HomeMy WebLinkAboutDSD-2021-37 - OPA - 19-41 Mill Sti
Staff Report �T R
Develo n7entServicesDepartment www.kitchenerca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: April 19, 2021
SUBMITTED BY: Bustamante, Rosa - Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Dumart, Craig — Planner, 519-741-2200 ext. 7073
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: March 14, 2021
REPORT NO.: DSD -2021-37
SUBJECT: Official Plan Amendment OPA/19/003/M/KA
Zoning By-law Amendment ZBA/19/009/M/KA
19-41 Mill Street
Polocorp Inc.
RECOMMENDATIONS:
That Official Plan Amendment Application OPA/19/003/M/KA for Polocorp Inc. requesting a
change in designation from Low Density Commercial Residential to Medium Density Multiple
Residential to permit 4 storey multiple dwellings on the parcel of land specified and illustrated
on Schedule `A', be adopted, in the form shown in the Official Plan Amendment attached to
Report DSD -2021-37 as Appendix `A', and accordingly forwarded to the Region of Waterloo
for approval; and
That Zoning By-law Amendment Application ZBA19/009/M/KA for Polocorp Inc. be approved
in the form shown in the "Proposed By-law", and "Map No. 1", attached to Report DSD -2021-
37 as Appendix "B"; and
That in accordance with Planning Act Section 45 (1.3 & 1.4) that applications for minor
variances shall be permitted for lands subject to Zoning By-law Amendment Application ZBA
19/009/M/KA; and,
That the Urban Design Guidelines for 19 — 41 Mill Street dated March 2021 and attached to
Report DSD -2021-37 as Appendix "C", be adopted, and that along with the Heritage Impact
Assessment dated September 9, 2020 and associated addendums thereto, be used as
principle guiding documents for site plan approval.
REPORT HIGHLIGHTS:
• The purpose of this report is to evaluate and provide a planning recommendation to approve
the revised Official Plan Amendment and Zoning By-law Amendment applications for
properties located at 19-41 Mill Street.
• Community engagement for the revised application included:
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
3
o Meeting with the Working Group consisting of 5 neighbourhood representatives
together with the applicant, and City staff (6 meetings in total were held in February
2021), to collaborate on a revised development concept.
o Notice of the April 19, 2021 public meeting was given in The Record on March 26,
2021.
o A notice letter advising of the April 19, 2021 public meeting was circulated to all
property owners within 120 metres of the subject site, those who responded to the
preliminary circulation and those who attended the Neighbourhood Information
Meeting.
This report supports the delivery of core services.
EXECUTIVE SUMMARY:
The owner of the properties addressed as 19 — 41 Mill Street is proposing to change the Official Plan
designation from Low Rise Commercial Residential to Medium Density Multiple Residential and the
zoning from Commercial Residential One Zone to Residential Eight Zone with Special Regulations.
Staff recommend that the applications be approved.
BACKGROUND:
On February 8, 2021, Planning and Strategic Initiatives Committee deferred an Official Plan
Amendment and Zoning By-law Amendment (DSD -21-005) which proposed to change the
designation and zoning of the lands at 19 - 41 Mill Street to allow for a multiple residential building
with heights ranging from 3 to 12 storeys with a Floor Space Ratio of 3.5 and directed staff to work
with the applicant and the working group to address concerns raised by delegations at the February
8, 2021 committee meeting.
On February 17, 2021, the applicant met with members of the working group, which consists of 5
neighbourhood representatives, the applicant, and City planning staff to discuss the development
proposal. Comments provided by residents during this meeting expressed support for an application
that aligns with the proposed land use designation and zoning proposed through the Neighbourhood
Planning Review project (i.e. 8 storeys and 2.0 FSR). The working group expressed support for the
development proposal to include units that front onto Mill Street and, if possible, onto the Iron Horse
Trail. Residents understand that structured parking increases the Floor Space Ratio and prefer
surface parking provided it is screened from adjacent uses. Furthermore, the working group were of
the opinion that the proposal presented to PSIC was not sympathetic and that the ultimate design
should be further refined to be more in keeping with the scale of the existing built form in the area
including 45 Mill Street and the Victoria Park Heritage Conservation District.
In response to the February 17, 2021 working group meeting, the applicant prepared a revised
development concept that reflects the comments received from the working group. The revised
development proposal consists of a mix of multiple dwelling buildings (back-to-back townhouses and
stacked back-to-back townhouses) up to 4 storeys in height with a combined Floor Space Ratio of
up to a maximum of 2.0.
Site Context
The lands are in the Mill Courtland Woodside Park Secondary Plan and are currently designated
Low Density Commercial Residential and zoned Commercial Residential One Zone (CR -1).
The subject site is 106 metres wide, approximately 80 metres deep with an overall area of 0.72
hectares (1.8 acres). The subject site contains 6 dwellings, some of which are houses which have
been converted to small multiple dwellings. These properties form part of a triangular shaped parcel
of land that stretches from Queen Street to the CN rail tracks along Mill Street. The subject area
backs onto the Iron Horse Trail, with the CN Railway beyond, and is generally across from Wagner
Green, which is a linear park containing Schneider Creek and walking paths. Many of the adjacent
houses on the east side of Queen Street South have been converted to commercial uses and lands
21
on the west side of Queen Street South and on either side of the Iron Horse Trail crossing, have
been developed or are planned to be developed with high rise (11 — 15 storey) multiple dwellings.
The subject lands are located adjacent to the Victoria Park Heritage Conservation District and
properties within the district are designated under Part V of the Ontario Heritage Act. 45 Mill Street
which is located immediately east of the subject site is designated under Part IV of the Ontario
Heritage Act.
SU bj-ect
Are a
Figure 1 - Location Map: 19 — 41 Mill Street
REPORT:
The applicant is proposing to develop the subject lands identified in Figure 1 with four multiple
dwelling buildings (back-to-back townhouses and stacked back-to-back townhouses) up to 4 storeys
in height with surface parking.
In consultation with the working group and planning staff, the applicant has amended the proposed
development application to respond to comments of the public with respect to achieving a
development that is compatible with the existing neighbourhood. This has resulted in changes to the
proposed development to align with the proposed land use designation and zoning proposed through
the Neighbourhood Plan Review (NPR) project. The subject lands are proposed to be included in
the new Cedar Hill and Schneider Creek Secondary Plan. Both the PARTS Central Plan and the
preliminary information contained in the draft policies of the Secondary Plan recommend a Medium
Rise Residential land use designation which would include a maximum height of 8 storeys, and a
maximum Floor Space Ratio of 2.0.
Tables 1 and 2 below provide a comparison of land use designation and zoning permissions for the
proposed Official Plan Amendment and Zoning By-law Amendment; the previous development
proposal presented to Planning and Strategic Initiatives Committee on February 8, 2021; the in effect
1994 land use designation and 85-1 zoning; and the proposed land use designation and zoning
proposed through the Neighbourhood Plan Review project.
5
Table 1. Official Plan Designation Comparison Table
Table 2. Zoning By-law Comparison Table
In Effect 1994
NPR Proposed
February 8, 2021
Proposed Official
Official Plan
Designation
Proposed Official
Plan Amendment
Designation
Plan Amendment
Land Use
Low Rise
Medium Rise
Medium Density
Medium Density
Designation
Commercial
Residential
Multiple Residential
Multiple Residential
Residential
Endorsed By-law
with Special Policy 16
Regulations for
Maximum FSR
1.0
2.0
3.5
2.0
Table 2. Zoning By-law Comparison Table
Tables 1 and 2 illustrate how the proposed Official Plan and Zoning By-law Amendments are
consistent with the proposed land use designation and zoning proposed through Neighbourhood
Plan Review project.
Revised Urban Design Guidelines were prepared by the applicant in support of the proposed land
use designation and zoning which provides site specific design responses to ensure compatibility
and appropriate design. Staff recommends that the Urban Design Guidelines (Appendix `C') be
adopted by Council and used as a guiding document throughout the site plan review process.
While staff is supportive of the revised Official Plan and Zoning By-law Amendments, it is important
to note the key changes between the February 8, 2021 proposal and the current proposed
amendments. The February 8, 2021 proposal included a 12 storey multiple dwelling building with
176 dwelling units which included a mix of unit types (1 and 2 bedroom units with and without dens),
with a parking structure wrapped by dwelling units. Of the 176 dwelling units, the applicant proposed
to provide five affordable units in a developer -led initiative to contribute to the affordable housing
stock and assist with those residents to be displaced. The 12 storey, 176 unit multiple dwelling
D
In Effect 85-1
NPR Proposed
February 8, 2021
Proposed Zoning
Zoning By-law
Zoning
Proposed Zoning
By-law Amendment
By-law
Amendment
Zone Category
CR -1
RES -6 (Council
R-8 with Special
R-8 with Special
Endorsed By-law
Regulations for
Regulations for
2019-051
setbacks, building
setbacks and parking
comparable zone to
height and FSR
R-8 in 85-01
Maximum FSR
1.0
2.0
3.5
2.0
Maximum
18 metres (6
25 metres (8
42 metres (up to 12
24 metres (8 storeys)
Building Height
storeys)
storeys)
storeys)
of multiple
dwellings
Required
1.25 spaces per
1.1 spaces per unit
1.1 spaces per unit
1.0 spaces for
Parking
unit
multiple dwelling
units (back-to-back
town houses units)
fronting Mill Street
0.85 spaces per unit
for multiple dwellings
Tables 1 and 2 illustrate how the proposed Official Plan and Zoning By-law Amendments are
consistent with the proposed land use designation and zoning proposed through Neighbourhood
Plan Review project.
Revised Urban Design Guidelines were prepared by the applicant in support of the proposed land
use designation and zoning which provides site specific design responses to ensure compatibility
and appropriate design. Staff recommends that the Urban Design Guidelines (Appendix `C') be
adopted by Council and used as a guiding document throughout the site plan review process.
While staff is supportive of the revised Official Plan and Zoning By-law Amendments, it is important
to note the key changes between the February 8, 2021 proposal and the current proposed
amendments. The February 8, 2021 proposal included a 12 storey multiple dwelling building with
176 dwelling units which included a mix of unit types (1 and 2 bedroom units with and without dens),
with a parking structure wrapped by dwelling units. Of the 176 dwelling units, the applicant proposed
to provide five affordable units in a developer -led initiative to contribute to the affordable housing
stock and assist with those residents to be displaced. The 12 storey, 176 unit multiple dwelling
D
would provide a new feature on the City's skyline, create visual interest from several different
vantage points and significantly increase density in an area that is well served by transit including
rapid transit. Increasing the number of residents in the area supports the viability of commercial and
other uses in the nearby Queen Street South mixed use corridor and aligns with the direction of the
Neighourhood Plan Review vision to located appropriate density in proximity to the LRT. The revised
proposal includes four, multiple dwelling buildings up to 4 storeys in height, with 75-85 dwelling units
and a surface parking lot. The revised concept provides approximately 100 less dwelling units than
the original concept. The 5 affordable units considered as part of the February 8, 2021 development
plan are no longer being contemplated and will not be included in the revised concept.
Planning Analysis:
Provincial Policy Statement, 2020:
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest
related to land -use planning and development. The PPS sets out policies to consider in order to
sustain healthy, liveable and safe communities. The PPS promotes efficient development and land
use patterns, as well as accommodating an appropriate mix of affordable and market-based
residential dwelling types with other land uses, while supporting the environment, public health and
safety. Provincial policies promote the integration of land use planning, growth management, transit -
supportive development, intensification and infrastructure planning to achieve cost-effective
development patterns, optimization of transit investments, and standards to minimize land
consumption and servicing costs.
To support provincial policies relating to the optimization of infrastructure, transit and active
transportation, the proposed designation and zoning facilitate a compact form of development which
efficiently uses the lands, is in close proximity to transit options including bus and rapid transit, and
makes efficient use of both existing roads and active transportation networks. The lands are serviced
and are in proximity to parks, trails and other community uses. Provincial policies are in support of
providing a broad range of housing. The proposed multiple dwelling development represents an
attainable form of market-based housing.
With respect to provincial policies regarding public health and safety, the Grand River Conservation
Authority (GRCA) has confirmed that the subject lands are located outside of the floodplain
associated with Schneider's Creek, and safe access will be preserved. The lands are an appropriate
distance from the nearby CN railway, and noise mitigating building materials and provision for air-
conditioning are incorporated into the special regulation provision to ensure appropriate indoor noise
levels will be achieved. Planning staff is of the opinion that the applications are consistent with the
PPS for health and safety matters.
The Provincial Policy Statement requires that significant built heritage resources be conserved and
that development shall not be permitted on lands adjacent to heritage property except where the
proposed development has been evaluated and demonstrates that the heritage attributes of the
protected heritage property will not be impacted. A Heritage Impact Assessment was prepared for
the subject proposal. The report demonstrates that the development proposal will not negatively
affect adjacent properties having heritage attributes. Heritage staff concur with the report's
assessment. Further details are discussed in the Cultural Heritage section of this report.
Based on the forgoing, staff is of the opinion that this proposal is in conformity with the PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan):
The Growth Plan supports the development of complete and compact communities that are designed
to support healthy and active living, make efficient use of land and infrastructure, provide for a range
7
and mix of housing types, jobs, and services, at densities and in locations which support transit
viability and active transportation. Policies of the Growth Plan promote growth within strategic growth
areas including major transit station areas, in order to provide a focus for investments in transit and
other types of infrastructure. The Growth Plan supports planning for a range and mix of housing
options and, in particular, higher density housing options that can accommodate a range of
household sizes in locations that can provide access to transit and other amenities.
The subject lands are located within the City's delineated built up area, and within a Major Transit
Station Area. The proposed development represents intensification and will help the City achieve
density targets. The proposed designation and zoning will support a higher density housing option
that will help make efficient use of existing infrastructure, parks, roads, trails and transit. The multiple
dwelling development is also proposed to include several unit types with direct access to Mill Street
and the Iron Horse Trail, increasing the variety of housing options for future residents. Planning staff
is of the opinion that the applications conform to the Growth Plan.
Regional Official Plan (ROP):
Urban Area policies of the ROP identify that the focus of the Region's future growth will be within the
Urban Area. The subject lands are designated Built -Up Area in the ROP. This neighbourhood
provides for the physical infrastructure and community infrastructure to support the proposed
residential development, including transportation networks, municipal drinking -water supply and
wastewater systems, and a broad range of social and public health services. Regional policies
require Area Municipalities to plan for a range of housing in terms of form, tenure, density and
affordability to satisfy the various physical, social, economic and personal support needs of current
and future residents. Regional staff have indicated that they have no objections to the proposed
applications (Appendix `F'). Planning staff are of the opinion that the applications conform to the
Regional Official Plan.
City of Kitchener Official Plan and proposed Official Plan Amendment:
The subject lands are located within the Mill Courtland Woodside Park Secondary Plan. In
accordance with S. 16 of the Official Plan, the land use policies and land use designations in the
Secondary Plans contained in Part 3, Section 13 of the 1994 City of Kitchener Official Plan, as
amended, continue to apply until such time as the Secondary Plans are reviewed and adopted as
part of the 2014 Official Plan. Other policies in the Official Plan however apply to the lands.
Amendment to the Mill Courtland - Woodside Park Secondary Plan
The subject lands are currently designated Low Density Commercial Residential, which permits a
range of multiple residential and commercial uses having a maximum Floor Space Ratio of 1.0. The
applicant is proposing to change the land use designation to Medium Density Multiple Residential.
The Medium Density Multiple Residential designation permits existing single detached dwellings and
semi-detached dwellings, multiple dwellings, lodging houses, small and large residential care
facilities, home businesses, day care facilities and private home day cares. The proposed land use
category permits a maximum floor space ratio of 2.0 and does not specify a maximum height.
Major Transit Station Area
The Official Plan establishes an Urban Structure for the City of Kitchener and provides policies for
directing growth and development within this structure. Intensification Areas are targeted throughout
the Built-up Area as key locations to accommodate and receive the majority of development or
redevelopment for a variety of land uses. Primary Intensification Areas include the Urban Growth
Centre, Major Transit Station Areas, Nodes and Corridors, in this hierarchy, according to Section
3.C.2.3 of the Official Plan. The subject lands are located within a Major Transit Station Area. The
planned function of the Major Transit Station Areas is to provide densities that will support transit,
and achieve a mix of residential, office, institutional and commercial uses. They are also intended to
have streetscapes and a built form that is pedestrian -friendly and transit -oriented.
Policies also require that development applications in Major Transit Station Areas give consideration
to the Transit -Oriented Development policies contained in section 13.C.3.12 of the Official Plan.
Generally, the Transit -Oriented Development policies support a compact urban form, that supports
walking, cycling and the use of transit, by providing a mix of land uses in close proximity to transit
stops, to support higher frequency transit service and optimize transit rider convenience. These
policies also support developments which foster walkability by creating safe and comfortable
pedestrian environments and a high-quality public realm. Staff is of the opinion that the proposed
development will help to increase density in an area well served by transit and rapid transit while
being context sensitive to surrounding lands and provides excellent access to off-road pedestrian
and cycling facilities. Increasing the number of residents in the area supports the viability of
commercial and other uses in the nearby Queen Street South mixed use corridor, and the proposed
built form will contribute positively to the streetscape, creating a safe and comfortable pedestrian
environment both on Mill Street and on the adjacent section of the Iron Horse Trail.
Staff is of the opinion that the proposed Official Plan Amendment and Zoning By-law Amendment
will support a development that not only complies with the policies for a Major Transit Station Area
but also contributes to the vision for a sustainable and more environmentally friendly city.
Neighbourhood Planning Review
The subject lands are proposed to be included in the new Cedar Hill and Schneider Creek Secondary
Plan and preliminary work recommends an increase to the permitted height and density for the
subject lands. Both the PARTS Central Plan and the preliminary information contained in the draft
policies of the Secondary Plan recommend a Medium Rise Residential land use designation which
would include a maximum height of 8 storeys, and a maximum Floor Space Ratio of 2.0.
The intent of the proposed Secondary Plan designation is to promote redevelopment of the subject
lands at higher intensities given the context and deep lot fabric, and to transition height and density
from the Queen Street corridor to low rise residential areas located east of CN rail tracks where it
crosses Mill Street. The applicant's proposed land use designation is identical to what is
contemplated through the Neighbourhood Planning Review project; and staff is of the opinion the
intent of the new secondary plan designation is being fully achieved.
In support of the proposed land use designation and zoning the owner has prepared Urban Design
Guidelines to provide site specific design responses to ensure compatibility and appropriate design
interventions.
Urban Design Policies:
The City's urban design policies are outlined in Section 11 of the City's OP. In the opinion of staff,
the proposed development satisfies these policies including: Streetscape; Safety; Universal Design;
Site Design; Building Design, and Massing and Scale Design. To address these policies, Urban
Design Guidelines were submitted and have been reviewed by City staff and are recommended to
be adopted by Council. The formulation of the Urban Design Guidelines outlines the vision and
principles guiding the site design and informs the proposed zoning regulations. The Urban Design
Guidelines can be found in Appendix "C".
Streetscape — A key design feature of the proposed development are back-to-back townhouse style
units fronting onto Mill Street and the Iron Horse Trail. Ground floor units are proposed to incorporate
balconies and porches on the trail side and front porches along Mill Street. These units will have
direct pedestrian connections to the sidewalk or trail which will help to animate both the street and
trail. Street fronting units along Mill Street will setback to align with adjacent houses to maintain the
established rhythm of houses in this area.
9
Safety — As with all developments that go through site plan approval, staff will ensure Crime
Prevention through Environmental Design (CPTED) principles are achieved and that the site meets
emergency services policies.
Universal Design — The development will be designed to comply with Ontario Building Code and
Accessibility for Ontarian's with Disabilities Act.
Site Design, Building Design, Massing and Scale — The subject site is designed to have buildings
that are developed at a scale that is compatible with the existing and planned surroundings. The
front yard setbacks of the proposed buildings are compatible with existing adjacent properties.
Covered porches and balconies are proposed in the front and rear of the site to enhance the human
scale within the development along Mill Street and the Iron Horse Trail. Screening such as
landscaping and fencing will be required where the surface parking is adjacent to low rise residential
uses and public spaces.
Transportation
The Official Plan provides for an integrated transportation system which incorporates active
transportation, allows for the movement of people and goods and promotes a vibrant, healthy
community using land use designations and urban design initiatives that make a wide range of
transportation choices viable. The subject lands are located close to public transit routes, and within
800 metres (about a 10 -minute walk) of a rapid transit station. The building has excellent access to
cycling networks, including existing on and off-street cycling facilities, including the Iron Horse Trail.
The recently approved Cycling and Trails Master Plan also recommends the future installation of
bike lanes/neighbourhood bikeway on Mill Street. The location of the subject lands in the context of
the City's integrated transportation system supports the proposal for transit -oriented development
on the subject lands.
Cultural Heritage
The subject property contains six residential buildings and does not contain protected cultural
heritage resources. The subject lands are adjacent to 541, 551 and 561 Queen Street South, which
are properties designated under Part V of the Ontario Heritage Act and located within the Victoria
Park Area Heritage Conservation District. The subject lands are also adjacent to 45 Mill Street, which
is an individually designated property under Part IV of the Ontario Heritage Act. Part of the subject
lands municipally addressed as 19 and 25 Mill Street were previously on the Heritage Kitchener
Inventory of Historic Buildings, however they were formally evaluated as part of the Council approved
4 -step listing process. The property located at 19 Mill Street was evaluated by a Sub -Committee
made up of heritage planning staff and members of Heritage Kitchener and was not recommended
for inclusion on the Municipal Heritage Register. The property at 25 Mill Street was evaluated, and
in accordance with the Council Resolution was not included on the Municipal Heritage Register. As
such, the properties municipally addressed as 19 and 25 Mill Street do not have status under the
Ontario Heritage Act and do not require further evaluation.
In accordance with cultural heritage policies of the Official Plan, a scoped Heritage Impact
Assessment (HIA) was prepared by CHC Limited and dated August 14, 2019, revised October 10,
2019 and updated September 9, 2020. The development proposal assessed in October 2019
contemplated an 8 to 10 storey multiple residential dwelling, with a 3 -storey podium. A revised
development proposal, as assessed through the September 9, 2020 scoped HIA, contemplated a 7
to 12 storey multiple residential dwelling with a 3 -storey podium. The HIA was approved by the
Director of Planning and the 7 to 12 storey proposal was considered at the February 8, 2021 Planning
and Strategic Initiatives Committee meeting.
Subsequent to further public consultation, the development proposal has been revised. As such,
Heritage Planning staff requested a Heritage Opinion Letter to address the changes to the
10
development proposal, to identify impacts to the adjacent heritage resources, and to recommend
mitigating measures to reduce or avoid impacts.
A Heritage Opinion Letter prepared by CHC Limited and dated February 24, 2021 was prepared and
assessed the current multiple dwelling proposal and recommends the following mitigation measures
and conservation options:
• Utilize design guidelines that harmonize mass, setback, setting, and materials;
• Massing along Mill Street and the Iron Horse Trail should be divided into units to avoid a
continuous wall along the entire property boundary;
• Setback from Mill Street should be consistent with existing properties that flank the subject
property;
• Cladding materials should be consistent with or complementary to that of flanking and
neighbouring properties, with red and/or yellow brick being preferred;
• Contribute to the transition from 2-2 '/2 storeys to the taller buildings in the immediate
environs;
• Private, landscaped space as well as screen plantings and fencing should be employed
where appropriate;
• Service areas and waste containers should be internal; and
• Parking should not dominate the Mill Street streetscape.
The Heritage Opinion Letter concludes that no negative impacts on the heritage attributes of the
Victoria Park Area Heritage Conservation District nor the individually designated property at 45 Mill
Street are expected if the recommended mitigation measures are implemented.
Heritage Planning staff agree with the recommendations and conclusions of the Heritage Opinion
Letter that the current proposal is expected to have no impact on the heritage attributes of the Victoria
Park Area Heritage Conservation District and the adjacent property addressed as 45 Mill Street,
subject to mitigation achieved through building design and placement. Heritage Planning staff
recommend the following tools be used to address the conclusion of the Heritage Opinion Letter to
mitigate impact:
• Add special regulation provisions to the Zoning By-law to implement various mitigative
measures associated with the design and location of the proposed development including
establishing maximum or minimum setbacks; and
• Use Site Plan Control to implement urban design measures to achieve a design that
complements the surrounding neighbourhood and adjacent designated heritage properties,
as described in the Heritage Opinion Letter.
Heritage Planning staff are of the opinion that the implementation of the recommendations made in
the Heritage Opinion Letter prepared by CHC Limited and dated February 24, 2021 will address the
conservation of built heritage resources, in compliance with Policy 2.6.1 of the Provincial Policy
Statement (2020).
Housing
The City's primary objective with respect to housing is to provide for an appropriate range, variety
and mix of housing types and styles, densities, tenure and affordability to satisfy the varying housing
needs of our community through all stages of life. The proposed development increases the range
of dwelling units available in the city. The development is contemplated to include a range of unit
types. Ground floor units will be designed to have direct access to the sidewalk or Iron Horse Trail,
and the range of units will appeal to a variety of households.
Conclusion
The subject applications request that the land use designation as shown on Map 12 of the 1994
Official Plan (Mill Courtland Woodside Park Secondary Plan) be changed from Low Density
11
Commercial Residential to Medium Density Multiple Residential. Based on the above, staff is of the
opinion that the proposed Official Plan Amendment represents good planning and recommend that
the proposed Official Plan Amendment be approved in the form shown in Appendix "A".
Proposed Zoning By-law Amendment:
The subject property is zoned Low Density Commercial Residential Zone (CR -1), 1 R. The existing
CR -1 zone permits a range of residential and commercial uses including multiple dwellings and other
dwelling types, offices, personal services, health offices and clinics and other uses. The applicant
has requested an amendment to Zoning By-law 85-1 to change the zoning on the lands to
Residential Eight Zone (R-8) with Site-specific and Regulation Provisions 1 R, and 768R. Special
Regulation 1 R, which specifies that the lands are regulated by the GRCA, currently applies to
portions of the lands and will continue to apply.
The proposed R-8 zone permits multiple dwellings with a maximum height of 24.0 metres. This
zoning category is in keeping with the RES -6 zone that is contemplated through the Neighbourhood
Planning Review.
Official Plan policies indicate that where special zoning regulations are requested for residential
intensification or a redevelopment of lands, the overall impact of the site specific zoning regulations
will consider compatibility with existing built form; appropriate massing and setbacks that support
and maintain streetscape and community character; appropriate buffering to mitigate adverse
impacts, particularly with respect to privacy; avoidance of unacceptable adverse impacts by
providing appropriate number of parking spaces and an appropriate landscaped/amenity area.
Staff offer the following comments with respect to the proposed site-specific Special Regulation
Provision (768R):
a) On-site Parking shall be provided as follows:
i) Parking for multiple dwelling units (back-to-back townhouse units) fronting Mill Street
shall be provided at a rate of 1.0 spaces per unit and visitor parking will not be required
for these units.
ii) Parking for multiple dwellings shall be provided at a rate of 0.75 spaces per unit plus 0.1
visitor spaces per unit.
The purpose of this regulation is to provide a parking rate which is appropriate for the development.
Zoning By-law 85-1 requires a parking rate of 1.25 spaces per unit (inclusive of visitor spaces). The
applicant had provided a parking justification report in support of the proposed parking rates. Visitor
parking is not required for the multiple dwelling units (back-to-back townhouse units) fronting Mill
Street as the legal parking spaces for these units will be located within the attached garage and an
additional parking space for visitors can be accommodated in the driveways of these units. The
subject lands are in an MTSA, have good access to public transit and rapid transit, pedestrian and
cycling facilities. Planning and Transportation Services staff is of the opinion that the parking rate is
appropriate for the subject lands.
b) That the minimum building setbacks for Multiple Dwellings on a lot having a minimum lot width of
100 metres and a minimum lot area of 0.7 hectares, shall be:
i) Minimum Side Yard for building
exceeding 10.5 metres in height 3.0 metres
ii) Minimum Rear Yard 4.5 metres
The purpose of the rear yard setback is to provide adequate amenity space and along with the side
yard setback to provide a site buffer between abutting properties. Zoning By-law 85-1 requires a rear
12
yard setback of 7.5 metres and a side yard setback of 6.0 metres for buildings exceeding 10.5 metres
in height. Staff support the proposed rear yard setback of 4.5 metres as the subject lands rear yard
abuts a City owned and maintained trail and adequate amenity space will be provided onsite.
Furthermore, the 3.0 side yard setback for buildings exceeding 10.5 in height provides an adequate
setback and buffer between the subject lands and adjacent properties.
c) Covered terraces, porches and decks exceeding 0.6 metres in height may be located within side
and rear yards provided they are setback a minimum of 2.0 metres from the property line.
Terraces, porches and decks in Zoning By-law 85-1 are subject to no minimum setback from a side
or rear lot line provided they are not covered or enclosed and do not exceed 0.6 metres. Due to the
sites' grading, some decks terraces and porches may exceed 0.6 metres in height and would not
comply with this regulation. Additionally, allowing porches to be covered (not enclosed) will
provide residents a covered amenity area for social activities. Staff encourage covered
porches as they will allow articulation in the rear of the buildings that front onto the Iron Horse Trail
and enhance the human scale relationship for trail users within the development. Staff support the
2.0 metre setback for covered terraces, porches and decks exceeding 0.6 metres in height.
d) In addition to the Home Business uses permitted to be in a multiple dwelling:
i) Indirect Sales shall also be permitted. For the purposes of this regulation Indirect Sales
shall be defined as "a home occupation which conducts the sale of goods via mail order,
telephone, fax, or internet, but shall not include direct sales or the storage of inventory
on site."
ii) Artisan's establishment may include retail and instruction.
iii) A home occupation may attract a maximum of one customer or client at any one time.
The purpose of this regulation is to align home business regulations for the proposed multiple
dwelling with the permissions in the new Zoning By-law 2019-051. This will provide consistency to
future residents who may wish to work from home until such time as Zoning Bylaw 2019-051 is
applied to the lands.
e) A multiple dwelling shall have a central air conditioning system, and building components as
identified in the Noise and Vibration Feasibility Study and addendum letter for 19- 41 Mill Street,
dated March 16, 2021 prepared by HGC Engineering.
The purpose of this regulation is to ensure that required noise mitigation measures are
incorporated into the multiple dwelling when it is constructed. The Region is satisfied with the
Noise Assessment and these measures must be incorporated to ensure indoor sound level
criteria are achieved.
Staff is of the opinion that the proposed R-8 Zone together with Special Regulation Provisions 1 R
and 768R will provide for a form of development that is compatible with the neighbourhood, which
will add visual interest and enhanced landscaping that will contribute to the streetscape, which will
appropriately accommodate on-site parking needs, and which represents good planning. Staff
recommend that the proposed Zoning By-law amendment be approved as shown in Appendix "B".
Department and Agency Comments:
Preliminary circulation of the OPA and ZBA was undertaken on September 27, 2019 to applicable
City departments and other review authorities. No concerns were identified by any commenting City
department or agency. Copies of comments are found in Appendix "E" of this report.
The revised amendments and concept were circulated to City departments and other review
authorities March 2021. No concerns were identified by any commenting City department or agency
13
with the revised concept and proposed Amendments. Copies of the Comments are found in
Appendix "F" of this report.
The following Reports and studies were considered as part of this proposed Official Plan Amendment
and Zoning By-law Amendment:
• Planning Justification Report
Prepared by: Mat Vaughn, August 2019
• Planning Justification Report Addendum Letter
Prepared by: The Butler Group Consultants INC. February 2021
• Urban Design Guidelines
Prepared by: Polocorp Inc., March 2021.
• Functional Servicing and Preliminary Stormwater Management Design Report for 19-41 Mill Street
Prepared by: BluePlan Engineering, August 2019
• Scoped Heritage Impact Assessment (19 — 41 Mill Street)
Prepared by: CHC Limited, August 14, 2019 (revised October 10, 2019 &
updated September 9, 2020)
• Opinion Letter Regarding Heritage Impacts to 19 - 41 Mill Street, Kitchener
Prepared by: Prepared by: CHC Limited, February 24, 2021
• Transportation Assessment 19-41 Mill Street Addendum Letter
Prepared by: Salvini Consulting March 5, 2021.
• Noise and Vibration Feasibility Study (19- 41 Mill Street)
Prepared by: HGC Engineering, June 19, 2019
• Noise and Vibration Addendum Letter (19-41 Mill Street)
Prepared by: HGC Engineering, March 16, 2021
Planning Conclusions
In considering the foregoing, staff are supportive of the proposed Official Plan Amendment and
Zoning By-law Amendment to permit 19 — 41 Mill Street to be developed with four multiple dwelling
buildings. Staff is of the opinion that the subject applications are consistent with policies of the
Provincial Policy Statement (2020), conform to Growth Plan for the Greater Golden Horseshoe, the
Regional Official Plan, and the City of Kitchener Official Plan and represent good planning it is
recommended that the applications be approved.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
The recommendation of this report supports the achievement of the City's strategic vision through
the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
14
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
council / committee meeting. Notice signs were posted on the property and information regarding
the application posted to the City's website in the fall of 2019. Following the initial circulation
referenced below, an additional Courtesy Notice of the public meeting was circulated to all property
owners within 120 metres of the subject lands, those responding to the preliminary circulation and
who attended the Neighbourhood Information Meeting, and Notice of the Public Meeting was posted
in The Record on March 26, 2021 (a copy of the Notice may be found in Appendix D).
CONSULT — The proposed Official Plan Amendment and Zoning By-law Amendment were originally
circulated to property owners within 120 metres of the subject lands on September 27, 2019. In
response to this circulation, staff received written responses from 41 households, which were
summarized as part of the staff report presented at the February 8t" PSIC meeting and included in
Appendix G.
COLLABORATE — A Working Group consisting of 5 neighbourhood representatives, planning staff
and the applicant, met several times over the course of the application review, beginning in January
2020, including 6 times during the month of February 2021. The purpose of the working group
meetings was to allow residents and the applicant to work through, and, where possible, to come to
agreement, on key changes to the proposed development plan in order to resolve concerns of the
community. The input of this group has resulted in more than 4 iterations of the development
proposal since September 2019 and has ultimately resulted in the revised concept and revised
Official Plan amendment and Zoning By-law Amendment.
PREVIOUS REPORTS/AUTHORITIES:
• DSD -21-005 (February 8, 2021) OPA/ZBA to permit a 12 storey multiple dwelling. The
applications were deferred by the Planning and Strategic Initiatives Committee.
• Heritage Kitchener (December 3, 2019) A draft of the Heritage Impact Assessment was
discussed.
• February 1, 2010 Council meeting where decision was made not to include 25 Mill on
Register
• Planning Act,2020
• Growth Plan, 2020
• Ontario Heritage Act, 2019
• City of Kitchener Zoning By-law 85-1
• City of Kitchener Official Plan 1994 Secondary Plans
APPROVED BY: Readman, Justin - General Manager, Development Services
APPENDIX&
Appendix A — Proposed Official Plan Amendment
Appendix B — Proposed Zoning By-law Amendment
Appendix C — Urban Design Guidelines
Appendix D — Newspaper Notice
15
Appendix E — Original Concept Department and Agency Comments
Appendix F — Revised Concept Department and Agency Comments
Appendix G - Original Concept Public Comments
16
AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
19 - 41 Mill Street
17
AMENDMENT NO. XX TO THE OFFICIAL PLAN
OF THE CITY OF KITCHENER
CITY OF KITCHENER
19 — 41 Mill Street
ininpu
SECTION 1 TITLE AND COMPONENTS
SECTION 2 PURPOSE OF THE AMENDMENT
SECTION 3 BASIS OF THE AMENDMENT
SECTION 4 THE AMENDMENT
ADDpmnir,pQ
APPENDIX 1 Notice of the Meeting of Planning & Strategic Initiatives
Committee of , 2021
APPENDIX 2 Minutes of the Meeting of Planning & Strategic Initiatives
Committee
APPENDIX 3 Minutes of the Meeting of City Council
AMENDMENT NO. XX TO THE OFFICIAL PLAN OF THE CITY OF KITCHENER
SECTION 1 —TITLE AND COMPONENTS
This amendment shall be referred to as Amendment No. XX to the Official Plan of the City of
Kitchener (1994). This amendment is comprised of Sections 1 to 4 inclusive.
SECTION 2 — PURPOSE OF THE AMENDMENT
The purpose of the Official Plan Amendment is amend:
• Map 12 (Mill Courtland Woodside Park) by redesignating lands from Low Density
Commercial Residential to Medium Density Multiple Residential;
SECTION 3 — BASIS OF THE AMENDMENT
The subject lands are designated Low Density Commercial Residential in the Mill Courtland
Woodside Park Secondary Plan (Official Plan, 1994). Staff recommend that the application
proposing to redesignate the lands Medium Density Multiple Residential, be approved.
The subject lands are located in a Major Transit Station Area (as shown on Map 2 — Urban
Structure, Official Plan (2014). The planned function of the Major Transit Station Areas is to
provide densities that will support transit, and achieve a mix of residential and other uses. They
are also intended to have streetscapes and a built form that is pedestrian -friendly and transit -
oriented. Staff are of the opinion that the proposed Official Plan Amendment will support a
development that complies with the policies for a Major Transit Station Area.
The subject lands are located in the PARTS Central Plan and are proposed to be included in the
new Cedar Hill and Schneider Creek Secondary Plan. Both the PARTS Central Plan and the
preliminary information contained in the draft policies of the new Secondary Plan recommend an
increase in the maximum permitted Floor Space Ratio from 1.0 to 2.0. Staff is of the opinion that
the proposed development is appropriate for the subject lands. Through the associated Zoning
By-law Amendment, site specific setbacks are recommended based on site specific Urban Design
Guidelines which staff also recommend be adopted by Council for implementation through the
Site Plan process.
The amendment as proposed herein is consistent with the objectives of the Provincial Policy
Statement, conform with Policies of the Growth Plan for the Greater Golden Horseshoe, and
conforms to the Regional Official Plan and policies of the City's Official Plan, as described in
Report DSD -2021-37. Staff are of the opinion that the proposed Official Plan Amendment
represents good planning, and recommends that the proposed Official Plan Amendment be
approved.
SECTION 4—THE AMENDMENT
The City of Kitchener Official Plan (1994) is hereby amended as follows:
a) Amend Map No. 12 — Mill Courtland Woodside Park by:
i) Designating Amendment Area 1 Medium Density Multiple Residential instead of
Low Density Commercial Residential, as shown on the attached Schedule "A";
and
ii) Designating Amendment Area 2 Medium Density Multiple Residential instead of
former Rail Right -of -Way, as shown on the attached Schedule "A".
19
APPENDIX 1: Notice of the Planning & Strategic Initiatives Committee Meeting (April 19, 2021)
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
PROPOSED OFFICIAL PLAN & ZONING BY-LAW AMENDMENTS
UNDER SECTIONS 17,22 & 34 OF THE PLANNING ACT
19-41 Mill Street
Polocorp Inc. is proposing Official Plan and Zoning By-law Amendments to permit the lands at 19-41 Mill
Street to be developed with multiple dwelling buildings up to 4 -storeys in height with surface parking.
In keeping with physical distancing measures recommended by Public Health due to COVID-19, an
electronic public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee
of Council which deals with planning matters, on:
Monday, April 19, 2021 at 7:00 p.m.
(live -stream video available at kitchener.ca/watchnow)
If you wish to make written and/or verbal comments either in support of, or in opposition to, the above noted
proposal you may register as a delegation at kitchener.ca/delegations or by contacting Legislated
Services at 519-741-2200 ext. 2203 by no later than 4:00 p.m. on April 19, 2021. A confirmation email and
instructions for participating in the meeting electronically with be provided once your registration is received.
If a person or public body would otherwise have an ability to appeal the decision of the City of
Kitchener to the Local Planning Appeal Tribunal, but the person or public body does not make oral
submissions at a public meeting or make written submissions to the City of Kitchener prior to
approval/refusal of this proposal, the person or public body is not entitled to appeal the decision.
ADDITIONAL INFORMATION is available by contacting the staff person noted below or by viewing the report
contained in the meeting agenda (posted 10 days before the meeting at www.kitchener.ca - click on the date
in the Calendar of Events and select the appropriate committee).
Craig Dumart, Planner - 519-741-2200 x 7073 (TTY: 1-866-969-9994) craig.dumarta-kitchener.ca
20
APPENDIX 2: Minutes of the Planning & Strategic Initiatives Committee Meeting (April 19, 2021)
21
APPENDIX 3 - Minutes of the Meeting of City Council
22
M
N
J � N
Z �a U
J J U) o o Y x
d
J Q C a) -a -a C7 LL E.m
a a (2) � a) � � '7) U) O o
—j cmLU ° O
aQ a a
aoa° _ L� rn g
cu
LL�pz a C
00 a E cu �5 �5 p Q
0000 ° a� = a� E o Y ° -0 ° og � m 0)
co co a ° E `o cu CU c o- o �U N° Z N
zZpp - E U E -a cu d E ° M}�'� ° '� L m
W W Z 0 ° o U --a Q a) a� E� c E 0) c W Z a
2 J0 0 c U c �j °o o v Q ° Q app Q�0 W
~ LU aa) c 0 c 0 c � o a d Q ca o o � W D i�
LL�00 D D 0 E c� U �J ami o ami Z U C
OQ J= o o o ami _� x o Q a o o Eoo E o o Q v�
J_ J J 2 J 2 2 2 0 Z O U) CO d U) 2 Q LL LL Z >Q Y �
UR Q
N
Dim Li Q m
vLUU>
LL 0
f! I / I — — — Lr Iy. L W" Lv a• a• :S i�tALU
tv. t
LU
I f —
In
1
4i , • �. t.. k4 -air (n N
LU
w o v
' C)
N . . r Q
Lij
Y. ` Y. • iry-.. 1. L Y. U) 0
1.k
Q w Z U)
•_� •.a
J
U� = Q
Co J '
/ a
PROPOSED BY — LAW
'2021
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as amended,
known as the Zoning By-law for the City of Kitchener
— Polocorp I nc. — 19 — 41 M ill Street)
WHEREAS it is deemed expedient to amend By-law 85-1;
NOW THEREFORE the Council of the Corporation of the City of Kitchener
enacts as follows:
1. Schedule Number 86 of Appendix "A" to By-law Number 85-1 is hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as
Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Commercial
Residential One Zone (CR -1) to Residential Eight Zone (R-8) with Special
Regulation Provision 768R
2. Schedule Number 86 of Appendix "A" to By-law Number 85-1 is hereby amended
by changing the zoning applicable to the parcel of land specified and illustrated as
Area 2 on Map No. 1, in the City of Kitchener, attached hereto, from Commercial
Residential One Zone (CR -1) with Special Regulation Provision 1R to Residential
Eight Zone (R-8) with Special Regulation Provisions 1 R and 768R.
3. Schedule Number 86 of Appendix "A" to By-law Number 85-1 is hereby further
amended by incorporating additional zone boundaries as shown on Map No. 1
attached hereto.
4. Appendix "D" to By-law 85-1 is hereby amended by adding Section 768 thereto as
follows:
"768. Notwithstanding Sections 5.6A.4, 5.13, 6.1.2, and 42.2.6 of this By-law
within the lands zoned R-8 and shown as being affected by this subsection
on Schedule Number 86 of Appendix `A' the following special regulations
shall apply:
a) On-site Parking shall be provided as follows:
i) Parking for multiple dwelling units (back-to-back
townhouse units) fronting Mill Street shall be provided at a
rate of 1.0 spaces per unit and visitor parking will not be
required for these units.
ii) Parking for multiple dwellings shall be provided at a rate of
0.75 spaces per unit plus 0.1 visitor spaces per unit.
24
b) Minimum building setbacks for Multiple Dwellings on a lot having a
minimum lot width of 100 metres and a minimum lot area of 0.7
hectares, shall be:
L Minimum Side Yard for building
exceeding 10.5 metres in height 3.0 metres
ii. Minimum Rear Yard 4.5 metres
c) Covered terraces, porches and decks exceeding 0.6 metres in height
may be located within side and rear yards provided they are setback a
minimum of 2.0 metres from the property line.
d) In addition to the Home Business uses permitted to be located in a
multiple dwelling:
i) Indirect Sales shall also be permitted. For the purposes of this
regulation Indirect Sales shall be defined as "a home occupation
which conducts the sale of goods via mail order, telephone, fax, or
internet, but shall not include direct sales or the storage of
inventory on site."
ii) Artisan's establishment may include retail and instruction.
iii) a home occupation may attract a maximum of one customer or
client at any one time.
e) A multiple dwelling shall have a central air conditioning system, and
building components as identified in the Noise and Vibration
Feasibility Study and addendum letter for 19 - 41 Mill Street, dated
March 16, 2021 prepared by HGC Engineering."
5. This By-law shall become effective only if Official Plan Amendment No. '(19-
41 Mill Street) comes into effect, pursuant to Section 24(2) of The Planning Act,
R.S.O. 1990, c. P.13, as amended.
PASSED at the Council Chambers in the City of Kitchener this
day of
12021.
Mayor
Clerk
25
}z Z Of Lu Z Of
O � O Of 00
N r N
z p Z O Oz0
O Fn O �_ �_ U)
J 00� J > 00>�
Q �O Q 000
°° w Za w away
Q 0 O zN Z
N O � N — O
w LLI
J
Of2 Q a 2 a Q
m J (D Z:)
Og w(g g (7w0(7
WOf J W U W J W w
W F L�L.IJ< J af
W a w a U w U a
V O ow O w0wW
o w � U F1.5 a N 0 U) U) a
z�c� Q2�=�=c)
2 � ofLU LU oz WU~O ~z
wz
a U) QLL HQ ateQ
�y1
O O
Cl) co
a
Of
W O N a
w w z O a
z z 0 Q O w Q
ON d' 0 W Yo
N w O W J x
W U LL o E
z> 2 Z O W O LLI
m
O H H Q U 0 U Q 2 a
J J J N w W = W U N
QQQ -i U) U) LLI LU W DNO Q
0 0O� LLI X QzZ NON Q H CYC
N F Q X w NO z W W e
u�u�u�w��� 2 wwLUOf U U) o O ( c7
ofofofz Hu~i} z pOQNQ�X w(7 w (7 O O O z_
J J J O (�! W Z N NLLJ p J J J J J w W_ Z J � O z
Q Q Q w z p H of z
OfOfOf -i LLJ of g z aQQ�F����oza0 0 " m La
W W W (D — X N W
af
coo���H Daf 20 uJ� �zQ��� 99 E—E,-zw N of N a =Z
z w Dwz O w
Q000 W U(7UJ OZ NZ m IOx�afaf afa Z=aU W Z
Q
� d' d' d' — N — N O j N w
lYIYO � O � N (h V l!7 (O I� 00 O U�� C d
m000 W 22N 2 2N dddafaf af N0OY G
D 2 o
Z 0 U)
N 'T W Z i v
Q �OfU)
Q Z >4~
J J 4-0LLI
�
w maVIL
I
C� Q >
Z U o
Z LL
0LL
N O
rL
a
2
N
N co
SCD ►nO
�►LMcm
a
U
O
?
U
Z
J_
0
O
2
LO
aU
O
04
a0
LO
_
MEN
J
a
Of
W O N a
w w z O a
z z 0 Q O w Q
ON d' 0 W Yo
N w O W J x
W U LL o E
z> 2 Z O W O LLI
m
O H H Q U 0 U Q 2 a
J J J N w W = W U N
QQQ -i U) U) LLI LU W DNO Q
0 0O� LLI X QzZ NON Q H CYC
N F Q X w NO z W W e
u�u�u�w��� 2 wwLUOf U U) o O ( c7
ofofofz Hu~i} z pOQNQ�X w(7 w (7 O O O z_
J J J O (�! W Z N NLLJ p J J J J J w W_ Z J � O z
Q Q Q w z p H of z
OfOfOf -i LLJ of g z aQQ�F����oza0 0 " m La
W W W (D — X N W
af
coo���H Daf 20 uJ� �zQ��� 99 E—E,-zw N of N a =Z
z w Dwz O w
Q000 W U(7UJ OZ NZ m IOx�afaf afa Z=aU W Z
Q
� d' d' d' — N — N O j N w
lYIYO � O � N (h V l!7 (O I� 00 O U�� C d
m000 W 22N 2 2N dddafaf af N0OY G
D 2 o
Z 0 U)
N 'T W Z i v
Q �OfU)
Q Z >4~
J J 4-0LLI
�
w maVIL
I
C� Q >
Z U o
Z LL
0LL
N O
rL
a
2
N
w
N co
SCD ►nO
�►LMcm
a
U
O
?
U
Z
J_
O
2
LO
aU
O
04
a0
LO
_
w
City of Kitchener
Planning Division
APPROVED
� I J
Ki R
Signature:sandrob
Date: 03/17/2021
Official Plan Amendment
Zoning By-law Amendment
Prepared by:
Polocorp Inc.
379 Queen Street South
Kitchener ON N2G 1 W6
519-745-3249
27
TABLE OF CONTENTS
1.0 INTRODUCTION................................................................................................................. 2
2.0
BACKGROUND..................................................................................................................3
2.1 APPLICATIONS............................................................................................................3
2.2 PUBLIC CONSULTATION............................................................................................. 3
3.0
VISION................................................................................................................................4
4.0
DESIGN GUIDELINES.......................................................................................................... 5
4.1 SITE DESIGN................................................................................................................ 6
4.2 BUILDING DESIGN...................................................................................................... 8
5.0
DESIGN PRECEDENTS........................................................................................................ 9
1.0 INTRODUCTION
In August 2019, Polocorp Inc. ("Polocorp") submitted an Official Plan and Zoning By-law
Amendment application package in support of a development proposal on the lands
municipally addressed as 19, 25, 29, 33, 37, and 41 Mill Street within the City of Kitchener
(the "Site"). Since that time, Polocorp has received extensive input from the public and
City staff through a series of public consultation and focus group meetings. Written
comments were also received. In response, Polocorp has taken the comments into
consideration and has further refined the proposed development concept.
FIGURE 1: SITE LOCATION AND SURROUNDING CONTEXT
The redevelopment of the Site is envisioned as a high-quality multi -residential townhouse
development within central Kitchener. The proposed development will provide a mix of
dwelling types within a Major Transit Station Area, that is within walking distance to
Downtown Kitchener, as well as open spaces and community amenities. The building will
respect the existing built -form of the street by introducing compatible building heights
and massing with particular consideration given to the properties immediately adjacent
to the Site. The proposed development will be sensitive to the existing architectural
character of the street by utilizing complementary building materials, architectural
elements and details. The proposed development will provide an opportunity to reside
within, and contribute to the continued success of the Schneider Creek community.
Urban Design Guidelines - March 2021 1 2
29
2.0 BACKGROUND
2.1 APPLICATIONS
Between 2011 and 2018, a series of Pre -consultation meetings were held with City staff
for the properties located at 19-41 Mill Street with the final meeting held on November
20, 2018. On August 16, 2019, Polocorp submitted applications for Official Plan and Zoning
By-law Amendments in support of the redevelopment of the lands as a multi -residential
condominium building. The development concept, at that time, had considered
comments that had been received from City staff including those pertaining to building
height, massing, materials and siting. The proposed development consisted of
approximately 180 residential units, in an eight and ten -storey mid -rise building along with
a three -and -a -half storey podium comprised of townhomes fronting on both Mill Street
and the Iron Horse Trail.
Following the formal Official Plan and Zoning By-law Amendment submission, the
application package was circulated for comment to City staff and stakeholder
agencies. A Neighbourhood Information Meeting was scheduled at this time, initiating
extensive consultation efforts with the surrounding community and City staff.
2.2 PUBLIC CONSULTATION
Polocorp has made concerted efforts to work with, and have prioritized input from, the
community to refine the development proposal. To do so, extensive community
consultation was undertaken by Polocorp in cooperation with City staff.
The required Neighbourhood Information Meeting (NIM) was held at the Victoria Park
Pavilion and was well attended throughout the night. As a result of the NIM, it was
determined that assembling a working group, comprised of residents, the Ward
Councillor, City staff and Polocorp, would provide an opportunity to continue
consultations and further refine the development concept.
A total of four community consultation meetings were held:
December 4, 2019
Neighbourhood Information Meeting
January 15, 2020
Working Group Meeting #I
February 4, 2020
Working Group Meeting #2
March 4, 2020
Working Group Meeting #3
As a result of the Working Group meetings, a revised development concept was
prepared. Similar to the previous concept, the proposal consisted of 180 units, however,
additional articulation was added to the building height stepping up from 4 storeys to a
total of twelve.
The development concept was brought forward to the Planning and Strategic Initiatives
Committee on February 8, 2021. During the meeting, a number of comments were
Urban Design Guidelines - March 2021 1 3
30
received from the public. Ultimately, the Committee deferred the application and
directed Polocorp to reconvene the Working Group to further refine the concept based
on the comments received.
On February 17, 2021, Polocorp met with the Working Group to discuss the proposal.
During this meeting, members of the working group were explicit in what they would
consider acceptable.
On February 22, 2021, Polocorp brought a revised development concept forward to the
working group for review. The development concept consisted of a mix of standard and
stacked townhomes with a total FSR not exceeding 2.0. The working group were
overwhelmingly in support of the revised concept.
Ultimately, the comments received through the public consultation process were
valuable in identifying the priorities of the community and determining appropriate
revisions to the development concept. Using this information, Polocorp prepared a series
of design principles and guidelines that will be used to inform the ultimate development
of the Site and final building design.
3.0 VISION
The redevelopment of the Site is envisioned as a high-quality multi -residential townhouse
development within central Kitchener, a Major Transit Station Area, and walking distance
to Downtown Kitchener. The development will consist of a mix of standard and stacked
townhouse dwellings with an FSR of no greater than 2.0. The proposed townhomes will
respect the existing built -form of the street by introducing compatible building heights
and massing with particular consideration given to the properties immediately adjacent
to the Site. The proposed development will be sensitive to the existing architectural
character of the street by utilizing complementary building materials, architectural
elements and details. It is intended that the proposed development will provide an
opportunity to reside within, and contribute to the continued success of, the Schneider
Creek community.
The following goals and objectives have been identified for the proposed development,
(see Figure 2):
1. Provide building designs that positively contribute to the active streetscape along
Mill Street and the Iron Horse Trail;
2. Introduce an architectural design that is appropriate for the area that integrates
complementary heights, massing, and orientation while utilizing architectural
elements, details, and materials of a high quality to enhance the public realm;
3. Respect the existing neighbourhood character through compatible building
massing (building height, scale and location), building design principles, and
streetscape elements;
Urban Design Guidelines - March 2021
14
31
4. Design the Site to be compatible and sympathetic with the adjacent cultural
heritage resources (45 Mill Street and the Victoria Park Area Heritage Conservation
District);
5. Provide a compact built form that contributes to the diversification of housing sizes
and types within the Schneider Creek neighbourhood while supporting
intensification within the City;
6. Provide opportunities for future residents to access open spaces within the area,
including the Iron Horse Trail, Mike Wagner Greenway, and Victoria Park;
7. Explore opportunities to provide for new private outdoor amenity spaces through
landscaping at ground level and the introduction of porches and balconies; and,
8. Provide a sustainable built form that is compact and incorporates elements to
reduce energy and water consumption.
IRON HORSE TRAIL
FIGURE 2: CONCEPTUAL SITE PLAN
4.0 DESIGN GUIDELINES
1 Provide high-toM
landscaping m
ewtem side Xard
T4 �.-::�_
The following design guidelines have been prepared to inform the Site Plan Approval
process and should be considered in the preparation of the final building plans, site plan,
building elevations and other detail plans, however, they are intended to be flexible in
nature and represent the general intent for the development.
These guidelines have been informed by the City of Kitchener Official Plan and Urban
Design Manual (UDM), including Part A: Urban Structure and Built Form for Low -Rise Multi -
Residential, and input received through extensive public consultation with the
Urban Design Guidelines - March 2021
15
32
community and City staff. Specific design recommendations described within Section 3.0
of this report have been reflected in the Design Guidelines.
4.1 SITE DESIGN
Site Circulation and Parking
• Create a comfortable and convenient pedestrian environment by avoiding
physical and visual barriers around the Site;
• Open spaces surrounding the building should prioritize pedestrian connectivity,
comfort and safety;
• Avoid the creation of entrapment areas;
• Provide bicycle parking in convenient and visible locations,
• Access to parking to be centrally located along Mill Street frontage and shall not
be located adjacent to 45 Mill Street,
• Parking to be screened from view from Mill Street and the Iron Horse Trail. Should
parking be provided at -grade, it is to be centrally located within the Site;
• Locate barrier -free parking spaces in close proximity to building entrances;
• Ensure pedestrian and cyclist safety by maximizing visibility,
• Utilize contrasting materials for pedestrian crossings through vehicular routes;
Universal Design
• Site and building are to be designed to be fully compliant with Ontario Building
Code and accessibility standards;
• Site should be designed for varying levels of mobility and provide ramps, handrails
and other barrier free measures, where necessary;
• Design should consider seasonal changes, including snow clearing and storage,
Safety and Security
• Site design is to avoid the creation of entrapment areas, including dead ends and
hidden spaces;
• Active spaces around the building should be sufficiently lit to avoid areas of
reduced visibility;
• Residential units should be designed with windows fronting the street and the Iron
Horse Trail so as to encourage natural surveillance and `eyes on the street';
Landscape Design
• Introduce a high-level of landscape design that contributes to the character of
Mill Street and further promotes a sense of place;
• Utilize high-quality landscape design and materials to provide an attractive
interface between building and adjacent uses;
• Introduce a high-level of landscaping within the eastern side yard, along the
building and property line to soften the building edge;
Urban Design Guidelines - March 2021
Z
33
• Provide visual screening between adjacent uses, such as opaque fencing,
including board -on -board fencing in combination with dense coniferous
shrubbery;
• Give preference to native pollinator species;
• Utilize creative landscape design to provide buffering between adjacent uses;
• Create a continuous tree canopy along Mill Street to provide pedestrian refuge
and buffering to proposed townhouse units. Under storey planting to be used to
define public and private realms;
• High-level of landscape design fronting along the Iron Horse Trail that maintains
visibility to the trail and includes sufficient lighting,
• Design to accommodate seasonal variation,
• Utilize vegetation that is suitable for the context, including species that can
tolerate urban conditions, such as road salt and heat;
• Utilize a mix of vegetation to provide visual interest including colour and texture;
Lighting
• Lighting is to be compatible with existing character of the street;
• Avoid light spillover and glare onto adjacent properties or living areas;
• All on-site lighting is to be full cut-off (uplight zero or UO) and dark sky compliant;
• Utilize energy efficient light fixtures and bulbs;
• Consider the use of pedestrian scaled lighting along walkways, building entrances
and amenity areas,
• Where possible, utilize a higher number of fixtures at lower voltages, to provide
uniform light distribution;
• Site lighting should be designed such that active areas are sufficiently lit so as to
avoid shadowed, and potentially unsafe, areas;
• On-site lighting is to correlated colour temperature, with a maximum of 3000K;
Sustainability
• Introduce a mix of vegetation, including native and pollinator species;
• Maximize permeable landscape features, where feasible;
• Utilize low-energy, efficient LED lighting, where feasible;
• Install efficient, energy -star appliances;
• Utilize landscaped spaces for outdoor amenity and gather spaces;
Heritage
• Recognize the existing street -line and building setbacks to help maintain street
character;
• Consider materials and architectural features of existing building stock on Mill
Street;
• Integrate the surrounding landscape open space with Mike Wagner Greenway
and Iron Horse Trail;
Urban Design Guidelines - March 2021
17
34
• Consider building details that compliment the community and neighbourhood
character.
Microclimate
• Introduce trees within the landscaped open spaces to regulate on-site
microclimates;
• Consider seasonal variations in the design of outdoor amenity and pedestrian
areas; and,
• Provide indoor and outdoor bicycle parking,
4.2 BUILDING DESIGN
Scale and Massing
• The building is to be designed at a scale that is compatible with the existing and
planned surroundings;
• Maintain a human scale, particularly along Mill Street and the Iron Horse Trail
• Consider articulation along the building face fronting onto Mill Street to create
visual interest;
Setbacks
• Front yard setback is to be compatible with existing adjacent uses;
• Provide a minimum 3.0 metre interior side yard setback on the west side of the
property, adjacent 15 Mill Street,
• Provide a minimum 3.0 metre interior side yard setback on the east side of the
property, adjacent 45 Mill Street;
• Provide a minimum 4.5 metre rear yard setback to encourage activation of units
along the Iron Horse Trail;
• Porches and balconies shall have a minimum setback of 2.Om from the rear and
side yards to enhance the human scale within the development and along the
Iron Horse Trail;
• Setbacks are to be landscaped, where feasible.
Townhome Entrances along Mill Street
• Individual townhome entrances should be visually prominent from the street;
• Mill Street fronting townhomes are to include front porches;
• Provide a 3.0 metre setback from Mill Street for covered porches to make
entrances more inviting.
Materials and Articulation
• Materials should be compatible with those found throughout the existing
neighbourhood, however, the intent is not to mimic but complement;
• Respect the rhythm of design elements within the existing streetscape;
• Utilize a variety of materials in order to break up the massing and articulate uses;
Urban Design Guidelines - March 2021 1 8
35
• Create visual interest through the use of architectural details, use of colour,
materials and textures, particularly at the pedestrian scale,
• Townhouse elevations to utilize traditional building materials including brick and
stone as well as features such as porches and patios, adjacent to Mill Street and
Iron Horse Trail.
5.0 DESIGN PRECEDENTS
The following Figures 3 to 7 represent various design precedents and architectural visions
for the site. Final designs for buildings, materials and details will ultimately compliment the
existing built character of the street and may include some contemporary design
elements.
FIGURE 3: DOMUS BACK-TO-BACK STACKED TOWNS
Urban Design Guidelines - March 2021 1 9
36
5
z
N 5
-
4V
•n.
r
�-
A
Ad
pilly I y 1 i
-l- .4 4,.
1111 MN 1111 list M.
4.
-Al
I rt ,
FIGURE 6: 342 MILL STREET, KITCHENER
FIGURE 7: FAIRWAY & OLD ZELLER ROAD, KITCHENER
Urban Design Guidelines - March 2021 1 11
APPENDIX A
Concept Plan
39
aE m
a N¢
09
� C T
Hca
N E Y w
OP o
as
a
M ; O
C'j 72
ISS ------ ---- zL-N�
o ��d
WE
C
G
® . O `
m Hwy
mCD�
S S
ui
LU
. o
~ _
[IfI O
of
i -
N
FE
� � I
y
00
CA C9
N N I
s
,P
----- L ------
3 N
0-2 i I
DE O o
� V I
W I s•s _J I L- .i• -�
N 54 st •��� Z
I 000
a
a
O W
a I -•'''� u, v
W a - Z c
zo 0
V w
FO Z Lu m
N U ^2 U
6
LOILXL
Dw m O °'
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
PROPOSED OFFICIAL PLAN & ZONING BY-LAW AMENDMENTS
UNDER SECTIONS 17,22 & 34 OF THE PLANNING ACT
19-41 Mill Street
Polocorp Inc. is proposing Official Plan and Zoning By-law Amendments to permit the lands at
19-41 Mill Street to be developed with multiple dwelling buildings up to 4 -storeys in height with
surface parking.
In keeping with physical distancing measures recommended by Public Health due to COVID-19,
an electronic public meeting will be held by the Planning & Strategic Initiatives Committee, a
Committee of Council which deals with planning matters, on:
Monday, April 19, 2021 at 7:00 p.m.
(live -stream video available at kitchener.ca/watchnow)
If you wish to make written and/or verbal comments either in support of, or in opposition to, the
above noted proposal you may register as a delegation at kitchener.ca/delegations or by
contacting Legislated Services at 519-741-2200 ext. 2203 by no later than 4:00 p.m. on April 19,
2021. A confirmation email and instructions for participating in the meeting electronically with be
provided once your registration is received.
If a person or public body would otherwise have an ability to appeal the decision of the
City of Kitchener to the Local Planning Appeal Tribunal, but the person or public body
does not make oral submissions at a public meeting or make written submissions to the
City of Kitchener prior to approval/refusal of this proposal, the person or public body is
not entitled to appeal the decision.
ADDITIONAL INFORMATION is available by contacting the staff person noted below or by viewing
the report contained in the meeting agenda (posted 10 days before the meeting at www.kitchener.ca
- click on the date in the Calendar of Events and select the appropriate committee).
Craig Dumart, Planner - 519-741-2200 x 7073 (TTY: 1-866-969-9994)
craig.dumart(a)kitchener.ca
41
Development Engineering
From:
Sent:
To:
Cc:
Subject:
Hi Katie,
Christine Goulet
Monday, September 30, 2019 12:12 PM
Katie Anderl
Angela Mick
19-41 Mill St OPA/ZC
Appendix "E"
Department and Agency Comments
I've reviewed the functional servicing report for sanitary only at this time, Engineering is ok w th the
proposed zone change and official plan amendment that produces a sanitary peak flow of 6.3L/s.
I have not reviewed theirstorm water management approach, that will be reviewed atthetime of .a site
plan application.
Kitchener Utilities will provide comment on the water distribution portion.
Thanks,
Christine Goulet, C.E.T.
Project Manager I Development Engineering I City of Kitchener
519-741-2200 Ext_ 7820 1 TTY 1-866-969-9994 1 christine_poulet(Okitchener_co
From:
Sent:
To;
Subject:
Hi Katie,
Christine Goulet
Monday, September 30, 2019 3:24 PM
Katie Anderl
FW- 19-41 Mill St
KU is ok with the water distribution report.
Thanks,
Christine Goulet, G.T.T.
Project Manager I Development Engineering
519-741-2200 Ext_ 7920
42
Interna! memo
Appendix "E"
Department and Agency Comments
� 77yy
11i ; I� M2.Y'4
04"AwfFPSnf SarV1e-US 176partmSlrt WWW'kf'Chonar ce
------------------ - W6_------------------------------------------------------------------------------------------------
Date: ; � 6 vr~rnber �021f
To: Katie Anderl, Kitchener Planning
1
1
1
------------------*-------------------------------------------en-------------------------------------------------------------�
From: ;Barbara Steiner, Seni�nr Enuirl�nrntal Planner ;
,
1 �
� ; 1
I ;
I � 1
� , 1
1 �
� , 1
I � 1
I � 1
� � 1
� � 1
� � 1
I � 1
f------------------J---------------------------------------------------------------------------__________________------------I
Subject: ; Official Plan Amendment DPA191003&IIKA ;
Zoning 6y -law Amendment ZBA1 Wdi}t AAFKA
I , I
;fig — 41 Mill Street
Polocorp Inc.
------------------�-------------------------------------------------------------------------------------------------------- ;
1
1
, , 1
---- ----------------
------------------------------------------------------------------ — '
--
ErrAronrnental Planning staff has re.-ewed the applications noled above
We can advise that there are no natural heritage features orfunctions of local Regional, Provincial
or naional significance on, o• it it iedialely adjacent to, the subject properties. Therefore 'Vie
anti to no negative impact tc the Kitchener Natural Herilage System.
However, bees subject ba the City of Kilcheners Council -adopted (200 1) Tree Management Po icer
erg on and adjaceat to the s object ~ies, incl ud ing trees in shared 1mvnership, with neighbouring
landowners.
Therefore. in order to ensUre compliance with this policy, a Tree Preservalien i Enhancement Plan
(Section 3.4 and Appendix C of the policy noted above) is required to ae suamtted a the iime of the
future Site Plan Application as earl of a comioleie agolication. It should be rvviev ec by the Ct :s
Urban Designer prior to approval -In -Principle of any fulure Site Plana
43
Appendix "E"
Department and Agency Comments
Internal memo
lrrfrastructrrra 5arvicasdaparfmarrf
Date; October25, 2019
To: Katie Anded, 519-741-2200, ext. 7987
From: Karen Leasa, Parks & Cemeteries, 519-741-2600 ext. 4176
cc; NPA
Subject; COMMENTS for. OPAIZBA Submission — 19-41 Mill St
t
Nixvr'.l
wwwkitchsrrer. Hca
The below comments are in response to the OPAJZBA Submission for 19-41 Mill St. Amore
detailed response (if required) will be provided from Parks & Cemeteries at time of site Plan
submission.
Park Dedication
• Parkla,d Dedication will be required for the proposed development at the time of site
Plan Application in the form of cash -in -lieu.
• Land appraisal for all proposed residential units will be assessed at the rate for Multiple
Residential Apartment ($1,359,(700/ha) since use areas for the two proposed residential
types (multiple residential apartment and multiple residential townhouse) overlap. If
the applicant feels there is a discrepancy with this approach, a land appraisal value can
be submitted for consideration.
• For the proposed development of 176 residential units on the net site area ot0.72ha,
the dedication amount would be approximately $478,368. Any change to the
development as proposed could change this amount.
Access Trails)
• Parks & Cemeteries is in agreement with the proposed paved connections to the Iron
Horse Trail from the applicant's property. This connection is consistent with the Iron
Horse Trial Improve mentStrategy (2015).
• Trail connection requirements shall include, but are not limited to the following:
a) Vegetation planted along the trail edge, but should respect the character of the
adjacent public land and/orthe trail corridor with a preference for native
material.
b) No drainage from the site orsnow clearance is permitted towards the trail or
public lands.
c) Alignmentfrom the site to the Iron Horse Trail is to follow the shortest possible
route from the property as allowed by proposed grading, with final approval
requ iced from Parks & Cemeteries staff.
Appendix "E"
Department and Agency Comments
Street Tree Planting
Street tree planting will be a requirement along Mill St as per Development Manual
section M quantities and soil volume requirements, and in accordance with other
considerations from Urban Design staff and review of Parks and Cemeteries.
END OF COMMENTS
Transportation Services
From: Steven Ryder
Sent: Thursday, December 10, 2020 4:03 PM
To: Katie Anderl
Cc: Brian Bateman
Subject: 19-41 Mill Street - OPA/ZBA Submission
Good afternoon Katie,
I am emailing you to inform you that Transportation Services is supportive of the submission for an
Official Plan Amendment and a Zoning By-law Amendment for 19-41 Mill Street in Kitchener.
I have reviewed the proposed development plans for the site, as well as the Transportation Assessment
completed by Salvini Consulting Inc. in July 2019 (including the updated letter submitted in July 2020).
The proposed site will align with the new zoning by-law (2019-051) in terms of parking provided within
the site.
If you have any questions or concerns, please feel free to contact me.
Regards,
Steven Ryder, C.E.T.
Traffic Planning Analyst I Transportation Services I City of Kitchener
519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven.Ryder@kitchener.ca
45
Appendix "E"
Department and Agency Comments
Date: September 22, 2020
To: Katie Anderl, Senior Planner
From: Victoria Grohn, Planner (Heritage)
cc:
Subject: OPA19/003/M/KA
ZBA19/003/M/KA
19-41 Mill Street
Heritage Planning Comments
Heritage Planning staff has reviewed the Scoped Heritage Impact Assessment, Urban Design
Guidelines, Site Plan, Shadow Impact Analysis and Angular Plane submitted in support of
Official Plan Amendment application OPA19/003/M/KA and Zoning By-law Amendment
application ZBA19/003/M/KA regarding 19-41 Mill Street.
Current Heritage Status of Subject and Adjacent Properties
The subject property contains six (6) residential buildings and does not contain cultural heritage
resources. However, the properties municipally addressed as 19 and 25 Mill Street were
previously on the Heritage Kitchener Inventory of Historic Buildings. These properties were re-
evaluated in 2009-2010 as part of the Council -approved process to list properties on the
Municipal Heritage Register.
The Municipal Heritage Register Sub -Committee (a sub -committee of Heritage Kitchener)
recommended that the property municipally addressed as 19 Mill Street not be included on the
Municipal Heritage Register.
Heritage Planning staff and the Municipal Heritage Register Sub -Committee recommended that
the property municipally addressed as 25 Mill Street be listed on the Municipal Heritage
Register. This recommendation was brought to Council for consideration. Council made a
decision not to list 25 Mill Street on the Municipal Heritage Register. As such, the properties
municipally addressed as 19 and 25 Mill Street do not have status under the Ontario Heritage
Act.
The subject lands are adjacent to 541, 551 and 561 Queen Street South, which are properties
designated under Part V of the Ontario Heritage Act and located within the Victoria Park Area
Appendix "E"
Department and Agency Comments
Heritage Conservation District. The subject lands are also adjacent to 45 Mill Street, which is a
designated property under Part IV of the Ontario Heritage Act.
Policy 2.6.3 of the Provincial Policy Statement (2020) states that authorities shall not permit
development and site alteration on adjacent lands to protected heritage property except where
the proposed development and site alteration has been evaluated and it has been demonstrated
that the heritage attributes of the protected heritage property will be conserved.
Conclusions and Recommendations of the Scoped Heritage Impact Assessment
A scoped HIA was prepared by CHC Limited, dated August 14, 2019, revised October 10, 2019
and updated September 9, 2020. The development proposal assessed in October 2019
contemplated an 8-10 storey multiple residential dwelling, with a 3 -storey podium. The revised
development proposal, as assessed through the September 9, 2020 HIA, contemplates a 7-12
storey multiple residential dwelling, with a 3 -storey podium. The revised development proposal
shifts the building mass and configuration, introduces greater stepping to the building height,
building setbacks, and reconfigures the parking garage. In addition, the building height has been
reduced and the building separation increased between the proposed development and 45 Mill
Street as a means to minimize impacts on the individually designated heritage property.
The HIA evaluated the impact of the proposed development on the adjacent designated
heritage properties and recommends the following mitigation strategies to avoid or reduce
impacts:
• Utilizing stepbacks from Mill Street to reduce the sense of height;
• Employing an angular plane of less than 60 degrees throughout the development;
• Integrating a sawtooth pattern to orient the townhouses in the same manner as the
existing neighbourhing homes;
• Selecting red or buff brick to be strategically used on the townhouse facades to reinforce
the streetscape character, as well as design cues from the adjacent 19th century homes;
• Blending building materials (i.e. red or buff brick and contrasting contemporary
materials) to break up the building mass, creating a distinct character between the
building components; and
• Undertaking a pre -construction survey of 45 Mill Street to evaluate potential impacts of
construction as a condition of a Site Plan Application.
The HIA concludes that while the proposed development is greater in height than the six
residential dwellings presently on site, no negative impacts on the heritage attributes of the
Victoria Park Area Heritage Conservation District or the individually designated property at 45
Mill Street are expected if the recommended mitigation measures are implemented.
Heritage Planning Staff Comments
The findings and recommendations of the scoped HIA were presented and discussed at the
December 3, 2019 meeting of Heritage Kitchener. Some of the concerns heard from committee
members were centred around the height of the proposed development, potential shadow
impacts on the adjacent property at 45 Mill Street, and the required contents of the HIA. The
47
Appendix "E"
Department and Agency Comments
Terms of Reference for the HIA were scoped to address potential impacts on the adjacent
protected heritage property. The subject property does not contain protected heritage property
as the existing dwellings were previously evaluated and addressed through a formal process.
Heritage Planning staff agree that the anticipated impact of the proposed development and
Official Plan and Zoning By-law amendments on the setting and character of the subject
property is one of greater mass and height, but that the proposed development is expected to
have minimal impact on the Victoria Park Area Heritage Conservation District and adjacent
property addressed as 45 Mill Street. Further, Heritage Planning staff address that a degree of
mitigation can be achieved through building design and placement. As such, Heritage Planning
staff recommend the following tools be used to address the findings of the HIA to mitigate
impact:
• Add special regulation provisions to the Zoning By-law to implement various mitigative
measures associated with the design and location of the proposed development
including establishing maximum or minimum setbacks and/or stepbacks; and
• Use Site Plan Control to implement urban design measures to achieve a design that
complements the surrounding neighbourhood and adjacent designated heritage
properties, as described in the HIA.
Heritage Planning staff are of the opinion that the scoped Heritage Impact Assessment dated
August 14, 2019, revised October 10, 2019 and updated September 9, 2020 and prepared by
CHC Limited has satisfied the subject scoped terms of reference. Further, Heritage Planning
staff conclude that implementation of the recommendations made in the Heritage Impact
Assessment will address the conservation of built heritage resources, in compliance with Policy
2.6.1 of the Provincial Policy Statement (2020).
Appendix "E"
Department and Agency Comments
CN Rail Comments
Thank you for circulating CN Rail on the application for a 10 -storey residential building at 19-41
Mill Street. This project is in proximity to Milepost 1.39 of the Huron Park Spur of the Guelph
Spur. This line is a principle branch line. The edge of the property line is approximately 35
meters from the CN right-of-way.
My comments:
• The Noise and Vibration Feasibility study is acceptable to CN Rail. Two small
corrections are requested
o The line is owned by CN Rail and no longer leased to GEXR. References to the
lease with GEXR should be removed.
o Appendix A has the Principle Main Line requirements. This is a Principle Branch
Line and the correct CN standards should be referenced.
As a follow up to our conversation, here are two conditions that CN would request on this
development:
• The Proponent shall grant CN an environmental easement over the property. This
easement is to be registered by the Proponent and CN's costs for drafting this
agreement are to be covered by the Proponent.
The following clause shall be inserted in all development agreements, offers to
purchase, and agreements of Purchase and Sale or Lease of each dwelling unit within
300m of the railway right-of-way: "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 hereof. 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 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."
I will wait for your response as to where in the permitting process these conditions would be
placed.
Regards
Susanne
Susanne Glenn-Rigny
Senior Officer, Community Planning and Development I Corporate Services
T: 514-399-7844 1 C: 514-919-7844
Celebrating 100 years I Celebrons nos 100 ans
W
N*
Region of WareTloc
Katie Anderl
Senior Planner
City of Kitchener
200 King Street West., 6th Floor
P.0. Box 1118, Kitchener, ON
N2C 4O7
Dear Ms. Anderl,
Appendix "E"
Department and Agency Comments
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
159 Frederick Street 8th Flour
Kitchener pntario H20 44 Canada
TeIpphnne:94575.4400
TTY: 519-575-4508
Fax. 519-5?5-44G6
WWW.1ey1Ur10fwam.dU0_ra
Melissa Mohr 1-226-752-8622
FIIe:D17f2l19003
C 1 41211 90 0 3
October 23, 202D
Re; Re -Circulation of Proposed Official Plan Amendment
OPA 19.003 and Zoning By-law Amendment ZBA 19-003
18-41 Mill Street
Pol€rcorp Inc,
CITY OF KITCHENER
Polocorp Inc- has re -submitted an Official Plan Amendment and Zoning By-law
Amendment for a development proposal at 19-41 Mill Street in the City of Kitchener -
The applicant originally submitted the proposal in 2019 to establish a 176 multi -
residential building comprised of an 8-10 storey building having a three and -a -half
storey podium consisting of townhouse units fronting onto Mill Street and the Iron Horse
trail- Fallowing public consultation and comments received on the 1 sd submission of the
application, the applicant is now proposing to construct a 12 storey, 176 unit multi -
residential building. One hundred and ninety eight (198) parking spaces with 113 bike
parking spaces are proposed with two driveway access points from Mill
Street. Landscaping is proposed around the periphery -of the site and along the Mill
Street frontage.
The subject lands are designated Urban Area and Built -Up Area in the Regional Official
Plan, located in the Major Transit Station ArealCentral PARTS Plan Area of Kitchener
and is designated Low Density Commercial Residential- An Official Plan Amendment is
required for the increase in density on site. The Zoning By-law Amendment is required
to permit the added density, decreased parking and building setbacks and to facilitate
the construction of the above noted proposal -
Document Number 3438483 Version: 1
50
Appendix "E"
Department and Agency Comments
The Region has had the opportunity to review the recent proposal and offers the
following:
Regional Comments
Consistency with Provincial Legislation and Regional Official Plan Conformity
The subject lands are designated 'Urban Area" and 'Built -Up Area" on Schedule 3a of
the Regional Official Plan (ROP) and the site is located in the Central PARTS Plan Area
of Kitchener and is designated Low Density Commercial Residential in the City of
Kitchener Official Plan -
The Urban Area designation of the ROP has the physical infrastructure and community
infrastructure to support major growth and social and public health services (ROP
Section 2-D). In addition to the Urban Area designation, the ROP supports a Planned
Community Structure based on a system of Nodes, Co rri dors and other areas that are
linked via an integrated transportation system (ROP objective 2-1 and 2 -2) -
Components of the Planned Community Structure include the Urban Area, nodes,
corridors and other development areas including Urban Growth Centres (U GC's) and
Major Transit Station Areas (MTSA's)-
This Planned Community Structure provides a framework for decision-making on a wide
range of issues, including land use and transportation planning arnonq others- Mostly
all of the Region's future growth will occur within the Urban Area and Township Urban
Area designations, with a substantial portion of this growth directed to the existinq Built -
Up Area of the Region through reurbanization- Focal points for reurbaniZatiDn include
Urban Growth Centres, Township Urban Growth Centres, Major Transit Station Areas,
Re u rb an 1 zation Condors a n d M a)o r Local Nodes (ROP Section 2.B)-
Regional
.B)-Regional staff understand that the proposal is for a mixed use, high-density
development that exceeds the reurbanization target within the Built -Up Area. In
addition, this site is located within 500-BDO metres of two ION stops (Victoria Park and
Queen Street Station) and is. located within the City of Kitchener Central PARTS Area-
Regional
rea-Regional staff are supportive of higher density within the MTSA area and of the Region
as the proposed development supports the Planned Community Function of the
Regional Official Plan -
The Region wishes to advise the applicant of the following technical comments related
to the proposal:
Corridor Planning
Transportaffon Impact Assessmenf-
There are no comments or concerns with the Transportation Assessment Report dated
July 17, 2019 by Sallvin! Consulting-
Enwronmentai Noise:
The N Di se and Vibration Feasibility Study entitled "Proposed 10 -Storey Multi -Unit
Residential Development, 19-41 Mill Street, Kitchener, Ontario" dated June 19, 2019
Document Number: 3438483 Version: I
51
Appendix "E"
Department and Agency Comments
prepared by HGC Engineering has been previously reviewed and found acceptable I}5,
the Regional staff_ Comments have already been provided and are re -attached as
Schedule `A' to this document.
The building shall be constructed according to the recommendations of the noise and
vibration report to avoid any retrofit to the building at a later application stage and the
recommendations of the noise and vibration report shall be implemented through a
registered agreement with the City of Kitchener, as a Regional condition for any future
Condominium application for the proposed development.
Stationary lVofse_
Stationary Noise comments gill fallow under separate cover.
Hydrogeology and Source Water Protection
The subject lands are within the Part IV area under the Clean Water Act and Grand
River Source Protection Plan therefore a valid Notice of Source Protection Plan
Compliance (Section 59 Notice) is required. A Risk Management Plan for salt
application may be required for proposed parking areas greater than eight parking
spaces on the property. A Risk Management Plan for storm water management may be
required if any engineered infiltration features are proposed_ The Region of Waterloo
does not support infiltration of salty runoff from parking lots in chloride contributing
areas, and strongly encourages applicants to design the storm water management
system to avoid this approach.
Please see the Regions TAPS website: https:fitaps.regionofvraterloo.ca to determine all
applicable Source Protection Plan requirements and contact the Risk Management
Official Qinot regionofwaterloo_ca) as required_ In addition, please consider the
timeframe to negotiate a Risk Management Plan, if required, as a Noti ce will not be
issued until a signed Risk Management Plan is complete.
Housing Services
The Region supports the provision of a full range of housing options, including
affordable housing. The Region's 10 -Year Housing and Homelessness Plan contains an
affordable housing target forWaterloo aterloo Region. The target is for 30% of all new
residential development between 2019 and 2041 to be affordable to low and moderate
income households. Staff recommend that the applicant consider providing a number of
affordable housing units on this site.
For the purposes of evaluating the affordability of an ownership unit, based on the
definition in the Regional Official Plan, the purchase price is compared to the least
tALAIIIINVt" UI_
Housing for which the purchase price
results in annual accommodation casts
which do not exceed 30 percent of gross $357,200
annual household income for low and-
moderate
ndmoderate income households
Document Number .34.38483 Version: 1
52
Appendix "E"
Department and Agency Comments
Housing for which the purchase price is
at least 1D percent below the average
purchase price of a resale unit in the $456,D00
regional market area
'Based cn the most recent irfon=ion availaNe fnxn the PPS Housing TaNes (2019).
In order for an owned unit to be deemed afford abler the maAmum affordable house
price is $357,200 -
FO F
357,200_
For the purposes of evaluating the affordability of a rental unit, based on the definition of
affordable housing in the Regional Official Plan, the average rent is compared to the
least expensive of:
A unit for which the rent does not exceed
30 per cent of the gross annual
$1,430
household income for low and moderate
income households
A unit for which the rent is at or below the
Bachelor: 81 D
average market rent (AMR) in the
1 -Bedroom: $1,D45
regional market area
2 -Bedroom: $1,231
3 -Bedroom: 51,300
4+ Bedroom: S1,300
'Based on the most. recent irformation availaNe from the PPS Housing TaNes (2010)
In order fora unit to be deemed affordable, the average rent for the proposed units must
be at or below the average market rent in the regional market area, as listed above.
Water Services
Water Services has no concerns regarding the above noted [official Plan and Zoning
By-law Amendment applications, however, please be advised that the subject property
is located in Kitchener Zone 4 with a static hydraulic grade line of 384 mASL. Any
development with a finished road elevation below 327.8 mAL will require individual
pressure reducing devices on each water service in accordance with Section B_.4.7 of
the Design Guidelines and Supplemental Specifications for Municipal Services for
January 2020.
General comments
Any future development on the lands subject to the above -noted application will be
subject to the provisions of Regional Development Charge By-law 10-037 or any
successor thereof.
As indicated above, a valid Section 59 Notice shall be required. In addition,
stationary noise comments are to follow under separate cover. It is recommended
that the City receive this documentation prior to making a recommendation to
Council.
Document Number: 3438483 Version: 1
53
Appendix "E"
Department and Agency Comments
Please accept this letter as our request for a copy of the decision pertaining to this
application_ Should you have any questions, please do not hesitate to contact me.
Yours truly,
r
11elissa Mohr, MCIR RPP
Principal Planner
1. Polocorp Inic- UO Mike Poupolo (Ovmer)
F -i ocorp Inc. CIO Matthew Warzecha (Applicant)
From: Melissa Mohr MMohr@regionofwaterloo.ca
Sent: Wednesday, December 09, 2020 1:12 PM
To: Katie Anderl; Brian Bateman
Subject: [EXTERNAL] Review of Stationary Noise report for OPA 19-03 an ZBA 19-03
(19-41 Mill Street)
Good Afternoon,
Please note that Regional staff have reviewed the stationary noise component of the report entitled,
"Noise and Vibration Feasibility Study, Proposed 10 -Storey Multi -Unit Residential Development, 19-41
Mill Street, Kitchener, Ontario" (HGC, June 19, 2019) in support of ORA 19-03 and ZBA 19-03.
Section 2, paragraph 2 (p. 2) of the report notes that there are commercial facilities to the west and south
of the railway tracks and that there was no noise audible on the day of site visit (February 2019). The
report does recommend use of a warning clause, to be registered on title, to advise homeowners of
potential noise from these nearby commercial facilities and that noise may at times be audible. The
report also acknowledges that there are no significant sources of industrial (stationary) noise within 500m
of the subject site. The recommended warning clause reads "Purchasers are advised that due to the
proximity of nearby commercial land uses, sound levels from these facilities may at times be audible."
Regional staff concur with the report conclusions and recommendation with respect to stationary
noise. The above noise warning clause shall be implemented through an agreement and within the
Condominium Declaration and offers of purchase and sale/lease/rental agreements associated with a
future plan of condominium or consent application.
I trust the above is of assistance. Please do not hesitate to ask should you have any future questions.
Kind Regards,
Melissa
Melissa Mohr, MCIP, RPP
Principal Planner
Planning, Development and Legislative Services
Region of Waterloo
150 Frederick Street, 8th Floor, Kitchener ON N2G 4J3
54
Grand River Conservation Authority
Resource Management Division
Trisha Hughes, Resource Planner
PLAN REVIEW REPORT: City of Kitchener
Katie Anderl
Appendix "E"
Department and Agency Comments
400 Clyde Road., P.0_ Box 729
Cambridge, Ontario NIR 5W6
Phone: (519) 621-2761 ext. 2319
Fax: (519) 621-4945
E-mail: thughes grarrdriver_ca
DATE; rvovember 1. 201'1 YOUR FILE. 0 PA 1 910031MIKA and
ZBA191003/MIKA
GRCA FILE; 0PA'i9-003-M-KA and ZBA 19-0 09-Nl-KA 1941 Mill St
RE: Official Plan Amendment OPA1910031MIKA and Zoning By-law
Amendment ZBA19I003IM1KA Applications
19-41 Mill Street, City of Kitchener
Polocorp Inc_
GRCA COMMENT":
Grand River Conservation Authority (GRCA) staff have no objection to the above noted
Official Plan Amendment and Zoning By-law Amendment appiications_ Please see our
detailed comments below.
BACKGROUND:
1. Resource Issues
Information currently available at this office indicates that a portion of the subject lands
are regulated due to the floodplain of Schneider Creek and the associated 5 metre
allowance to the floodplain.
2. LegislativelPolicy Requirements and Implications
This reach of Schneider Creep has been designated as a Two -Zone Floodplain Policy
Area. In Two -Zone areas, the floodplain is comprised of two sections - the flDodway and
the flood fringe. The floodway is the area of the floodplain required to pass the flows of
greatest depth and velocity_ No new development is pennitted within the floodway_ The
flood fringe lies between the floodway and the edge of the floodplain_ Depths and
velocities of flooading in the flood fringe are much less than those in the floodway,
allowing for limited development to occur if certain criteria are met_ Portions of the
subject properties are located within the flood fringe and a small portion (at the road
frontage along hill Street) is within the floodway.
We understand that the purpose of these applicatiDns is to allow for future construction
of a multi -unit residential development, by re -designating the lands from Low Density
Commercial Residential to High Density Commercial Residential and rezoning the Lands
from Commercial Residential Zone (CR -1) to Residential Eight Zone (R-8).
Rap ➢ a€3
55
Appendix "E"
Department and Agency Comments
The development must conform to the Two Zone Floodplain Policy Area policies with;i7
the City of Kitchener [official Plan and the GRCA's Policies for the Administration of
Ontario Regulation '150106.
Our Engineer has advised that there are two Regulatory Flood Elevations (RFEs)
applicable to the subject lands- The RFE is 323.7 metres between cross-sections
'102280 and 102271 and 322:-8 metres between crass -sections 1022:71 and 1022:60.
GRCA staff have reviewed the following materials submitted with the applications-
• Drawing SPA -07 - Site Plan prepared by aba Architects Inc., last revised August
8, 2019
• Drawing ZBA 2-1 - Parking Plan Level 1 (Ground Floor), prepared by aba
Architects Inc-, dated August 27, 2019
• Drawing ZBA 2-2 - Parking Plan Level 2, prepared by aba Architects Inc dated
August 27, 2019
• Drawing ZBA 3.1 - EIevations, prepared by aba Architects Inc., dated August 7,
2019
• Drawing ZBA 3.2 - Elevations, prepared by aba Architects Inc., dated August 7,
2019
• Drawing 1 — Existing Conditions Plan, prepared by Gfa1 BluePlan Engineering,
last revised August 72, 2019
• Drawing 2 - Preliminary Servicing and Grading Plan, prepared by GM BluePlan
Engineering, last revised August 12, 2019
Based on our review of the plans noted above and discussion with the applicant, we
understand that all dwelling units, habitable floor space, electrical, mechanical and
heating services will be located above the applicable RFEs noted above. We also
understand that there will be some parking proposed below the RFEs, however, the
entrance to the parking will be located above the applicable RFE- Please note we
previously reviewed the Safe Access Investigation and Analysis for 19-41 Mill Street,
prepared by GM BluePlan (dated October 11, 2018)- Based on our review, the analysis
demonstrated that safe access is available to the property- As such, GRCA staff have
no objection to the above noted Official Plan Amendment and Zoning By-law
Amendment app I i cation s-
VVhile we have no objection to the above noted applications, the following should be
addressed during the site plan process_
7- The floodway line, as shown on GRCA mapping: should also be reflected on all
plans- Development, including grading, should be located outside of the floodway
portion of the floodplain.
2- Final Grading Plans showing existing and proposed grades on the properties should
be provided. The existing and proposed floodplain should be illustrated on the
grading plan based on the RFEs provided above- The floodway, as shown on GRCA
mapping, should also be reflected on the grading plans and all grading works should
be shown outside of the floodway portion of the floodplain-
3- The Floor plans and the Elevation plans should include geodetic elevations for
finished floor levels, and clearly show that all dwelling units, habitable floor space
and electMcallmechanicaUheating services will be located above the RFEs. If an
elevator is proposed below the RFEs, please demonstrate how the elevator will
respond if the beIow ground parking is flooded. We will require confirrnation that the
56
Appendix "E"
Department and Agency Comments
elevator will not operate below the RFE in the event of flooding. This should be
demonstrated in a letter signed and stamped by an Engineer.
Provide final floor plans and elevation plans for any underground parking with
geodetic elevations. As noted above, we understand that the entrance to the
parking structure will be above the applicable RF E_ The elevation of the entrance
should be reflected on final plans. Since there is parking proposed below the RFE, a
structural engineer should review the underground parking in relation to the RFEs
noted above and sign off that R can withstand hydrostatic pressure in the event of
floods_
We trust the City will ensure appropriate starrnwater management measures are
implemented where applicable -
Du e
pplicable_
Clue to the presence of the floodplain, a portion of these lands are regulated by the
GRCA under Ontario Regulation 15D106_ As such, any development proposed within the
regulated area will require prior written approval from the GRCA in the form of a permit
pursuant to Ontario Regulation 1501136-
3. Plan Review Fees
The GRCA applies Plan Review Fees for Planning Act appiications located within
GROA areas of interest. This application is considered a'Minor Official Plan
Amendment/Zoning By-law Amendment, with an applicable fee of $410 as perthe 2019
fee schedule_ W q a copy of this correspondence, the appiicant will be invoiced in the
amount of 5410.30.
A separate fee will be required for a GRGA permit application_
We trust this information is of assistance_ If you have any questions or require additional
information please contact the undersigned.
Sincerely,
risha Hughes
Resource Planner
Grand River Conservation Authority
c.c. Amanda Stellings, Polocorp, 379 Queen St S, Kitchener, ON N2G 11d1+S
" These comments are respectfully submitted as advice and reflect resource
concerns within the scope and mandate of the Grand River Conservation Authority
wqe 3 of
57
Internal memo
Development Services Department www.kitchener.ca
Date:
March 15, 2021
To:
Craig Dumart, Planner
From:
Victoria Grohn, Heritage Planner
cc:
Subject:
19-41 Mill, Street
Heritage Opinion Letter
Heritage Planning Comments
Current Heritage Status of Subject and Adjacent Properties
The subject property contains six residential buildings and does not contain protected
cultural heritage resources. The subject lands are adjacent to 541, 551 and 561 Queen
Street South, which are located within the Victoria Park Area Heritage Conservation
District and designated under Part V of the Ontario Heritage Act. The subject lands are
also adjacent to 45 Mill Street, which is an individually designated property under Part IV
of the Ontario Heritage Act.
Part of the subject lands, municipally addressed as 19 and 25 Mill Street, were previously
on the Heritage Kitchener Inventory of Historic Buildings. These properties were formally
evaluated as part of the Council -approved 4 -step listing process. The property addressed
as 19 Mill Street was evaluated by a Sub -Committee made up of Heritage Planning staff
and members of the Heritage Kitchener Advisory Committee and was not recommended
for inclusion on the Municipal Heritage Register. The property addressed as 25 Mill Street
was evaluated, and in accordance with the Council resolution, was not included on the
Municipal Heritage Register. As such, the properties municipally addressed as 19 and 25
Mill Street do not have status under the Ontario Heritage Act and do not require further
evaluation.
Policy 2.6.3 of the Provincial Policy Statement (2020) states that authorities shall not
permit development and site alteration on adjacent lands to protected heritage property
except where the proposed development and site alteration has been evaluated and it
has been demonstrated that the heritage attributes of the protected heritage property will
be conserved.
Conclusions and Recommendations of the Heritaae Opinion Letter
A scoped Heritage Impact Assessment (HIA) was prepared by CHC Limited and dated
August 14, 2019, revised October 10, 2019 and updated September 9, 2020. The
development proposal assessed in October 2019 contemplated an 8 to 10 storey multiple
residential dwelling, with a 3 -storey podium. A revised development proposal, as
assessed through the September 9, 2020 scoped HIA, contemplated a 7 to 12 storey
Internal memo
1
KtT-
Development Services Department www.kitchener.ca
multiple residential dwelling with a 3 -storey podium. The HIA was approved by the
Director of Planning and the 7 to 12 storey proposal was considered at the February 8,
2021 Planning and Strategic Initiatives Committee meeting.
Subsequent to further public consultation, the development proposal has been revised.
As such, Heritage Planning staff requested a Heritage Opinion Letter to address the
changes to the development proposal, identify impacts to the adjacent heritage
resources, and recommend mitigating measures to reduce or avoid impacts.
A Heritage Opinion Letter prepared by CHC Limited and dated February 24, 2021 was
prepared and assessed the current back-to-back townhouse proposal and recommends
the following mitigation measures and conservation options:
• Utilize design guidelines that harmonize mass, setback, setting, and materials;
• Massing along Mill Street and the Iron Horse Trail should be divided into units to
avoid a continuous wall along the entire property boundary;
• Setback from Mill Street should be consistent with existing properties that flank the
subject property;
• Cladding materials should be consistent with or complementary to that of flanking
and neighbouring properties, with red and/or yellow brick being preferred;
• Contribute to the transition from 2-2 Y2 storeys to the taller buildings in the
immediate environs;
• Private, landscaped space as well as screen plantings and fencing should be
employed where appropriate;
• Service areas and waste containers should be internal; and
• Parking should not dominate the Mill Street streetscape.
The Heritage Opinion Letter concludes that no negative impacts on the heritage attributes
of the Victoria Park Area Heritage Conservation District nor the individually designated
property at 45 Mill Street are expected if the recommended mitigation measures are
implemented.
Heritage Planning Staff Comments
Heritage Planning staff agree with the recommendations and conclusions of the Heritage
Opinion Letter that the current proposal is expected to have no impact on the heritage
attributes of the Victoria Park Area Heritage Conservation District and the adjacent
property addressed as 45 Mill Street, subject to mitigation achieved through building
design and placement. Heritage Planning staff recommend the following tools be used to
address the conclusion of the Heritage Opinion Letter to mitigate impact:
• Add special regulation provisions to the Zoning By-law to implement various
mitigative measures associated with the design and location of the proposed
development including establishing maximum or minimum setbacks; and
59
Internal memo
Development Services Department
1uc- NER
www.kitchener.ca
Use Site Plan Control to implement urban design measures to achieve a design
that complements the surrounding neighbourhood and adjacent designated
heritage properties, as described in the Heritage Opinion Letter.
Heritage Planning staff are of the opinion that the implementation of the recommendations
made in the Heritage Opinion Letter prepared by CHC Limited and dated February 24,
2021 will address the conservation of built heritage resources, in compliance with Policy
2.6.1 of the Provincial Policy Statement (2020).
0
Craig Dumart
From: Steven Ryder
Sent: Monday, March 15, 2021 2:18 PM
To: Craig Dumart
Cc: Barry Cronkite
Subject: RE: 19-41 Mill -Queen PJR Addendum Ltr - Final rev AODA.pdf
Hi Craig,
After reviewing the letter you provided, including the updated traffic/parking assessment from Julia Salvini,
Transportation Services can support the proposed parking rates as follows:
-1.0 spaces per unit for the street townhouses (which include a tandem space that acts as a visitor space but does not
count towards the parking count)
- 0.75 spaces per unit for the multiple dwelling / cluster townhouses
- 0.1 spaces for visitor parking for the multiple dwelling / cluster townhouses
If you have any other questions or concerns, please let me know.
Regards,
Steven Ryder, C.E.T.
Traffic Planning Analyst I Transportation Services I City of Kitchener
519-741-2200 ext 71521 TTY. 1-866-969-9994 1 Steven. Ryder@kitchener.ca
M Please consider the environment before printing this e-mail.
-----Original Message -----
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: Tuesday, March 09, 20218:24 PM
To: Steven Ryder <Steven.Ryder@kitchener.ca>
Cc: Barry Cronkite <Barry,Cron kite@kitchener.ca>
Subject: 19-41 Mill -Queen PJR Addendum Ltr- Final rev AODA.pdf
Hi Steven,
I have taken this file over from Brian Bateman as he has taken a leave. The applicant has provided a revised concept
along with a letter from their transportation consultant proposing a reduced parking rate. This file has a very tight time
line for commenting on the revised concept and I was hoping you could review the proposed rate and provide formal
comments for the staff report which is due next week to make the April 19th committee meeting. The consultant has
indicated Barry was involved in previous discussions and supportive. If you have a chance to provide formal comments
this week that would be amazing.
Thanks!
Craig
61
Craig Dumart
From: Melissa Mohr <MMohr@regionofwaterloo.ca>
Sent: Wednesday, March 17, 2021 2:54 PM
To: Craig Dumart
Subject: [EXTERNAL] FW: OPA 19-03 and ZBA 19-03 (19-41 Mill Street) update
Good Afternoon Craig,
Further to my recent email, please note that Regional staff have had the opportunity to review the addendum to the
noise study and concur/accept the recommendations. The recommendations of the noise study shall be implemented
at a future plan of condominium stage. The Region continues to have no objections to the applications based on the
third circulation of the application.
Please do not hesitate to ask if you have any further questions.
Kind Regards,
Melissa
Melissa Mohr, MCIP, RPP
Principal Planner
Confidentiality Notice: This email correspondence (including any attachments) may contain information which is
confidential and/or exempt from disclosure under applicable law, and is intended only for the use of the designated
recipient(s) listed above. Any unauthorized use or disclosure is strictly prohibited. If you are not the intended recipient,
or have otherwise received this message by mistake, please notify the sender by replying via e-mail, and destroy all
copies of this original correspondence (including any attachments). Thank you for your cooperation.
-----Original Message -----
From: Melissa Mohr
Sent: March 17, 20218:57 AM
To: 'Craig Dumart' <Craig.Dumart@kitchener.ca>
Subject: OPA 19-03 and ZBA 19-03 (19-41 Mill Street) update
Good morning Craig,
Further to my recent email, please note that I have received comments from the Risk Management Office this morning.
Their comments are:
Risk Management Official:
A provisional RMP has been negotiated for this development. The Section 59 notice was issued once the RMP was
finalized, and is valid. The RMO has no further comments at this time.
62
Craig Dumart
From: Sandro Bassanese
Sent: Wednesday, March 17, 2021 11:24 AM
To: Craig Dumart
Cc: Matthew Warzecha
Subject: Mill St Polo Corp Design Brief
Attachments: Approved Urban Design Guidelines 19-41 Mill St .pdf
Craig
Attached is the approved design brief for the Mill St application. Thanks Matt for working with staff and making the
requested changes.
Let me know if you have any questions or concerns.
Thanks
Sandro Bassanese
Urban Designer) Planning Division I City of Kitchener
519-741-2200 ext. 7305 1 TTY 1-866-969-9994 1 sand ro.bassanese(o-)_kitchener.ca,
1
63
Craig Dumart
From:
Christine Goulet
Sent:
Wednesday, March 10, 2021 10:32 AM
To:
Craig Dumart
Cc:
Angela Mick
Subject:
RE: 19-41 Mill -Queen PJR Addendum Ltr - Final rev AODA.pdf
Hi Craig,
For the original proposal they sent in a hard copy of their functional servicing report. I don't have that here with me.
But I did support the OPA/ZBA with a max. sanitary peak flow of 6.3L/s, so as long as they are still not going over that
then I am ok. This new layout will likely have a fairly different servicing approach.
Thanks,
Christine Goulet, C.E.T.
Project Manager I Development Engineering
519-741-2200 Ext. 7820
-----Original Message -----
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: Tuesday, March 9, 20219:49 PM
To: Christine Goulet <Christine.Goulet@kitchener.ca>
Subject: FW: 19-41 Mill -Queen PJR Addendum Ltr - Final rev AODA.pdf
Importance: High
Hi Christine
The applicant has revised their concept for 19-41 mill street. They are still proceeding with the OPA/ZBA however the
development will include multiple dwellings up to 4 storeys in height. Can you please confirm engineering continues to
have no concerns ?
Thanks,
Craig Dumart, BES, MCIP, RPP
Planner I Planning Division I City of Kitchener
(519) 741-2200 ext 7073 1 TTY 1-866-969-9994 1 craig.dumart@kitchener.ca
1
M
s
�M
p
�u
N
c
w p
ON S N
.O N:.N
ez
te=a 'm
3 :` s.. o .= �. � G ". o, a o �' •,- o E. '- m >;" p v o .a _
a N (O O O 0~ @ N0. 0
Y CL.. O a' v JF
S o rn N. o m w. c N m
"Em a.E2E. om3syoa�.o'o -�"vim �y mo �aY�n omo.oc
O C U ._
n.E f6 .�LL.c'�� ao.o,.o mFL-cE-
.:o E
v m
o»-
= om.T aai o va"a m'm. °' xL..+ a> vY-ao o� 4 > o ;-
Y' o E c>
o
o'
E
o.N o m '.1"m m n v a 'm d c- o y o w o
•m a y V •v.:s L N 3 p n o! v m 'G v £ -0 3
3 oGC'a mO OIN-�ati�, N.NCN On OTC.E OSN'C�• N-03NN
ar (6 'wQ a
'E
E S '
.EE'�E-..Gv.�roc. m�3�'a o�ai"�wmo"� aarN"-oa'Em
o'EC w N N. mL a N G s v M . 3'`m v "N JT
EL p4C o=>.aom._m.a c o-'" acv NmN co.3R�
O -rL+ C A❑ 'w f6 N N U
.La.vc s.N NLr>o v'Gvm� NNmc. aCaNi •v3�oni , .�c=v�iam`aw�i'C onNro «."IvNcc -
Z5—
Z5 0 6 0 —S-
0th E 's E
£ Z5 .,E
",�
dL�a 2 NV- c c s v 7fE
s s I.L.E 2
ci
� >
0 4 .o -- m. Q a
= 43C� ?i=om.vcaiodrn-m U)�°nm EwsN FL-E'oommvNoa 's, 2 m
I
.
;\o (/
-
�.ƒ
�
!
�
\,\
-
\})VE
\�
.
)
-)/
4
.a
�
\ \
�\ \
\-
�
.
;\o (/
.
\})VE
\�
.
)
-)/
4
.a
{»)6
«
{S
)!7
°
o v
Evv
9E 3 �aNt TR W
mo
3
Y } }• C0 9 } L R -
m
R
3« _
t
-Z"'°°
on c -; w r E �^ o,
c > o h'—° me C — -
lo
ol
>' R
'221-0.E yam
E o—
v.3
u y
v v s 3 Z �
c EE'-
° i vv{ c R "}
H N
o m
u ! 2-5
17,
L.,
3 0 3 E o
o
o. c0 0 2. CI _o
E J2 _,2
ai a 'o m
is t
c'
FE
3xr
—�0°0�ava=E
o_ E
�
En
ov�E5 �v1 v.E °Evwo
-°
:a
v
n
P.
a„ s
rgRg+
V VJ � ,�p3 0
W o 5� b 9
�Qjy m''Z'
q
m �.p �• Kon .�oUmi m�o�
i�.ya ��
o�
�V,2
g
oo
as
O
G Ap� D qq•�
a
A
C
O
�•�
CO a � a3'
�
m }r. T� °�
p. A
w
pG 'c 01
gb•g'
42
�r-�"•��3
��
A �R`"' 'd'Ynia Rmpm
���.��'i
CT
u`. `1°U
�� "��.�.��. .p �� 5�N.q�
�p,,�
�G �•o .d
Sob•
n
' A p. v B p
m�� p
�� a
❑
b
m q
p> q
C
S. � w�ro OA ��
Wo��i
y .`•G
d.�
41
q.
w. G. 8 3
x � .� ?? �
C � 'aEi aC
C d 9 d
s
E
�
a
c
O 9
m W
o E s
o
rv'°s E:v ov
o
m
A
a
o
u
c2 5
A y m
p
to
C,j p
O�
-
c
a c
o .
E m
.v«LL
.a� £'E.
N•2 3�
o
m
2 t
a s
G
EC 3E v
_
uc os
o
¢�o.2.-p
4mwm° Y.
-
3
2.'v -p
F- o
v
c ❑
- -
o
O
w
q �
� 1
a
N
N
N X m
� S
O Y
O
a O
� O
v c isp
-
w O
00.
E E.� ow
Ev
°
L
m
�
E a
O
N
.tOc v
A m
g c o°
u ,'off
s s
•� m
o
H
O
n
(900
Vnm-O
o
>.Y
.0
EZ.6
°
L' m
ooh
C,
>
° � ;6 m
o
E
e�
E2M}M�a'E
°o E
(a a)
�t6 'NIND
3
0
v mea
o e
m.E
N
3
gam_
E cnmc
o
°•'y
° N 5.
°
y,E
E
m
�
.0 O
a) E m U
C N
O
Ea) 0_
C Z
l6 N'9
M_
} Q
'p m
.a m
o.ma°
t2 2
oea oa
Y08
32 fz
00
'E
v
o n e
m'a E 3 m
°
.a o
° m
QE
0.
°_
O n
m�
E C
°
°m>,
N N,
O
y C C
m
w 0
0
mC
ID
m N
c
w y..
.0
cc
W—
. i
O V m m m-
D
6 ..N, �
O
w C.
E
E 2
q)
c 8 a o �-.
.c as
o E
...0.
E
0cca`4w
m.3m
-�aa)>
c
0. h
m..
SNA
p•Ca
.gym.
G C -d
.0
C C U
m
N D}
>' N
C U
E .° m
U N
m 8 3 3
a
8 M._ ,_
m°16
T c
m
ai .N
° E
m
O C
m m
L
.O�G�
m LOGO
'����'Gd
L•mC
�=L.
O.N
0
�
tl0
N
m
m -
O
m
2.2
_
s
w c
a
m a
°
a
E
o
m .oc
12
=
o E
ao
E
v v
� s
a'ami
eo
o
n c
o v
m
_
m
.0
a
6-
o-
'Uy
N C
q .'
.E
�
S
w
E
o o
h0 c'3
•O
3
'
s
o o-
$
a
0
.o m o.
❑ x
o
s
at1 y o o aY
2 =
�
V1Y2O'OC
Q
« h'N
rGE°mom
�
O
`
a
L08
-o
soaEo�M.2
a. .- E.3
m m o c
v
osms.,
«foo
E
+? a= o
a
a '" N g o
= s
o
u`.'VflO--voi
-S'u yc
Ov.°n ac
'S .n o 3'6dE
ESN.
N
O
n
-E-
2
66
O
r E,
I
=1
o
Y,n E
Z1
t _
-A-3:
2
-I
N ns
j2
w
v.Eo C C
iF >
ts
Cf
-7.
5—
2 .512I.o
-m =a
'.1
'o
f
4,
2. 3":
ti
o
o
:E E
lo
IE
E .
I
K
N
n
T
O
p E
A
a N>
U
N d N.
ti N
Emo
a,.c
T
0EEwc 'OO
ELm. y o
oa
3
Z
poN.
fl.m3
ar �;�
> o3
E.�
m
; E
-g
°.
�oom.
(D
a
Q1 m
-N N N
N
fl
2
..
0 0 E
E pID �o
>,E
s53E
mEc"'ak'i a) -,A
EE
E
Y
N.E
N
E "
p-
Q.o
as ° E v _ , � 0) � a
3
=.m
$�
p
'�'
„Lm„ E :a
C Om
N O •dt L y m a
o
C �.
G
O
0)
m .
..Lm.
ID
m°m
o°'ar,m° .z
CL3
Oom
Z
E °
:E-O
Cy m
-O Lp
aN
0
co0
m
O
E
Np
'>
_E
p C m N �c
do m
c'
C j
'C
_. G m N
s C U p}
> Zi W
V
C
C
a) 0
jE
ca
W-ro.0
tl1 L—
vO
LO pCm
p W
OL
. m
.0 «7
Ui
—
,
5 0 vN
v o43
m
3
0
'
u m
�
o
w
,z
a.,o£
a o
o
y02
$
o
v
cl
�
v"o
�i
.ov_
s,.
M�
s°'�33 NQ—
c�
o.
m
H
U o a
m a .20
u
m vmC,
E
.0 0 •u. v
Y.
E 'G
2 -E yS N 2 Z 6
N
n
•�
O.
Q O
x 'o
.o
o
0
o
o
c
00 o
c
d —
E
o d r
A v
v� d
o
9�'va v
rro 'cm
+.c.
d
c
a3v3�cE
�
-.
ua
wOw
H
y5 = = o ,';; s«°.
m o m -
E
vi
•C
.a
n.�-o
a
o E 3
` w °
m
a
m a a
o.'
E w a y w
cJ3°
_
`m
Ew�,m R -
�.=msxu
.
Y.
O Ew
•u
bp -d V
C
.a
v. O ^y7
3
pq-..0 y
- •a�
v o
F
-
c E
N o a
ro
V y
Vi
v tE
45
Ilz
V
cbo
o
°�°It u
'3�
0
t o
m
m m
LA •= N
y
T
'
m n
U
T
.N E
E
o
oc �.
m
m L
3
.55
p Q w G O} N
E
Al p
.-per 3
pn:Z'.m LAJ
E+ mmsw
R
N N
•.;
9"
N a -C Np
G m.
q�
.Q
_
c
s m N
S
75
o
m ai°i
m m
o
mnF°'m.L
E'iu@
- tu
m m y
81
j 01
'�
a
V
'>U
'E
c a U
Q
.. a v > o
Zl
a
p
E
Z• n a n d � v a oa
° m
d D; y
W
v
OE Z
mmm
L o a
> E w m>. E E
N 0 3
'OO N Vi
c n L
3
..
a°o m
s
m
.o
c
o a
,r _
E
vwmi
°nom
_ o
.Qo�
qac
o3
.� o•�a
m'o
_ -
c
o - �Em
ocvry c .px
.
o
9
45
Oyp
O o$ o m °c
O. N
�_ �_ u 3� E
y.
6
� c r°
x
v
q m
O O
w
� v
x pE¢E"
Y
v Eoav
', '�`o
00
O 0
n
v
;c Y
v54
45
p•o 'm
_
"
g -v=°
-Eli 9
Sid
m u ` 6 0
'^o
"
O
?mm.
e=
5
''''
O O
w
� v
x pE¢E"
Y
v Eoav
', '�`o
00
v54
u �
° �
9
O
—oo
c'v>
aYn c
,6
m �
`o
n
E, —Q
E
o
c
y a
m o
o
,off
—
y
v a
o
m °
Vis.. m
a c
N o
w o r
° w
m
>
}
E =
—
u
o
ms
a°
c
E
=fib
C@ h
Ot9
�
m•�o•a h
o:c.,E,
.aC
v� c a �
'O
`a m
d 9
H yr QD
a.� v
T
m M'o m m 4.
m
Y
asG
u �
° �
9
O
,6
n
E
,off
E
3
m °
v
vo
c
>
}
E =
—
u
o
ms
c
E
m
°
v
0
-
>.
T
a 3
m
Y
asG
N 9.
a Fa.O
Y
c
-
o E
m
o
G
9�
7
c s
- V
n
EE
� o c
u o �
u a
u
�
o w a
m s a
u >�
m E o
m
s� v
a�f J2°Z
� <r
v,y ry
°
p
a•° �
v m
v O O
y d
va
O
-
Y
a E
Cl N tp Y
°- E o
EE
�
o m
I
0
�
m
-E
` �
vEi a �
QO
i.
w •6
E `
8 moo, v o
.o
..
y �
c
a
-
v
- V
n
EE
� o c
m
O
-
Y
EE
I
-E
` �
vEi a �
'�
:'E t
w •6
91
i-
..
y �
c
a
m .0 •a
o m x a
x
o O.aaC s
E
IE
`m o
m
o
rn
4
�aQ
Ea
Em -
�3: Es
osN
.aa
vo
.vo2
15
E E
� o n o
.`a°�"R sem'
p
p
o I
v-
so s
a� a
N° 3 C
o o
2 o a o
> o
y
m
mE
y oN yry
s 3
o¢
x E s _o
a o
•+t`
�zm a.: a'cca°y' `°LL m''''�-
m z
o ¢ a u
;5 a. ci
12
�3: Es
osN
.aa
vo
.vo2
.`a°�"R sem'
v-
so s
a� a
N° 3 C
o o
2 o a o
> o
y
=
s 3
c o v
x E s _o
>62-.
S
°O
3
> a
>_
2
43
s
a•�
u
s
�.o
c `o
m -E °'
m
"��a,.
.� a .q
'y'.�
y
�3
n'£.
•3 °�y
E�Q���
Ey �.c o.�
ami
'Z 3
a.�aw-
E
a '5
30,
'"�
3 •o
� = o
°y' 'ecu a syr
s a y �.
V
E
S
u`. c 5
.`�c $ '3
�
a s.
a`p
v
•s•• � c
�
a• N
y
m
•O
=
q1 y
`o o£
3 s U �.
.o S a o :o
E_
y s
a c
y0
s
u
a
, v°
—
o _
w - O a"Ca+
i o
%
S mp
N
_
-
' S O. L uai •p
Y
c m
m
£ ••
Y a s
o. x
o
_°
E
,°, v°
Q
!9
4 200
u 2
�12
lZ
7t
45
kill
u 2
9
lZ
�i 0
9
5.1=0
- .2 .
E
E
0 <
E� 2 -.2
Ts
0V
0
0
- .2 .
E
E
0 <
5
0 <
E� 2 -.2
5
mo
o
3
T
ti
m"L"
T�Ys N
o m
a
a
1.
L 15
4I
i N
�n U
-
.axiv
'6L-.
o
m
-
a2 N
y
? N
ol
O.
15
E
..�N. L i +°+. N •m.
.. [p �. W .�
m a...m tU y ..
:T' N
v
O
0,0
ui
° }Bi
O
9 {
L °•. _
�
_.
o
y v v c�
S O = O �
N Y
�
? u. N >`
v. O Y,f9
K
C °'
"S
: O d C¢ (U
aS+ : 16
E m 3 O y
s+o c�
iI .O N
Ou
3.m o
15 s
�.
?.c c
m v
EE�vo
;.0�
�°�d.vc=v"v
>c
m £a
A
a
E e
9 4=
315
�m
M._«{aEoa
o O
?
a >
Q5
a °
-
°
m o
m.
0
-g-
3
o
�
o. a«
E n
� E�
d
W O
'i ° a w CJ E
C
m °
a
a
C r a L
H
a oot
u
H
£ a.
o. N
O
t o.
O m a a
E
a •a° eo i
t°
-
n.".g.'.
ai4' a E t uv O.
J
o v v�
o`E
3
a
wmss
= cc
o....�'w o A.a w U n
i
3
0
cR
`
a
A
315
�m
o O
?
a >
Q5
a °
A
�m
o O
?
a >
Q5
a °
-
°
0
-g-
3
a
o. N
cR
`
a
s Q
o
v
a
v.sn;.
Y
A
I
> W m
ou
E E o
£
n u
•ti, °A •d,. P. yo`w
..�
•,"
a
C
_
a
O m
N
�
�
VC
•O
°-K
� mom'
m .`�.�
Pi
o
C
i P "5
N
'G
m
13
'o
o `
°c° 3
0 "
d
n.
9 E.«
�a o - .n.
�
b•d v
,t; A
, m .R w h
N
..•�G
'If.
A'
'° £ . c .�.
°
m a
°
> � °�'
o a
m
D N Oi `°
'° •m
Q
cmo '� v O "� m
m.. O '
,' �.
� v ''4.."
Xw �i o ,.0
'S�i
.� � .�
Z " N
G
T'6
C
v
O
., .0
vaa
.m a
£ c
c a
. o
E
x a._«
°
c
:w .ty •ay V
A.
O �
din"o T'.E
o:
o
�. `.
o�
s .c
.E C°i�:"o:y4«v��^c
b� m .
G
o•�a;.
w
°
Eg
° a
1 =
w a N_if?
NN
C
> W m
ou
E E o
£
n u
•ti, °A •d,. P. yo`w
..�
•,"
a
C
41
a O t c a
O'O
o
C
i P "5
N
m Y
v 4 m LO
E
w
�.,o. o'
E o 3 n9
c a 9 c a o
4 a
ou° m o -E o
c ���«�� „'E wa�
43..—
ro
•G.:
°
75
�"'� °�'�cv�"�' oro � - «4 �p '�.� � ��? x`44 •��G� �"o°w ��
° °U P d axi ° ro t o°> E O° ° G
o ,. ro ,a, ^d .qo �. b '° ° ,� T' H a, ° 9
H , � .:` � art° ,°�' i° w ... •e 3 ,. ",a, n, v '� �' q �, v •� G
° .'oc
o- o m nx o .. :❑^ 8 x, ¢' u ° Rt m a; - C1 n 'o .
qq-G A CR, ' G a o p G o ,� o .,9.1. �aGC °
u q �S O ro A• r�: � � � �+" o +x7 .w "S Rn "tJ roiG ,'G A � � m o ° � R. q o � Rn y .LL
BS
a ,o >
. � c � uo . E �. T1 tiL' m . � •cE' -o'
t5
v °c o c v +. m $..•57 N.. vi - w tf
a. o •O w. �.o o 3 °. 3 o
av �� ¢ m >'c'ov 3 °'o'v °',° bt. G G D 577y'� o
.0 .-•� v E E .° - ¢ s >. o o ° o s • 5i N N .;m
Eco o G 0.:'. o •°. .o vim. .a a.. a s �.. ,� P. ..q v '� �+ .4.,�G.
•Gpo 'd"wA
v a,�pmov �0 3oE� c0 v:3 ¢ L
°n, w 'E •� - 5 -- 3 0. a ° o- o > > .° V W E s a"° w
o co � � 3 ° v ,c a � s �o E °c ° s � o � a a:. � v .� a� .^5 � nGG,o$ �:� y V 'r❑G'
12E m ro P, a o
o. 0
p
E, c' a v° c a°o n>i _ o o m w" E a .�°0 W '"
up � .•� GS .� � t L m .o �. D � o o v E � m o Y� �' � 9 ,C L m. 'G Y � � - o LJ v �y,. � a .0 � ,.G ", � .
,° oc
P• >. 3 - .� o E E °qO w' v v ° o .., ° E ° c a . ,.cj .cs _° .`° •�'' .iy o
..�Es° v D c m 3 E`a :'R . .-5 .u' r,
>.
°� Ro,''..o 'o '° w � A Y" .° '° � o ,4E, c a s � ° m a o. s o � v :e c ¢ .,¢ s � P •.G�. o � :G m ^o `� ao�'� o.
00 o
o �ri aa�' y 'Q. E 3 m.�_a 3 E �".a •� �,� F�� � �� v � �q v
v
SO
v
O.O ° "U Q 0 O� O O 6q ''�•'" .0 ate+ G RS a p.:
pr
'0�-.o
�g o b R3
14
'Pao ° it'��y,,a °° ''.,.v. »� '� '° $ o •G'.
u � a .i+' �':� A w '� 12
m N bA ':CN v � .� :�.i CC �. Ty +• J. � p .° � . �. _' y m
3,10
w 3 kj a. q �
� :. N .. : '�� � N:'N Ri� a+i .: N .. f+I q• ui
a
ro
I-
'I'n W N .0
>r "C '• .° ':'• ` E
JT
V.E3v
i0 •O °
w� 'C O. °'Y -'moi
' acwo
v.
o.°_. a• Ev. .c�c3 c.v "".. °°i �,-vo .,'��
..
�Yr y .p �'
- z' - ' � •O Y v aci " 4 a c o c o. o .o
p
a o
m yv.a
o.d .av °'-� `m •o v. � •aa"ca '� E 3 > E-> EC
3
a>i
O 6
a •° 30 t
O U ° .=. � � 'a i � � VL�1 W � �p ._ '� 0 0 �i ++ c �
� �
N O.
a •O. �-ap
.0
+s+ �'G Y D^ C.°J 7Zj O p
�bA '�.
CO
M 2
W >. G. �
� O •II G � �cL u S O �j �.9 G C a C »
a � C �
•�
� ~'
C i 0 .° » O C m �+' U =O V_ m y p> y y ebb
-T-6-0
W=i. v » O C p• E 2 6..
o
v
o ca c
zi ,cv°co vc3U,�c� ay.°c .>coo�myn-3�
O".f1
' N C a g'O
oa.�i
.0 � "�' N � � >.� N �
?.> >.,C � C C N'� V >• N C. N N
o'�.o.. � •°c'3 3.ov 3.. oyZ- oc,,., �3
m a �
9 •
> 'c $
8,
" N _ c .c •-` ° 'm » a c v c m "o � >' o � m-O�
» a
u
U �y -
`c
c o c c b° " o " a .°� . " m .o o "E O �. ° _ c o w A
v c .� c o» s L. L. E v c" . •� ..c o c v :a v
•3 .
9,
E ,No•cEo'°"�.v
l=
v
SO
v
O.O ° "U Q 0 O� O O 6q ''�•'" .0 ate+ G RS a p.:
pr
'0�-.o
�g o b R3
14
'Pao ° it'��y,,a °° ''.,.v. »� '� '° $ o •G'.
u � a .i+' �':� A w '� 12
m N bA ':CN v � .� :�.i CC �. Ty +• J. � p .° � . �. _' y m
3,10
w 3 kj a. q �
� :. N .. : '�� � N:'N Ri� a+i .: N .. f+I q• ui
a
ro
I-
O = O O a s- 00
25
Vm •O v � n .eo - s 3 x a°°. � .m o s .c o s m v� �+
og
%
-a
,.m
o
9v Iv
o3s
v c -a
alo_
O O O T G 00 y "6 4 O N b➢ =" T s
ol
o
- r
o a E�
o.so a Q m 3 o a o m o
yam: c ai o Gi'-na"w-°w�•��a a.Amo� 3 �a ow.�o 03
o h 4 3 ao a 'o
EP. •a oy a« �*' oc �a ° " �� vt-°' cod
Z¢_� m �y'a 'o,Z,� sw. a`r.3°.` ���m >^o °.acaL mv•ov °v
it °' _ m co oyn`.ac Y`v. ���$Y c`->�E •�oYo So.VT. n. mo
° E E � Y s ,"• � 'cua -. � 'y, d� m o c� m .n .v 3 a 1p a
m: 'C m 3 G ms v•-o�t E w o -c> c c ° `s c'os sa., �
. g � � ° 9 v C u � � � O y_ Q. � O a• .°� O
Q.. ai .. ,- •o .y a.o d.v E a:'o ., a. .L o o.c, .0 3 a yam" �. 'o Z
?' E o 3 c o s � � 0 3 _ a � •a. s -A � v. m � ° 3 °' as � � c.
- U
(O D.
�
o
c •. o v' u c �
v F
O = O O a s- 00
25
Vm •O v � n .eo - s 3 x a°°. � .m o s .c o s m v� �+
og
%
-a
,.m
o
9v Iv
o3s
v c -a
alo_
O O O T G 00 y "6 4 O N b➢ =" T s
ol
o
- r
o a E�
o.so a Q m 3 o a o m o
yam: c ai o Gi'-na"w-°w�•��a a.Amo� 3 �a ow.�o 03
o h 4 3 ao a 'o
EP. •a oy a« �*' oc �a ° " �� vt-°' cod
Z¢_� m �y'a 'o,Z,� sw. a`r.3°.` ���m >^o °.acaL mv•ov °v
it °' _ m co oyn`.ac Y`v. ���$Y c`->�E •�oYo So.VT. n. mo
° E E � Y s ,"• � 'cua -. � 'y, d� m o c� m .n .v 3 a 1p a
m: 'C m 3 G ms v•-o�t E w o -c> c c ° `s c'os sa., �
. g � � ° 9 v C u � � � O y_ Q. � O a• .°� O
Q.. ai .. ,- •o .y a.o d.v E a:'o ., a. .L o o.c, .0 3 a yam" �. 'o Z
?' E o 3 c o s � � 0 3 _ a � •a. s -A � v. m � ° 3 °' as � � c.
ti
(O D.
�
o
c •. o v' u c �
v F
•-
u E o �
g
75
`.�
v
: 4
O = O O a s- 00
25
Vm •O v � n .eo - s 3 x a°°. � .m o s .c o s m v� �+
og
%
-a
,.m
o
9v Iv
o3s
v c -a
alo_
O O O T G 00 y "6 4 O N b➢ =" T s
ol
o
- r
o a E�
o.so a Q m 3 o a o m o
yam: c ai o Gi'-na"w-°w�•��a a.Amo� 3 �a ow.�o 03
o h 4 3 ao a 'o
EP. •a oy a« �*' oc �a ° " �� vt-°' cod
Z¢_� m �y'a 'o,Z,� sw. a`r.3°.` ���m >^o °.acaL mv•ov °v
it °' _ m co oyn`.ac Y`v. ���$Y c`->�E •�oYo So.VT. n. mo
° E E � Y s ,"• � 'cua -. � 'y, d� m o c� m .n .v 3 a 1p a
m: 'C m 3 G ms v•-o�t E w o -c> c c ° `s c'os sa., �
. g � � ° 9 v C u � � � O y_ Q. � O a• .°� O
Q.. ai .. ,- •o .y a.o d.v E a:'o ., a. .L o o.c, .0 3 a yam" �. 'o Z
?' E o 3 c o s � � 0 3 _ a � •a. s -A � v. m � ° 3 °' as � � c.
ti
�
o
c •. o v' u c �
O = O O a s- 00
25
Vm •O v � n .eo - s 3 x a°°. � .m o s .c o s m v� �+
og
%
-a
,.m
o
9v Iv
o3s
v c -a
alo_
O O O T G 00 y "6 4 O N b➢ =" T s
ol
o
- r
o a E�
o.so a Q m 3 o a o m o
yam: c ai o Gi'-na"w-°w�•��a a.Amo� 3 �a ow.�o 03
o h 4 3 ao a 'o
EP. •a oy a« �*' oc �a ° " �� vt-°' cod
Z¢_� m �y'a 'o,Z,� sw. a`r.3°.` ���m >^o °.acaL mv•ov °v
it °' _ m co oyn`.ac Y`v. ���$Y c`->�E •�oYo So.VT. n. mo
° E E � Y s ,"• � 'cua -. � 'y, d� m o c� m .n .v 3 a 1p a
m: 'C m 3 G ms v•-o�t E w o -c> c c ° `s c'os sa., �
. g � � ° 9 v C u � � � O y_ Q. � O a• .°� O
Q.. ai .. ,- •o .y a.o d.v E a:'o ., a. .L o o.c, .0 3 a yam" �. 'o Z
?' E o 3 c o s � � 0 3 _ a � •a. s -A � v. m � ° 3 °' as � � c.
v o.
mop, •��•� ^�� �o'�v,o, o� a��..,�
0 Prbom o a0i a""i '* ai R, '� 'C c,.. %„ •tnf't
° � C p m. o o �°
ti ° °y bl ,
a 10
O t7 a •�.. O..api o F"
Q1 T -i � 4 N ,�,� W +-� `5 "N ✓? '� F4 �+ C+.
b v 8 ai �•, 4 ° a0i p .p ''w �. M4
p �"' N 'b . r ,N - i' N c+ .° ',� C'. H �' O y ° •+
m y a # o bo y �: w' 'd CZ ;8
bO
'o'^p'`�:�d ai" "t7 v c'(-'L')
,
N :v0. 7 N 00 .Q O..°--� N r, O O U p.0. 'O bq O ty ++.' •$..,.
ot
w °
12 m
sp
14
b
c'G o 5, la�i k R~.z•�5.o >,`2 o15;. °a 'fibro
b �.5 :�' � �f *� .° H � •� cv':_" Pa ?,
G G' ,°, A. � •���'+'t�i .w, �, � ai � s -y � b4 -,o-, � � 'Rt N �'v .p ,3 p vj ,� x .
• E .v "cC� �'C� C4Gb`�� O.N 'm � �-:�. �y O y •^ ��
R o o �'' .° ° H.r•+'^.H <d r'4 N�-f .° MW"� :H 'b .t"+ c�G •S H
A
a
.r
G
C
E
�
w=
o
'p
>i c
w
O D,
m no
0
a
o
N
a o �
ss
m oy C a
os o.
v
Q
.a.
+•
.� .Q vNi
o
c o 0
'�. n � � n
.� m. N
�Q
V
O
It
O
E
ID O
*'.cm
a
o
o'- c •�
o .. o
--
_ c - m
'C
•O ,� U
+. w
O y C N
E
N= j
ID fl- O
n
3:
�-ooa�
°
°
.a
Q'.•
o
o.Eco.'o`
o -c�
a
°' Y
o ° _
•
Y
�c. ..:a
o
ti H f V vii
Y'
S-
>'o-•=
m
c m
y
c
�n-om
o a
h
- a
7
H a .�, E
91
0
'
vis
H�
o
Y
E
.a m:.3 = v
•o
RtU
a
o.o
N
Y
�
m O
N O
s
2
opo
m
rn mpa
'm if3 c
u . c o
E
_
_H
ami O m a
of
N O m
G
m N
O
� L
'j
. ..
. a,
E
.a m:.3 = v
•o
E"
a
o.o
Y
�
m
_
�
�aar.E v y-...
} �
�
a
_ •oa
a. .'
� �
¢
..:a s
� s o
O'E
_
o
m46
9" o'er
IE
..
•� ,�=F c c�,.
�,�.
v.....o
�. o.
p
@J iv
�
-
-
O O;C. ++ O
•p'�
T
�
i N
O N.
,., y,
iC
:�� E pp '- .
Wao•�
o m3�co�
s
E'
.v
.c�
.c a'
Wv
�s ... _».
vs=i
rn
C o
o%
n. o,-
_
6
F E m
o« o
E a s-
= o ,°.
oc m °c
c-
°�
m
m >
w
oo�,
o n m
-
Rp
w'
a o c
OC
o
°
o m
E
sz
I m
v
c
a
u
v� �e
u° m
�
� ••
0 o
a
°
a 3 'u
m o=
Y on
> N
'O
a=
E a
y C
it
2
N C
j
cot w
N O«
n� u w
u
o 6;t
C V p.
d
.°'c n
o _
6�=
-
_FG
s
a H C -+mc.
o
o c
z d c
rn
C o
n. o,-
_
6
F E m
o« o
E a s-
= o ,°.
oc m °c
w
oo�,
o n m
-
Rp
w'
a o c
OC
sz
I m
N 6
rn
yr o a�
E9
O
E
Z o o s
E
s '3
y
_
3
E
N
y3
w a v
3 2 9 C
o M
y 3= w E
a o =
y
-
E E
m
c
c
c
H a m
c T c
z
v m p
a c
x Y
xi
a ° 3
-
O
w 0 m
„
°2
o
o .Q 3
o a E-
m o
-
v E
a
F .� +.
Z o a d. rG
m
9
°1
om
O }
E
Z o o s
m
Ec
C a
E
N
y3
w a v
s o
m
y 3= w E
y c
Aw
o
5 E a u a a m
c
c
H a m
a c
x Y
xi
m T a+
T E
SP o v 2S,
C
w 0 m
„
LU
LLJo
LL
LZN
O
In
N
uj
uj
IL
'+
®.
M
-,,, �,
6dS (p
9<•
003
m �r
I- co w o
Ca
O
CL
,o
13
c
�
ti
0
'a
Lb
as
m
U
r�
c
cm
c
LU -gi
1E
LU w
0
UJ
a
C?
c
_
®
�•
°
as
o>
_ 1
p
.
UJm
uj
v
�....
d
�-
0
�
a
c
s
0
0 CD
IM `-
µ r
.N
uj IL
m �r
I- co w o
ti
m �r
I- co w o
c�
uj
UJ
3 UJ
00
cn
4-1 CL L
0
�a
0
a
a
�
a�
t
g
-a
4t
�
m
c�
uj
UJ
3 UJ
00
cn
4-1 CL L
�a
a
a
�
t
g
�
{
0
■
2
Q)
\
0
§
/
.
2
u \
0 ,
0
$
E
�
�
\
\ &
>
_0
ut
6
k
\
2
0
§
/
®
0-
p u
/ (
\
Q)
[
,
\
5
U
� {
,
8
w
\
\ _
=
u
_
$
0
/
E=
E E 2�
E
o
f±
z E®
E
-
m
\
/
7
% 8
8
�
/
3
\
\
§
k
«
o
ƒ
/
E
o §
0
\
@
/
S %
e o
\
\
®2
0
=
J
®
°
_ £
/ G
.
_ {r-4
Lu
ao
\ )
{
`
f \
\
\
{
\
k
\ \
ƒ�
\\®/
o
2=
>
E
\
(
c
G 5
f\
7 2
®
u \ E
_
2
«
% [
=
\
® 0
E=
a
\
= 4
-0-0
=
0
>
a
7
, 3
( Q
ao
-0
�
0) -0
\
- \
0-
»
/
.-
,
\
0
7
/
§
0
,
® \
f E
=
G ®}
[
\
)
3
`
-
®
= 2
7
e
&
=
2 2
§
_ %
,
=
a y
g
=
7
\
\ /
°
\ \
d
\ /
/
ƒ E
;
3 \
\ \
/ \
y
e
7
§ a ,
a _0
/
2
e 2
=
_
E
°-
>
° _
®u
>
0
/
/
\
(\
\
\
0-
- o
/
~ §
/
~ 2
2
2
\
0
�)
[
/
{ [
\
{
2
k \
2 &
%
& 7 /
%
f m
2
\ %
{ /
{ 2
/ \
z
z
3
E
E
-
-
-
-
-
u
)
0
/
&
E
§
g
& /
.
I
E -
0O
0
+ Y
o°
o
o
°
Q
0
v
c
m
•,,,
o
> s
o
v
3
>.
c
v
v
fO
E
v
ao
ou
c
C
-o
w u
3
Oa0
'O
OJ
N U
O
to
C
O
a,
>
C a0 +
o
o
Y
°
°
C Q
°
E°
3 ° '�
°°°
v
o
C_0
v
-
v
m aaao
�
_
-
N
c�
Q
°
v Q o
o v°
vU
OJ
U
u
o
C
°
m o
Q
-o>m
-°
v°°
o
m u
w
�
.�
3 m -c
v
o v°
>
a,
-0
O
U
ao
3=
o
C
v° O
v
°
3
3
v
U-
O o�
o°
'N
-_
Eo
o Q
E
aJ v l7
3
Q> O
C
•O n
aJ
C t
+
>
m
�'
v
v aJ
U
m
o
-O vNi
d
0 0
bz
0 E
c~
vi
> E
vii
E=
Q
°J o
C
3
•aT�
U
E C
i
p O
o
-O
ti
O
a,
Q)
o
o
Q
E
7 .—
°'
O
Y°
OJ
2
o w
L
- m
Q
.O v Q
_0-0
v
Q
Q
2°
m
N
2
o
Q°
Q o
3
a,
O,
°
3
aC=r
Z)
OJ
V a0
w
w
O
V
a--�
OJ
°
}
C
U
O
�n
C
°
*'
E
°
OJ O
OJ
OJ
°p
aD C
N
O O
°
N
E
'—
OJ �n
OJ
v
C
v
O
C
i
E
C OJ
_
U O
v
O
'O v
'O
OJ
>
O
O_
�
O
N
m N
O
:�
Q •vf •OD C
OJ
>
0O ,U
OJ
E 2
i
OJ N
°
O
7
M1, C
CO
v >
of >
m
OJ _c N
'O
C
�
OJ 'O w
*'
O
�0
>
w
•in
N OJ
C -°
CO O
+
OJ
° O,
E
E
U O,
°
a,
E >
°c°
,N
. _
° O m �
•�
'O
°
°
+
ao
+ 3
(n
t
LA
t
C
—
Y
N
m
•�
x
N O
w
iJ
-0 w m
Q)
C
C-2
°' °
o
c
°'
°
E°
Q
o
°'
c
m
s
° E s
TD
°
m
a0
`�
C
a0
N -O
C
O
7
U
i t
S^.
C
-O
— •N
OJ
0
cn OJ
a-'
a-'
�O
�
OJ
+'' a--0
v�
o
to Ln
m
O O
O
0 O
�O
—
C
i
O
O
O
N�
to
O C
3
C
C U
p
C
U
O
U
C
O
O
N
E N
O
O
S O
i
+� O
°
7
Q
U
i
>
v°
t
v v°
N
N
w
Q O a0
ao c
fl
m
t
o°
'O O
N O
m
v
OJ OJ -0 ao
Q Q m C
m
m
N E
o
Q�
a,
°
v
C
v
C>
o o
C
3 to
Q
m O
U
OJ n•
•�
i
i
to to
'o
_
Q Q O
O
OJ +� C
m
u
n7
Q O
i�
+'
+�
N U-0
U
U
•C
C
O O U
•to
N c
N
O O
O
v
O
-O
t m
t
t O
t
C
tNo
-E
O
O
•E
O
O
O�
U
of
+� t
+�
+� +�
m
+�
—
Q m a--�
U
U
OJ m
-0 �
i --I
M U +-
C
a --
co
OJ
a --
co
O Lu
—
cn
�
Q
N O
-q
c ° ao a aJ c
° + c aJ = o
O •�,
3 U c
v m� v o p p .N o a, " v Y c 3 0 0
> aJ p- t N aJ +� -0 aJ p_ o c • 1E as N •N c +� N
p v o E n a, Q� o o = c-0 3
LL N as- N o E c aJ 7 po m ° 0 +Z -0
aJ 0 aJ u as i av=- O c
0 m a0 aJ N O O 3 x p_ •_ aJ 7 U +, p_ O > U O t
+ aJ m
0- -0 ° °°° v 3 3 w ° o m > m m .� °°° v u u
° ao � >: 'i M I E ao t O •vf aJ v m Q) aU-� 3 O -0 •� Q
2 o W U— U=° a, 0 3 '7 i v o
a v w o *' °° p s p 0 U c °° v i° oo Zn v
N m° v v c
00 aJ c N E N o N° O .'4 t m a0 U o +aJ i m> aJ E
p_ m ° LL -0 m U c Vf N -p > `n aJ am-� � `n m m �, : aJ > O
U O as m °' N m aJ 7 aJ c0 c v~ 7 p' c p M +
O Un a0 c 3 O u �' 3 p_ ? U o ° aJ in a0 •N ° U v aJ
c -O m c— vci m o- o Q m aJ Q -p aJ c + m
O — p O +>, LL t c c — m O a0
n _ c +
�n p O Q Sc v) O O v) N ac0 •c *, c m c O T + O m
c -0 i Y a--� LL -p Z LL m a0 aU-ao uo v) — c a0 Q)
v c o E° c c v o fO v° m
i N
v o m c Q v x m '`—' u '� v o
m 0 U m 0 3° y m c v Q.� Q m Q o z => v E E
o
ao a,Q)m + —
1 aJ ° ao c U a i °�°
c u U •� -p aJ aJ ao p t
X O Nc E
N
aJ p aJ 3 O N
N a --
o E a, m Q v c c o o—
U o O E .— N m aJ O -o •O O c o O
Q j T � — O O O c- aJ m
m M1. aJ Q t > c c w O
N -O ate.., ° — O F-- c.•m
uo w W
v
i—omQ
a
M o p_
° mE ao 3 m —
o—u_0
v o= v .3
O co m m Oc
aJ o- of +, > -0 -0 pa ao 3 Q U m i 0
°' m •'� dao .� 0 ° c N N o 7 �' +.
m - v c 3 s ao= 0 0 c
= E
_ c
o v° v a, o w ao v m o .° = E
UO 0
c o c
v > o= m .X ° z o m a, o
m �o > E > o ao N a, m m .� E
+ t > m aJ aJ aJ _ U Q + m >
Cc: c v t v 0 aJ m v c
c — Zi m +� — +� c +� +� � � m � E p_ +� v
O
O
m
v
oo a,
ao
c
ro
m
O
0
N
,�
N
O T
°p U.o N
C O
Y
°
v
a,
c
°�
o
Q
p
O N
N
CvNi
O i 'O
Q
to
t
3
m
U
O
3:
O> C
Q m
C
+
o to—
O 'O
C
U
+�
ro
'C
°
U
v
C 3>
°�—
7
O
N
-O
.r'uo 0O
s C7
y
ra
U
°
E
3
0
C
0
t
`�
3
o
ou
v
p
H
7
c
vO
O
o°
m
'l10
v
° v
N
v
a,
u
U +�
N
O
t
O
N C >,
'p
7
N
'O p
O C
U
N
v CO
N
bn
O
C
'y O C
°'
°
>'
3
U
i Ov
0
Q)Q
'�
N
L
Y
�--i
O w
ro Uao
ro
v N>
U
C
N
'p aU-
a--
C
N—
bD
.p
.N
N
? Q N
d
Q
U C
aO-
ro
a"i
m
° to
o -O
O
C
O
ro
ro O N
a,
ro Q v
U
Q
x
v
Q .�
3>
c
U
c
aJ m
— o
aJ
>
v
N o
O
o
iJ °' N
ro
°
°C°
o
o
ro >
cu
`°a
m o
v
E
o -o3
Oo
Q
Y m ON
v no
v
o
o
v
ro> a,
'N
OO
O C
o
u
ro >
2
Q)
�
*
>
m
= N
r
p4t
N
>
�
O
-°
Q
N
N t
-p O
O
C
N
> > +
v
t io
U
O
E
N
N
t
+--
q0
c�
c
rTo
ate-'
OU
'> o
O
-p p
Q)'O
p i ro i
rTo
ro
—
N
N Q
N?
O =o
O
N
N Q Q
C
o
•� O
N N
'>
Oo t
.�
C
E
E —_
N
m
C
Q
O
Q
o
o
Q 3
o
I O T aU-�
Q '° ° O
o ao
> ao
>
'° 3
T N
.0
m
°°° E
N
Q�
° °°°�
o°o c
oo E—
- O E
p
� .-
u E
E
E m o
O '— v
y °
2 0
°
O c
E
o
c—
fO
`O
LL
+>
Q
c ro
Q
ro
>
ro U .'�
N
N
N
y
't
Ln
ri
ri Q
N
0
T -i
§ \
\
` y
\ � \
% 2
/
§ 3
= M » —
} \ 2
E
, =
7 e
2 u
& \ _ \ / \ t
,
g u
\_
2 \
0 Q)\
\ \
U->
/ E
« c
w G r m 7 u
y m
o w:
o m,
c e 6/ e:
u
0-
„ > «\e
/=E%
®210
LU
®/ =
7
\ g
\ D = a = -0/
§
\§ƒ
2®
o
&
5 m` o m« t
o R
e§
e§
g
R
u
2 \®.-
= e— R 2 u 7
o&§®
>e $/2\au,2±//
\
° \
_ @
@ �� r E 2 /
/ ® , /
3
=
@ y 0
° ~ _ ®
\ (/
3 « 5 7
/
t ,
\ ƒ \ \
\
{
2 f 2 ƒ \ ƒ /
\
K� /
K
{
UO
®\ E
7 u
a
E o\
§
i/Suits»//z%fe=e
!
, �— > 3 & §
\
/
/
e
J
Ery
§\'U
\2
§)
\zzz�
�\�
/\~
/
=E
E
£ t
2
&
/
2
}
2
2§/
>
S
m
%
/
} /
_
3
&
u
5
5 =
« a
e\/
,
_
)
e
E
3
o
a«§««_.
7
0\
2 /
�
e/
//{
e
#
2 ®
«
e e
\
k \
\
\
\
/ %
/ _
e
5
>}
0
\\
o
w
f
«
`\
/
G \
k §
mea
CL
ro
- � '
�
� L �
\
\ -F)
®
%
\
\
/ %
\
\ {
(
$&$/5&/&
\
\
G
/
—
o
j \
_
cu
q $
$
0
00
y0
=c N
O
N
Y
m C
Q)
a-+
C +�'
CO
Q
1
m
•N
ci i di
a --i
y
°
O
m
y
N
O
a --i
VI
�--di
L
C7
O
m
Oq0
N O O
y
°—'m
m n
N
3 y
O
—
o
U
Com,
v i��
U
Q
N
Q)
QI
y
Q)
N Q m
+
+ N
+
a'
m
cc
LL
�O
a-
-O
v Q O m
N of =
�_
-O
a; v
o v
C
N
t]0
O �' •� •�
m
m in
7
W y0
N
N
N
C
O T O N an
N
U
O
0
W O *'
0
O
O
C
m
m
O O ° v a
.y > '°
+-�
C m�L-
=
0 0
0,0 N
y
C C m
v°
O ° m
= v
o C7
v°
a)
Z)
m m
0,
O-
m
�_
y
_
O
m
O
-°
0
-O
U
Q O N^
•�
i C
C
>
Y
`�
3
m
N C
N
v
O co:
°
co
3
v°
O
0
-
Oo
O
i v v
Qj 3
.�
c° "
2=
U
E m
m
H
v
y Q= m
-S�
v
3
o v
°
o
c v
v
v�
v
o c y
E
c
°
'� m
O�
cCo
O
1) C N � C 0
_
+� N
O
N Q
EO m C
.2
t
O�
O.o
0
E
a, v v 0-0
E m
—
m •�
0� .N o
y
>
°
as
>
�
� o N —a°� � E
�o Y �
�
v y N
° v = �
E
o
o
C
•-
v
m U= > v
O
Y 3>
v v
o
y-0
m
C
N
N
E
C O N$ O
-°
C O O
C
m O
E
N y C$
-°
n m
U
m-0
m>
m J
Oo
� v m
o
OA
_0
Mm
t
y
C m
O
C .�
Q) 3 Ol
E
N O
'N
N )
O
Q
3
N
O
M1•
X
_ �, v v, 0
3
U
'
Q h
LL O
u
m > —c
•E
O
m
.0
C
C
m
m c m
Oo
°
y m' n
m .L
v
Q
v t 3
E
.c
Q
v
v o o
v
3
E
u� m C
°
3
° E
0
u.
E>=
N
O m
T:
v v ° v
o O v
m
i
v
>
a-
CL i�
o�v
Q
04s
v
v-0
�
O O m
M1.
N
Q•ao�
N .E O
ao
Q
N N
N
+
N
+
Q
'O O O
tUo
-1
*'
3
*�-' O 00.0 00
Q
,
C t
cp
C
'n
3 N m
U Q
N N
T
c:O
a--� ccl `�
N
t
-O
C
O U
'y T
C
O
N
m
m E
of
N
+ N
O O >
+ N
C 'Q
N
-O
cyp
+�
>� Oq M1• Y
E
N
+
C -O
y
°
v
C°
°; •� E c •E
3—
v
y � E�
U
a;
Oo
°- v> v� �
m2
v
o
m U 0
o
.E
�'
Q Q
Q
v
v
v
v
+
v
�
Q
�
rn
l0
N
rl
,;I-
0
T -i
/
.Ll
7i2
\
.UnM
35/4
2
«G3555
a/
®% 0 u / / {
0 } £ 2 2 _
0
/\\�\\�\
0 = a \
Q/kf %\
§ { \ o \ e u
2 %
\ ®- G
% 7 A e
j t 7
3 7 ®± 7
\
\
2\2fu22/&
y )
E
u
§a
/
K�
_
®y =
-e=
> 2
a §
_
, E § o .
u / u
-
�E
- «R
.ma
%
,_«``//
Q)
Q)
@�/u\\u
,=/wo-5m
`
w-[ %\&
a
-o\=®
_ =
7
2
>aUO
a
u e
e�a-`5£
_
» R=
\Q.
§ # ƒ `
>\
_= u
g
e=
7
-
2 R
, o o
u 0
2= s 5 2
e°-/_
2
,
_ u
e
o�
k
-
t f
o
®\ ==
{ \
o ,
/ k o 2=
_ % u =
e= 2 Q _ «
7
\=
-
®\
u®
2 2
«
2`
«-$«
7 3 2
$ 5/ 7 2
2 ® /
/
ƒ / _
§ u >
§
\
\
!
s %
\ +
0 / )
\ 5 \ \ a \
,
t
3
y%
E¥
\
Q) 2
t
]
\/&
,
£
2=
o 3
= u
` u @ E {
w
) \
{
ƒ \ ,
a
w {
o%
ao 8
7%
a
5\=
z®
E§
%= u u'
®=
f
a u k= 5 e 2
.
�
2
2
u=
y a y
0\ R « t
UO
\
k
\ \
\ \
/ / k
~
® \ J «
e \ {
E
g « E
,%/
o u
E\. o E
a_
®b t
o - _
/
/ \
e >
` 2 y
[
2> t e /
� u' G 3 w
G ®=
a » \
° 2
2 u
§) %
2 \
/ E o a
: \ (� \ ,
2 /
r
2
/
\2m/f,%}7\,&/2
e
\3j/ff°/5ƒ
C:
)
0
»
un
\
)
\
«
«
«
{
{
{
9
5
$
_
z
_ z
_ z
Ln
O
E
E
E
E
O
O
O
O
0
0
0
>
Y
Y
C
C
H
H
N N
0
ao
E
0
_
y1 O
U fl-
t�i1
7
rO
N
Nao
.N
i N
v
o 1"o
3
o v
v
u
Q�
rE
co O
O •0
E •�
Q N
O
ro.p
[o
—
ho 0
N
U N
v
N N
NO
Q
p ao
4—
>
N
of
.p
*�''
y0
N =
>
+aoO
wC N
0 x
v
a —
v
v
N
c
.y
c�
C