HomeMy WebLinkAboutDSD-2021-203 - B 2021-056 to 057 & A 2021-119 - 300 Bridge St EStaff Report
Develo n7ent Services Deoartr7ent
REPORT TO: Committee of Adjustment
DATE OF MEETING: October 19, 2021
Itis i z��:I�
www. kitchener ca
SUBMITTED BY: Bateman, Brian, Senior Planner, 519-741-2200 ext. 7869
PREPARED BY: Schneider, Eric, Senior Planner, 519-741-2200 ext. 7843
WARD(S) INVOLVED: Ward 1
DATE OF REPORT: October 8, 2021
REPORT NO.: DSD -21-203
SUBJECT: Minor Variance Application B2021-119
Consent Applications B2021-056-057
300 Bridge Street East
Owner- Kreutner Investments Inc.
Applicant: - Pierre Chauvin, MHBC Planning
RECOMMENDATION:
That application A2021-119 for permission to construct an industrial building having a
building height of 14m rather than the maximum permitted height of 10.5m be approved.
That application B2021-056-57 for consent to sever a parcel having a width of 367m, a depth
of 255m, and an area of 77, 153 sq.m and to grant an easement over the retained lands in
favour of the severed lands as outlined on the plan submitted with the application for the
purpose of stormwater management be approved subject to the following conditions:
1. That the owner shall obtain a tax certificate from the City of Kitchener to verify that
there are no outstanding taxes on the subject property to the satisfaction of the
City's Revenue Division;
2. That the owner pays to the City of Kitchener a cash -in -lieu contribution for park
dedication on the severed parcel equal in the amount of $85,581.00. The park land
dedication is calculated at the Business Park land class with a parkland dedication
rate of 2% of the total site.
3. That the owner provides a digital file of the deposited reference plan(s) prepared by
an Ontario Land Surveyor in PDF and either .dwg (AutoCad) or Agn (Microstation)
format, as well as two full size paper copies of the plan(s). The digital file needs to
be submitted according to the City of Kitchener's Digital Submission Standards to
the satisfaction of the City's Mapping Technologist.
4. That the Owner shall enter into an agreement to be prepared by the City Solicitor
which shall acknowledge that the severed lands are un -serviced and shall provide
for the installation of services and service connections to the severed lands to be
completed prior to any future development of the severed lands. The agreement
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
shall further require the Owner to include a notice provision in all future
Agreements of Purchase and Sale for the severed lands advising potential
Purchaser(s) that the severed lands are un -serviced. The said agreement shall be
to the satisfaction of the Director of Engineering and the City Solicitor and shall be
registered on title to the severed lands.
5. That, prior to final approval, the applicant submits the Consent Application Review
Fee of $350.00 to the Region of Waterloo.
REPORT HIGHLIGHTS:
The application is requesting to:
1. Sever the subject lands to create a new industrial lot.
2. Grant an easement over the retained lands in favour of the severed lands for the purposes
of stormwater management.
3. Permit a building height of 14 metres on the retained lands whereas 10.5 metres is the
maximum building height for lots that abut residentially zoned properties.
Location Map: 300 Bridge Street
REPORT:
BACKGROUND:
The property is split -designated as Business Park Employment and Natural Heritage Conservation
in the City's Official Plan and split designated Industrial Employment area and Green Area on the
City's Urban Structure Map.
The property is split -zoned as Restricted Business Park Zone (B-2) and Natural Heritage
Conservation (NHC-1) in Zoning By-law 85-1.
The applicant has applied for site plan approval to construct an approximately 14, 000 Sq.M industrial
building to be used for manufacturing. The site plan has been granted Approval in Principle. The
industrial building is located on the western portion of the site and the applicant is seeking to sever
the eastern portion of the lands to create a new industrial lot. The stormwater management has been
designed to service the entire site, resulting in the need for an easement to recognize the stormwater
management infrastructure that will be installed.
Planning Comments:
Minor Variance- Increase in height
In considering the four tests for minor variances as outlined in Section 45(1) of the Planning Act, R.S.O.,
1990 Chap. P. 13, as amended, Planning staff offers the following comments:
General Intent of the Official Plan
1. The subject property is split -designated as Business Park Employment and Natural Heritage
Conservation in the City's Official Plan, but the portion of the property containing the proposed
building is designated Business Park Employment. This designation identifies that lands within
proximity to residential areas will be subject to additional buffering requirements such as
building setback and landscape screening. The applicant has provided a substantial building
setback- the closest residential property line is approximately 63 metres from the proposed
building. Landscape screening is proposed to be provided between the building and the
residentially zoned properties. In the opinion of Staff, the building has provided adequate
buffering and therefore meets the general intent of the Official Plan.
General Intent of the Zoning By-law
2. The intent of the regulation that restricts building height to 10.5 metres for lands within the B-2
zone that abut residential zones is to mitigate impacts that taller buildings can have on residents
in neighbourhing homes. This regulation is complementary to the minimum side yard setback
abutting a residential zone: 14 metres when the building wall contains a window or door. The
impact of building height is reduced the further the building is from the property line. While the
minimum side yard setback to a residential zone is 14 metres, the proposed side yard setback
is 63 metres at the closest point. The proposed side yard setback that exceeds the minimum
accomplishes adequate building separation and buffering and effectively mitigates the impacts
of the increase in building height in Staff's opinion. The buffer is strengthened by the proposed
trees and landscaping proposed between the building and the residential area. A noise wall is
also proposed as recommended by the Noise Study that the applicant prepared for the site plan
application. Staff are confident that the layout of the site that includes a substantial building
setback, noise wall, and landscaping is sufficient to provide an adequate buffer to the residential
zone abutting the subject property. Therefore, Staff is of the opinion that the requested variance
meets the general intent of the Zoning By-law.
Is the Variance Appropriate?
3. The proposed building height of 14 metres is not expected to cause adverse impacts to the
surrounding neighbourhood. No shadow impacts are expected due to the distance of the building
from the residential zones. Staff consider the requested variance to be appropriate.
Is the Variance Minor?
4. The proposed variance for building height represents an increase of 3.5 metres and does not
substantially alter the massing of the building. It does not represent an increase in floor space
as no additional floors will be built above- it is simply increased ceiling height. Staff are of the
opinion that the requested variance is minor.
Consent- Severance
The Owner is requesting permission to sever the subject lands into two lots to create a new industrial
lot. The severed lot would have a lot width of 367 metres, a depth of 255 metres, and an area of 77,
153 square metres. The retained lot would have a lot width of 413 metres, a depth of 640 metres,
and an area of 206, 000 square metres.
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, staff is satisfied that the creation of the severed lot is desirable and appropriate.
The uses of both the severed and retained parcels are in conformity with the City's Official Plan and
Zoning By-law. Planning staff are of the opinion that the size, dimension, and shape of the proposed
lots are suitable for the use of the lands and compatible with the surrounding community. The lands
front onto a public street and full services are available.
Consent- Easement
The applicant is requesting consent to create an easement for stormwater management on the
retained lands. Staff acknowledge that stormwater management is being designed through site plan
application SP21 /014/B/ES and encompasses the full lands. Therefore, an easement will be required
for outlet of stormwater from the severed lands over the retained lands and ultimately to the City's
stormwater management pond. Staff do not have concerns with the creation of this easement as it
is required to manage stormwater within the subject lands.
City Planning staff conducted a site inspection of the property on October 1, 2021.
View of Vacant Site (October 1, 2021)
_
x
4
.V
IN
View of Vacant Site (October 1, 2021)
Building Comments:
The Building Division has no objections to the proposed variance and consent applications
Heritage Comments:
No cultural heritage issues or concerns.
Environmental Planning Comments:
Environmental concerns will be addressed through the Site Plan process.
Transportation Services Comments:
Transportation Services does not have any concerns with the proposed application.
Engineering Comments:
The owner will be required to enter into an agreement for the un -serviced severed lot.
Parks /Operations Comments:
Cash -in -lieu of park land dedication will be required on the severed parcel. The policy standard land
valuation of $555,000 per hectare under the Business Park land class with a parkland dedication
rate of 2% of the total site will apply. The cash -in -lieu dedication required is $85,581.00.
No City -owned street trees will be impacted by the proposed severance or development
SEVERED
�/rPvf 1
/s,ORAi TER
fATERR //SWALE j/ 4 ;,4 REGM'T� uM'
EMEM
Y Y ERE i '�{f �LCrr/
_a I
31
`'J J
�I rf I�J
I�+rp IJ
EASEMENT FOR FUTURE f
TRAIL IN FAV MR OF CRT �Vr JJ
OF KRCHEI4ER
Part 5
� I J III
�IJIj/JI
®IJIiJJ
J`I J I/JJ
x111 I �fJ
Proposed lot fabrics
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
Committee of Adjustment meeting. 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. A notice of the
application was mailed to all property owners within 30 metres of the subject property.
PREVIOUS REPORTS/AUTHORITIES:
None.
N'440r-
Region of Waterloo
Sarah Goldrup
Committee of Adjustment
City of Kitchener
P.O. Box 1118
200 King Street East
Kitchener, ON N2G 4G7
PLANNING, DFVFLOPMFNT
AND LFGISLATIVF 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. reg ionofwate rloo.ca
Peter Ellis
519-503-2536
D20-20/21 KIT
October 14, 2021
Re: Comments for Consent Application B2021-056
Committee of Adjustment Hearing October 19, 2021
CITY OF KITCHENER
B2021-056
300 Bridge Street East
Kreutner Investments Inc. / P. Chauvin (MHBC)
The owner/applicant is proposing to sever the lands and create an easement on the
retained lot. The portion of the lands to be retained are planned to be developed as a
two storey manufacturing facility and the severed lands are to be sold for future
employment uses. A stormwater management easement is being requested on the
retained lands.
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.
Source Protection Plan Compliance (Section 59 Notice):
The subject lands are located in a Source Protection Area where Risk Management
Plan policies implemented by the Region of Waterloo may apply. The owner/applicant
must complete the questionnaire on https://taps.regionofwaterloo.ca/ to obtain a valid
Section 59 Notice.
Record of Site Condition:
Regional Staff note that the results of a Phase II Environmental Site Assessment (ESA)
prepared by Pinchin dated July 10, 2019 shows known contamination in both soil and
Document Number: 3849247
groundwater on the site. Therefore, a Record of Site Condition (RSC) for both the
retained and severed parcels will be required prior to final approval due to known
contamination on the property and in accordance with the Region's "Implementation
Guideline for the Review of Development Applications On or Adjacent to Known and
Potentially Contaminated Sites". A copy of the RSC and a copy of the
Acknowledgement Letter from the Ministry of the Environment, Conservation and Parks
must be submitted to the Region of Waterloo to fulfill this condition.
Cultural Heritage:
Regional staff note that the subject property possesses the potential for the recovery of
archaeological resources due to the proximity of a watercourse and historically mapped
structures, and its location along a historic road. As such, an Archaeological
Assessment will be required by a licensed Archaeologist on the lands to be severed,
prior to final approval of the consent application. The owner/applicant must submit the
Archaeological Assessment report(s) to the Ministry of Heritage, Sport, Tourism and
Culture Industries and, once reviewed and accepted, provide a copy of the Ministry's
Acknowledgement letter(s) and the Assessment Report to the satisfaction of the Region
of Waterloo's Planning, Development and Legislative Services Department. Please note
that the completed archaeological assessment may result in recommendations that may
need to be secured through a development agreement with the City of Kitchener, or an
alternative mechanism acceptable to the Region of Waterloo.
Dedicated Road Widening:
A dedicated road widening of approximately 3.05m (10 feet) will be required along the
entire property frontage on Bridge Street East (RR #52) to comply with the Regional
Official Plan (ROP) designated road width of 26.213m. An Ontario Land Surveyor (OLS)
would be able to determine the exact amount of widening to be conveyed.
Phase I and II ESA reports have already been reviewed by Regional Staff as part of a
related Site Plan application SP 21/014/B/ES. As a result of the review, the road
widening dedication will be accepted `AS IS' and can be excluded from the Record of
Site Condition boundaries of the subject lands. A draft Reference Plan, prepared by an
OLS, must be submitted for review and approval prior to submitting the plan to the Land
Registry Office. To date, Regional staff note that a draft Reference Plan has not been
provided for review and approval.
All costs associated with the road widening will be the owner's responsibility and the
lands must be dedicated to the Region free of any encumbrances.
Environmental Noise Study:
A stationary noise study entitled "Environmental Noise Assessment 300 Bridge Street
East Kitchener Ontario" prepared by SLR dated February, 2021 was provided with the
related Site Plan application SP 21/014/B/ES. The noise study has been prepared to
assess the impacts of stationary noise from the proposed development on the nearby
noise sensitive land uses.
Document Number: 3849247
Preliminary review comments by Regional Staff on the noise study noted that a
consultant Statutory Declaration and Owner's Statement were not included in the noise
study and these documents are required to be submitted before formal acceptance of
the report by Regional Staff. In addition, it was noted that the noise consultant should
confirm whether there will be any potential impulse noise sources requiring assessment
in the noise study. Notwithstanding confirmation of impulsive noise, a signed consultant
declaration and owner's statement, Regional staff generally concurs with the
conclusions and recommendations of the draft noise study.
Regional staff require that the conclusions and recommendations of the noise study,
once accepted and approved by Regional staff, will be implemented through a
registered agreement with the owner/applicant and the City of Kitchener.
Transportation Impact Study (Advisory Comments):
Regional Staff note that a TIS has been prepared and accepted by the Region for the
related site plan development on the proposed severed lot. As per the TIS approval
conditions, the owner/developer will be required to undertake a TIS for the future
development of the retained lot, to the satisfaction of the Region, once development
plans are available. Pending the outcome of the future TIS for the retained lot, any
additional approval conditions would apply to the retained lands including, but not
limited to, an Access Permit, Functional Plans, Cost Estimates, and Dedication of
additional lands.
Stormwater Management Brief / Detailed Grading Plan (Advisory Comments):
The detailed SWM report (pending approval by the Region) for the severed lot will be
required for the future development on the retained lands.
Transit Planning (Advisory Comments):
Once development plans are available, any transit requirements will be identified at a
future development application stage (site plan) for the future development on the
retained and severed lands.
Site Servicing / Work Permit / Municipal Consent (Advisory Comments):
A Municipal Consent will be required for the installation of any new service connections
and/or to update or remove existing servicing connections for both the severed and
retained lands. In addition, a Region of Waterloo Work Permit must be obtained from
the Region of Waterloo prior to commencing construction within the Region's right of
way. In this regard, please visit:
https://rmow. perm itcentral.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.
Document Number: 3849247
2) That prior to final approval, the owner/applicant must submit a valid section 59
notice.
3) That prior to final approval, the owner/applicant file a Record of Site Condition for
both the retained and severed lands.
4) That prior to final approval, a licensed Archaeologist prepares an Archaeological
Assessment on the lands to be severed and a copy of the Ministry of Heritage,
Sport, Tourism and Culture Industries Acknowledgement letter(s) and the
Assessment Report must be provided to Regional Staff to the satisfaction of the
Region's Planning, Development and Legislative Services Department.
5) That prior to final approval, recommendations from an accepted Archaeological
Assessment report(s) will be secured through a development agreement with the
City of Kitchener, or an alternative mechanism acceptable to the Region, as
necessary.
6) That prior to final approval, a road widening along the entire property frontage on
Bridge Street East be dedicated to the Region of Waterloo `AS IS' at no cost to
the Region and the dedication must be free and clear of any encumbrances, to
be in compliance with the designated road widths in the Regional Official Plan, to
the satisfaction of Regional Staff.
7) That prior to final approval, Regional Staff accept the noise study titled
"Environmental Noise Assessment 300 Bridge Street East Kitchener Ontario"
prepared by SLR dated February, 2021; and the owner/applicant enter into an
agreement with the City of Kitchener to implement the conclusions and
recommendations of the accepted Stationary Noise Study.
General Comments
Any future development on the lands subject to the above -noted consent 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 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,
Peter Ellis, MES
Principal Planner
Cc: Amanda Kutler, (Region)
Pierre Chauvin, (MHBC)
Eric Schneider, (City of Kitchener)
Document Number: 3849247
October 07, 2021
Kristen Hilborn
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
150 Frederick Street, Sth Floor
Kitchener ON N2G 4A Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4449
www. reg i o n ofwate r l o o. ca
City of Kitchener File No.: D20-20/
200 King Street West VAR KIT GEN
P.O. Box 1118
Kitchener, ON N2G 4G7 (5) VAR KIT/ 388 TO 400 KING STREET EAST
MIXED USE DEVELOPMENT
(8) /VAR KIT, 133 WELLINGTON STREET NORTH
1001235 ONTARIO LIMITED
(10,11) /VAR KIT, 75 79 LOUISA STREET
RANDALL MASYK
(14) /VAR KIT 134 WOOLWICH STREET 124
WOOLWICH STREET JAMES & SUE ROBERTS
(15)/52, 300 BRIDGE STREET EAST COLDPOINT
HOLDINGS
Dear Ms. Hilborn:
Re: Committee of Adjustment Applications Meeting October 19, 2021, City of
Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have following comments:
1) A 2021-105 — 25 Courtland Avenue East — No concerns to the application
provided the parking spots/vehicles are located within the private property.
Imagery shows that currently the vehicles are being parked just abutting the
sidewalk. The staff note that this property abuts a high traffic Regional road, and
is in close proximity of a high volume Regional road intersection. Therefore, it is
strongly recommended that the City's traffic staff make sure the vehicles can
manoeuvers safely without impacting the road traffic. Also, the owners must be
advised that a dedicated widening of 4.Om approximately would be required on
Document Number: 3844309
Page 1 of 3
any future development application(s) e.g. Site Plan, Consent. At such times in
future, the parking spots would be impacted accordingly.
2) A 2021-106 — 37 Highland Road West —The applicant is proposing an additional
house at the back of the property. There are no concerns to this application.
However, the owners are advised that a dedicated widening of 4.Om
approximately would be required on any future development application(s) e.g.
Site Plan, Consent.
3) A 2021-107 — 26-28 Ellen Street West —No concerns.
4) A 2021-108 — 102 Fenwick Court — No Concerns.
5) A 2021-109 — 388 King Street East — No Concerns.
6) A 2021-110 — 125 Seabrook Drive — No Concerns to the application. However,
staff note that an education institution is considered as a noise sensitive land use
and may have impacts from the environmental noise sources in the vicinity.
7) A 2021-111 — 52 Anvil Street — No Concerns.
8) A 2021-112 — 135 Wellington Street North — No Concerns.
9) A 2021-113 — 1421 Victoria Street North — No Concerns.
10)A 2021-114 — 75 Louisa Street — No Concerns.
11)A 2021-115 — 79 Louisa Street — No Concerns.
12)A 2021-116 — 74 Rutherford Drive (Retained) — No Concerns.
13)A 2021-117 — 74 Rutherford Drive (Severed) — No Concerns.
14)A 2021-118 — 134 Woolwich Street — No Concerns.
15)A 2021-119 — 300 Bridge Street East — No Concerns.
Please be advised that any development on the lands subject to the Applications noted
above are subject to the provisions of the Regional Development Charge By-law 14-046
or any successor thereof and may require the payment of Regional Development
KA
Charges for these developments prior to the issuance of a building permit. The
comments contained in this letter pertain to the Application numbers listed above. If a
site is subject to more than one application, additional comments may apply.
Please forward any decision on the above mentioned application to the undersigned.
Yours Truly,
Joginder Bhatia
Transportation Planner
C (226) 753-0368
CC:
Dianna Saunderson
CofNo-� Kitchener. ca
3
.and R►��°�
C? �
�ation P�
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
PLAN REVIEW REPORT: Committee of Adjustment
City of Kitchener
DATE: FILE:
October 5, 2021 Severance — 300 Bridge St E
RE: Minor Variance Application A2021-119
Consent Application B2021-056
300 Bridge Street East
Kreutner Investments
GRCA COMMENT*:
The Grand River Conservation Authority (GRCA) has no objections to the severance or
minor variance. We'd caution the applicant and the City about easement alignments.
BACKGROUND:
1. Resource Issues:
Information currently available at our office indicates that the subject lands are
adjacent to the Grand River, and contain its associated floodplain, wetlands and
valley slopes.
2. Legislative/Policy Requirements and Implications:
Due to the presence of the resource features listed above, 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.
The applicant previously confirmed the extent of the erosion hazard on the subject
lands, through submitting a geotechnical investigation (Pinchin, June 2020) to the
GRCA. The severed parcel is outside of the erosion hazard and a 6 metre
development setback, and therefore we have no objections to the minor variance
application or the proposed severance.
Page 1 of 2
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
We issued a GRCA permit for pre -grading (453/21), but another GRCA permit
application to develop the retained parcel and implement stormwater management
for all of the subject lands (123/21) is currently on hold. We are waiting for a water
balance study, as well as subsequent revisions to the environmental impact study
and the detailed stormwater management design. We wish to caution the applicant
that the stormwater management easement (Part 4) may or may not require
adjustment, depending on the outcome of those studies and our review of them.
3. Advisory Comment to the City:
The consent application includes an easement in favour of the City for a future trail
(Part 5). Any future trail in this area must meet GRCA policy and be supported by
additional studies as required. This may change the easement alignment shown on
the plan.
4. Review Fees:
These applications will be considered minor. We have already received a fee for our
review of site plan application SP21-014-B-ES, and so no further fees are required.
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. Pierre Chauvin, MHBC
Duane Lindner, Associated Engineering
Page 2 of 2
N0 I zQ
L O Q
`o
N 7 CU C)C9 O n `e
Q ina W
a� N (� > m U a6 �°
._p m (D L t -= r
p s_ 'o (7 cu
0 �° Q (7 CW m F y n a _� o � A°
0 0
lo b
>r0E c) Q °o ro>o ° >e
a) E LU L +
o Q, w 7 Eo°w oo) o) m w w Q MUO Uo O o m o
—a�w
—vo
-6 aQ �' ��
M n oaoao=�
A
N
N
v�q-LLE
�q a
U O u v',U S .92F--T,'5
Z
• { S•: 57i Z
71� .
z a
Q
4
F 6
d�
rL !
� 4 �
M,
l �
e
co
,
iZ
lig d Q
Q