of the Airport Zoning regulations."
Document Number: 3387664 Version: 1
The Region has no objection to the proposed application, subject to the following
conditions:
1) That prior to final approval, the owner/applicant submit the Regional consent
review fee of $350.00 per new lot created.
2) The owner/applicant must enter into an agreement with the Region of Waterloo
to include the following noise mitigation and warning clauses in all Offers of
Purchase and Sale, lease/rental agreements for all dwellings on the severed
lands:
"Purchasers/tenants are advised that sound levels due to increasing road
traffic from Fairway Road (RR #53) may occasionally interfere with some
activities of the dwelling occupants as the sound levels may exceed the
sound level limits of the Regional Municipality of Waterloo (RMOW) and
the Ministry of the Environment Conservation & Parks (MECP)."
ii. "Purchasers/tenants are advised that this property is located within the
Outer Limit of the Region of Waterloo International Airport. As such the
dwelling occupants will be subject to presence and noise from the flying
aircraft. These lands would be subject to provisions of the Airport Zoning
regulations."
3) The owner/applicant must enter into an agreement with the Region of Waterloo
to include the following noise mitigation and warning clauses in all Offers of
Purchase and Sale, lease/rental agreements for all dwellings on the retained
lands:
"Purchasers/tenants are advised that this property is located within the
Outer Limit of the Region of Waterloo International Airport. As such the
dwelling occupants will be subject to presence and noise from the flying
aircraft. These lands would be subject to provisions of the Airport Zoning
regulations."
:YKIYUKIKII
58 Barbara Crescrent
Dragan Vujovic
The owner/applicant is proposing a severance to create a new residential lot.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
per new lot created prior to final approval of the consent.
Document Number: 3387664 Version: 1
Environmental Noise:
Regional Staff note the subject lands are located in close proximity of Conestoga
Parkway (Highway 7/8) and may be impacted by transportation noise. As a result, the
owner/applicant must enter into an agreement with the City of Kitchener to include the
following noise mitigation and warning clauses in all Offers of Purchase and Sale,
lease/rental agreements for all dwellings on the severed and retained lands:
a) The dwelling will be installed with air ducted heating and ventilation suitable sized
and designed for provision of central air conditioning system.
b) The following Noise Warning Clauses will be included all Purchase/Sale and
Rental agreement:
"Purchasers/tenants are advised that sound levels due to increasing road
traffic from Conestoga Parkway (Highway 7/8) may occasionally interfere with
some activities of the dwelling occupants as the sound levels may exceed the
sound level limits of the Regional Municipality of Waterloo (RMOM and the
Ministry of the Environment Conservation & Parks (MECP)."
ii. "Purchasers/tenants are advised that "This unit has been designed with the
provision of adding central air conditioning at the occupant's discretion.
Installation of central air conditioning by the occupant in low and medium
density developments will allow windows and exterior doors to remain closed,
thereby ensuring that the indoor sound levels are within the sound level limits
of the Regional Municipality of Waterloo (RMOW) and the Ministry of the
Environment Conservation & Parks (MECP)."
The Region has no objection to the proposed application, subject to the following
conditions:
1) That prior to final approval, the owner/applicant submit the Regional consent
review fee of $350.00 per new lot created.
2) The owner/applicant must enter into an agreement with the City of Kitchener to
include the following noise mitigation and warning clauses in all Offers of
Purchase and Sale, lease/rental agreements for all dwellings on the severed and
retained lands:
a. The dwelling will be installed with air ducted heating and ventilation
suitable sized and designed for provision of central air conditioning
system.
b. The following Noise Warning Clauses will be included all Purchase/Sale
and Rental agreement:
Document Number: 3387664 Version: 1
"Purchasers/tenants are advised that sound levels due to
increasing road traffic from Conestoga Parkway (Highway 7/8) may
occasionally interfere with some activities of the dwelling occupants
as the sound levels may exceed the sound level limits of the
Regional Municipality of Waterloo (RMOW) and the Ministry of the
Environment Conservation & Parks (MECP)."
ii. "Purchasers/tenants are advised that "This unit has been designed
with the provision of adding central air conditioning at the occupant'
s discretion. Installation of central air conditioning by the occupant
in low and medium density developments will allow windows and
exterior doors to remain closed, thereby ensuring that the indoor
sound levels are within the sound level limits of the Regional
Municipality of Waterloo (RMOW) and the Ministry of the
Environment Conservation & Parks (MECP)."
B2020-031
500 Karn Street
Cailin Pele
The owner/applicant is proposing to remove the existing dwelling and garage and sever
the lot into two separate buildable lots. This application was previously circulated as
B2019-009 and lapsed before all conditions were fulfilled.
Regional Fee:
Regional Staff confirm receipt of the required consent review fee.
The Region has no objection to the proposed application.
B2020-032
160 Strange Street
Richard and Erin Griesbaum
The owner/applicant is proposing a severance to create two buildable residential lots.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
per new lot created prior to final approval of the consent.
Archaeological Assessment:
Regional Staff acknowledge that the subject lands at 160 Strange Street has been
disturbed, and will not require archaeological assessment. However, the
owner/applicant should be aware that:
• If archaeological resources are discovered during future development or site
alteration of the subject property, the owner/applicant will need to immediately
Document Number: 3387664 Version: 1
cease alteration/development and contact the Ministry of Heritage,
Sport, Tourism and Culture Industries. If it is determined that additional
investigation and reporting of the archaeological resources is needed, a
licensed archaeologist will be required to conduct this field work in
compliance with S. 48(a) of the Ontario Heritage Act; and/or,
If human remains/or a grave site is discovered during development or site
alteration of the subject property, the owner/applicant will need to immediately
cease alteration and must contact the proper authorities (police or coroner)
and the Registrar at the Bereavement Authority of Ontario in Compliance with
the Funeral, Burial and Cremation Services Act, 2002 S. 96 and associated
Regulations.
Environmental Noise:
Regional Staff note that the subject lands are approximately 137 metres from the CN
Railway mainline and may be impacted by transportation noise in the vicinity. As a
result, the owner/applicant must enter into an agreement with the City of Kitchener to
include the following noise mitigation and warning clauses in all Offers of Purchase and
Sale, lease/rental agreements for all dwellings on the severed and retained lands:
a) The dwelling will be installed with air ducted heating and ventilation suitable sized
and designed for provision of central air conditioning system.
b) The following Noise Warning Clauses will be included all Purchase/Sale and
Rental agreement:
i. "Purchasers/tenants are advised that sound levels due to increasing
transportation noise in the vicinity may occasionally interfere with some
activities of the dwelling occupants as the sound levels may exceed the
sound level limits of the Regional Municipality of Waterloo (RMOW) and the
Ministry of the Environment Conservation & Parks (MECP)."
"Purchasers/tenants are advised that "This unit has been designed with the
provision of adding central air conditioning at the occupant's discretion.
Installation of central air conditioning by the occupant in low and medium
density developments will allow windows and exterior doors to remain closed,
thereby ensuring that the indoor sound levels are within the sound level limits
of the Regional Municipality of Waterloo (RMOW) and the Ministry of the
Environment Conservation & Parks (MECP)."
iii. "Warning: Canadian National Railway Company or its assigns or successors
in interest has or have a rights-of-way within 300 metres from the land the
subject thereof. There may be alterations to or expansions of the railway
facilities on such rights-of-way in the future including the possibility that the
railway or its assigns or successors as aforesaid may expand its operations,
which expansion may affect the living environment of the residents in the
Document Number: 3387664 Version: 1
vicinity, notwithstanding the inclusion of any noise and vibration attenuating
measures in the design of the development and individual dwelling(s). CNR
will not be responsible for any complaints or claims arising from use of such
facilities and/or operations on, over or under the aforesaid rights-of-way."
The Region has no objection to the proposed application, subject to the following
conditions:
1) That prior to final approval, the owner/applicant submit the Regional consent
review fee of $350.00 per new lot created.
2) The owner/applicant must enter into an agreement with the City of Kitchener to
include the following noise mitigation and warning clauses in all Offers of
Purchase and Sale, lease/rental agreements for all dwellings on the severed and
retained lands:
a. The dwelling will be installed with air ducted heating and ventilation
suitable sized and designed for provision of central air conditioning
system.
b. The following Noise Warning Clauses will be included all Purchase/Sale
and Rental agreement:
"Purchasers/tenants are advised that sound levels due to
increasing transportation noise in the vicinity may occasionally
interfere with some activities of the dwelling occupants as the
sound levels may exceed the sound level limits of the Regional
Municipality of Waterloo (RMOM and the Ministry of the
Environment Conservation & Parks (MECP)."
ii. "Purchasers/tenants are advised that "This unit has been designed
with the provision of adding central air conditioning at the occupant'
s discretion. Installation of central air conditioning by the occupant
in low and medium density developments will allow windows and
exterior doors to remain closed, thereby ensuring that the indoor
sound levels are within the sound level limits of the Regional
Municipality of Waterloo (RMOW) and the Ministry of the
Environment Conservation & Parks (MECP)."
iii. "Warning: Canadian National Railway Company or its assigns or
successors in interest has or have a rights-of-way within 300
metres from the land the subject thereof. There may be alterations
to or expansions of the railway facilities on such rights-of-way in the
future including the possibility that the railway or its assigns or
successors as aforesaid may expand its operations, which
expansion may affect the living environment of the residents in the
Document Number: 3387664 Version: 1
vicinity, notwithstanding the inclusion of any noise and vibration
attenuating measures in the design of the development and
individual dwelling(s). CNR will not be responsible for any
complaints or claims arising from use of such facilities and/or
operations on, over or under the aforesaid rights-of-way."
4 Westgate Walk
Graham and Sandra Dare
The owner/applicant is proposing a lot line adjustment to create a new lot.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
per new lot created prior to final approval of the consent.
The Region has no objection to the proposed application, subject to the following
conditions:
1) That prior to final approval, the owner/applicant submit the Regional consent
review fee of $350.00 per new lot created.
B2020-034 to B2020-036
956-962 Glasgow Street
MHBC c/o Pierre Chauvin
The subject lands currently have a 1 and half storey, 4 -unit street -front townhouse
dwelling that is part of a standard condominium registered in July 1997. The existing
owners of the condo wish to terminate the condo in accordance with Section 122 of the
Condo Act. The purpose of the application is to sever the existing condo units into
individual conveyable lots to terminate the condominium. No new development is
proposed.
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
per new lot created prior to final approval of the consent.
Environmental Noise:
The subject lands are located approximately 90 metres from University Avenue West
(RR#57) and 125 metres from Fischer -Hallman Road (RR#58) and may have impacts
from traffic noise on these streets.
Regional Staff acknowledge that there is no new proposed development. However,
Regional Staff will require the owner/applicant to enter into an agreement with the
Region of Waterloo to include the following noise warning clauses in all Offers of
Document Number: 3387664 Version: 1
Purchase and Sale, lease/rental agreements for all existing dwellings on the proposed
severed and retained lands:
"Purchasers/tenants are advised that sound levels due to increasing road traffic
on University Avenue West (RR #57) and Fischer -Hallman Road (RR #58) may
occasionally interfere with some activities of the dwelling occupants as the sound
levels may exceed the sound level limits of the Regional Municipality of Waterloo
(RMOW) and the Ministry of the Environment Conservation & Parks (MECP)."
The Region has no objection to the proposed application, subject to the following
conditions:
1) That prior to final approval, the owner/applicant submit the Regional consent
review fee of $350.00 per new lot created.
2) That the owner/applicant enter into a registered development agreement with the
Region of Waterloo for all dwellings on the severed and retained lands to include
the following warning clause in all agreements of Offers of Purchase and Sale,
lease/rental agreements:
"Purchasers/tenants are advised that sound levels due to increasing road
traffic on University Avenue West (RR #57) and Fischer -Hallman Road
(RR #58) may occasionally interfere with some activities of the dwelling
occupants as the sound levels may exceed the sound level limits of the
Regional Municipality of Waterloo (RMO M and the Ministry of the
Environment Conservation & Parks (MECP)."
:]KIN11KIkFl
1541 Highland Road West
Mandur Enterprises Inc.
The owner/applicant is proposing a sanitary easement for the adjacent property 1557
Highland Road West.
Regional Staff have no objections to the proposed application.
B2020-038
31 Wilfong Drive
Elaine Wilfong
The subject lands were merged in title upon death of spouse. The owner/applicant is
proposing to sever the land to sell the property.
Document Number: 3387664 Version: 1
Regional Fee:
The owner/applicant is required to submit the Regional consent review fee of $350.00
per new lot created prior to final approval of the consent.
The Region has no objection to the proposed application, subject to the following
conditions:
1) That prior to final approval, the owner/applicant submit the Regional consent
review fee of $350.00 per new lot created.
CC2020-002 and CC2020-003
32 Forwell Road
Gatekey Aggregates
The owner/applicant is proposing a Change of Conditions for consent applications
B2019-074 and B2019-075. The original applications were to sever two parcels of land
from 32 Forwell Road as lot additions to 20 and 36 Centennial Road and 80-88
Centennial Road. The Change of Condition application relate to the City of Kitchener
Condition No.8 from the January 2020 decision related to a Record of Site Condition
(RSC) for the parkland dedication. Given the timeframes for completing an RSC, the
owner/applicant is proposing a `cash -in -lieu' of parkland dedication.
Regional Staff have no objections to the proposed application.
General Comments
Any future development on the lands subject to the above -noted consent application(s)
will be subject to the provisions of Regional Development Charge By-law 19-037 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,
r
Matthew Colley,
Planner
Document Number: 3387664 Version: 1
Region of Waterloo
August 31, 2020
Holly Dyson
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
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
4) VAR KIT, KANCO
6) 55, LIVIU CANANAU
8) HURON VILLAGE 30T 01201
9) 04 URBAN, 80 MCGEE AVENUE
22) VAR KIT, EMMANUEL BIBLE COLLEGE
23) 04 URBAN, 297 OTTAWA STREET S.
Dear Ms. Dyson:
Re: Committee of Adjustment Applications September 2020, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and have
following updated comments:
1)
A 2020-045
— 1283 Victoria Street North — No Concerns.
2)
A 2020-046
— 221 Vanier Drive — No Concerns.
3)
A 2020-047
— 6 Pequegnat Avenue — No Concerns.
4)
A 2020-048
— 581 Strasburg Road — No Concerns.
5)
A 2020-049
— 26 6th Avenue — No Concerns.
6)
A 2020-050
— 598 604 608 Victoria Street South — No Concerns.
7)
A 2020-051
— 14 Tweedsmuir Court — No Concerns.
8)
A 2020-052
— 261 Woodbine Avenue — No Concerns.
9)
A 2020-053
— 80 McGee Avenue — No Concerns.
10) A 2020-054
— 115 Parkvale Drive — No Concerns.
11) A 2020-055
— 61 Irvin Street — No Concerns.
12) A 2020-056
— 49 Lichty Crescent — No Concerns.
Document Number: 3385841 V2
Page 1 of 2
13) A 2020-057
— 114 Blair Creek Drive — No Concerns.
14) A 2020-058
— 64 Grand Flats Trail — No Concerns.
15) A 2020-059
— 132 Wilhelm Street — No Concerns.
16) A 2020-060
— 36 Jacob Gingrich Drive — No Concerns.
17) A 2020-061
— 35 Sheldon Avenue North — No Concerns.
18) A 2020-062
— 6 Willow Green Court — No Concerns.
19) A 2020-063
— 353 Krug Street — No Concerns.
20) A 2020-064
— 193 Strange Street — No Concerns.
21) A 2020-065
— 192 Woolwich Street — No Concerns.
22) A 2020-066
— 110 Fergus Avenue — No Concerns.
23) A 2020-067
— 297 Ottawa Street South — No Concerns.
24) A 2020-068 — 175 Queen Street North — No Concerns.
25) A 2020-069 — 20 Hollybrook Trail — No Concerns.
26) A 2020-070 — 43 Hollybrook Trail — No Concerns.
27) A 2020-071 — 158 Pondcliffe Court — No Concerns.
28) A 2020-072 — 900 Pondcliffe Court — No Concerns.
29) A 2020-073 — 916 Pondcliffe Court — No Concerns.
30) A 2020-074 — 31 Wilfong Drive — No Concerns.
Please be advised that any development on the lands subject to the Applications noted above
are subject to the provisions of the Regional Development Charge By-law 14-046 or any
successor thereof and may require the 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 above. If a site is subject to more than one application,
additional comments may apply.
Please forward any decision on the above mentioned application to the undersigned.
Yours Truly,
-z] , r;-
Joginder Bhatia
Transportation Planner
P (519) 575-4500 Ext 3867
C (226) 753-0368
Grand River Conservation Authority 400 Clyde Road, P.O. Box 729
Resource Management Division Cambridge, Ontario N1 R 5W6
Chris Foster -Pengelly, Resource Planner Phone: (519) 621-2763 ext. 2319
Fax: (519) 621-4884
E-mail:cfosterpengelly@grand river.ca
PLAN REVIEW REPORT: City of Kitchener
Holly Dyson
DATE: September 4, 2020 YOUR FILE: B 2020-038
GRCA FILE: B 2020-038
RE: Application for Consent B2020-038
31 Wilfong Drive
Elaine Wilfong
GRCA COMMENT:
The Grand River Conservation Authority (GRCA) has no objection to the approval of the
consent application for the above noted property.
BACKGROUND:
1. Resource Issues
Information currently available at this office indicates that the subject lands contain regulated
allowance of the floodplain associated with Doon Creek. A copy of our resource mapping is
attached for your reference.
2. Legislative/Policy Requirements and Implications
Due to the presence of the resource feature noted above, a portion of the property is
regulated by the GRCA under Ontario Regulation 150/06 — Development, Interference with
Wetlands and Alterations to Shorelines and Watercourses Regulation. Any future
development on within the regulated area will require the prior issuance of a GRCA permit
pursuant to Ontario Regulation 150/06. The permit process involves the submission of a
permit application to this office, the review of the application by Authority staff and the
subsequent approval/refusal of the permit application by the GRCA.
The application requests permission for a severance. Based on our review of the consent
sketch (prepared by Dryden, Smith & Head Planning Consultants Ltd., dated April 28, 2020),
we have no objection to the proposed severance. Please be advised that the proposed
severance will result in a portion of both properties, 31 Wilfong Drive and 16 Mitierra Drive,
falling within GRCA's regulated area.
3. Plan Review Fees
In accordance with GRCA's 2020 Plan Review Fee Schedule, this application is considered
a `minor' consent and the applicable plan review fee is $420.00. The applicant will be
invoiced accordingly by copy of this correspondence.
Page 1 of 2
We trust that this information is of assistance. If you have any questions or require additional
information please contact the undersigned at 519-621-2763 ext. 2319 or
cfosterpengelly@g rand river. ca.
Sincerely,
Chris Foster -Pengelly, M.Sc.
Resource Planner
Grand River Conservation Authority
cc: Elaine Wilfong (email)
Andrew Head, Dryden, Smith & Head Planning Consultants Ltd. (email)
* These comments are respectfully submitted as advice and reflect resource concerns
within the scope and mandate of the Grand River Conservation Authority.
Page 2 of 2
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Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
Holly Dyson, Administrative Clerk Via email only
Legislated Services, City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Ms. Dyson,
Re: September 15, 2020 Committee of Adjustment Meeting
Applications for Minor Variance
As a reminder, the attached letter from Nancy Davy, Director of Resource Management was
circulated to municipalities to indicate that GRCA staff do not have the capacity to review all
minor variance applications at this time. If the City would like to request the review of a specific
application, please contact the undersigned. Otherwise, minor variance circulations received by
GRCA will not be reviewed at this time and comments will not be issued.
Applications for Consent
B 2020-026
225 Fairway Road South
B 2020-027
11 Chicopee Park Court
B 2020-028
11 Chicopee Park Court
B 2020-029
442 Old Chicopee Trail
B 2020-030
58 Barbara Crescent
B 2020-031
500 Karn Street
B 2020-032
160 Strange Street
B 2020-033
4 Westgate Walk
B 2020-034 to B
2020-036 956. 958, 960, 962 Glasgow Street
B 2020-037
1541 Highland Road West
The above -noted consent 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 at 519-621-2763 ext. 2228 or aherreman(o-)-grandriver.ca.
Sincerely,
—-K
erreman,
Andrew HCPT
Resource Planning Technician
Grand River Conservation Authority
`These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of Page 1 of 1
the Grand River Conservation Authority.
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand - A Canadian Heritage River