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HomeMy WebLinkAboutDSD-2021-108 - B 2021-029 - 196 Sydney St SStaff Report ` Develo lnentServicesDepartrnent www. kitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: June 15, 2021 SUBMITTED BY: von Westerholt, Juliane, Senior Planner, 519-741-2200 ext. 7157 PREPARED BY: Pinnell, Andrew, Senior Planner, 519-741-2200 ext. 7668 WARD(S) INVOLVED: Ward 9 DATE OF REPORT: June 8, 2021 REPORT NO.: DSD -2021-108 SUBJECT: Consent Application B2021-029 196 Sydney Street South Owner: Azim Anwar & Toba Anwar Agent: Raj Rai (Raison Homes Inc.) RECOMMENDATION: 1) That Consent Application 132021-029, for 196 Sydney Street South, requesting consent to create a new lot with an approximate frontage on Sydney Street South of 8.7 metres, a depth of 28.3 metres, an area of 242 square metres, be approved, subiect to the following conditions: 1. That the owner shall obtain a tax certificate from the City of Kitchener to verify that there are no outstanding taxes on the subject properties to the satisfaction of the City's Revenue Division. 2. That the owner shall provide a digital file of the deposited reference plan(s) prepared by an Ontario Land Surveyor in PDF and either .dwg (AutoCad) or .dgn (Microstation) format, as well as two full sized paper copies of the plan(s). The digital file needs to be submitted according to the City of Kitchener's Digital Submission Standards to the satisfaction of the City's Mapping Technologist. 3. That the owner pays to the City of Kitchener a cash -in -lieu contribution for park dedication equal to 5% of the value of the lands to be severed. 4. The owner shall make financial arrangements to the satisfaction of the City's Engineering Services, for the installation of new service connections to the severed and retained lands. 5. The owner shall prepare a servicing plan showing outlets to the municipal servicing system, to the satisfaction of Engineering Services. 6. The owner shall prepare and submit a Development Asset Drawing (AutoCAD format) for the site with corresponding layer names and asset information, to the satisfaction of the City's Engineering Services. 7. The owner shall make financial arrangements to the satisfaction of the City's Engineering Services for the installation, to City standards, of *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. boulevard landscaping including street trees, and a paved driveway ramp, on the severed and retained lands, or otherwise receive relief from Engineering Services for this requirement. 8. That the Owner pays to the Grand River Conservation Authority, the minor consent application review fee, in accordance with the GRCA's 2021 Plan Review Fee Schedule, being $430. Figure 1. Aerial photo showing the subject property. REPORT HIGHLIGHTS: • The purpose of this report is to recommend conditional approval of a consent application to sever a semi-detached dwelling along the common wall, to create two semi-detached houses. • This report supports the delivery of core services. • There are no financial implications to the City. • This report supports the delivery of core services. BACKGROUND: This report is being brought forward to recommend conditional approval of a consent application to sever a semi-detached dwelling along the common wall to create two semi- detached houses. Figure 2. View of subject property from Sydney Street South REPORT: The subject property is located on the northwest side of Sydney Street South, between Dundas Avenue and Bedford Road, in the Mill Courtland Woodside Park Planning Community. The surrounding lands are composed of a mix of low-density residential land uses, primarily single detached dwellings. The property is designated Low Rise Conservation in the Mill Courtland Woodside Park Secondary Plan and zoned Residential Five Zone (R-5), with Special Regulation Provision 1 R in By-law 85-1. It should be noted that the property is included within the Mill Courtland Woodside Park / Rockway Neighbourhood Planning Review, which is currently underway (not yet approved). City Planning staff visited the properties on May 28, 2021. The property contains a semi-detached dwelling that is currently under construction. The applicant is requesting consent to create a new lot, so that a new lot line would be established along the common wall of the semi-detached dwelling, thereby allowing separate ownership of each semi-detached house. In this regard, the vacant severed lot would have an approximate frontage on Sydney Street South of 8.7 metres, a depth of 28.3 metres, an area of 242 square metres. The retained lot would have an approximate frontage on Sydney Street South of 8.7 metres, a depth of 28.9 metres, an area of 248 square metres. It should be noted that these lot characteristics are reversed on the application form (for severed and retained lots), but are accurately depicted on the consent sketch (attached). With respect to the criteria for the subdivision of land listed in Section 51 (24) of the Planning Act, R.S.O. 1990, c. P. 13, Planning staff is of the opinion that the proposed severance conforms to the City's Official Plan. Both the severed and retained lots fully comply with the Zoning By-law. The subject lands are suitable for the purposes for which they are to be severed. Both resultant lots are suitable in their dimensions and shapes and front onto an established municipal road with adequate services. Staff is further of the opinion that the proposal is consistent with the Provincial Policy Statement and conforms to the Growth Plan for the Greater Golden Horseshoe. Based on the foregoing, Planning staff recommends that Consent Application B2021-029 be approved, subject to the conditions listed in the Recommendation section of this report. Building Division Comments: The Building Division has no objections to the proposed consent. Transportation Services Comments: Transportation Services does not have any concerns with the proposed application. Engineering Services Comments: - Severance of any blocks within the subject lands will require separate, individual service connections for sanitary, storm, and water, in accordance with City policies. - The owner is required to make satisfactory financial arrangements with the Engineering Division for the installation of new service connections that may be required to service this property, all prior to severance approval. Our records indicate sanitary, storm and water municipal services are currently available to service this property. Any further enquiries in this regard should be directed to Eric Riek (eric. riek(a)kitchener.ca). - Any new driveways are to be built to City of Kitchener standards. All works are at the owner's expense and all work needs to be completed prior to occupancy of the building. - A servicing plan showing outlets to the municipal servicing system will be required to the satisfaction of the Engineering Division prior to severance approval. - A Development Asset Drawing (digital AutoCAD) is required for the new site infrastructure with corresponding layer names and asset information to the satisfaction of the Engineering Division prior to severance approval. - The owner must ensure that the basement elevation of the building can be drained by gravity to the street sewers. If this is not the case, then the owner would have to pump the sewage via a pump and forcemain to the property line and have a gravity sewer from the property line to the street. Parks and Cemeteries Comments: A cash -in -lieu of park land dedication will be required on the severed parcel as 1 new development lot will be created. The cash -in -lieu dedication required is $4,002.00. Park Dedication is calculated at 5% of the new development lot only, with a land valuation calculated by the lineal frontage (8.7m) at a land value of $9,200 per frontage metre. Environmental Planning Comments: Environmental Planning has no concerns as site alterations are already complete. Heritage Planning Comments: There are no heritage planning concerns. Grand River Conservation Authority Comments: The Grand River Conservation Authority (GRCA) has no concerns with this application. STRATEGIC PLAN ALIGNMENT: This report supports the delivery of core services. FINANCIAL IMPLICATIONS: The recommendation has no impact on the Capital Budget or Operating Budget. COMMUNITY ENGAGEMENT: INFORM — This report has been posted to the City's website with the agenda in advance of the Committee of Adjustment meeting. A notice was also placed in The Record. In addition, notice of the application was mailed to all property owners within 30 metres of the subject property. A notice sign was placed on the property advising that a Committee of Adjustment application has been received. The sign advises interested parties to find additional information on the City's website or by emailing the Planning Division. PREVIOUS REPORTS/AUTHORITIES: • Sections 51 and 53, Planning Act, R. S. O. 1990, c. P.13 ATTACHMENT: Attachment A — Consent Sketch provided with Consent Application > n [j PIN 22579 - 0042 (LrJ T V I I y NG.� C� LOT 124,1 TREETS AND LANES PON22579-00d]firJ - �r��E%ISTING DRIVE o REAAOVEQI f m i i z o x " - was ---� o� • PROK)FED DRIVE E, 9 sfi r P "c c, I rn 5 mmi g cy 28.3 m -i r c ~o a n PROPOSED DRIVE n * Id2 5.9 7.5 N 1 i 27.6 N BOARD FENCE ZE 7 Y mz � cm 1 I m DRIVEWAY W y py N I+ v Y i 9 1 } I DUNDAS AVENUE 2257.9-CWi. ft T) a x in � a 1 2 m p f e c O aD a tin � z r en wg a wr„ Z m C r m m ni 7 ,�n �x.vv �aoc m"si A x ry C1 T i C .0m t%' y Zrn�'+m 1R�� nP A �nz >��io y a t7 D G" No C T=pzq�oi�fion y Z n� -t r�A W C7 MM �amx�zm"Or Dzm�Tr i a a ss pRnn©�dvpC �1 -14 �sn_mmc 40 _Cx1 T."Q � m m o =m oa�n� �` Tsa n a m C7 0 90 C] im r �z wa CI T Y IM [G _ y In a 3i 1 1► CC p N m 3 �z p Z O " y n o= C4 N baga sx� AA 99a `- y� � N3 '• 3 3 � B.n a r w�PI > n [j PIN 22579 - 0042 (LrJ T V I I y NG.� C� LOT 124,1 TREETS AND LANES PON22579-00d]firJ - �r��E%ISTING DRIVE o REAAOVEQI f m i i z o x " - was ---� o� • PROK)FED DRIVE E, 9 sfi r P "c c, I rn 5 mmi g cy 28.3 m -i r c ~o a n PROPOSED DRIVE n * Id2 5.9 7.5 N 1 i 27.6 N BOARD FENCE ZE 7 Y mz � cm 1 I m DRIVEWAY W y py N I+ v Y i 9 1 } I DUNDAS AVENUE 2257.9-CWi. ft T) a x in � a 1 2 m p f e c O aD a tin � z r en wg a wr„ Z m C r m m ni 7 ,�n �x.vv �aoc m"si A x ry C1 T i C .0m t%' y Zrn�'+m 1R�� nP A �nz >��io y a t7 D G" No C T=pzq�oi�fion y Z n� -t r�A W C7 MM �amx�zm"Or Dzm�Tr i a a ss pRnn©�dvpC �1 -14 �sn_mmc 40 _Cx1 T."Q � m m o =m oa�n� �` Tsa n a m C7 0 90 C] im r �z wa CI T Y IM [G _ y In a 3i 1 1► CC p N m 3 �z p Z O " y n o= C4 N PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES N * Community Planning 150 Frederick Street 8th Floor Region of Waterloo Kitchener Ontario N2G 4A Canada Telephone: 519-575-440D TTY: 519-575-4608 Fax: 519-575-4466 www. reg ionofwate rloo.ca Matthew Colley 575-4757 ext. 3210 D20-20/21 KIT June 3, 2021 Dianna Saunderson Committee of Adjustment City of Kitchener P.O. Box 1118 200 King Street East Kitchener, ON N2G 4G7 Re: Comments for Consent Applications B2021-029 to 62021- 035 Committee of Adjustment Hearing June 15, 2021 CITY OF KITCHENER B2021-029 196 Sydney Street South Azim and Toba Anwar The owner/applicant is proposing a severance to facilitate the construction of a semi- detached dwelling. Regional Fee: The owner/applicant is required to submit the Regional consent review fee of $350.00 per new lot created prior to final approval of the consent. Airport Zoning (Advisory Comments): There are no airport specific concerns for the above application. However, the applicants must be advised that the subject lands are located within airport zoning regulated area and specifically under the runway take -off approach surface. Therefore, the lands and the proposed development are subject to all provisions and restrictions of Airport Zoning regulations and Nav Canada. For further information in this regard please contact: Kevin B. Campbell, Project Manager, Airport Construction and Development 519.648.2256 ext. 8511 Email: KCampbeIl(c-reg ion ofwaterloo.ca The Region has no objection to the proposed application, subject to the following conditions: 1) That prior to final approval, the owner/applicant submit the Regional consent review fee of $350.00 per new lot created. 001IN 1511111 509 Mill Street 1154461 Ontario Limited The owner/applicant is proposing a lot adjustment of the property line between the industrial uses at 485 and 509 Mill Street Airport Zoning (Advisory Comments): There are no airport specific concerns for the above application. However, the applicants must be advised that the subject lands are located within airport zoning regulated area and specifically under the runway take -off approach surface. Therefore, the lands and the proposed development are subject to all provisions and restrictions of Airport Zoning regulations and Nav Canada. For further information in this regard please contact: Kevin B. Campbell, Project Manager, Airport Construction and Development 519.648.2256 ext. 8511 Email: KCampbell(a-)-regionofwaterloo.ca The Region has no objection to the proposed application. B2021-031 and B2021-032 425 Bingemans Centre Drive Bingemans Inc. The owner/applicant is proposing a severance to create a new industrial lot on the western portion of the subject lands. The owner/applicant also requires an easement/right-of-way over the existing driveway located to the east in favour of the new lot. The storm sewer easement and drainage outlet extending from the northern limits of the new lot northerly and to the Grand River. The retained lands will continue to facilitate the existing Bingemans Facility. Regional Fee: The owner/applicant is required to submit the Regional consent review fee of $350.00 prior to final approval of the consent. Environmental Planning: Regional staff understand that an Environmental Impact Statement (EIS) is being undertaken in support of the development of the subject lands, and any recommendations from the EIS are intended to be implemented through the site plan process. As such, Regional Staff have no requirements related to the consent application. The subject lands include, and are adjacent to Significant Valleyland and a Core Environmental Feature (Significant Woodland) as designated by the Regional Official Plan (ROP) Regional Staff note that the EIS will address ROP policies relevant to the adjacent Core Environmental Features and be undertaken in accordance with the Region's Greenlands Network Implementation Guideline. Regional Staff request inclusion in the circulation and review of the EIS once it is available The Region has no objection to the proposed application, subject to the following conditions: 1) That prior to final approval, the owner/applicant submit the Regional consent review fee of $350.00 per new lot created. B2021-033 269-271 Madison Avenue and 184 Mill Street 389160 Ontario Limited c/o Vive Development Corporation The owner/applicant is proposing a severance to create an additional residential lot. Regional Fee: The owner/applicant is required to submit the Regional consent review fee of $350.00 prior to final approval of the consent. Environmental Noise: Regional Staff acknowledge the dwellings on both the severed and retained lands may have impacts from road noise from the municipal street system and rail noise from CN Railway mainline (within 200 metres) in the vicinity. Regional Staff assumes that all dwellings on these lots have air -ducted heating and ventilation system. Therefore, in absence of an environmental noise study, Regional Staff require the following noise warning clauses be included in all offers of purchase, deeds and rental agreements through a registered agreement with the City of Kitchener for all dwellings on the severed and retained lands: "The purchasers / tenants are advised that sound levels due to increasing road traffic on Ottawa Street South and rail noise from CN Railway may occasionally interfere with some activities of the dwelling occupants as the sound levels may exceed the sound level limits of the Waterloo Region and the Ministry of the Environment Conservation and Parks (MECP)". ii. "This unit has been installed with air -ducted heating and ventilation system suitably sized and designed for adding a central air conditioning at the occupant's discretion. Installation of central air conditioning 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 Environment Conservation & Parks (MOECP)." iii. "Warning. Canadian National Railway Company or its assigns or successors in interest has or have a rights-of-way within 300 metres from the land the subject thereof. There may be alterations to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwelling(s). CNR will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way." The Region has no objection to the proposed application, subject to the following conditions: 1) That prior to final approval, the owner/applicant submit the Regional consent review fee of $350.00 per new lot created. 2) That prior to final approval, the owner/applicant enter into an agreement with the City of Kitchener to include the following noise mitigation/warning clauses in all Offers of Purchase and Sale, lease/rental agreements and condominium declarations for all dwellings on the severed and retained lands: a. The following noise warning clauses be included in all offers of purchase, deeds and rental agreements "The purchasers / tenants are advised that sound levels due to increasing road traffic on Ottawa Street South and rail noise from CN Railway may occasionally interfere with some activities of the dwelling occupants as the sound levels may exceed the sound level limits of the Waterloo Region and the Ministry of the Environment Conservation and Parks (MECP)". ii. "This unit has been installed with air -ducted heating and ventilation system suitably sized and designed for adding a central air conditioning at the occupant's discretion. Installation of central air conditioning 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 Environment Conservation & Parks (MOECP)." iii. "Warning. Canadian National Railway Company or its assigns or successors in interest has or have a rights-of-way within 300 metres from the land the subject thereof. There may be alterations to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the 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." b. That prior to the issuance of any building permits, the City of Kitchener's Building Inspector certify that the noise attenuation measures are incorporated in the building plans and the dwelling units have been constructed accordingly. B2021-034 and B2021-035 297 Ottawa Street South Jeremy Krygsman and Andrew Steinbach The owner/applicant is proposing a severance to facilitate a semi-detached dwelling being on separate lots. In addition, maintenance easements are required in favour of the opposite properties along the common lot line. Regional Fee: The owner/applicant is required to submit the Regional consent review fee of $350.00 prior to final approval of the consent. Road Widening: A dedicated road widening of approximately 5.2 metres along Ottawa Street South (Regional Road #04) and a daylight triangle of 7.62 metres along the new property line(s) of Ottawa Street South and Acacia Street, if applicable, would be required to be conveyed to the Region at the owner's cost. This is required to comply with a 30.48 metre designated road width identified in the Regional Official Plan (ROP) for Ottawa Street South. An Encroachment agreement would also be required for the existing building that would be encroaching into the Regional right-of-way, after the dedication of lands. However, keeping in view the building lines for the existing residence a reduced road dedication of 4.0 metres along Ottawa Street and reduced daylight triangle 4.25 metres along the new property line(s) would be supported to avoid the need for an Encroachment Agreement. An Ontario land Surveyor (OLS) is required to determine the exact amount of the road widening. A draft reference plan must be provided for review prior to depositing the reference plan to the Land Registry Office. An Environmental Site Assessment report will not be required for the purpose of the road dedication to the Region. Environmental Noise: Regional Staff acknowledge that the dwellings on the severed and retained residential lots may have impacts from road noise from the traffic on Ottawa Street South (Regional Road #04) and rail noise from CN Railway mainline (within 200 metres) in the vicinity. Regional Staff assume that all dwellings on these lots have air -ducted heating and ventilation system. Therefore, in absence of an environmental noise study, Regional IStaff require the following noise warning clauses be included in all offers of purchase, deeds and rental agreements through a registered agreement with the City of Kitchener for all dwellings on the severed and retained lands "The purchasers / tenants are advised that sound levels due to increasing road traffic on Ottawa Street South and rail noise from CN Railway may occasionally interfere with some activities of the dwelling occupants as the sound levels may exceed the sound level limits of the Waterloo Region and the Ministry of the Environment Conservation and Parks (MECP)". "This unit has been installed with air -ducted heating and ventilation system suitably sized and designed for adding a central air conditioning at the occupant's discretion. Installation of central air conditioning 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 Environment Conservation & Parks (MOECP)." iii. "Warning. Canadian National Railway Company or its assigns or successors in interest has or have a rights-of-way within 300 metres from the land the subject thereof. There may be alterations to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the 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." Regional Staff note that the City of Kitchener's Building Inspector must certify that the noise attenuation measures are incorporated in the building plans and the dwelling units have been constructed accordingly. The Region has no objection to the proposed application, subject to the following conditions: 1) That prior to final approval, the owner/applicant submit the Regional consent review fee of $350.00 per new lot created. 2) That the owner/applicant complete the required road widening dedication to the satisfaction of the Region of Waterloo. 3) That prior to final approval, the owner/applicant enter into an agreement with the City of Kitchener to include the following noise mitigation/warning clauses in all Offers of Purchase and Sale, lease/rental agreements and condominium declarations for all dwellings on the severed and retained lands: a. The following noise warning clauses be included in all offers of purchase, deeds and rental agreements "The purchasers /tenants are advised that sound levels due to increasing road traffic on Ottawa Street South and rail noise from CN Railway may occasionally interfere with some activities of the dwelling occupants as the sound levels may exceed the sound level limits of the Waterloo Region and the Ministry of the Environment Conservation and Parks (MECP)". "This unit has been installed with air -ducted heating and ventilation system suitably sized and designed for adding a central air conditioning at the occupant's discretion. Installation of central air conditioning 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 Environment Conservation & Parks (MOECP)." iii. "Warning: Canadian National Railway Company or its assigns or successors in interest has or have a rights-of-way within 300 metres from the land the subject thereof. There may be alterations to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the 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." b. That prior to the issuance of any building permits, the City of Kitchener's Building Inspector certify that the noise attenuation measures are incorporated in the building plans and the dwelling units have been constructed accordingly. General Comments Any future development on the lands subject to the above -noted consent application(s) will be subject to the provisions of Regional Development Charge By-law 19-037 or any successor thereof. Please accept this letter as our request for a copy of the staff reports, decisions and minutes pertaining to each of the consent applications noted above. Should you require Regional Staff to be in attendance at the meeting or have any questions, please do not hesitate to contact the undersigned. Yours truly, Matthew Colley, Principal Planner, MCIP, RPP Mand n �ation Administration Centre: 400 Clyde Road, P.Q. Box 729 Cambridge, ON N1 R 5W6 Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca PLAN REVIEW REPORT: Dianna Saunderson City of Kitchener W M DATE: FILE: May 31, 2021 Severence — 196 Sydney St S RE: Consent Application B2021-029 196 Sydney Street South Azim Anwar and Toba Anwar GRCA COMMENT*: The Grand River Conservation Authority (GRCA) has no concerns with this application. BACKGROUND: 1. Resource Issues: Information currently available at our office indicates that the Sydney Street South right-of-way in front of the severed and retained lands contains the Schneider Creek floodplain. 2. Legislative/Policy Requirements and Implications: Due to the presence of the floodplain, the GRCA regulates a portion of the property under Ontario Regulation 150/06 (Development, Interference with Wetlands and Alterations to Shorelines and Watercourses Regulation). Any future development within the regulated area (as shown in yellow on the attached map) will require a permit from the GRCA pursuant to Ontario Regulation 150/06. Furthermore, GRCA takes an interest in any new development on the property from a safe access perspective. We previously reviewed the proposed construction of a semi-detached dwelling on these lands. We were satisfied that the severed and retained lands would have safe access during a regulatory storm. We issued GRCA Permit 954/20 for an additional dwelling unit on these lands on December 29, 2020. As such, we have no concerns with the application. No additional permits or approvals from the GRCA are required. Page 1 of 2 Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River 3. Review Fees: This is considered a minor consent application, and in accordance with the GRCA's 2021 Plan Review Fee Schedule, the applicable fee is $430. An invoice will be sent to the applicant under separate cover. We trust this information is of assistance. If you have any questions or require additional information, please contact me at 519-621-2763 ext. 2292 or theywood(a-)grandriver. ca. Sincerely, Trevor Heywood Resource Planner Grand River Conservation Authority * These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Grand River Conservation Authority Attachment c.c. Azim Anwar Raj Rai, Raison Homes Page 2 of 2 Grand River Conservation Authority Date: May 20, 2021 k rl fr ,� ;�'�� ,4• r` Author: CF 196 Sydney Street South Ile f k' IN% + s 10 +i• t 'i OU < Legend Ir r r 91 Regulation Limit (GRCA) le O r 47JULg Regulated Watercourse (GRCA) Regulated Waterbody (GRCA) Wetla nit (GRCA) t F ; R *, �_ Lands to be Severed rT ., s Floodplain (GRCA) Engineered ® 9 .{ M ® Estimated ®Approximate ®Special Policy Area i Slope Valley (GRCA) Lands to be Retained • Steep Oversteep Steep 1M� i 1 Slope Erosion (GRCA) Q Oversteep ,f -Toe Q Lake Erie Flood (GRCA) } Lake Erie Shoreline Reach (GRCA) Lake Erie Dynamic Beach (GRCA) Q Lake Erie Erosion (GRCA) � f %` g r =Parcel -Assessment (MPAC/MNRF) This legend is static and may not fully reflect the layers shown on the map. The text of Ontario or h Regulation 150/06 su ercedes the mapping as represented by these layers. i - Copyright Grand River Conservation Authority, 2021. Disclaimer. This map is for illustrative purposes only. Information contained herein is nota substitute for professional review ora site A _ F a ' survey and is subject to change without notice. The Grand River Conservation Authority takes no responsibility for, nor guarantees, tie accuracy of the information contained on this map. Any interpretations or conclusions drawn from this map are the sole responsibility ofthe user roe foreach ompletta ting oayer s sources and cit theses in the map hown legend. legend. Fora complex listing ofsou rtes and citations go to: t ` 1 hftps://maps.granddvenca,Soumesand-Citations.pdf o 425 85 17 s5 N Metres �R _ t Map Centre (UTM NA D 8 3 z17): 542,546.79 4,809,478.48 This map is not to be used for navigation 2015 Ortho (ON) NAD 1983 UTM Zone 17N Scale:738