HomeMy WebLinkAboutDSD-2021-124 - Vacant Land Condominium and Demolition Control - 99-109 North Hill Place and 29 Chicopee Terracei
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REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: September 13, 2021
SUBMITTED BY: Bustamante, Rosa, Director of Planning, 519-741-2200 ext. 7319
PREPARED BY: Schneider, Eric, Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 2
DATE OF REPORT: August 11, 2021
REPORT NO.: DSD -21-124
SUBJECT: Draft Plan of Condominium (Vacant Land) 30CDM-20206
Demolition Control DC21/019/N/ES
99-109 North Hill Place & 29 Chicopee Terrace
99 North Hill Place Inc.
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RECOMMENDATION:
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, grant draft approval
to Condominium Application 30CDM-20206 for 99-109 North Hill Place & 29 Chicopee Terrace
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
in the City of Kitchener, subject to the conditions shown in Report DSD -21-124, Appendix
"A"; and further,
That Demolition Control Application DC21/019/N/ES requesting permission to demolish 4
single detached dwellings located at 99-109 North Hill Place & 29 Chicopee Terrace be
approved.
REPORT HIGHLIGHTS:
The purpose of this report is to provide a planning recommendation to approve the proposed
Vacant Land Condominium and Demolition Control Applications for the properties located at 99-
109 North Hill Place & 29 Chicopee Terrace.
Community engagement for the Vacant Land Condominium included:
o Circulation of a notice letter to owners of property within 120 metres of the subject
property;
o Staff received 7 neighbourhood responses and corresponded directly with the members
of the public; and,
o Notice of the public meeting was advertised in The Record on August 20, 2021.
This report supports the delivery of core services.
EXECUTIVE SUMMARY:
The owner of the property at 99-109 North Hill Place & 29 Chicopee Terrace is proposing to:
• demolish 4 single detached dwellings to facilitate redevelopment; and,
• obtain draft approval for a 14 -unit Vacant Land Condo (VLC) comprising of 14 single
detached dwellings
Staff is supportive of the proposed applications that would allow the redevelopment of the subject
site.
BACKGROUND:
99 North Hill Place Inc. has made applications to the City of Kitchener for a Draft Plan of Vacant
Land Condominium and Demolition Control.
The subject site is adjacent to the south side of Chicopee Ski Hill and comprised of 3 separate
parcels, containing a total of 4 single detached dwellings. The lands have been consolidated for
redevelopment. North Hill Place is an undersized local street that extends from Fairway Road North
and reaches a terminus along the western portion of the subject site. Chicopee Terrace is a local
street that contains full municipal services. Access and servicing are proposed from the Chicopee
Terrace. The proposal for Vacant Land Condominium includes a private roadway from Chicopee
Terrace, and the existing access from North Hill Place would be closed off.
The consolidated lands result in an irregular shaped lot, with frontage on both North Hill Place and
Chicopee Terrace. The site is 0.91 hectares in area, 22 metres wide on the Chicopee Terrace
frontage, and 60 metres deep on the North Hill Place frontage.
REPORT:
Vacant Land Condominium
The owner of the subject lands is proposing a vacant land condominium which will consist of 14
single detached residential units and common element areas. An internal private road, walkways,
retaining walls, and landscaped areas make up the common elements. The subject property has
received Site Plan Approval in Principle (SP20/051/N/ES) and the owner is actively clearing
conditions for full Site Plan Approval to begin construction.
The property is designated Low Rise Residential in the City's Official Plan and zoned Residential
Three Zone (R-3) with Special Regulation Provision 432R and Temporary Use Provision 10T in the
City of Kitchener's Zoning By-law 85-1.
The residential development consisting of 14 lots to be developed with single detached dwellings is
permitted on the lands as per the policies in the City's Official Plan and regulations in the City's
Zoning By-law 85-1. The creation of a Vacant Land Condominium facilitates the use of the property
as single detached dwellings on a private road rather than to be considered a multiple dwelling in
the Zoning By-law. Each lot meets the minimum requirements for lot width and lot area in the current
R-3 zoning.
A copy of the approved Site Plan is attached as Appendix "F" for reference. The proposed Vacant
Land Condominium Plan is consistent with the Site Plan that has received Approval in Principle. The
vacant land condominium application proposes to create units 1 through 14 and a common element
area as shown on the Vacant Land Condominium Plan (attached as Appendix "A").
The purpose of the vacant land condominium application is to permit the individual ownership
(tenure) of each of the residential lots with frontage to the private street.
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.
Housing related policies in the PPS encourage providing an appropriate range and mix of housing
options and densities to meet projected market-based needs of current and future residents. The
PPS also promotes directing the development of new housing towards locations where appropriate
levels of infrastructure and public service facilities are available to make efficient use of land. The
proposed development is consistent with the PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 (Growth Plan):
The Growth Plan promotes development that contributes to complete communities, creates street
configurations that support walking, cycling and sustained viability of transit services and which
creates high quality public open spaces.
Policy 2.2.6.1(a) states that municipalities will support housing choice through the achievement of
the minimum intensification and targets in this Plan, as well as the other policies of this Plan by
identifying a diverse range and mix of housing options and densities, including additional residential
units and affordable housing to meet projected needs of current and future residents.
Planning staff are of the opinion that the applications conform to the policies of the Growth Plan.
Regional Official Plan (ROP), 2010:
The subject site is located within the Urban Area and Built -Up Area in the Regional Official Plan.
Permitted uses in the Urban Area include a mix of housing uses including condominium units.
Regional policies support a diverse range and mix of permanent housing options including the
housing style proposed through this application.
The subject lands fall within the `built boundary' delineated by the Province in the Growth Plan and
identified in the Regional Official Plan. Policy 2.C.2 sets a target of 45% of new residential
development to occur within the Built -Up area (as opposed to an urban greenfield area). This
proposal would contribute to that target and represents reurbanization within the built-up area that
results in a higher density than existed previously.
In addition, policy 2.D.1 states that in reviewing development applications, the Region and area
municipalities will ensure that development occurring within the urban area is planned and developed
in a manner that:
• is serviced by a municipal; drinking -water system and a municipal wastewater system,
• protects the natural environment, and surface water and groundwater resources, and
• respects the scale, physical character, and context of established neighbouhoods in areas
where reurbanization is to occur.
Based on Staff review and comments from the Region of Waterloo, Staff is of the opinion that the
application conforms to the Regional Official Plan.
Official Plan
The subject property is designated as Low Rise Residential in the City's Official Plan (OP). Lands
located within the Low Rise Residential designation in the Official Plan are intended to accommodate
a full range of housing types such as low rise residential developments. Integration of different forms
of housing achieve a low overall intensity of use.
The location, grading and access to the site create unique challenges in developing the land. A
Vacant Land Condominium is a unique approach to address these challenges and create residential
lots on a private road rather than a public street. It also ensures that maintenance of the private road
will be the responsibility of the unit owners rather than the City. The City's Official Plan contains
policies that speak to provision of housing, including redevelopment:
Policy 4.C.1.22: The City will encourage the provision of a range of innovative housing types and
tenures such as rental housing, freehold ownership and condominium ownership including common
element condominium, phased condominium and vacant land condominium, as a means of
increasing housing choice and diversity.
Policy 4.C.1.9. Residential intensification and/or redevelopment within existing neighbourhoods will
be designed to respect existing character. A high degree of sensitivity to surrounding context is
important in considering compatibility.
Policy 4.C.1.12. The City favours a land use pattern which mixes and disperses a full range of
housing types and styles both across the city as a whole and within neighbourhoods.
Based on the above housing policies, staff is of the opinion that the application conforms to the
Official Plan.
Demolition Control
Staff advise that the owners/applicant of the subject properties are proposing to demolish 4 single
detached dwellings to allow for redevelopment of 14 single detached dwellings within a Vacant Land
Condominium on the subject property.
The intent of the demolition control by-law is to prevent premature loss of dwelling units. It requires
property owners to have building permits ready for approval before demolition of the existing dwelling
units can occur. For a Vacant Land Condominium development, this creates a timing issue as the
building permits cannot be issued until the lots are created, and vice versa the lots cannot be created
with the existing buildings straddling the proposed unit boundaries. The 4 dwelling units are to be
replaced with 14 dwelling units, which will replace the existing housing stock and add additional
housing stock. Staff is of the opinion that this proposal meets the intent of the demolition control by-
law.
Department and Agency Comments:
A copy of all comments received from the commenting agencies and City departments are attached
as Appendix "C". There are no outstanding concerns with the proposed applications.
Community Input and Staff Responses:
Staff received 7 written responses from nearby residents (attached as Appendix "E"). The residents
expressed concerns with privacy, traffic, construction nuisance, and permitted uses. Planning staff
responded directly to the residents by phone and email to answer questions, listen to and understand
their concerns.
Privacy:
Residents expressed concerns with privacy as the initial concept showed an internal walkway
running adjacent to existing lots on Chicopee Terrace. As a result, the walkway location has been
moved to the opposite side of the drive aisle (westerly side) to mitigate any potential privacy
concerns.
Residents expressed concerns with homes located close to the existing rear property lines on
Chicopee Terrace. The lot layout has been revised to orient the rear lot lines of all proposed units
towards the existing rear lot lines, ensuring a minimum of 7.5 metres of separation rather than side
lot lines that could situate buildings as close as 1.2 metres to existing rear lot lines on Chicopee
Terrace.
Traffic:
Residents expressed concerns with additional and unsafe traffic being caused by the development.
Transportation staff advised that the proposed unit count of 14 is well below the threshold that would
require a Transportation Impact Study and that the existing streets Volta Avenue and Chicopee
Terrace are designed to carry much higher volumes of traffic than exists currently. Additionally,
Transportation staff requested a stop sign and stop bar at the exit of the private road to control traffic
and ensure safety in vehicles exiting the development. This has been shown on the approved in
principle site plan.
Construction Nuisance:
Residents expressed concerns with construction nuisance such as noise and dust. The City's
development agreement contains provisions that require the owner to mitigate construction dust,
odors, etc.
Permitted Uses:
Residents questioned the permitted uses on the lands as some believed it was zoned Agricultural.
Staff informed residents that the current zoning is Residential Three (R-3) and that single detached
dwellings are a permitted use.
STRATEGIC PLAN ALIGNMENT:
The recommendation of this report supports the achievement of the City's strategic vision through
the delivery of core service.
FINANCIAL IMPLICATIONS:
There are no financial implications associated with this recommendation.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
committee meeting. A notice of the public meeting was placed in the newspaper on August 20, 2021
(Appendix "B").
CONSULT — The Application was circulated to property owners within 120 metres of the subject
lands on October 21, 2020 as per Planning Act requirements. This report will be posted to the City's
website with the agenda in advance of the committee meeting.
PREVIOUS REPORTS/AUTHORITIES:
• Zoning By-law 85-1
• Official Plan, 2014
• Regional Official Plan, 2010
• Provincial Policy Statement, 2020
• Planning Act, 1990
• Growth Plan, 2020
APPROVED BY: Justin Readman - General Manager, Development Services
ATTACHMENTS:
Appendix "A" — Draft Approval Conditions and Draft Plan of Condominium 30CDM-20206
Appendix "B" — Newspaper Notice
Appendix "C" — Department and Agency Comments (Vacant Land Condominium)
Appendix "D" — Department and Agency Comments (Demolition Control)
Appendix "E" — Neighbourhood Comments
Appendix "F" — Site Plan- Approval in Principle
Appendix "A"
DSD -20-124
DRAFT PLAN OF CONDOMINIUM 30CDM-20206
99-109 North Hill Place and 29 Chicopee Terrace
99 North Hill Place Inc.
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-20206 for 99-109 North Hill Place and 29 Chicopee Terrace in
the City of Kitchener, subject to the following conditions:
That this approval applies to Draft Condominium 30CDM-20206 owned by 99 North Hill Place
Inc., dated July 5, 2021 proposing a Vacant Land Condominium Plan for 0.91 hectares of
land comprised of 14 units and common elements.
Units 1-14: Residential lots for single detached dwellings.
Common Elements: Internal drive aisles, walkways, retaining walls, centralized mailbox 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. The Owner shall submit a draft Condominium Declaration, for approval by 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 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, and open space/amenity
areas, if any.
In addition, the Declaration shall contain specific provisions 3 ii) through 3vii), as outlined
below, to the satisfaction of the City's Manager of Development Review.
ii) That private sidewalks, driveways and parking areas be maintained in a snow free
condition and void of any obstructions 12 months of the year.
iii) That the condominium corporation agrees to develop and maintain the subject lands
in compliance with approved Site Plan.
iv) That access rights to Kitchener -Wilmot Hydro Inc. facilities on the subject property
will be maintained.
v) That the home mail delivery will be from a designated Centralized Mail Box.
vi) That easements, as may be required, for servicing and/or access across the
condominium lands are to be conveyed to: City of Kitchener, Regional Municipality of
Waterloo, Kitchener -Wilmot Hydro, Bell Canada and any
communication/telecommunication company.
vii) That the Condominium Corporation and Unit Owners, would at their expense, be
obligated to implement and maintain the approved Salt Management Plan related to
winter snow and ice clearing.
5. That the Owner covenant and agree in writing 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 shall provide an undertaking 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) to provide reference plan(s) showing the easements to Hydro, communication/
telecommunication companies, and the City, to the satisfaction of the City's Manager
of Development Review;
(b) 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;
(c) to ensure that there are no conflicts between utility or municipal service easement
locations and any approved Tree Preservation/Enhancement Plan;
(c) if utility easement locations are proposed within lands to be conveyed to, or presently
owned by the City, the Owner shall obtain prior written approval from the City's
Manager of Development Review or, in the case of parkland, the City's General
Manager of Development Services; and
(d) to provide to the City's Manager of Development Review, a clearance letter from each
of Hydro, Bell Canada and other pertaining communication/telecommunication
companies. Such letter shall state that the respective utility company has received
all required grants of easements, 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 as may be
identified through the Site Plan process to the satisfaction of the City's Manager of
Development Review.
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 the Owner confirms that sufficient wire -line communication/telecommunication
infrastructure is currently available within the proposed development to provide
communication/telecommunication service to the proposed development to the satisfaction
of Bell Canada or other communication/telecommunication company.
11. That the Owner provide a written undertaking directed to the City's Chief Fire Prevention
Officer advising that all dwelling units in the development will:
A: be sprinklered to the latest version of NFPA 13D purchasers will be advised in Offers of
purchase/sale
B: maintained and monitored with Direct Detect for the life of the development.
12. 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.
13. 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.
14. That prior to final approval, the Applicant/Owner shall make provisions through the
Condominium Declaration for the implementation of the approved recommendations of the
approved Salt Management Plan, to the satisfaction of the Regional Municipality of Waterloo.
15. That prior to final approval, the Applicant/Owner enter into a Development Agreement with
the City of Kitchener to implement the following Noise Warning Clause:
"Purchasers/tenants are advised that due to the proximity of the adjacent
Commercial/Recreational Facility, noise and lighting from the Commercial/Recreational
Facility may at times cause concern to some individuals."
16. That prior to final approval, the Applicant/Owner enter into a Development Agreement with
the Regional Municipality of Waterloo to implement the following Noise Warning Clause:
"Prospective purchasers and tenants are advised that all units in this plan of Condominium
are located within or in close proximity to one of the flight paths leading into and out of the
Region of Waterloo International Airport and that directional lighting along this path and noise
from aircraft using the flight path may cause concern to some individuals."
17. That prior to final approval, the Applicant/Owner shall incorporate the following warning
clause in the condominium declaration and all offers of purchase/sale and lease/rental
agreements:
"Purchasers/tenants are advised that due to the proximity of the adjacent
Commercial/Recreational Facility, noise and lighting from the Commercial/Recreational
Facility may at times cause concern to some individuals."
and
"Prospective purchasers and tenants are advised that all units in this plan of Condominium
are located within or in close proximity to one of the flight paths leading into and out of the
Region of Waterloo International Airport and that directional lighting along this path and noise
from aircraft using the flight path may cause concern to some individuals."
18. That prior to final approval, 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 18 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), vii), and 12 through 18 have been satisfied.
NOTES:
1. 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.
2. The condominium plan for Registration must be in conformity with Ontario Regulation 43/96
as amended, under the Registry Act.
3. Draft approval will be reviewed by the Manager of Development Review from time to time to
determine whether draft approval should be maintained.
4. 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.
5. The owner is advised that the Regional Municipality of Waterloo has adopted By-law 96-025,
pursuant to Section 69 of the Planning Act, R.S.O. 1990, c.P. 13, to prescribe a tariff of fees
for application, recirculation, draft approval, modification to draft approval and registration
release of plans of condominium.
6. This draft plan was received on August 11, 2021 and deemed complete on August 11, 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.
7. 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. 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.
8. When the survey has been completed and the final plan prepared to satisfy the requirements
of the Registry Act, they should be forwarded to the City of Kitchener. If the plans comply
with the terms of the approval, and we have received assurance from the Regional
Municipality of Waterloo and applicable clearance agencies that the necessary arrangements
have been made, the Manager of Development Review signature will be endorsed on the
plan and it will be forwarded to the Registry Office for registration
The following is required for registration and under The Registry Act and for our use:
Two
(2)
original mylar
Five
(5)
white paper prints
One
(1)
digital copy
Appendix "A"
DSD -20-124
DRAFT PLAN OF CONDOMINIUM 30CDM-20206
99-109 North Hill Place and 29 Chicopee Terrace
99 North Hill Place Inc.
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-20206 for 99-109 North Hill Place and 29 Chicopee Terrace in
the City of Kitchener, subject to the following conditions:
That this approval applies to Draft Condominium 30CDM-20206 owned by 99 North Hill Place
Inc., dated July 5, 2021 proposing a Vacant Land Condominium Plan for 0.91 hectares of
land comprised of 14 units and common elements.
Units 1-14: Residential lots for single detached dwellings.
Common Elements: Internal drive aisles, walkways, retaining walls, centralized mailbox 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. The Owner shall submit a draft Condominium Declaration, for approval by 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 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, and open space/amenity
areas, if any.
In addition, the Declaration shall contain specific provisions 3 ii) through 3vii), as outlined
below, to the satisfaction of the City's Manager of Development Review.
ii) That private sidewalks, driveways and parking areas be maintained in a snow free
condition and void of any obstructions 12 months of the year.
iii) That the condominium corporation agrees to develop and maintain the subject lands
in compliance with approved Site Plan.
iv) That access rights to Kitchener -Wilmot Hydro Inc. facilities on the subject property
will be maintained.
v) That the home mail delivery will be from a designated Centralized Mail Box.
vi) That easements, as may be required, for servicing and/or access across the
condominium lands are to be conveyed to: City of Kitchener, Regional Municipality of
Waterloo, Kitchener -Wilmot Hydro, Bell Canada and any
communication/telecommunication company.
vii) That the Condominium Corporation and Unit Owners, would at their expense, be
obligated to implement and maintain the approved Salt Management Plan related to
winter snow and ice clearing.
5. That the Owner covenant and agree in writing 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 shall provide an undertaking 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) to provide reference plan(s) showing the easements to Hydro, communication/
telecommunication companies, and the City, to the satisfaction of the City's Manager
of Development Review;
(b) 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;
(c) to ensure that there are no conflicts between utility or municipal service easement
locations and any approved Tree Preservation/Enhancement Plan;
(c) if utility easement locations are proposed within lands to be conveyed to, or presently
owned by the City, the Owner shall obtain prior written approval from the City's
Manager of Development Review or, in the case of parkland, the City's General
Manager of Development Services; and
(d) to provide to the City's Manager of Development Review, a clearance letter from each
of Hydro, Bell Canada and other pertaining communication/telecommunication
companies. Such letter shall state that the respective utility company has received
all required grants of easements, 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 as may be
identified through the Site Plan process to the satisfaction of the City's Manager of
Development Review.
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 the Owner confirms that sufficient wire -line communication/telecommunication
infrastructure is currently available within the proposed development to provide
communication/telecommunication service to the proposed development to the satisfaction
of Bell Canada or other communication/telecommunication company.
11. That the Owner provide a written undertaking directed to the City's Chief Fire Prevention
Officer advising that all dwelling units in the development will:
A: be sprinklered to the latest version of NFPA 13D purchasers will be advised in Offers of
purchase/sale
B: maintained and monitored with Direct Detect for the life of the development.
12. 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.
13. 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.
14. That prior to final approval, the Applicant/Owner shall make provisions through the
Condominium Declaration for the implementation of the approved recommendations of the
approved Salt Management Plan, to the satisfaction of the Regional Municipality of Waterloo.
15. That prior to final approval, the Applicant/Owner enter into a Development Agreement with
the City of Kitchener to implement the following Noise Warning Clause:
"Purchasers/tenants are advised that due to the proximity of the adjacent
Commercial/Recreational Facility, noise and lighting from the Commercial/Recreational
Facility may at times cause concern to some individuals."
16. That prior to final approval, the Applicant/Owner enter into a Development Agreement with
the Regional Municipality of Waterloo to implement the following Noise Warning Clause:
"Prospective purchasers and tenants are advised that all units in this plan of Condominium
are located within or in close proximity to one of the flight paths leading into and out of the
Region of Waterloo International Airport and that directional lighting along this path and noise
from aircraft using the flight path may cause concern to some individuals."
17. That prior to final approval, the Applicant/Owner shall incorporate the following warning
clause in the condominium declaration and all offers of purchase/sale and lease/rental
agreements:
"Purchasers/tenants are advised that due to the proximity of the adjacent
Commercial/Recreational Facility, noise and lighting from the Commercial/Recreational
Facility may at times cause concern to some individuals."
and
"Prospective purchasers and tenants are advised that all units in this plan of Condominium
are located within or in close proximity to one of the flight paths leading into and out of the
Region of Waterloo International Airport and that directional lighting along this path and noise
from aircraft using the flight path may cause concern to some individuals."
18. That prior to final approval, 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 18 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), vii), and 12 through 18 have been satisfied.
NOTES:
1. 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.
2. The condominium plan for Registration must be in conformity with Ontario Regulation 43/96
as amended, under the Registry Act.
3. Draft approval will be reviewed by the Manager of Development Review from time to time to
determine whether draft approval should be maintained.
4. 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.
5. The owner is advised that the Regional Municipality of Waterloo has adopted By-law 96-025,
pursuant to Section 69 of the Planning Act, R.S.O. 1990, c.P. 13, to prescribe a tariff of fees
for application, recirculation, draft approval, modification to draft approval and registration
release of plans of condominium.
6. This draft plan was received on August 11, 2021 and deemed complete on August 11, 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.
7. 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. 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.
8. When the survey has been completed and the final plan prepared to satisfy the requirements
of the Registry Act, they should be forwarded to the City of Kitchener. If the plans comply
with the terms of the approval, and we have received assurance from the Regional
Municipality of Waterloo and applicable clearance agencies that the necessary arrangements
have been made, the Manager of Development Review signature will be endorsed on the
plan and it will be forwarded to the Registry Office for registration
The following is required for registration and under The Registry Act and for our use:
Two
(2)
original mylar
Five
(5)
white paper prints
One
(1)
digital copy
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Appendix B
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND AN ELECTRONIC PUBLIC MEETING TO DISCUSS
A PROPOSED VACANT LAND CONDOMINIUM
UNDER SECTION 51 OF THE PLANNING ACT
99-109 North Hill Place & 29 Chicopee Terrace
The City of Kitchener has received an application for a vacant land condominium consisting of 14 residential
units (single detached dwellings), and common element areas. An internal drive aisle, walkways, retaining walls,
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, September 13, 2021 at 7:00 p.m.
(live -stream video available at kitchener.ca/watchnow)
If you wish to make written and/or verbal comments either in support of, or in opposition to, the above noted
proposal you may register as a delegation at kitchener.ca/delegations or by contacting Legislated Services at
519-741-2200 ext. 2203 by no later than 4:00 p.m. on September 13, 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).
Eric Schneider, Planner - 519-741-2200 x 7843 (TTY: 1-866-969-9994); eric.schneidera-kitchener.ca
Appendix C
DEVELOPMENT SERVICES DEPARTMENT
BUILDING DIVISION
Robert Schipper, CBCO
Manager of Building
City Hall, P.O. Box 1118
200 King St. W., 51" Floor
Kitchener, Ontario
Canada, N2G 4G7
Phone: (519)741-2836
Fax: (519 741-2775
robert.schipper(o-)kitchener.ca
October 16, 2020
Attn: 99 North Hill Place Inc.
Subject: Draft Approval - Plan of Condominium application (Vacant land) 30CDM-
20206 for
99-109 North Hill PI., Kitchener, Ontario
Building Division has no concerns with the Plan of Condominium (vacant land)
application. We will be addressing any Building Code deficiencies through the building
permit process when the individual dwelling units are applied for under separate building
permits, 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. Eric Schneider
N*
Region of Waterloo
Eric Schneider
Planner
City of Kitchener
200 King Street West, 6t" Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Schneider,
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.regionotwaterloo.ca
Melissa Mohr 1-226-752-8622
File: D19/2/20206
August 5, 2021
Re: Proposed Vacant Land Plan of Condo 30CDM-20206
99, 107, 109 North Hill Drive, and 29 Chicopee Terrace
Patterson Planning Consultants Inc. (Scott Patterson) on
behalf of Mr. Sean O'Neill
CITY OF KITCHENER
The Region has received a Vacant Land Plan of Condominium for review and comment
at 99, 107 and 109 North Hill drive and 29 Chicopee Terrace in Kitchener.
The applicant is proposing a vacant land plan of condominium consisting of 14 single
detached residential units with a common element area. The units will contain a
residential unit with landscaped areas and surface parking. Internal drive aisles,
walkways, landscaped areas and a stormwater management pond will make up the
common elements. This application is concurrent with a Site Plan Application (File No.
SP20/051/N/ES)
The subject lands are 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 R-3, 432 R in the City of Kitchener Zoning By-law, which
permits single detached dwelling on each lot.
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 a mix of
Document Number: 3780934 Version: 1
housing uses (including stacked and townhouse residential condominium units), among
others. The Region supports a diverse range and mix of permanent housing options
including the housing style proposed through this application.
Due to the commercial use adjacent to the subject lands, it is recommended that the
following noise -warning clause be implemented in a Development Agreement with the
City of Kitchener and included in the Condominium Declaration and all offers of
Purchase/Sale and Lease/Rental Agreements:
"Purchasers/tenants are advised that due to the proximity of the adjacent
Commercial/Recreational Facility, noise and lighting from the Commercial/Recreational
Facility may at times cause concern to some individuals."
Regional staff have no objection to the application and offer the following technical
comments:
Cultural Heritage
As per pre -submission consultation comments for this proposal, please note that if
archaeological resources are discovered during development or site alteration,
construction and site alteration must cease immediately and the Ministry of Heritage,
Sport, Tourism and Culture Industries must be contacted. If it is determined that
additional investigation and reporting of the archaeological resources is needed, a
licensed archaeologist will be required to conduct this fieldwork in compliance with S.
48(a) of the Ontario Heritage Act.
In addition, if human remains/or a grave site is discovered during development or site
alteration of the subject property, the applicant must immediately cease alteration/site
works. In addition, the applicant/owner must contact the proper authorities (police or
coroner) and the Registrar at the Bereavement Authority of Ontario in Compliance with
the Funeral, Burial and Cremation Services Act, 2002 S. 96 and associated
Regulations.
Corridor Planning
Region of Waterloo International Airport
The subject lands are located within 6 kilometers of the Region of Waterloo International
Airport. Any construction cranes used in the construction of this project may protrude
into prohibited airspace as designated by the Region of Waterloo's Airport Zoning
Regulations. The use of construction cranes may require the applicant to obtain
Transport Canada' s Aeronautical Assessment Form for Obstruction Evaluation and
approval from NAV Canada through their land use application process. Please contact
Mr. Kevin Campbell, Project Manager, at the Region of Waterloo International Airport
(519-648-2256 ext. 8511) for assistance in acquiring the required federal and municipal
clearances.
Document Number: 3780934 Version: 1
Please note that the following warning clause shall be implemented through a
development agreement with the Region of Waterloo and incorporated into the
Condominium Declaration and all offers of purchase/sale and lease/rental agreements:
"Prospective purchasers and tenants are advised that all units in this plan of
Condominium are located within or in close proximity to one of the flight paths leading
into and out of the Region of Waterloo International Airport and that directional lighting
along this path and noise from aircraft using the flight path may cause concern to some
individuals."
Hydrogeology and Source Water
Please note that the Salt Management Plan submitted in support of the application is
acceptable. The recommendations of the Salt Management Plan shall be incorporated
into the Condominium Declaration as a condition of draft plan approval.
Housing Comments
The Region supports the provision of a full range of housing options, including
affordable housing. The Region's 10 -Year Housing and Homelessness Plan contains an
affordable housing target for Waterloo Region. The target is for 30% of all new
residential development between 2019 and 2041 to be affordable to low and moderate
income households. Staff recommend that the applicant consider providing a number of
affordable housing units on the site.
In order for affordable housing to fulfill its purpose of being affordable to those who
require rents or purchase prices lower than the regular market provides, there should be
an agreement in place with conditions establishing the income levels of the people who
can rent or own the homes as well as conditions on how long those units need to
remain affordable. A security should be registered on title to ensure the affordable units
are maintained over the term of the agreement.
For the purposes of evaluating the affordability of an ownership unit (based on the
definition in the Regional Official Plan), the purchase price is compared to the least
expensive of:
Housing for which the purchase price
results in annual accommodation costs
which do not exceed 30 percent of gross
$368,000
annual household income for low and
moderate income households
Housing for which the purchase price is
at least 10 percent below the average
$487,637
purchase price of a resale unit in the
regional market area
*Based on the most recent information available from the PPS Housing Tables (2020).
In order for an owned unit to be deemed affordable, the current maximum affordable
price is $368,000.
Document Number: 3780934 Version: 1
For the purposes of evaluating the affordability of a rental unit (based on the definition of
affordable housing in the Regional Official Plan), the average rent is compared to the
least expensive of:
A unit for which the rent does not exceed
30 per cent of the gross annual
$1,420
household income for low and moderate
income renter households
A unit for which the rent is at or below the
Bachelor:
$863
average market rent (AMR) in the
1 -Bedroom:
$1,076
regional market area
2 -Bedroom:
$1,295
3 -Bedroom:
$1,359
4+ Bedroom:
$1,359
*Based on the most recent information available from the PPS Housing Tables (2020)
In order for a unit to be deemed affordable, the average rent for the proposed units must
be at or below the current average market rent in the regional market area, as listed
above.
Draft Plan of Condominium Conditions:
The Region has no objections to draft approval of Plan of Condominium 30CDM-20206,
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 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;
3) That prior to final approval, the Applicant/Owner shall make provisions through
the Condominium Declaration for the implementation of the approved
recommendations of the approved Salt Management Plan, to the satisfaction of
the Regional Municipality of Waterloo;
4) That prior to final approval, the Applicant/Owner enter into a Development
Agreement with the City of Kitchener to implement the following Noise Warning
Clause:
"Purchasers/tenants are advised that due to the proximity of the adjacent
Commercial/Recreational Facility, noise and lighting from the
Commercial/Recreational Facility may at times cause concern to some
individuals."
5) That prior to final approval, the Applicant/Owner enter into a Development
Agreement with the Regional Municipality of Waterloo to implement the following
Noise Warning Clause:
Document Number: 3780934 Version: 1
"Prospective purchasers and tenants are advised that all units in this plan of
Condominium are located within or in close proximity to one of the flight paths
leading into and out of the Region of Waterloo International Airport and that
directional lighting along this path and noise from aircraft using the flight path may
cause concern to some individuals."
6) That prior to final approval, the Applicant/Owner shall incorporate the following
warning clause in the condominium declaration and all offers of purchase/sale
and lease/rental agreements:
"Purchasers/tenants are advised that due to the proximity of the adjacent
Commercial/Recreational Facility, noise and lighting from the
Commercial/Recreational Facility may at times cause concern to some
individuals."
and
"Prospective purchasers and tenants are advised that all units in this plan of
Condominium are located within or in close proximity to one of the flight paths
leading into and out of the Region of Waterloo International Airport and that
directional lighting along this path and noise from aircraft using the flight path may
cause concern to some individuals."
7) That prior to final approval, 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 $4,550.00.
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. Mr. Sean O'Neill (Owner), Scott Patterson of Patterson Planning Consultants Inc. (Applicant)
Document Number: 3780934 Version: 1
Appendix D
From: Victoria Grohn
Sent: Thursday, July 8, 20218:50 AM
To: Eric Schneider
Subject:RE: Demo Control- 99-109 North Hill Place & 29 Chicopee Terrace
Hi Eric,
The properties municipally addressed as 99-109 North Hill Place and 29 Chicopee Terrace are
neither designated nor listed under the Ontario Heritage Act.
As such, there are no heritage concerns with the demolition of the existing structures.
Victoria
Victoria Grohn, BES
(Pronouns: she/her)
Heritage Planner I Planning Division I City of Kitchener
519-741-2200 ext. 7041 1 TTY 1-866-969-9994 1 victoria.grohn@kitchener.ca
Appendix E
From:
Sent: Monday, November 2, 2020 8:59 AM
To: Eric Schneider
Subject: [EXTERNAL] Regarding File 30CDM-20206
Regarding the attached noted file I'd like to be kept informed.
Am I reading this correctly that the owner is also a Councillor
and shares the same last name as the City Planner ?
Is this not worthy of being questioned ?
Many Thanks /
From:
Sent: Tuesday, October 27, 2020 12:35 PM
To: Eric Schneider
Subject: [EXTERNAL] Please setup an appointment with me regarding plan of condom file
number 30cdm- 20206 location north hill my email or phone
Sent from my Bell Samsung device over Canada's largest network.
From:
Sent: Sunday, November 22, 2020 2:10 PM
To: Eric Schneider
Subject: [EXTERNAL] North Hill Place & Chicopee Terrace
Good afternoon
I would like it on record that I object to this proposal.
I believe we need our trees on this planet, turning everything into buildings is hurting our planet! The
entire look of the ski hill from the city side will change and be less appealing.
I have lived on this quite cul dec sac for 21 years and you want to take away the beauty it holds.
There are very little things remaining untouched, but turning the backside of the ski hill into houses
takes away from one of the natural beauty that kitchener is known for.
14 Chicopee Terrace
Kitchener
From:
Sent: Wednesday, November 18, 2020 10:55 AM
To: Eric Schneider
Subject: [EXTERNAL] North Hill Condo Application - 30CDM-20206
Mr. Schneider,
As you are aware, the Chicopee Ski Club operates on the lands immediately to the east of the subject
lands. We would respectfully request two considerations for condition of approval for this application:
1) That a Noise Warning Clause be registered on title for both general ski operations, and snow
making operations. Chicopee has had complaints in past from neighbouring residential dwelling
units regarding the noise created at the Chicopee Ski Club due to snow making and ski
operations. While a typical Stationary Noise Study may not recommend any mitigation due to
border line sound levels, the Ministry of the Environment, Conservation and Parks publication,
NPC 300, does make for accommodation for such Stationary Noise Sources:
C8.2 Stationary Sources
Type E: (see Section C7.6)
"Purchasers/tenants are advised that due to the proximity of the Chicopee Ski Club, noise from
snow making and ski operations may at times be audible."
2) That a standard board on board fence be required inside the subject property line which abuts
the Chicopee Ski Club. Because much of our property which borders the residential
neighbourhood is "forest" in nature, we tend to have issues with "back yard creep" where
sheds, recreation space and storage space occurs on our lands. A Board on board fence will
assist greatly in addressing this issue.
Should you have any questions, please contact me as below:
CEO, Chief Excitement Officer
Creating Unique Fun -Filled Experiences!
396 Morrison Road Kitchener, ON N2A 2Z6
W: www.chicopee.ca
From:
Sent: Monday, November 9, 2020 10:12 AM
To: Eric Schneider
Subject: [EXTERNAL] file number 30CDM-20206
Good Morning Eric
I have many concerns and comments about the proposed use of the properties referred to in this file. I
was first wondering about the zoning for this, the last thing I recall about these properties was the
question of even having a granny flat, and that was only granted temporary, at first. Now it proposed to
be multiple dwellings. How did we get here?
I also have concerns with extra traffic on Chicopee Terrace and Volta, there is already a public lane off of
North Hill Place and the properties in question for this VLC are addressed as on North Hill Place. Why is
there a need to remove a home on Chicopee Terrace (29) and run a new private drive on to Volta and
Chicopee Terrace? The extra traffic is not needed here and because of the location ( at the bottom of a
hill) it could cause a safety concern in the winter with all the extra traffic.
What about possible damage to our existing properties with all the heavy equipment and construction, I
do believe that most of this area is sandy. Vibration is really felt when there is heavy equipment
working, doing any kind of ground disruption even just when the core sampling was done.
I also have other concerns and my neighbours at 15 Chicopee Terrace also have some. They have no
internet, but would like to be included also with any other information, including a copy of the staff
report and notification of the date and time of the future public meeting, sent to them by mail. I also
request a paper copy of that information set to me through the regular mail system, please.
Thank You,
7 Chicopee Terrace
N2A 1T2
From:
Sent: Monday, February 8, 202110:52 AM
To: Eric Schneider
Subject: [EXTERNAL] Draft plan of vacant land Condominium located at 99-109 North Hill place
and 29 Chicopee Terrace
I only have one question.
Why would you extend Volta Ave as opposed to the obvious and easier continuation of North Hill Place?
There is only one house on North Hill Place. Volta and Chicopee terrace have over 25 homes which have
lots of children around, so why increase traffic by nearly 50% on this road if there is an obvious easier
route by continuing North Hill Place into the new proposed housing.
Also is this Eric Schneider from Drayton? If so Hi buddy hope you are doing well. If not never mind.
Cell:
Off ice:
Fax:
From:
Sent: Friday, November 20, 2020 8:05 AM
To: Eric Schneider
Subject: [EXTERNAL] 30CDM-20206 - 99 North Hill Place Inc.
Good Morning Mr. Schneider,
I apologize for losing sight of the November 18, 2020 deadline for making comment on this proposed
development. I hope my views can still be considered, and would like to continue to receive updates on
the project. I reside at 6 Chicopee Terrace.
My concern has to do with traffic flow. As I understand it, the entrance to the future development will
be from Chicopee Terrace. The reason for this, apparently, is that the North Hill Place road is
insufficiently wide to accommodate additional traffic and emergency services. Having the entrance on
Chicopee Terrace will add considerable traffic to the neighbourhood - and drivers will have negotiate
several corners to come and go. While it may be more costly for the developer to make arrangements
with the city or private land owners to expand the North Hill Place road to accommodate the traffic, I
believe this is the preferable route. Alternatively, I would suggest that the development residents at
least have access to the North Hill Place road, so that they have an alternate option of which route to
take. For anyone leaving the neighbourhood and wanting to exit onto Fairway road, North Hill Place
road is clearly the more direct route.
With thanks in advance for your consideration of this,
Office:
Direct:
Fax:
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