HomeMy WebLinkAboutDSD-2021-68 - Draft Plan of Condominium 30 CDM-21206 - ZBA21/003/G/CD - 450 Bridgeport Road - Will-O Homesi
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REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: June 14, 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 1
DATE OF REPORT: May 10, 2021
REPORT NO.: DSD -2021-68
SUBJECT: Draft Plan of Condominium (Vacant Land) 30CDM-21206
Zoning By-law Amendment ZBA21/003/B/CD
450 Bridgeport Road
Will -O Homes
RECOMMENDATIONS:
That Zoning By-law Amendment Application ZBA21/003/B/CD for Will -O Homes be approved
in the form shown in the "Proposed By-law", and "Map No. 1", attached to Report DSD -2021-
68 as Appendix `A'; and,
That the City of Kitchener, pursuant to Section 51(31) of the Planning Act R.S.O. 1990, c.P.13,
as amended, and By-law 2002-164 of the City of Kitchener, as amended, hereby grants draft
approval to Condominium Application 30CDM-21206 for 450 Bridgeport Road in the City of
Kitchener, subject to the conditions attached to Report DSD 2021-068 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
ZBA21 /003/B/CD;
REPORT HIGHLIGHTS:
The purpose of this report is to evaluate and provide a planning recommendation to approve
the Zoning By-law Amendment and Draft Plan of Condominium (Vacant Land) applications for
subject lands located at 450 Bridgeport Road.
Community engagement included:
o circulation of a preliminary notice letter to owners of property within 120m of the
subject site;
o installation of notice signage on the property;
o follow up one-on-one correspondence with members of the public;
o notice letter advising of the public meeting was circulated to all property owners within
120 metres of the subject site, those who responded to the preliminary circulation;
and,
o notice of the public meeting was given in The Record on May 21, 2021.
This report supports the delivery of core services.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
EXECUTIVE SUMMARY:
Will -0 Homes, the owner of the subject lands, is proposing a Draft Plan of Condominium (Vacant
Land) which will consist of 8 units and a common element area as shown on the attached draft plan
of Condominium (Appendix `B'). A Vacant Land Condominium is like a plan of subdivision except
the road is privately -owned rather than publicly owned and lots are referred to as "units" in a Vacant
Land Condominium. Units 1 through 8 will each contain a residential dwelling with landscaped areas.
The private road and landscaped areas will make up the common element area. Vacant Land
Condominium applications do not determine the type of development, scale, or use, as these
technical details have already been reviewed and approved through the zoning and site plan
process. Rather, the purpose of this application is to permit the individual ownership (the tenure) of
each of the condominium units.
To facilitate the Vacant Land Condominium application, the applicant has also requested a technical
Zoning By-law Amendment. The original Zoning Bylaw Amendment ZC17/015/B/AP was approved
in 2019 to permit the development of 8 single detached dwellings on the subject lands with the zoning
regulations structured for a different form of condominium tenure (a standard condominium).
Subsequently, a site plan was approved which laid out the privately -owned road, landscaped areas
and the single detached dwelling parcels. With this Zoning By-law Amendment, the applicant is
proposing to add a site-specific regulation to allow the individual units (lots) created through the
Vacant Land Condominium to have minimum lot widths of 14.1 metres and minimum lot areas of
443 square metres. This amendment is needed because the zoning regulations for a Vacant Land
Condominium have to be met for each individual lot rather than considering the entire property as
one lot or development as the original zoning was established. The proposed Zoning By-law
Amendment is a technical change to the Zoning By-law and will not result in any changes to the
approved site plan. It will continue to restrict a maximum of 8 eight single detached dwellings on the
subject lands at 450 Bridgeport Road. The subject lands have received full site plan approval and 5
of the 8 residential dwellings are currently built or under construction.
BACKGROUND:
In 2019 a Zoning By-law Amendment was approved for the subject lands at 450 Bridgeport Road to
rezone the property from Residential Two Zone (R-2) to Residential Two Zone (R-2) with Special
Regulation Provision 749R (DSD 19-064). Special Regulation 749R allows the following:
• a maximum of 8 single detached dwellings on the subject property (whereas the R-2 zoning
typically allows only 1 single detached dwelling per property);
• Limits the minimum lot area to the current size of the entire property;
• Ensures appropriate building setbacks to the front, side, and rear lot lines;
• Ensures adequate distance separation between the single detached dwellings;
• Establishes appropriate setbacks from the private road to the single detached dwellings.
In summary, the existing zoning provisions allow 8 single detached dwellings on the subject property
and ensures appropriate minimum setbacks to the existing property lines for this property (rather
than the individual lots of each of the 8 dwellings.
GENERAL GENERAL DR
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Figure 1 - Location Map: 450 Bridgeport Road
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The subject property is located on the north side of Bridgeport Road, between the onramp to
Highway 85 and Lancaster Street West (Figure 1). The surrounding neighbourhood is composed of
low density residential uses, mainly single and semi-detached dwellings, with 3 churches
interspersed. The properties to the west (side) and north (rear) of the subject property front onto
Lang Crescent, and contain single detached dwellings constructed in the early to mid-1960s.
The subject property is a large lot with a lot width of approximately 51.5 metres (169 feet), a depth
of 124 metres (407 feet), and an area of 0.7 hectares (1.6 acres). A Site Plan is fully approved to
allow the site to be developed with 8 single detached dwellings with a private road. Five of the 8
single detached dwellings are currently built or under construction.
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SITE STATISTICS
Zoning- R,2 with Special Regulation Provision 749R
Total Site Iia- 66W.1rrV
Road Widening Area- 188.50
Building Coverage- 1513.8m° ( 23.4%)
Landscaped Area- 3700.7iY ( 57.3%)
Asphalt Area- 1247.1 m' ( 19.3%)
MULTI -RESIDENTIAL
Number of Units: 8
Density: 12.03 u.p.h.
Parking Required - 8 units (@ 1.00 J Oil) = 8 spaces
Parking Provided - 16 spaces
Nates:
1. Privale curbside garbage pick up.
2. Garages to be 4.3m x 8:1m wllh 3m +ode garage door.
Figure 2 — Approved Site Plan for 8 single detached dwellings at 450 Bridgeport Road
REPORT:
The owner is proposing a Vacant Land Condominium which will consist of 8 units and a common
element area as shown on the attached draft plan of Condominium (Appendix `B'). Units 1 through
8 will contain a residential dwelling with landscaped areas. A private road and landscaped areas will
make up the common element. To facilitate the Vacant Land Condominium application, the applicant
has also requested a Zoning By-law Amendment. The current zoning regulations for the subject
lands regulate lot area and lot width for the entire lot and additional site specifics regulations are
required to be added to regulate the individual Vacant Land Condominium units (lots) lot width and
lot areas. The applicant is proposing to add a site-specific regulation to allow the individual units
(lots) created through the Vacant Land Condominium to have minimum lot widths of 14.1 metres
and minimum lot areas of 443 square metres. Additionally, Section 5.21A of Zoning By-law 85-01
will apply and will require Units (lots) to comply with all other applicable zoning regulations, including
but not limited to setbacks, build height and parking. This general regulation of the Zoning By-law
ensures future owners redevelop or expand their homes in compliance with the vision and policies
in the City's Official Plan.
The proposed Zoning By-law amendment is a technical change to the Zoning By-law and will not
result in any changes to the approved site plan. The proposed zoning will continue to restrict a
maximum of 8 eight single detached dwellings on the subject lands at 450 Bridgeport Road. Staff is
supportive of the proposed Draft Plan of Condominium (Vacant Land Condominium) and Zoning By-
law Amendment.
Planning Analysis:
Provincial Policy Statement, 2020:
The Provincial Policy Statement (PPS) sets the policy foundation for regulating the development and
use of land. The PPS promotes building healthy, liveable and safe communities, the efficient
development of lands and provision of a range of housing types and densities. Planning staff are of
the opinion that the requested applications are consistent with the policies and intent of the PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan):
The subject lands are within the `Built -Up Area" as defined by the 2020 Growth Plan for the Greater
Golden Horseshoe. The Growth Plan promotes development that contributes to complete
communities, creates street configurations that support walking, cycling and sustained viability of
transit services. The proposal conforms with the policies of 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. The proposal conforms
to the policies of this plan. Through the review of the application, the Region of Waterloo has no
objections to the proposed Zoning By-law Amendment or draft approval of Plan of Condominium
(Vacant Land) and provided conditions of Draft Approval (see Appendix "B").
City of Kitchener Official Plan:
Urban Structure
The subject lands are located within the `Community Areas' in the City's Urban Structure (Map 2 of
the Official Plan). The planned function of Community Areas is to provide for residential uses as well
as non-residential supporting uses intended to serve the immediate residential areas.
Land Use Designation
The subject lands are designated Low Rise Residential and Open Space (Map 3) in the 2014 Official
Plan. The Low Rise Residential land use designation permits a full range of low density housing
types which may include single detached dwellings, semi-detached dwellings, street townhouse
dwellings, and low-rise multiple dwellings. The Low Rise Residential land use designation considers
a Floor Space Ratio up to 0.75 and allows a maximum building height of 3 storeys or 11 metres.
Policy Conclusion
Planning staff are of the opinion that the proposed Zoning By-law Amendment and draft approval of
Plan of Condominium (Vacant Land) are consistent with policies of the Provincial Policy Statement,
conform to the Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan and City
of Kitchener Official Plan, and represents good planning.
Proposed Zoning By-law Amendment:
The subject lands are currently zoned Residential two Zone (R-2) with Special Regulation Provision
749R.
The applicant has requested an amendment to Zoning By-law 85-1 to amend the zoning on the lands
to Residential Two Zone (R-2) with Special Regulation 749R and Special Regulation 770R.
Special Regulation 749R currently applies and will continue to regulate the location of buildings and
the overall property.
Special Regulation 770R will allow for the creation of individual units (lots) within a Vacant Land
Condominium and will ensure the units are appropriate in lot area, and dimensions and building
setbacks. The new Special Regulation will not allow for additional single detached dwellings to be
added to the lands nor will it result in any physical changes to the site.
The proposed Zoning By-law Amendment is technical in nature and staff recommend that it be
approved as shown in Appendix `A'
Department and Agency Comments:
Preliminary circulation of the Zoning By-law Amendment and the Draft Plan of Condominium (Vacant
Land) was undertaken on March 30, 2021 to applicable City departments and other review
authorities. No concerns were identified by any commenting City department or agency. A
consolidation of comments have been included in Appendix `D' of this report.
The following reports and studies were considered as part of this proposed Zoning By-law
Amendment and Draft Plan of Condominium (Vacant Land):
• Scoped Planning Justification Report
Prepared by: GSP Group, March 2021
Community Input & Staff Responses
Staff received four written responses from four households with respect to the proposed applications.
These may be found in Appendix `E'. A summary of what we heard, and staff responses are noted
below.
Comment
Staff Response
Can staff provide clarification on
Staff provided clarification that the proposed applications
what the proposed applications are
were technical in nature and no changes were proposed to
for?
the approved site plan. The purpose of this Condominium
application is to permit the individual ownership (the tenure)
of each of the residential units and the Zoning By-law
amendment is required to facilitate the condominium
application.
Will the location of the houses
No, the Zoning By-law Amendment and Draft Plan of
change?
Condominium applications will not result in any changes to
the approved site plan. The zoning will continue to restrict a
maximum of 8 eight single detached dwellings on the
subject lands and the buildings are required to comply with
the a roved site plan.
A condition of the Draft Plan of Condominium approval
If the application is approved, what
requires the owner to provide 100% letter of credit for site
will prevent the current owner to
works. This means the City will not release the letter of
not finish all landscaping. How can
credit until all site works are completed. If the site works are
the city ensure outstanding site
not completed by the owner after registration, the City can
works are completed?
draw upon the letter of credit to finish the outstanding site
works/landscaping.
Planning Conclusions
In considering the foregoing, staff are supportive of the Zoning By-law Amendment to facilitate the
Draft Plan of Condominium (Vacant Land). 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. Staff recommends that the applications be approved.
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. A Notice sign was posted on the property and information regarding
the application posted to the City's website. 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 Notice of the Public
Meeting was posted in The Record on May 21, 2021 (a copy of the Notice may be found in Appendix
`C'
CONSULT — The proposed Zoning By-law Amendment and Draft Plan of Condominium (Vacant
Land Condominium) were originally circulated to property owners within 120 metres of the subject
lands on March 30, 2021. In response to this circulation, staff received written responses from 4
households, which are included in Appendix `E'.
PREVIOUS REPORTS/AUTHORITIES:
• DSD 19-064
• Planning Act, R.S.O. 1990, c. P.13
• Growth Plan, 2020
• Provincial Policy Statement, 2020
• Regional Official Plan
• City of Kitchener Zoning By-law 85-1
• City of Kitchener Official Plan
APPROVED BY: Readman, Justin - General Manager, Development Services
APPENDIX&
Appendix A
— Proposed Zoning By-law Amendment
Appendix B
— Proposed Conditions of Draft Plan of Condominium Approval and Draft Plan
of Condominium
Appendix C
— Newspaper Notice
Appendix D
— Department and Agency Comments
Appendix E
— Public Comments
Appendix F
— Approved Site Plan
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
— Will -O Homes (C.S.) Inc. — 450 Bridgeport Road)
WHEREAS it is deemed expedient to amend By-law 85-1 the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as
follows:
Schedule Number 80 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 Residential Two Zone (R-2) with Special Regulation
Provision 749R to Residential Two Zone (R-2) with Special Regulation Provisions 749R and
770R.
2. Appendix "D" to By-law 85-1 is hereby amended by adding Section 770 thereto as follows:
"770. Notwithstanding Section 36.2.1 of this By-law within the lands zoned R-2 and shown as
being affected by this subsection on Schedule Number 80 of Appendix `A' the following
special regulations shall apply:
a) the minimum lot width for each Vacant Land Condominium Unit shall be 14.1
metres;
b) the minimum lot area for each Vacant Land Condominium Unit shall be 443
square metres."
PASSED at the Council Chambers in the City of Kitchener this day of
2021
Mayor
Clerk
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Appendix "A"
DSD -2021-68
DRAFT PLAN OF CONDOMINIUM 30CDM-21206
450 Bridgeport Road
Will -O Homes
RECOMMENDED CONDITIONS OF DRAFT APPROVAL
That the City of Kitchener, pursuant to Section 51(31) of the Planning Act R.S.O. 1990, c.P.13,
as amended, and By-law 2002-164 as amended, of the City of Kitchener, hereby grants draft
approval to Condominium Application 30CDM-21206 for 450 Bridgeport Road in the City of
Kitchener, subject to the following conditions:
That this approval applies to Draft Condominium 30CDM-21206 owned by Will -O Homes,
dated November 2020 proposing a Vacant Land Condominium Plan for 0.665 hectares of
land comprised of 8 units and common elements.
Units 1-8: Residential lots for single detached dwellings.
Common Elements: private road, and landscaped areas.
2. That the final plan shall be prepared in general accordance with the above noted plan,
with a copy of the final plan being approved by the City's Manager of Development Review.
3. That prior to registration, the Owner obtain approval form the City's Addressing Analyst of
the following:
A. An addressing plan showing the proposed units with Condominium Unit
Numbering; and;
B. A summary table containing the proposed Condominium Unit Numbering and
assigned municipal addresses.
4. That the Condominium Declaration proposed to be registered (the "Declaration") or any
amendment thereto to effect the registration of a condominium phase shall be submitted
for approval to the City's Manager of Development Review and Regional Municipality of
Waterloo's Commissioner of Planning, Development and Legislative Services. The said
Declaration shall contain:
i) Provisions, to the satisfaction of the City's Manager of Development Review and
Regional Municipality of Waterloo's Commissioner of Planning, Development and
Legislative Services, regarding ownership details and rights and obligations for
common elements including, but not limited to, access lanes, sanitary, storm and
water services, gas utilities and open space/amenity areas, if any.
In addition, the Declaration shall contain specific provisions 4 ii) through 4v), as outlined
below, to the satisfaction of the City's Manager of Development Review.
ii) That the condominium corporation agrees to maintain the subject lands in
compliance with approved Site Plan.
iii) Provisions that obligate the condominium corporation to be created upon the
registration of the Declaration and Description (the "Condominium Corporation") to
implement and maintain any Region required salt management plan related to
winter snow and ice clearing obligations of the Condominium Corporation;
iv) Provisions that obligate the Unit Owners of the condominium plan to implement
and maintain any Region required salt management plan related to winter snow
and ice clearing obligations of the said Unit Owners.
v) Provisions that identify if the approved condominium plan is to be phased pursuant
to the Act that ensure that:
a. the lands in the registered condominium plan created by the registration of the
Declaration and Description have either direct access or access pursuant to
one or more easements satisfactory to the City's Manager of Development
Review and the Region's Commissioner of Planning, Development and
Legislative Services to all required municipal and other services and such
adjacent street(s) for ingress and egress as required by the said Manager and
Commissioner;
b. the lands in any phase registered after the initial registration of the Declaration
and Description have, following the registration of such phase, either direct
access or access pursuant to one or more easements satisfactory to the City's
Manager of Development Review and the Region's Commissioner of
Planning, Development and Legislative Services to
c. all required municipal and other services and such adjacent street(s) for
ingress and egress as required by the said Manager and Commissioner;
d. the remainder of the lands of the approved condominium plan not yet
registered as part of the proposed condominium plan have, following the
initial registration of the Declaration and Description or any phase thereof,
either direct access or access pursuant to one or more easements satisfactory
to the City's Manager of Development Review and the Region's
Commissioner of Planning, Development and Legislative Services to all
required municipal and other services and such adjacent street(s) for ingress
and egress as required by the said Manager and Commissioner.
e. The City's Manager of Development Review and/or the Region's
Commissioner of Planning, Development and Legislative Services may
require solicitors' and/or engineers' written opinions as such Manager or
Commissioner may deem necessary to establish compliance with any one or
more of the conditions set out in the three subparagraphs immediately above.
5. That the Owner provide a written undertaking directed to the City's Manager of
Development Review to register a Condominium Declaration which shall include the
approved provisions as required in condition 4 hereof.
6. That the Owner provide a written undertaking directed to the City's Manager of
Development Review advising that the new home purchasers will be advised in Offers of
Purchase and Sale of the location of Centralized Mail Boxes.
7. That the Owner shall obtain a tax certificate from the City of Kitchener to verify that there
are no outstanding taxes on the subject property to the satisfaction of the City's Revenue
Division.
8. That the Owner shall make arrangements for the granting of any easements for utilities
and municipal services. The Owner agrees to comply with the following easement
procedure:
a. For any of such easements that are not blanket easements covering the whole property
to provide drafts of any required reference plan(s) portraying the proposed easement(s)
location for written approval by the City's Manager of Development Review prior to the
registration thereof showing the proposed location of such easements and to circulate
such draft reference plan(s) for comment to Kitchener Wilmot Hydro Inc., and any
telecommunication companies and the City's Director of Engineering Services to ensure
that there are no conflicts between the desired locations for utility easements and those
easement locations required by the City's Director of Engineering Services for municipal
services.
b. if utility easement locations are proposed within lands to be conveyed to, or owned by
the City, the Owner shall obtain prior written approval from the City's Manager of
Development Review; and
c. to provide to the City's Manager of Development Review a clearance letter from each of
Kitchener Wilmot Hydro Inc. and the telecommunications company(ies) (if any) supplying
telecommunication services to the property. Such letter shall state that company in
question has sufficient wire -line communication/telecommunication infrastructure
available within the proposed development and have received all required grants of
easement, or alternatively, no easements are required.
9. That the Owner shall submit to the City of Kitchener a Letter(s) of Credit to cover 100
percent of the remaining cost of all outstanding and/or uncertified site development works
to the satisfaction of the City's Manager of Development Review. If the approved
condominium plan is to be phased according to the Act, the outstanding and/or uncertified
site development works in question shall be only those outstanding and/or uncertified site
development works within the lands to be included in the condominium plan by the
upcoming registration in question.
i) The Letter(s) of Credit shall be kept in force until the completion and certification
of the required site development works in conformity with their approved designs.
If a Letter(s) of Credit is about to expire without renewal thereof and the works
have not been completed and certified in conformity with the approved designs,
the City may draw all of the funds so secured and hold them as security to
guarantee completion and/or certification, unless the City Solicitor is provided with
a renewal of the Letter(s) of Credit forthwith.
ii) In the event that the Owner fails to complete the required site development works,
to the satisfaction of the City's Manager of Development Review, then it is agreed
by the owner that the City, its employees, agents or contractors may enter on the
lands and so complete and/or certify the required site development works to the
extent of the monies received under the Letter(s) of Credit. The cost of completion
of such works shall be deducted from the monies obtained from the Letter(s) of
Credit. In the event that there are required site development works remaining to
be completed, the City may by by-law exercise its authority under Section 326 of
the Municipal Act to have such works completed and to recover the expense
incurred in doing so in like manner as municipal taxes.
iii) Other forms of performance security may be substituted for a Letter(s) of Credit,
at the request of the owner, provided that approval is obtained from the City
Treasurer and City Solicitor.
10. That prior to the initial registration and subsequent amendment phases, the Owner shall
provide documentation indicating that any required rights-of-way for access and
easements for servicing, including the maintenance thereof, have been provided over the
lands included in preceding registrations as well as any adjacent development lands which
are included in this application to the satisfaction of the City's Manager of Development
Review.
11. That the Applicant/Owner agrees to stage development of this condominium in a manner
satisfactory to the Commissioner of Planning, Development and Legislative Services and
the City of Kitchener, including any easements or other requirements as a result of
staging;
12. That the Applicant/Owner shall enter into a Registered Development Agreement with the
Regional Municipality of Waterloo to implement the findings and recommendations of the
noise study entitled "Final Environmental Noise Assessment, 450 Bridgeport Road East,
Kitchener', dated August 2017 as prepared by Meritech. The Registered Development
Agreement shall be to the satisfaction of the Region of Waterloo;
13. That the Applicant/Owner shall make provisions within the Condominium Declaration
and include the noise warning clause in all purchase agreements, deeds and rental
agreements for the buildings, as recommended within the noise study entitled "Final
Environmental Noise Assessment, 450 Bridgeport Road East, Kitchener' , dated August,
2017 as prepared by Meritech; to the satisfaction of the Regional Municipality of
Waterloo;
14. That the Regional Municipality of Waterloo be provided with a copy of the registered
development agreement with the City of Kitchener (if required) prior to the final approval
of the condominium plan;
15. If the subject lands are serviced by what is deemed to be a Non -Municipal Year -Round
Residential Drinking Water System in accordance with the Safe Drinking Water Act, 2002,
S.O. 2002, c. 32, prior to final approval, the City of Kitchener shall provide the Region of
Waterloo with a copy of the municipal consent submitted to the Ministry of the
Environment, Conservation, and Parks as required by the Safe Drinking Water Act, 2002,
S.O. 2002, c. 32, and a copy of a registered agreement, where applicable, which secures
the terms and conditions of the municipal consent; and the Owner/Developer shall include
provisions in the final Condominium Declaration, to the satisfaction of the Region of
Waterloo, advising unit owners or tenants that potable water is provided to the subject
lands through a Non -Municipal Year Round Residential Drinking Water System and that
the Corporation will be responsible to carry out all duties and obligations for the operation
and maintenance of the System in accordance with the Safe Drinking Water Act, 2002,
S.O. 2002, c. 32, the regulations thereunder and, where applicable, an agreement with
the City of Kitchener registered on title.
16. That the Applicant/Owner shall prepare a Salt Management Plan to the satisfaction of
the Regional Municipality of Waterloo;
17, That the Applicant/Owner shall make provisions through the Condominium Declaration
for the implementation of the recommendations of the approved Salt Management Plan,
to the satisfaction of the Regional Municipality of Waterloo;
18. That the Condominium Declaration be forwarded to the Commissioner of Planning,
Development and Legislative Services at the Regional Municipality of Waterloo prior to
final approval of the condominium plan.
CLEARANCES:
That prior to the signing of the final plan by the City's Manager of Development Review,
the Owner shall submit a detailed written submission outlining and documenting how
conditions 3 through 10 inclusive have been met. The submission shall include a brief but
complete statement detailing how and when each condition has been satisfied.
2. That prior to signing of the final plan by the City's Manager of Development Review, the
Regional Municipality of Waterloo shall notify the City's Manager of Development Review
that Conditions 4i), 11 through 18 have been satisfied.
NOTES:
a. The Owner is advised that the provisions of the Development Charge By-laws of the
City of Kitchener and the Regional Municipality will apply to any future development
on the site.
b. The condominium plan for Registration must be in conformity with Ontario Regulation
43/96 as amended, under the Registry Act.
c. It is the responsibility of the owner of this draft plan to advise the Regional
Municipality of Waterloo Department of Planning, Development and Legislative
Services and the City of Kitchener Development Services Department of any
changes in ownership, agent, address and phone number.
d. The owner is advised that the Regional Municipality of Waterloo and City of Kitchener
require fees, pursuant to Section 69 of the Planning Act, R.S.O. 1990, c.P. 13, for
modification to draft approval and registration release of plans of condominium.
e. This draft plan was received on March 20, 2021 and deemed complete March 29, 2021
and shall be processed and finally disposed of under the Planning Act, R.S.O. 1990,
c.P. 13, as amended as of that date.
To ensure that a Regional Release is issued by the Region's Commissioner of
Planning, Development and Legislative Services to the City of Kitchener prior to year
end, it is the responsibility of the owner to ensure that all fees have been paid, that all
Regional conditions have been satisfied and the required clearance letters,
agreements, prints of plan to be registered, and any other required information or
approvals have been deposited with the Regional Planner responsible for the file, no
later than December 15th for consideration. Regional staff cannot ensure that a
Regional Release would be issued prior to year end where the owner has failed to
submit the appropriate documentation by this date.
g. When the proposed Description or any amendment thereto to effect the registration of
a phase has been completed and approved by the Land Titles Office the same should
be forwarded to the City of Kitchener. If the plans comply with the terms of the
approval, and the City of Kitchener has received all required fees, the Regional
Release and satisfactory evidence that all conditions of approval have been satisfied,
the Manager of Development Review signature will be endorsed on the Description
plan or amendment thereto and it will be forwarded to the Land Titles Office for
registration.
The following is required for registration and under The Registry Act and for our use:
Two (2) original mylars
Five (5) white paper prints
One (1) digital copy
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BLOCK LAND USE # of UNITS AREA (ha.)
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5 15 REVISED:
DRAFT PLAN OF VACANT 0 10 Metres
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Subject to the conditions, if any, set forth in our letter dated
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51 of The Planning Act, R.S.O. 1990 as amended, this _ day of
20 , and shall come into effect on the _ day
of 20, provided no appeal is filed pursuant
to subsection 51(39) of The Planning Act.
Manager of Site Development & Customer Service
CONDOMINIUM APPLICATION 30CDM-21206
TRACT GERMAN COMPANY PT LOT 59 RP 58R-6963 PART 1
City 0f Kitchener CAD FILE:
DEVELOPMENT SERVICES DEPARTMENT, PLANNING 30CDM-21206.dw
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TOTAL 0.64
5 15 REVISED:
DRAFT PLAN OF VACANT 0 10 Metres
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WILL -O HOMES SCALE 1: 750
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CITY OF KITCHENER APPROVAL BLOCK
Subject to the conditions, if any, set forth in our letter dated
_, 20_ this draft plan is approved under Section
51 of The Planning Act, R.S.O. 1990 as amended, this _ day of
20 , and shall come into effect on the _ day
of 20, provided no appeal is filed pursuant
to subsection 51(39) of The Planning Act.
Manager of Site Development & Customer Service
CONDOMINIUM APPLICATION 30CDM-21206
TRACT GERMAN COMPANY PT LOT 59 RP 58R-6963 PART 1
City 0f Kitchener CAD FILE:
DEVELOPMENT SERVICES DEPARTMENT, PLANNING 30CDM-21206.dw
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
PROPOSED ZONING BY-LAW AMENDMENT AND PLAN OF CONDOMINIUM (VACANT LAND)
UNDER SECTIONS 34 & 51 OF THE PLANNING ACT
450 Bridgeport Road
Will -O Homes is proposing a Zoning By-law amendment to allow for a vacant land condominium consisting of 8
residential units, and common element areas. A private road and landscaped areas will make up the common
elements.
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, June 14, 2021 at 7:00 p.m.
(live -stream video available at kitchener.ca/watch now)
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 June 14, 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.dumartakitchener.ca
Region of Waterloo
Craig Dumart, RPP
Planner
City of Kitchener
200 King Street West, 6th Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Dumart,
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
Community Planning
150 Frederick Street 8th Floor
Kitchener Ontario N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4466
www.regionofwaterloo.ca
Melissa Mohr 1-226-752-8622
File: D1920/2/212004
C14-60/21003
April 28, 2021
Re: Proposed Standard Plan of Condo 30CDM-21204 and
Zoning By-law Amendment (ZBA 21-03)
450 Bridgeport Road
GSP Group Inc. (Brandon Flewwelling) on behalf of Will -
0 Homes Inc. (Kevin Smith)
CITY OF KITCHENER
The Region has received a draft Vacant Land Plan of Condominium and Zoning By-law
Amendment for review and comment at 450 Bridgeport Road in Kitchener.
The applicant is proposing a Vacant Land Plan of Condominium, which will consist of
eight (8) units and a common element road and common element landscaped area.
Units 1 through 8 will contain a residential unit with private landscaped areas. To
facilitate the Vacant Land Condominium Application, the applicant has requested a
technical Zoning By-law Amendment. The applicant is proposing to add a site-specific
regulation to allow the individual units (lots) being created through the condominium to
have minimum lot widths of 14.1 metres and minimum lot areas of 443 square metres.
The proposed zoning will continue to restrict a maximum of eight (8) single detached
dwellings on the subject lands.
The subject lands are located in the `Urban Area' and designated `Built -Up Area' in the
Regional Official Plan and designated Low Rise Residential in the City of Kitchener
Official Plan. In addition, the subject lands are zoned Residential Two with Regulation
749 (R2 -749R) Zone in the City of Kitchener Zoning By-law which permits the use.
Document Number: 3640002 Version: 1
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 Low Rise Residential in the City of Kitchener Official
Plan. Permitted uses of the Urban Area and Built -Up Area in the ROP include urban uses
such as residential uses, among others.
Regional Staff have no objection to the application, subject to the applicant addressing
the following technical comments and conditions:
Corridor Planning
Environmental Noise:
Corridor Planning has reviewed the report entitled "Final Environmental Noise
Assessment, 450 Bridgeport Road East, Kitchener", dated August 2017, prepared by
Meritech as part of a previous Zone Change application and it is acceptable.
The following recommendations contained within the environmental noise
assessment shall be implemented through a registered agreement with the
Region as a condition of the Vacant Land Plan of Condominium:
1. The developer agrees to implement the recommendations of the report "Final
Environmental Noise Assessment, 450 Bridgeport Road East, Kitchener', dated
August, 2017 as prepared by Meritech and further agrees that:
2. For all Dwellings:
a) The dwellings must be installed with a forced air -ducted heating system suitably
sized and designed with provision of adding central air conditioning.
b) The following noise warning clause will be required to be included within the
Condominium Declaration and in all offers of purchase, deeds and rental
agreements for the buildings:
"This dwelling has been designed with the provision of adding central air
conditioning at the occupant's discretion. Installation of central air conditioning by
the occupant in low and medium density developments will allow windows and
exterior doors to remain closed, thereby ensuring that the indoor sound levels are
within the sound level limits of the Region of Waterloo and the Ministry of the
Environmental and Climate Change".
Implementation:
a) Prior to the issuance of a building permit, a Professional Engineer qualified to
provide acoustical services in the Province of Ontario should certify that the noise
control measures for the development as per noise study have been designed as
per the recommendations of the noise study.
Document Number: 3640002 Version: 1
b) Prior to the issuance of occupancy permits for the development, the City's
building inspector or a Professional Engineer qualified to provide acoustical
services in the province of Ontario should certify that the noise control measures
for the development as per noise study have been properly installed and
constructed.
In addition, a condition of draft plan approval for the vacant land plan of
condominium shall be required to implement the noise -warning clause in the
condominium declaration and all offers of purchase, deeds and rental
agreements for the buildings.
Safe Drinking Water Act
Servicing of the subject lands in conjunction with the proposed lots through the vacant
land plan of condominium application may result in the creation of a Non -Municipal
Year -Round Residential System under the Safe Drinking Water Act (SDWA), 2002. To
this end, prior to draft approval, the City, as the provider of water services in this area, is
asked to confirm whether the servicing and parcel configuration meet the definition of a
Non -Municipal Year -Round Residential System in accordance with the Safe Drinking
Water Act, 2002, S.O. 2002, c. 32.
If confirmed that a Non -Municipal Year -Round Residential System will be created, the
Owner/Applicant is advised to consult with the City to determine what, if any,
requirements may be applicable under the Safe Drinking Water Act. Furthermore, as
conditions of draft approval, the City of Kitchener will be required to provide the Region
with a copy of the municipal consent submitted to the Ministry of the Environment and
Climate Change as required by the Safe Drinking Water Act, 2002, S.O. 2002, c. 32,
and a copy of a registered agreement, where applicable, which secures the terms and
conditions of the municipal consent. The Owner/Applicant will be required to register
the Drinking Water System within 30 days of receiving municipal consent, and include
provisions in the final Condominium Declaration, to the satisfaction of the Region of
Waterloo, and advising unit owners/tenants that of the Drinking Water and that the
Corporation will be responsible to carry out all duties and obligations for the operation
and maintenance of the System, in accordance with the Safe Drinking Water Act, 2002,
S.O. 2002, c. 32.
Water Services:
Regional Water Services has no concern with the application, but wishes to advise that
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 327.9 mASL will
require individual pressure reducing devices on each water service in accordance
with Section B.2.4.7 of the Design Guidelines and Supplemental Specifications for
Municipal Services, January 2021.
Hydrogeology and Source Water Protection
A Salt Management Plan shall be required as a condition of draft plan approval. The
accepted Salt Management Plan shall be incorporated into the Condominium Declaration.
Document Number: 3640002 Version: 1
Conclusions
The Region has no objections to Zoning By-law Amendment ZBA 21-03 and Draft Plan
of Condominium Application 30CDM-21204 subject to the conditions outlined below:
Draft Plan of Condominium Conditions:
The Region has no objections to draft approval of Plan of Condominium 30CDM-21204,
subject to the following conditions of Draft Approval set out below:
1) That the Applicant/Owner agrees to stage development of this condominium in a
manner satisfactory to the Commissioner of Planning, Development and
Legislative Services and the City of Kitchener, including any easements or other
requirements as a result of staging;
2) That the Applicant/Owner shall enter into a Registered Development Agreement
with the Regional Municipality of Waterloo to implement the findings and
recommendations of the noise study entitled "Final Environmental Noise
Assessment, 450 Bridgeport Road East, Kitchener", dated August 2017 as
prepared by Meritech. The Registered Development Agreement shall be to the
satisfaction of the Region of Waterloo;
3) That the Applicant/Owner shall make provisions within the Condominium
Declaration and include the noise warning clause in all purchase agreements,
deeds and rental agreements for the buildings, as recommended within the noise
study entitled "Final Environmental Noise Assessment, 450 Bridgeport Road
East, Kitchener" , dated August, 2017 as prepared by Meritech; to the
satisfaction of the Regional Municipality of Waterloo;
4) That the Regional Municipality of Waterloo be provided with a copy of the
registered development agreement with the City of Kitchener (if required) prior to
the final approval of the condominium plan;
5) If the subject lands are serviced by what is deemed to be a Non -Municipal Year -
Round Residential Drinking Water System in accordance with the Safe Drinking
Water Act, 2002, S.O. 2002, c. 32, prior to final approval, the City of Kitchener
shall provide the Region of Waterloo with a copy of the municipal consent
submitted to the Ministry of the Environment, Conservation, and Parks as required
by the Safe Drinking Water Act, 2002, S.O. 2002, c. 32, and a copy of a registered
agreement, where applicable, which secures the terms and conditions of the
municipal consent; and the Owner/Developer shall include provisions in the final
Condominium Declaration, to the satisfaction of the Region of Waterloo, advising
unit owners or tenants that potable water is provided to the subject lands through
a Non -Municipal Year Round Residential Drinking Water System and that the
Corporation will be responsible to carry out all duties and obligations for the
operation and maintenance of the System in accordance with the Safe Drinking
Water Act, 2002, S.O. 2002, c. 32, the regulations thereunder and, where
applicable, an agreement with the City of Kitchener registered on title.
6) That the Applicant/Owner shall prepare a Salt Management Plan to the
satisfaction of the Regional Municipality of Waterloo;
Document Number: 3640002 Version: 1
7) That the Applicant/Owner shall make provisions through the Condominium
Declaration for the implementation of the recommendations of the approved Salt
Management Plan, to the satisfaction of the Regional Municipality of Waterloo;
8) That the Condominium Declaration be forwarded to the Commissioner of
Planning, Development and Legislative Services at the Regional Municipality of
Waterloo prior to final approval of the condominium plan.
Fees
The Region acknowledges receipt of the Plan of Condominium review fee of $3,950.00
and the Zoning By-law Amendment Review fee of $1,150.00.
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 19-037 or any
successor thereof.
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,
Melissa Mohr, MCIP, RPP
Principal Planner
C. Will -O Homes (CS) Inc. C/O Kevin Smith (Owner)
GSP Group Inc. C/O Brandon Flewwelling (Applicant)
Document Number: 3640002 Version: 1
DEVELOPMENT SERVICES DEPARTMENT
BUILDING DIVISION
Robert Schipper, CBCO
Manager of Building
City Hall, P.O. Box 1118
200 King St. W., 5th Floor
Kitchener, Ontario
Canada, N2G 4G7
Phone: (519)741-2836
Fax: (519 741-2775
robert.schipper(a)_kitchener.ca
April 7, 2021
Attn: Will -O Homes
Subject: Draft Approval - Plan of Condominium application 30CDM-21206 for
450 Bridgeport Rd., Kitchener, Ontario
Building Division has no concerns with the Plan of Condominium application.
The buildings are currently under construction, and we will be addressing any Building
Code deficiencies through the building permit process, under the authority of the Ontario
Building Code and Building Code Act.
Thank you for giving us this opportunity to respond to this application.
Sincerely,
Robert Schipper, CBCO
Manager of Building
c.c. Craig Dumart
Craig Dumart
From:
Sent:
To:
Subject:
No further concerns thanks
Cheers,
Eric
Eric Riek
Wednesday, April 07, 2021 4:41 PM
Craig Dumart
Re: Circulation for Comment - Draft Plan of Condominium and Proposed Zoning By-law
Amendment (30CDM-21206 - 450 Bridgeport Road)
On Apr 7, 2021, at 4:40 PM, Craig Dumart <Craig.Duma rt@kitchener.ca> wrote:
Please let me know if this addresses your comments.
From: Brandon Flewwelling <brandonf@gspgroup.ca>
Sent: Wednesday, April 07, 20214:40 PM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Subject: [EXTERNAL] RE: Circulation for Comment - Draft Plan of Condominium and Proposed Zoning By-
law Amendment (30CDM-21206 - 450 Bridgeport Road)
Hi Craig,
I have confirmed with the condo lawyer we have no concerns with the wording noted below.
Thanks,
Brandon
Brandon Flewwelling, MCIP, RPP
<image018.jpg> Associate - Senior Planner
GSP Group Inc.
P 519 569 8883 ext. 237
C 226 220 5463
brandonf a()gspgroup.ca
72 Victoria Street South
Kitchener, ON, N2G 4Y9
twitter I instagram I linkedin
From: Craig Dumart <Craig.Dumart@kitchener.ca>
Sent: April 1, 20219:21 AM
To: Brandon Flewwelling <brandonf@gspgroup.ca>
Subject: FW: Circulation for Comment - Draft Plan of Condominium and Proposed Zoning By-law
Amendment (30CDM-21206 - 450 Bridgeport Road)
Hi Brandon,
Please confirm you are okay with having wording in the declaration to address the two items below.
Craig
From: Eric Riek <Eric.Riek@kitchener.ca>
Sent: Thursday, April 01, 20219:15 AM
To: Craig Dumart <Craig.Dumart@kitchener.ca>
Subject: RE: Circulation for Comment - Draft Plan of Condominium and Proposed Zoning By-law
Amendment (30CDM-21206 - 450 Bridgeport Road)
Hi Craig,
Engineering has reviewed the condo plans and have the following comments:
1. There are shared infiltration galleries and storm sewers within the unit boundaries. There would
either need to be specific clauses for maintenance and access in the condo declarations or these
would need to be in common element as they benefit the site as a whole.
2. There are retaining walls within unit boundaries, similar comment to number 1 above.
Engineering cannot approve at this time. Please have the applicant provide responses to issues above.
Any questions, please advise.
Eric
From: Linda Cooper <Linda.Cooper@kitchener.ca>
Sent: Tuesday, March 30, 202110:09 AM
To: Eric Riek <Eric.Riek@kitchener.ca>
Subject: FW: Circulation for Comment - Draft Plan of Condominium and Proposed Zoning By-law
Amendment (30CDM-21206 - 450 Bridgeport Road)
Hi,
For your review and comments.
Thanks,
Linda
Linda Cooper, L.E.T, C.E.T
Manager I Development Engineering I City of Kitchener
519-741-2200 ext. 7974 1 TTY 1-866-969-9994 1 linda.cooper(a kitchener.ca
<image019.png>
<image02O.png>
<image02l.png>
Craig Dumart
From: Steven Ryder
Sent: Wednesday, April 07, 2021 3:35 PM
To: Craig Dumart
Subject: FW: Circulation for Comment - Draft Plan of Condominium and Proposed Zoning By-law
Amendment (30CDM-21206 - 450 Bridgeport Road)
Attachments: Agency letter Plan of Condominium 450 Brideport Circulation Letter.pdf
Hi Craig,
No concerns from Transportation Services.
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. R. derAkitchener.ca
`" Please consider the environment before printing this e-mail.
From: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>
Sent: Tuesday, March 30, 20219:38 AM
To: Steven Ryder <Steven.Ryder@kitchener.ca>
Subject: FW: Circulation for Comment - Draft Plan of Condominium and Proposed Zoning By-law Amendment (30CDM-
21206 - 450 Bridgeport Road)
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Tuesday, March 30, 20219:22 AM
To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Barb Fairbairn <Barb.Fairbairn@kitchener.ca>;
Bell - c/o WSP <circulations@wsp.com>; Canada Post -Jamie Bere <iames.bere@canadapost.ca>; Dave Seller
<Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division
<DSDPIanningDivision@kitchener.ca>; Feds <vped@feds.ca>; Feras AbdulHadi <Feras.AbdulHadi@kitchener.ca>; GRCA
(North Kitchener) - Trevor Heywood <theywood@grand river.ca>; GRCA (South Kitchener) - Chris Foster-Pengelly
<cfosterpengeIly@grandrive r.ca>; GRCA (South Kitchener) -Jenn Simons <isimons@grandriver.ca>; Greg Reitzel
<Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; K -W Hydro - Greig
Cameron <gcameron@kwhydro.on.ca>; Lesley MacDonald<Lesley.MacDonald@kitchener.ca>; Linda Cooper
<Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; MPAC <MR21Enguiry@mpac.ca>; Nancy
Steinfield <Nancy.Steinfield@kitchener.ca>; Park Planning (SM) <Park.Planning@kitchener.ca>; Property Data
Administrator (SM) <PropDataAdmin@kitchener.ca>; Region - Clerk <regionalclerk@regionofwaterloo.ca>; Region - Joel
Meier <JMeier@regionofwaterloo.ca>; Region - Planning<PlanningApplications@regionofwaterloo.ca>; Region - Tim
Walden (TWalden@regionofwaterloo.ca) <TWalden@regionofwaterloo.ca>; Robert Schipper
<Robert.Schipper@kitchener.ca>; Rogers (SWOGR-PERMITS@ rci.rogers.com) <SWOGR-PERMITS@rci.rogers.com>;
Steven Ryder <Steven.Ryder@kitchener.ca>; UW - SA <Steven.amirikah@uwaterloo.ca>; WCDSB - Planning
Craig Dumart
From: Michelle Drake
Sent: Tuesday, March 30, 2021 11:09 AM
To: Craig Dumart
Cc: Victoria Grohn
Subject: FW: Circulation for Comment - Draft Plan of Condominium and Proposed Zoning By-law
Amendment (30CDM-21206 - 450 Bridgeport Road)
No heritage planning concerns.
Michelle
From: Christine Kompter<Christine.Kompter@kitchener.ca>
Sent: Tuesday, March 30, 20219:22 AM
To: Aaron McCrimmon-Jones <Aaron.McCrimmon-Jones@kitchener.ca>; Barb Fairbairn <Barb.Fairbairn@kitchener.ca>;
Bell - c/o WSP <circulations@wsp.com>; Canada Post -Jamie Bere <james.bere@canadapost.ca>; Dave Seller
<Dave.Seller@kitchener.ca>; David Paetz <David.Paetz@kitchener.ca>; DSD - Planning Division
<DSDPlanningDivision@kitchener.ca>; Feds <vped@feds.ca>; Feras AbdulHadi <Feras.AbdulHadi@kitchener.ca>; GRCA
(North Kitchener) - Trevor Heywood <theywood@grand rive r.ca>; GRCA (South Kitchener) - Chris Foster-Pengelly
<cfosterpengeIly@grandrive r.ca>; GRCA (South Kitchener) -Jenn Simons <jsimons@grandrive r.ca>; Greg Reitzel
<Greg.Reitzel@kitchener.ca>; Hydro One - Dennis DeRango <landuseplanning@hydroone.com>; K -W Hydro - Greig
Cameron <gcameron@kwhydro.on.ca>; Lesley MacDonald<Lesley.MacDonaId@kitchener.ca>; Linda Cooper
<Linda.Cooper@kitchener.ca>; Mike Seiling <Mike.Seiling@kitchener.ca>; MPAC <MR21Enquiry@mpac.ca>; Nancy
Steinfield <Nancy.Steinfield@kitchener.ca>; Park Planning (SM) <Park.Planning@kitchener.ca>; Property Data
Administrator (SM) <PropDataAdmin@kitchener.ca>; Region - Clerk<regionalclerk@regionofwaterloo.ca>; Region - Joel
Meier <JMeier@regionofwaterloo.ca>; Region - Planning <PlanningApplications@regionofwaterloo.ca>; Region - Tim
Walden (TWalden@regionofwaterloo.ca) <TWalden@regionofwaterloo.ca>; Robert Schipper
<Robert.Schipper@kitchener.ca>; Rogers (SWOGR-PERMITS@rci.rogers.com) <SWOGR-PERMITS@rci.rogers.com>;
Steven Ryder <Steven.Ryder@kitchener.ca>; UW - SA <Steven.amirikah@uwaterloo.ca>; WCDSB - Planning
<planning@wcdsb.ca>; WRDSB - Board Secretary (elaine_burns@wrdsb.ca) <elaine_burns@wrdsb.ca>; WRDSB -
Planning <planning@wrdsb.ca>; Jim Edmondson <Jim.Edmondson@kitchener.ca>; Ontario Power Generation
<Executivevp.lawanddevelopment@opg.com>; Parmi Takk <Parmi.Takk@kitchener.ca>; Property Data Administrator
(SM) <PropDataAdmin@kitchener.ca>; Robert Morgan <Robert.Morgan@kitchener.ca>
Cc: Craig Dumart <Craig.Duma rt@kitchener.ca>
Subject: Circulation for Comment - Draft Plan of Condominium and Proposed Zoning By-law Amendment (30CDM-21206
- 450 Bridgeport Road)
Please see attached. Comments or questions should be directed to Craig Dumart, Planner (copied on this
email).
Christine Kompter
Administrative Assistant Planning Division I City of Kitchener
200 King Street West, 6t" Floor I P.O. Box 1118 Kitchener ON N2G 4G7
519-741-2200 ext. 7425 TTY 1-866-969-9994 christine.kompter@kitchener.ca
Craig Dumart
From:
Sent: Tuesday, April 13, 2021 12:04 PM
To: Craig Dumart
Cc: Reg Leland
Subject: [EXTERNAL] re: zoning by-law amendment at 450 bridgeport road
Hello Craig
I am seeking clarification regarding house area compared to property boundaries. Specifically I am looking at unit #3. It
appears that the house to be built will have have it's southern boundary end at the northern property line of 107
lang.(my property) while the property line actually extends to approx. the middle of 107 lang. I want to know exactly
where unit #3 house will be built in relation to my property. Also, are there plans for planting trees to enable privacy.
Also what are the dimensions of the labelled "Landscaped Area"
thanks... reg leland
107 lang cresent
Craig Dumart
From: Jm>
Sent: Wednesday, April 07, 2021 7:46 PM
To: Craig Dumart
Subject: [EXTERNAL] 450 Bridgeport Road
Craig
I am resident that backs on to 450 Bridgeport Road and have received a letter regarding this property with a zoning
bylaw amendment. We are having some difficulty with the intent of this proposal and will like some further clarification
before we comment can you please contact me
nr_
270 Shoemaker Street
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Craig Dumart
From:
Sent: Wednesday, April 28, 2021 4:23 PM
To: Craia Dumart
Cc:
Subject: [EXTERNAL] File 30CDM-21206 450 Bridgeport Rd
Dear Craig,
I am writing on behalf of our family at 101 Lang Crescent in response to a letter received about the
Vacant Land Condominium Proposal being done at 45- Bridgeport Rd. This has certainly been a difficult
situation to say the least. We have had to deal with a very disrespectful Will -O Homes, putting our
environment, residents and children in danger really. We have had a sheer lack of respect on a
daily/weekly/monthly basis. We have had workers not safely going about the jobsite, not wearing
protective equipment as required by the Ministry and at times belligerent behaviour from both the
owner of Will -O homes and his representatives when bringing these issues forward. With now another
change to the proposal/plan, it puts us at even more risk for issues to arise with having to deal with
different people moving forward.
There have already been so many issues that have not yet been looked, taken care of or resolved. When
we had a meeting in front of council, the recommendation that we had put forth about a safer
environment right in our backyard was discussed and approved! There was to be an eight foot fence,
NOT made of wood, and here we sit with a six foot fence, made of wood. The driveway faces and would
move right into our backyard, so this needs to be addressed immediately, before the project is complete
and people move in. We have a young family that plays in the yard. Please provide a timeline for this to
be done. As mentioned, this had already been approved and written in the specifications which I am sure
you already have, however, if needed, I am happy to provide.
They were supposed to clear cut only a certain % of trees and we lost them ALL!! No explanation or
ramifications to the builder at all and that is irresponsible.
There is also a house build right behind our property, a two story home, that seems to be beyond what is
approved guideline and we would like to have it measured for height specifications and provided a copy of
the report upon completion. There have been no City representatives out to this property to our
knowledge for inspections, guidelines, safety etc. Can you please explain why this is the case, when we
have made several calls to the City and MOL.
Given the unsafe, disrespectful way this project has been managed, it is imperative that the City holds
this company more accountable. They are now trying to sell off properties to a company and not finish
their own project, which lends a whole new mess to everyone around. We have shared and will continue
to share our concerns on safety, following law and keeping the residents around safe, as it is due
diligence.
We feel strongly that no additional changes or applications for any changes should be allowed at this
time as they are not even following law and respect as it is at this point and we are extremely concerned
with safety, property values, and many other things. Please address them with due diligence as opposed
to how much money it will bring the city in taxes.
We look forward to your reply.
101 Lang Crescent
Craig Dumart
From:
Sent: Tuesday, April 27, 2021 7:21 PM
To: Craig Dumart
Subject: [EXTERNAL] 450 Bridgeport Road
Dear Craig,
We are writing in response to a letter we received in regards to a Vacant Land Condominium Proposal for the
construction being done at 450 Bridgeport Road in Kitchener. This development is happening in our backyard and since
the land was purchased we have had to deal with disappointment after disappointment, ignorance and a hostile
developer who could care less about the people whom he has affected by his actions. We understand that the land was
purchased for the purpose of development but we feel that all of the issues that were created could have been handled
with a lot more clarity and professionalism.
Due to the amount of unpleasant experiences with said developer, we would like to take every action possible to halt or
dissuade a decision until our concerns have been dealt with.
In the process of stump removal on the lot, damages occurred to our property, specifically our cedars. We lost 4 of them
as a result of poor consideration but in addition to that when we brought this to the developers attention he was
offensive,belligerent and told us straight out that he would by not means be replacing them.
Also, on the original plans we were shown, the suggested height for a fence was 8 feet, we now have a 6 foot fence that
seems to have been very poorly constructed.
We have had to call the Ministry of Labour as well as By -Law Enforcement to report numerous incidents ranging from
starting construction without the appropriate permits which actually resulted in a Stop Work Order by the MOL until an
asbestos investigation had been completed. poor site security, improper silt control, dust control as well as safety
hazards due to improper fall arrest and Covid 19 protocols.
Perhaps the most disappointing part of all of this was the excess tree removal situation. We were told (lied to) when we
were assured that 3% of the mature trees would remain once construction began. They clear cut the whole property and
then used the excuse that the trees had been removed by a previous owner prior to the initial construction. This too was
a lie!
Our hope is that some of these concerns can still be corrected so that we feel somewhat compensated for the amount
of stress we have had to endure with the whole situation.
I am able to provide photos of some of the points mentioned above so please feel free to contact me so that I can
provide those to you if needed.
I look forward to a resolution,
Thank you for the consideration,
103 Lang Cr.
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